Document:

Office Building Lease, dated as of 8/29/2003

 Exhibit 10.14 
 OFFICE BUILDING LEASE 
 This Lease between MV Plaza, Inc. a California Corporation, (“Landlord”), and
Cendant Corporation, a Delaware Corporation, (“Tenant”), is dated for reference purposes August 29, 2003. 
 1. LEASE OF PREMISES

 In consideration of the rent (as defined at Section 5.3) and the provisions of this Lease, Landlord leases to Tenant and Tenant leases from
Landlord the Premises shown by diagonal lines on the floor plan attached hereto as Exhibit “A”, and further described at Section 2.1. The Premises are located within the Building and Project described in Section 2.m. Tenant shall
have the nonexclusive right (unless otherwise provided herein) in common with Landlord, other tenants, subtenants and invitees, to use of the Common Area (as defined at Section 2.e). 
 2. DEFINITIONS 
 As used in this Lease, the following terms shall have
the following meanings: 
  

			
	 a. Base Rent (initial):
	  	$2,423,032.80 per year calculated at $2.15 per sq. ft. per month Full Service Gross inclusive of estimated Base Year Operating expenses of $0.65 per sq.ft. per month.

 b. Base year. The first twelve (12) calendar months after the Commencement Date. Within ninety (90) days
following the one year anniversary of the Commencement Date, Landlord will calculate, subject to Section 5, (1) the actual Project Operating Costs attributable to the first consecutive twelve (12) months following the Commencement
Date (“First Lease Year”) and (2) whether Tenant’s Proportionate Share, on a monthly basis, of the First Lease Year Project Operating Costs are greater than or less than the Estimated Base Year Operating Costs of $.65 psf/month.
If the calculation in clause (2) results in Tenant’s Proportionate Share of actual First Lease Year Project Operating Costs being greater than or less than $.65 psf/month, then the Base Rent of $2.15 psf/month shall be recomputed by
increasing or decreasing said $2.15 by the corresponding increase or decrease in Tenant’s Proportionate Share of actual First Lease Year Project Operating Costs and such recomputed number will thereafter be deemed the Base Rent. Further, the
Estimated Base Year Costs of $.65 psf/month will be similarly recomputed and such recomputed figure will thereafter be deemed the Project Operating Costs for the Base Year for purposes of calculating comparative year to year increases in Project
Operating Costs during the Lease term. 
 c. Broker(s) 
  

			
	 Landlord’s:
	  	None
		
	 Tenant’s:
	  	Coldwell Banker Commercial Towne Centre

 d. Commencement Date: Upon dose of escrow or August 29, 2003, whichever is
later. 
 e. Common Areas: The building lobbies, common corridors and hallways, restrooms, garage and parking areas, stairways, elevators and other generally
understood public or common areas. Landlord shall have the right to regulate or restrict the use of the Common Areas. Any work, repairs, modifications, installations or replacements that Landlord may be permitted to perform to the Building or the
Premises or the common areas or parking area pursuant to the Lease shall be upon reasonable advance notice to Tenant and Landlord shall use best efforts to expedite the completion of any such work in a manner 

  

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intended to cause a minimum of inconvenience to Tenant and Tenant’s operations and any such work shall not interfere with Tenant’s use or enjoyment
of the Premises or parking areas, reduce the square footage of the Premises, affect the configuration of the Premises, adversely affect Tenant’s floor plan or access to the Premises or the Building, reduce the number of parking spaces available
to Tenant, adversely change the location or configuration of parking area curb cuts and roadways, adversely change the size, shape and extent of common areas, and, provided further, that any change by Landlord to the arrangement and/or location of
entranceways or passageways and doorways, windows, elevators, stairs, toilets or other public parts of the Building shall not render access to the Premises or the Building less advantageous to Tenant than prior to the making of any said changes.

 f. Expiration Date: The last day of the month in which the 10 year anniversary of the Commencement Date occurs, unless otherwise sooner terminated in
accordance with the provisions of this Lease. 
 g. Landlord’s Mailing Address: 7 Corporate Plaza, Newport Beach, CA 92660 
  

			
	 Tenant’s Mailing Address:
	  	c/o Cendant Corporation, 1 Campus Drive, Parsippany, NJ 07054
		  	 Attn: Legal with copy to the same address as above to

		  	 Attn: Vice President Corporate Real Estate

 h. Monthly Installments of Base Rent (initial): $201,919.40 per month. 
 Rent Payments. Rent payments are due on the first of each month, made payable to MV Plaza, Inc. Please remit to: MV Plaza, Inc., 7 Corporate Plaza, Newport Beach, CA
92660. 
 LESSOR DOES NOT INVOICE ON A MONTHLY BASIS. 
 i. Security Deposit (Article 7): $-0- 
 j. Upon execution hereof Lessee shall pay Lessor: $-0-. 
 k. Parking: Tenant shall be permitted, upon payment of the then prevailing monthly rate (as sot by Landlord from time to time) free and in common for
the term to park 4:1,000 in common cars on a nonexclusive basis in the area(s) designated by Landlord for parking. Tenant shall abide by any and all parking regulations and rules, (but at no charge imposed therefore and no decrease in number of
spaces and no relocation of Spaces) established from time to time by Landlord or Landlord’s parking operator. Landlord reserves the right to separately charge Tenant’s guests and visitors for parking. NO OVERNIGHT PARKING SHALL BE ALLOWED;
AT LESSOR’S DISCRETION, VIOLATORS MAY BE TOWED AT VEHICLE OWNER’S EXPENSE. Tenant JS entitled to reserved spaces at the back of the North building numbers 1-15 and spaces at the back of the South building 16,17,18,19, 20, 21 and 22.
Landlord may elect, from time to time, to allocate reserved parking spaces in the underground garage to other tenants in the building to which the garage is an amenity provided Tenant will also be allocated its proportionate share on a square
footage basis that the Premises bears to the Property and, provided further, that any such allocation by Landlord shall not serve to decrease the Tenant’s parking ratio below 4:1000. 
 l. Premises: That portion of the North Building containing approximately 72,509 square feet of Rentable Area, shown by diagonal lines on Exhibits “A”,
“A-1”, “A-2” and “A-3” located on the 1st, 2nd, 3rd floors and
Basement of the Building and known as Suite and that portion of the South Building containing approximately 21,407 square feet of Rentable Area, shown by diagonal lines on Exhibits “B”, and “B-1” located on the
3rd floor and Basement of the Building. Final square footage to be verified per DOMA standard by Architect
at Landlord’s cost prior to the Commencement Date, and if a dicoropaney is found, the rent shall be adjusted accordingly. 
  

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 m. Project: The building of which the Premises are a part (the “Building”) and any other buildings or
improvements on the real property (the “Property”) located at 27261 and 27271 Las Ramblas, Mission Viejo, CA and further described on Exhibit “A”. 
 n. Rentable Area: As to both the Premises and the Project, the respective measurements of floor area as may from time to time be subject to lease by Tenant and all tenants of the Project, respectively, as determined
by Landlord and applied on a consistent basis throughout the Project. In no event will Rentable area of Premises increase unless Tenant actually takes more space. 
 o. state: The State of California. 
 p. Tenant’s Proportionate Share: 71.62%. Such share is a fraction, the numerator of which is the Rentable
Area of the Premises, and the denominator of which is the Rentable Area of the Project, as reasonably determined by Landlord from time to time. The Project consists of two (2) buildings containing a total Rentable Area of 131,123 square feet. In no
event shall Tenant’s Proportionate Share be increased unless Tenant actually occupies more space in the Premises per an amendment to this Lease. Note: Tenant is 100% responsible for any expenses specifically attributed to the space that they
occupy, i.e. electricity for their space, upgraded janitorial, if they request, etc. 
 q. Tenant’s Use clause (Article 8): General office and any other
I awful use as approved by the Landlord (such approval not to be unreasonably withheld or delayed). 
 r. Term: The period
commencing on the Commencement Date and expiring at midnight on the Expiration Date. 
 3. EXHIBITS AND ADDENDA 
 See Addenda: A, B, C, and Exhibits A, A-1, A-2, A-3, B, B-1 and C attached hereto and made a part hereof by reference. 
 4. DELIVERY OF POSSESSION 
 If for any reason Landlord does
not deliver possession of the Premises to Tenant on the Commencement Date, Landlord shall not be subjected to any liability for such failure, the Expiration Date shall not charge and the validity of this Lease shall not be impaired, but Rent shall
be abated until delivery of possession. If Landlord permits Tenant to enter into possession of the Premises before the Commencement Date, such possession shall be the provision of this Lease, including, without limitation, the payment of
Rent. 
 5. RENT 
 5.1. Payment of Base Rent.
Tenant agrees to pay the Base Rent for the Premises. Monthly Installments of Base Rent shall be payable in advance on the first day of each calendar month of the Term. If the Term begins (or ends) on other than the first (or last) day of a calendar
month, the Base Rent for the partial month shall be prorated on a per diem basis. Tenant shall pay Landlord the first Monthly Installment of Base Rent when Tenant executes the Lease. 
 5.2. Project Operating Costs 
 a. In order
that the Rent payable during the Term reflect any increase in Project Operating Costs, Tenant agrees to pay to Landlord as Rent, Tenant’s Proportionate Share of all increases in costs, expenses and obligations attributable to the Project and
its operation, all as provided below. 
 b. If, during any calendar year during the Term, Project Operating Costs exceed the Project Operating Costs for the
Base Year, Tenant shall pay to Landlord, in addition to the Base Rent and all other payments due under this Lease, an amount equal to Tenant’s Proportionate Share of such excess Project Operating Costs in accordance with the provisions of this
Section 5.2b. 
 (1) The term “Project Operating Costs” shall include all those items described in the following subparagraphs (a) and
(b). 
 (a) All taxes, assessments, water and sewer charges and other similar governmental charges levied on or attributable to the Building or Project or
their operation, including without limitation, (i) real property taxes or assessments levied or 

  

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assessed against the Building or Project, (ii) assessments or charges levied or assessed against the Building or Project by any redevelopment agency,
(iii) any tax measured by gross rentals received from the leasing of the Premises, Building or Project, excluding any net income, franchise, capital stock, estate or inheritance taxes imposed by the State or Federal government or their
agencies, branches or departments and also excluding: increases in assessed value of the Building or land due to a sale of all or any portion except for the 2003 sale from Cendant to MV Plaza, Inc; the creation of a net lease; any mortgaging or
refinancing of the Building or the land (except for a foreclosure by the mortgage holder); improvements for occupants of the Building or the land other than Cendant and its subsidiaries; land held for future development; increases in rentable area
of the Building; additions to the land; and capital improvements to the Building or the land unless specifically requested by Tenant, shall also be excluded from real estate taxes. Real estate taxes shall also not include any penalties or late fees
or interest. Any increases in real estate taxes caused by the Work or the sale or transfer of the Building shall be excluded from the definition of real estate taxes except as stated in this paragraph. If, by virtue of any application or proceeding
brought by or on behalf of Landlord, there shall be reduction of the assessed valuation of the land and/or Building for any fiscal year which affects the real estate taxes, or part thereof, for which Additional Rent has been paid by Tenant, such
additional rent payment shall be recomputed on the basis of any such reduction and Landlord will refund Tenant any sums paid by Tenant in excess of the recomputed amounts. Such refund will be made within thirty (30) days after receipt by
Landlord of the tax refund. This provision shall survive Lease expiration or termination; provided that if at any time during the Term any governmental entity levies, assesses or imposes on Landlord any (1) general or special, ad valorem or
specific, excise, capital levy or other tax, assessment, levy or charge directly on the Rent received under this Lease or on the rent received under any other leases of space in the Building or Project, or (2) any license fee, excise or
franchise tax, assessment, levy or charge measured by or based, in whole or in part, upon such rent, or (3) any transfer, transaction, or similar tax, assessment, levy or charge based directly or indirectly upon the transaction
represented by this Lease or such other leases, or (4) any occupancy, use, per capita or other tax, assessment, levy or charge based directly or indirectly upon the use or occupancy of the Premises or other premises within the Building or
Project, then any such taxes, assessments, levies and charges shall be deemed to be included in the term Project Operating Costs. If at any time during the Term, including the base year, the assessed valuation of, or taxes on, the Project are not
based on a completed Project having at least ninety-five percent (95%) of the Rentable Area occupied, then the “taxes” component of Project Operating Costs shall be adjusted by Landlord to reasonably approximate the taxes which would
have been payable if the Project were completed and at least ninety-five percent (95%) occupied. 
 (b) Reasonable and actual Operating costs incurred
by Landlord in maintaining and operating the Building and Project, including without limitation the following: costs of (1) utilities; (2) supplies; (3) insurance (including public liability, property damage, earthquake, and fire and
extended coverage insurance for the full replacement cost of the Building and Project as required by Landlord or its lenders for the Project); (4) services of independent contractors; (5) compensation (including employment taxes and fringe
benefits) of all persons who perform duties connected with the operation, maintenance, repair or overhaul of the Building or Project, and equipment, improvements and facilities located within the Project, including without limitation engineers,
janitors, painters, floor waxers, window washers, security and parking personnel and gardeners (but excluding persons performing services not uniformly available to or performed for substantially all Building or Project tenants); (6) operation
and maintenance of a room for delivery and distribution of mail to tenants of the Building or Project as required by the U.S. Postal Service (including, without limitation, an amount equal to the fair market rental value of the mail room premises);
(7) management of the Building or Project, whether managed by Landlord or an independent contractor (including, without limitation, an amount equal to the fair market value of any on-site manager’s office); (8) rental expenses for (or
a reasonable depreciation allowance on) personal property used in the maintenance, operation or repair of the Building or Project; (9) any other costs or expenses incurred by Landlord under this Lease and not otherwise reimbursed by tenants of
the Project. If at any time during the Term(including the Base Year), less than ninety-five percent (95%) of the Rentable Area of the Project is occupied, the “operating costs” component of Project Operating Costs shall be adjusted by
Landlord to reasonably approximate the operating costs which would have been incurred if the Project had been at least ninety-five percent (95%) occupied. Any expenditures required to be capitalized for federal income tax purposes shall be
excluded from Building and Project Operating Costs unless (1) said expenditures are for the purpose of reducing Operating Costs. (2) said expenditures are required under any laws other than those in effect as of the Commencement Date, in
either of which events the cost thereof shall be included and 

  

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amortized on a straight line basis over the useful life as determined by standard accounting practices for comparable office buildings in Orange County,
California, and the annualized installment as hereinabove determined together with interest equal to the Prime Rate plus one percent (1%) per annum, payable from the date of installation through the date of repayment of said installment, shall
be included as a Project Operating Cost. For example, if a governmental law (other than a law in effect as of the Commencement Date) causes Landlord to incur a capital expenditure of Five Hundred Thousand and 00/100 ($500,000.00) Dollars during the
fourth (4th) Lease Year of the Term, for a capital improvement having a useful life of ten (10) years and
if the prime rate is nine percent (9%) and, thus, the interest rate in this example would be ten percent (10%) per annum, then, for each of the remaining years of the Term of this Lease, the sum of Eighty-One Thousand Three Hundred
Seventy-Two and 70/100 ($81,372.70) Dollars (which includes interest at ten percent (10%) per annum) shall be included as a Project Operating Cost for each of the remaining years of the Term. If the Lease is renewed, such sum would continue to
be included as a Project Operating Cost during each year of the renewal term until such sum is fully amortized. In this example, an amortization period of ten (10) years was used due to the fact that the useful life of the improvement was ten
(10) years; Operating Expenses shall also specifically exclude or have deducted from them the following items: (i) the cost of (a) any items for which Landlord is reimbursed by insurance, condemnation or otherwise, and
(b) repairs or maintenance which are covered by warranties, guaranties or service contracts; (ii) financing or refinancing costs, interest on debt or amortization payments on any mortgage, rental or other charges under any ground or
underlying lease, any bad debt loss, rent loss or reserves for bad debts or rent loss; (iii) advertising and promotional expenditures and brokerage commissions for leases, sales or mortgages or other like expenses (including, without
limitation, architectural, space planning or engineering services) incurred in leasing or procuring tenants; (iv) legal and auditing fees, other than reasonable legal and auditing fees necessarily incurred in connection with the normal
maintenance and operation of the Building (but excluding fees for sales, (re)financings, new leases, renewals and, disputes with tenants) or in connection with the preparation of statements required pursuant to escalation provisions of this Lease;
(v) managing agents’ fees in excess of the prevailing rates in the county in which the Building is located for Building management for Buildings of like class and character; (vi) the wages of any employee who does not devote
substantially all of his or her time to the Building except that an employee can have the portion of their time that is spent on the property included as part of Operating Expenses; (vii) fines, penalties and interest; (viii) costs for
(a) any repairs, alterations, additions, charges, replacements and other items which are made in order to prepare for occupancy by a tenant, or (b) any work or service performed for any tenant (including Tenant) at such tenant’s
expense, or (c) performing any work or furnishing services, including electric current, to or for any tenant, which is materially in excess of the work or services provided generally to tenants of the Building without additional charge;
(ix) executive salaries above the grade of Building manager including, without limitation, executive managers, accountants, bookkeepers, receptionists, clerks, marketing representatives, administrative assistants, secretaries and brokers and
Landlord’s home office overhead; (x) costs of (a) any works of art, or (b) additions to the Building subsequent to the date of original construction, or (c) correcting defects in or inadequacy of design or construction of
the Building, or (d) initial painting or decorating of any part of the Building; (xi) the costs of any repairs, alterations, additions, changes, replacements and other items which 

  

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are (a) capital expenditures or capital improvements, except that the cost of these improvements can be amortized over their useful life and that
portion included in Operating Expenses if said improvement directly benefits Tenant; (xii) depreciation of the Building or amortization of the Building in the event the Building is ground leased; (xiii) fees and expenses paid to affiliates
of Landlord or any entity controlled by a person related to Landlord in excess of commercially reasonable and customary amounts; (xiv) dues to professional and lobbying organizations; (xv) expenses (e.g., costs of any judgment, settlement
or arbitration award) relating to or resulting from the negligence or willful misconduct of Landlord, its agents or employees; (xvi) costs associated with the operation of the business of the partnership, corporation or owning entity and the
cost of defending any lawsuits with any mortgagee (except as, and to the extent, the actions of Tenant may be an issue); (xvii) any funds or money given to other tenants in connection with the leasing of space in the Building;
(xviii) costs of repairs or replacements incurred by reason of fire or other casualty or condemnation, except to the extent that the cost thereof is less than the “deductible” in force under Landlord’s insurance policy to the
extent such, deductible is not in excess of that generally in force in other office Buildings similar to the Building and located in the county in which the Building is situated; (xix) any profits received by Landlord on account of computations
where the aggregate of the proportionate shares for all tenants in the Building equals a number greater than 100; (xx) costs for services, which costs are materially in excess of costs for services provided for tenants in office Building
similar to the Building and located in the county in which the Building is situated; (xxi) any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord; (xxii) the cost of installing,
operating, maintaining, and insuring any specialty facility, such as an observatory, broadcasting facilities, luncheon club, athletic or recreational club, cafeteria or dining facility; (xxiii) expenses allocable to any retail space of the
Building; (xxiv) additional rent or other charge under any lease (including any superior or ground lease) or sublease to, or assumed directly or indirectly by, Landlord; (xxv) transfer of taxes, gains taxes and similar costs incurred by
Landlord; (xxvi) cost of electricity consumed in any area of the Building rented or available for rent to the extent such costs would not have been included had such space been occupied by another tenant (xxvii) costs that would duplicate costs
theretofore included in Operating Expenses; (xxviii) arbitration expenses unrelated to the maintenance, operating and security of the Building and any other arbitration expenses incurred in connection with leases of space in the Building or
with default or eviction proceedings against tenants or relating in any other way to tenant disputes; (xxvix) unless caused solely by Tenant after the Commencement Date, costs relating to, or in connection with, the removal containment,
encapsulation, disposal, repair, monitoring, testing, venting, clean-up, remediation, or compliance with laws pertaining to (i) asbestos; or (ii) any hazardous, toxic or regulated substance or gas; (xxx) any extraordinary item of
Operating Expense arising or incurred during the Lease term; (xxxi) any funds or money given to charities. Before computing Tenant’s proportionate share of Operating Expense Increases Landlord shall be required to deduct any and all
revenue derived from the operation of all common areas (i.e., parking fees, license fees). 
 (c) Landlord and Tenant are aware that certain capital
improvements are possibly needing to be completed as of the Commencement Date. These items shall be completed as necessary and the actual cost amortized as more particularly described in Exhibit “C”. 
  

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 (2) Tenant’s Proportionate Share of Project Operating Costs shall be payable by Tenant to Landlord as follows:

 (a) Beginning with the calendar year following the Base Year (first year of the Term) and for each calendar year thereafter (“Comparison Year”),
Tenant shall pay Landlord an amount equal to Tenant’s Proportionate Share of the Project Operating Costs incurred by Landlord in the Comparison Year which exceeds the total amount of Project Operating Costs payable by Landlord for the Base
Year. This excess is referred to as the “Excess Expenses”. 
 (b) To provide for current payments of Excess Expenses, Tenant shall, at
Landlord’s request, pay as additional rent during each Comparison Year, an amount equal to Tenant’s Proportionate Share of the Excess Expenses payable during such Comparison Year, as reasonably estimated by Landlord from time to time. Such
payments shall be made in monthly installments, commencing on the first day of the month following the month in which Landlord notifies Tenant of the amount it is to pay hereunder and continuing until the first day of the month following the month
in which Landlord gives Tenant a new notice of estimated Excess Expenses. It is the intention hereunder to estimate from time to time the amount of the Excess Expenses for each Comparison Year and Tenant’s Proportionate Share thereof, and then
to make an adjustment in the following year based on the actual Excess Expenses incurred for that Comparison Year. 
 (c) On or before April 1 of each
Comparison Year after the first Comparison Year (or as soon thereafter as is practical), Landlord shall deliver to Tenant a statement setting forth Tenant’s Proportionate Share of the Excess Expenses for the preceding Comparison Year (which
statement shall be accompanied by supporting documentation). If Tenant’s Proportionate Share of the actual Excess Expenses for the previous Comparison Year exceeds the total of the estimated monthly payments made by Tenant for such year, Tenant
shall pay Landlord the amount of the deficiency within ten (10) thirty (30) days of the receipt of the statement. If such total exceeds Tenant’s Proportionate Share of the actual Excess Expenses for such Comparison Year,
then Landlord shall credit against Tenant’s next ensuing monthly installment(s) of additional rent an amount equal to the difference until the credit is exhausted. If a credit is due from Landlord on the Expiration Date, Landlord shall promptly
pay Tenant the amount of the credit. The obligations of Tenant and Landlord to make payments required under this Section 5.2 shall survive the Expiration Date. 
 (d) Tenant’s Proportionate Share of Excess Expenses in any Comparison Year having less than 365 days shall be appropriately prorated. 
 (e) If any dispute arises as to the amount of any additional rent due hereunder, Tenant shall have the right after reasonable notice and at reasonable times to inspect Landlord’s accounting records at
Landlord’s accounting office and, if after such inspection Tenant still disputes the amount of additional rent owed, a certification as to the proper amount shall be made by Landlord’s certified public accountant, which certification shall
be final and conclusive. Tenant agrees to pay the cost of such certification unless it is determined that Landlord’s original statement overstated Project Operating Costs by more than five percent (5%) three percent
(3%) in which case Landlord shall reimburse Tenant for the cost of the audit and certification. If the dispute reveals an overpayment by Tenant, Landlord shall promptly pay Tenant the amount of the overpayment together with interest at Prime
Rate from date paid by Tenant. 
 5.3. Definition of Rent. All costs and expenses which Tenant assumes or agrees to pay Landlord under this Lease shall be
deemed additional rent (which, together with the Base Rent is sometimes referred to as the “Rent”). The Rent shall be paid to the Building manager (or other person) and at such place, as Landlord may from time to time designate in writing,
without any prior demand therefor and without deduction or offset, except as provided by this Lease, in lawful money of the United States of America. 
 5.4
Rent Control. If the amount of Rent or any other payment due under this Lease violates the terms of any governmental restrictions on such Rent or payment, then the Rent or payment due during the period of such restrictions shall be the maximum
amount allowable under those restrictions. Upon termination of the restrictions, Landlord shall, to the extent it is legally permitted, recover from Tenant the difference between the amounts received during the period of the restrictions and the
amounts Landlord would have received had there been no restrictions. 
 5.5 Taxes Payable by Tenant. Subject to the exclusions in section 5.2 of this lease,
in addition to the Rent and any other charges to be paid by Tenant hereunder, Tenant shall reimburse Landlord upon demand for any and all taxes payable by Landlord (other than net income taxes) which are not otherwise reimbursable under this Lease,
whether or not now customary or within the contemplation of the parties, where such taxes are upon, measured by or reasonably attributable to (a) the cost or value of Tenant’s equipment, furniture, fixtures and other personal property
located in the Premises, or the cost or value of any leasehold improvements made in or to the Premises by or for Tenant, other than Building Standard Work made by Landlord, regardless of whether title to such improvements is held by Tenant or
Landlord; (b) the gross or net Rent payable under this Lease, including, without limitation, any rental or gross receipts tax levied by any taxing 

  

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authority with respect to the receipt of the Rent hereunder; (c) the possession, leasing, operation, management, maintenance, alteration, repair, use or
occupancy by Tenant of the Premises or any portion thereof; or (d) this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. If it becomes unlawful for Tenant to reimburse
Landlord for any costs as required under this Lease, the Base Rent shall be revised to net Landlord the same net Rent after imposition of any tax or other charge upon Landlord as would have been payable to Landlord but for the reimbursement being
unlawful. 
 6. INTEREST AND LATE CHARGES 
 If Tenant
fails to pay when due any Rent or other amounts or charges which Tenant is obligated to pay under the terms of this Lease, the unpaid amounts shall bear interest at the maximum rate then allowed by law. Tenant acknowledges that the late payment of
any Monthly Installment of Base Rent will cause Landlord to lose the use of that money and incur costs and expenses not contemplated under this Lease, including without limitation, administrative and collection costs and processing and accounting
expenses, the exact amount of which is extremely difficult to ascertain. Therefore, in addition to interest, if any such installment is not received by Landlord within ten (10) days from the date it is due, Tenant shall pay Landlord a late
charge equal to ten percent (10%) five percent (5%) of such installment. Landlord will commence imposition of the Late Charge if Tenant has failed to timely pay Rent on two (2) occasions during the term of the Lease, even
if the two (2) occasions were not consecutive months. Landlord and Tenant agree that this late charge represents a reasonable estimate of such costs and expenses and is fair compensation to Landlord for the loss suffered from such nonpayment by
Tenant. Acceptance of any interest or late charge shall not constitute a waiver of Tenant’s default with respect to such nonpayment by Tenant nor prevent Landlord from exercising any other rights or remedies available to Landlord under this
Lease. 
 7. SECURITY DEPOSIT 
 Tenant agrees to
deposit with Landlord the Security Deposit set forth at Article 2.i upon execution of this Lease, as security for Tenant’s faithful performance of its obligations under this Lease. Landlord and Tenant agree that the Security Deposit may be
commingled with funds of Landlord and Landlord shall have no obligation or liability for payment of interest on such Deposit. Tenant shall not mortgage, assign, transfer or encumber the Security Deposit without the prior written consent of Landlord
and any attempt by Tenant to do so shall be void, without force or effect and shall not be binding upon Landlord. If Tenant fails to pay any Rent or other amount when due and payable under this Lease, or fails to perform any of the terms hereof,
Landlord may appropriate and apply or use all or any portion of the Security Deposit for rent payments or any other amount then due and unpaid, for payment of any amount for which Landlord has become obligated as a result of Tenant’s default or
breach, and for any loss or damage sustained by Landlord as a result of Tenant’s default or breach and Landlord may so apply or use this deposit without prejudice to any other remedy Landlord may have by reason of Tenant’s default or
breach. If Landlord so uses any of the Security Deposit, Tenant shall , within ten (10) days after written demand therefor, restore the Security Deposit to the full amount originally deposited; Tenant’s failure to do so shall constitute an act
of default hereunder and Landlord shall have the right to exercise any remedy provided for at Article 27 hereof. Within fifteen(15) days after the Term (or any extension thereof ) has expired or Tenant has vacated the Promises, whichever shall last
occur, and provided Tenant is not then in default on any of its obligations hereunder, landlord shall return the Security Deposit to Tenant, or , if Tenant has assigned its interest under this Lease, to the last assignee of Tenant. If Landlord sells
its interest in the Premises, Landlord may deliver this deposit to the purchaser of Landlord’s interest and thereupon be relieved of any further liability or obligation with respect to the security Deposit. Note: Security Deposit shall not
be applied toward the last month’s rent. 
 8. TENANT’S USE OF THE PREMISES 
 Tenant shall use the Premises solely for the purposes set forth in Tenant’s Use Clause. Tenant shall not use or occupy the Premises in violation of law or any
covenant, condition, or restriction affecting the Building or Project or the certificate of occupancy issued for the Building or Project, and shall, upon notice from Landlord, immediately discontinue any use of the Premises which is declared by any
governmental authority having jurisdiction to be a violation of law or the certificate of occupancy. Tenant shall not do or permit to be done anything which will invalidate or increase the cost of any fire, extended coverage or other insurance
policy covering the Building or Project and/or property located therein, and shall comply with all rules, orders, regulations, requirements and recommendations of the Insurance Services Office or any other organization performing a similar function.
Tenant shall promptly upon demand reimburse Landlord for any additional premium charged for such policy by reason of Tenant’s failure to comply with the provisions of this Article. Tenant shall not do or permit anything to be done in or about
the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building or Project, or injure or unreasonably annoy them, or use or allow the Premises to be used for any improper, immoral, or unlawful
or objectionable purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about the Premises. Tenant shall not commit or suffer to be committed” any waste in or upon the Premises. 
  

 8 

 9. SERVICES AND UTILITIES 
 Provided that Tenant is not in material monetary default hereunder, Landlord agrees to furnish to the Premises during generally recognized business days, and during hours determined by Landlord 7:00 a.m. to 6:00 p.m. Monday through Friday
in its sole discretion, and subject to the Rules and Regulations of the Building or Project, electricity for normal desk top office equipment and normal copying equipment equipment consistent With Tenant’s current use of the
Premises, and heating, ventilation and air conditioning (“HVAC”) as required in Landlord’s judgment for the comfortable use and occupancy of the Premises. Landlord shall maintain adequate HVAC in Premises at or around 74 degrees
Fahrenheit in summer and at around 68 degrees Fahrenheit in winter for standard Office use. If Tenant desires HVAC at any other time, Landlord shall use reasonable efforts to furnish such service upon reasonable notice from Tenant and Tenant shall
pay Landlord’s charges therefor on demand following rendition of an invoice, but not to exceed $50.00 per hour per floor in the multi-tenant (South) building. In the single tenant (North) building, any after hours electricity
and HVAC cost incurred as a result of Tenant’s after hours use shall be billed at Landlord’s actual cost to the Tenant in the form of excess operating expenses for that building. Landlord shall also maintain and keep lighted the common
stairs, common entries and restrooms in the Building. Landlord shall not be in default hereunder or be liable for any damages directly or indirectly resulting from, nor shall the Rent be abated by reason of (i) the installation, use or
interruption of use of any equipment in connection with the furnishing of any of the foregoing services, (ii) failure to furnish or delay in furnishing any such services where such failure or delay is caused by accident or any condition or
event beyond the reasonable control of Landlord, or by the making of necessary repairs or improvements to the Premises, Building or Project, or (iii) the limitation, curtailment or rationing of, or restrictions on, use of water, electricity,
gas or any other form of energy serving the Premises, Building or Project. Landlord shall not be liable under any circumstances for a loss of or injury to property or business, however occurring, through or in connection with or incidental to
failure to furnish any such services. If Tenant uses heat generating machines or equipment in the Premises which affect the temperature otherwise maintained by the HVAC system, Landlord reserves the right to install supplementary air conditioning
units in the Premises and the cost thereof, including the cost of installation, operation and maintenance thereof, shall be paid by Tenant to Landlord upon demand by Landlord. 
 If Landlord shall fail adequately to provide any service (including, without limitation, heat, ventilation, cooling, electric running water and supplies in washrooms, access to and egress from the Premises, and heat,
lighting and janitorial service to the Premises and common areas), make any repair or otherwise breach any of its obligations under this Lease, then, without waiving any rights or remedies available to Tenant at law or equity, Tenant may upon ten
(10) days’ notice to Landlord remediate such remedy or breach, including without limitation, paying outstanding real estate taxes and utilities on the Building, and deduct the reasonable and necessary costs thereof from rent and additional
rent payable by Tenant hereunder. 
 Tenant shall not, without the written consent of Landlord, not to be unreasonably withheld, use any apparatus or device
in the Premises, including without limitation, electronic data processing machines, punch card machines or machines using in excess of 120 volts, which consumes more electricity than is usually furnished or supplied for the use of premises as
general office space, as reasonably determined by Landlord. Tenant shall not connect any apparatus with electric current except through existing electrical outlets in the Premises. Tenant shall not consume water or electric current in excess of that
usually furnished or supplied for the use of premises as general office space (as reasonably determined by Landlord), without first procuring the written consent of Landlord, which Landlord may refuse, and in the event of consent, Landlord may have
installed a water meter or electrical current meter in the Premises to measure the amount of water or electrical current consumed. The cost of any such meter and of its installation, maintenance and repair shall be paid for by the Tenant and Tenant
agrees to pay to Landlord promptly upon demand for all such water and electric current consumed as shown by said meters, at the rates charged for such services by the local public utility plus any additional actual expense incurred in keeping
account of the water and electric current so consumed. If a separate meter is not installed, the excess cost for such water and electric current shall be established by an estimate made by a utility company or electrical engineer hired by Landlord
at Tenant’s expense. 
  

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 Nothing contained in this Article shall restrict Landlord’s right to require at any time separate metering of
utilities furnished to the Premises. In the event utilities are separately metered, Tenant shall pay promptly upon demand for all utilities consumed at utility rates charged by the local public utility plus any additional actual expense incurred by
Landlord in keeping account of the utilities so consumed. Tenant shall be responsible for the maintenance and repair of any such meters at its sole cost. 
 Landlord shall furnish elevator service, lighting replacement for building standard lights, restroom supplies, window washing and janitor services in a manner that such services are customarily furnished to comparable office buildings in
the area. Janitorial services shall be contracted for pursuant to specifications acceptable to Tenant. 
 10. CONDITION OF THE PREMISES 
 Tenant’s taking possession of the Premises shall be deemed conclusive evidence that as of the date of taking possession the Premises are in good order and
satisfactory condition, except for such matters as to which Tenant gave Landlord notice on or before the Commencement Date. No promise of Landlord to alter, remodel, repair or improve the Premises, the Building or the Project and no representation,
express or implied, respecting any matter or thing relating to the Premises, Building, Project or this Lease (including, without limitation, the condition of the Premises, the Building or the Project) have been made to Tenant by Landlord or its
Broker or Sales Agent, other than as may be contained herein or in a separate exhibit or addendum signed by Landlord and Tenant. 
 11. CONSTRUCTION,
REPAIRS AND MAINTENANCE 
 a. Landlord’s Obligations. Landlord shall maintain in good order, condition and repair the Building and all other portions
of the Premises not the obligation of Tenant or of any other tenant in the Building. 
 b. Tenant’s Obligations 
 (1) Tenant at Tenant’s sole expense shall, except for services furnished by Landlord pursuant to Article 9 hereof, maintain the Premises in good
such order, condition and repair as existing on Commencement date , including the interior surfaces of the ceilings, walls and floors, all doors, all interior windows, all plumbing exclusively Serving the Premises, pipes and fixtures exclusively
serving the Premises, electrical wiring exclusively serving the Premises, switches and fixtures, Building Standard furnishings and special items and equipment installed by or at the expense of Tenant. 
 (2) Tenant shall be responsible for all repairs and alterations in and to the Premises, Building and Project and the facilities systems
thereof exclusively serving the Premises, the need for which arises out of (i) Tenant’s use or occupancy of the Premises, (ii) the installation, removal, use or operation of Tenant’s Property (as defined in Article 13) in the
Premises, (iii) the moving of Tenant’s Property into or out of the Building, or (iv) Subject to Section 23, the act, omission, misuse or negligence of Tenant, its agents, contractors, employees or invitees.

 c. Compliance with Law. Landlord and Tenant shall each do all acts required to comply with all applicable laws, ordinances, and rules of any public
authority relating to their respective maintenance obligations as set forth herein. 
 d. Waiver by Tenant. Tenant expressly waives the benefits of any
statute now or hereafter in effect which would otherwise afford the Tenant the right to terminate this Lease because of Landlord’s failure to keep the Premises in good order, condition and repair. 
 e. Load and Equipment Limits. Tenant shall not place a load upon any floor of the Premises which exceeds the load per square foot which such floor was designed to carry.
, as determined by Landlord or Landlord’s structural engineer. The cost of any such determination made by Landlord’s structural engineer at Tenant’s request shall be paid for by Tenant upon demand. Tenant shall not
install business machines or mechanical equipment which cause noise or vibration to such a degree as to be reasonably objectionable to Landlord or other Building tenants. 
 f. Except as otherwise expressly provided in this. Lease, Landlord shall have no liability to Tenant nor shall Tenant’s obligations under this Lease be reduced or abated in any manner whatsoever by reason of any
inconvenience, annoyance, interruption or injury to business arising from Landlord’s making any repairs or changes which Landlord is required or 

  

 10 

 
permitted by this Lease or by any other tenant’s lease or required by law to make in or to any portion of the Project, Building or the premises.
Landlord shall nevertheless use reasonable efforts to minimize any interference with Tenant’s business in the Premises. 
 g. Tenant shall give Landlord
prompt notice of any damage to or defective condition in any part or appurtenance of the Building’s mechanical, electrical, plumbing, HVAC or other systems serving, located in, or passing through the Premises. 
 12. ALTERATIONS AND ADDITIONS 
 a. Tenant may shall not make any
additions, alterations or improvements costing in excess of $20,000.00 per individual alteration to the Premises without obtaining the prior written consent of Landlord not to be unreasonably withheld. Landlord’s consent may be conditioned on
Tenant’s removing any such additions, alterations or improvements upon the expiration of the Term and restoring the Premises to the same condition as on the date Tenant took possession. All work with respect to any addition, alteration or
improvement shall be done in a good and workmanlike manner by properly qualified and licensed personnel reasonably approved by Landlord, and such work shall be diligently prosecuted to completion. Landlord may, at Landlord’s option, require
that any such work be performed by Landlord’s contractor, in which case the cost of such work shall be paid for before commencement of the work. Landlord preapproves Tenant performing the fit-out work to the North building space as depicted on
the space plan attached as Exhibit D and Tenant shall not be obligated at the end of the term to restore the Premises to their original condition prior to the completion of such work. 
 b. Tenant shall pay the costs of any work done on the Premises pursuant to Section 12a, and shall keep the Premises, Building and Project free and clear of liens of any kind. Tenant shall indemnify, defend
against and keep Landlord free and harmless from all liability, loss, damage, costs, attorneys’ fees and any other expense incurred on account of claims by any person performing work or furnishing materials or supplies for Tenant or any person
claiming under Tenant. 
 Tenant shall keep Tenant’s leasehold interest, and any additions or improvements which are or become the property of Landlord
under this Lease, free and clear of all attachment or judgment liens. Before the actual commencement of any work for which a claim or lien may by filed. Tenant shall give Landlord notice of the intended commencement date a sufficient time before
that date to enable Landlord to post notices of non-responsibility or any other notices which Landlord deems necessary for the proper protection of Landlord’s interest in the Premises, Building or the Project, and Landlord shall have the right
to enter the Premises and post such notices at any reasonable time. 
 c. Landlord may require, at Landlord’s sole option, that Tenant provide
to Landlord, at Tenant’s expense, a lien and completion bond in an amount equal to a least one and one half (1 1/2 ) times the total estimated cost of any additions, alterations or improvements to be made in or to the Premises, to protect Landlord against any liability for mechanic’s and materialmen’s liens and to insure timely
completion of the work. Nothing contained in this Section 12c shall relieve Tenant of its obligation under Section 12b to keep the Premises, Building and Project free of all liens. 
 d. Unless their removal is required by Landlord as provided in Section 12a, all additions, alterations and improvements made
to the Premises shall become the property of Landlord and be surrendered with the Premises upon the expiration of the Term; provided, however, Tenant’s equipment, machinery and trade fixtures which can be removed without damage to the Premises
shall remain the property of Tenant and may be removed, subject to the provisions of Section 13b. 
 13. LEASEHOLD IMPROVEMENTS; TENANT’S
PROPERTY 
 a. All fixtures, equipment, improvements and appurtenances permanently attached to or built into the Premises at the commencement of or during
the Term, whether or not by or at the expense of Tenant (“Leasehold Improvements”), shall be and remain a part of the Premises, shall be the property of Landlord and shall not be removed by Tenant, except as expressly provided in
Section 13b. 
 b. All movable partitions, business and trade fixtures, machinery and equipment, communications equipment and office equipment located
in the Premises and acquired by or for the account of Tenant, without expense to Landlord, which can be removed without structural damage to the Building, and all furniture, furnishings and other articles of movable personal property owned by Tenant
and located in the Premises (collectively “Tenant’s Property”) shall be and shall remain the property of Tenant and may be removed by Tenant at any time during the Term; provided that if any of Tenant’s Property is removed,
Tenant shall promptly repair any damage to the Premises or to the Building resulting from such removal. 
  

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 14. RULES AND REGULATIONS 
 Tenant agrees to comply with (and cause its agents, contractors, employees and invitees to comply with) the rules and regulations attached hereto as Addendum B and with such reasonable modifications thereof and additions thereto as Landlord
may from time to time make, provided the Landlord will impose no parking charge and, provided further, Landlord enforces all such rules and regulations in a non-discriminatory manner among all tenants of the Building. Irrespective of any provision
to the contrary, Landlord may not enact any future rule or regulation which adversely affects Tenant, increase Tenant’s obligations or decreases Tenant’s rights. Landlord shall enforce the rules and regulations in a substantially identical
manner among all tenants in the Building and Project. Landlord shall not be responsible for any violation of said rules and regulations by other tenants or occupants of the Building or Project. 
 15. CERTAIN RIGHTS RESERVED BY LANDLORD 
 Landlord reserves the
following rights, exercisable without liability to Tenant for (a) damage or injury to property, person or business, (b) causing an actual or constructive eviction from the Premises, or (c) disturbing Tenant’s use or possession of
the Premises: 
 a. To name the Building and Project and to change the name or street address of the Building or Project, provided, however, as long as
Tenant or an affiliate occupies at least fifty percent (50%) of the entire project, Landlord shall not name Building after another tenant; 
 b. To
install and maintain all signs on the exterior and interior of the Building and Project; 
 c. To have pass keys to the Premises and all doors within the
Premises, excluding Tenant’s vaults and safes; 
 d. At any time during the Term, and on reasonable prior notice to Tenant, to inspect the Premises, and
to show the Premises to any prospective purchaser or mortgagee of the Project, or to any assignee of any mortgage on the Project, or to others having an interest in the Project or Landlord, and during the last six months of the Term, to show the
Premises to prospective tenants thereof; and 
 e. To enter the Premises for the purpose of making inspections, repairs, alterations, additions or
improvements to the Premises of the Building (including, without limitation, checking, calibrating, adjusting or balancing controls and other parts of the HVAC system), and to take all steps as may be necessary or desirable for the safety,
protection, maintenance or preservation of the Premises or the Building or Landlord’s interest therein, or as may be necessary or desirable for the operation or improvement of the Building or in order to comply with laws, orders or requirements
of governmental or other authority. Landlord agrees to use its best efforts (except in an emergency) to minimize interference with Tenant’s business in the Premises in the course of any such entry. 
 16. ASSIGNMENT AND SUBLETTING 
 No assignment of this Lease or
sublease of all or any part of the Premises shall be permitted, except as provided in this Article 16. 
 a. Tenant may assign or hypothecate this Lease or
any interest herein or sublet the Premises or any part thereof, or permit the use of the Premises by any party other than Tenant without Landlord’s consent, provided however, that Landlord shall have the right to approve the use of such
subtenant. If such proposed use is consistent with the permitted use Landlord’s approval shall not be withheld. Any of the foregoing acts without such consent shall be void. 
 b. If at any time or from time to time during the Term Tenant desires to assign this Lease or sublet all or any part of the Premises, Tenant shall give notice to Landlord setting forth its desire to Sublease and the
permitted use of such subtenant. Landlord shall notify Tenant within five (5) days after Tenant’s notice is given whether Landlord approves the proposed use (if other than the permitted use per this lease), (failure of Landlord to respond
in such time period shall be deemed approval of the request), Tenant may sublet such space to such proposed assignee or subtenant on the following further conditions: 
 (1) Landlord shall have the right to approve such proposed assignee or subtenant on the basis of their use, which approval shall not be unreasonably withheld; 
  

					
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 (2) No assignment or sublease shall be valid and no assignee or sublessee shall take possession of the Premises until an
executed counterpart of such assignment or sublease has been delivered to Landlord; 
 (3) No assignee or sublessee shall have a further right to assign or
sublet except on the terms herein contained; and 
 (4) Fifty percent (50%) of any Any sums or other economic consideration received by
Tenant as a result of such assignment or subletting, however denominated under the assignment or sublease, which exceed, in the aggregate, (i) the total sums which Tenant is obligated to pay Landlord under this Lease (prorated to reflect
obligations allocable to any portion of the Premises subleased), plus (ii) any real estate brokerage commissions or fees payable by Tenant in connection with such assignment or subletting plus any economic concessions (e.g., free rent, tenant
improvement allowance given to subtenant, shall be paid to Landlord as additional rent under this Lease without affecting or reducing any other obligations of Tenant hereunder. 
 c. Notwithstanding the provisions of paragraphs a and b above, Tenant may assign this Lease or sublet the Premises or any portion thereof, without Landlord’s consent with respect to use to any corporation which
controls, is controlled by or is under common control with Tenant, or to any corporation resulting from a merger or consolidation with Tenant, or to any person or entity which acquires all the assets of Tenant’s business as a going concern,
provided that (i) the assignee or sublessee assumes, in full, the obligations of Tenant under this Lease, (ii) Tenant remains fully liable under this Lease, and (iii) the use of the Premises under Article 8 remains unchanged.

 d. No subletting or assignment shall release Tenant of Tenant’s obligations under this Lease or alter the primary liability of Tenant to pay the Rent
and to perform all other obligations to be performed by Tenant hereunder. The acceptance of Rent by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision hereof. Consent to one assignment or subletting shall
not be deemed consent to any subsequent assignment or subletting. In the event of default by an assignee or subtenant of Tenant or any successor of Tenant in the performance of any of the terms hereof, Landlord may proceed directly against Tenant
without the necessity of exhausting remedies against such assignee, subtenant or successor. Landlord may consent to subsequent assignments of the Lease or sublettings or amendments or modifications to the Lease with assignees of Tenant,
without notifying Tenant, or any successor of Tenant, and without obtaining its or their consent thereto and any such actions shall not relieve Tenant of liability under this Lease. 
 e. If Tenant assigns the Lease or sublets the Premises or requests the consent of Landlord to any assignment or subletting or if Tenant requests the consent of Landlord
for any act that Tenant proposes to do then Tenant shall, upon demand, pay Landlord an administrative fee of One Hundred Fifty and No/100ths Dollars ($150.00) plus any attorneys’ fees reasonably incurred by Landlord in connection with such act
or request. 
 17. HOLDING OVER 
 If after expiration of
the Term, Tenant remains in possession of the Premises with Landlord’s permission (express or implied), Tenant shall become a tenant from month to month only, upon all the provisions of this Lease (except as to term and Base Rent), but the
“Monthly Installments of Base Rent” payable by Tenant shall be increased to one hundred fifty percent (150%) of the Monthly Installments of Base Rent payable by Tenant at the expiration of the Term. Such monthly rent shall be payable
in advance on or before the first day of each month. If either party desires to terminate such month to month tenancy, it shall give the other party not less than thirty (30) days advance written notice of the date of termination. 

18. SURRENDER OF PREMISES 
 a. Tenant shall peaceably surrender the
Premises to Landlord on the Expiration Date, in broom-clean condition and in as good condition as when Tenant took possession, except for (i) reasonable wear and tear, (ii) loss by fire or other casualty, and (iii) loss by
condemnation; (iv) damage caused by Landlord; and (v) damage required to be repaired by Landlord. Tenant shall, on Landlord’s request, remove Tenant’s Property on or before the Expiration Date and promptly repair all damage to
the Premises or Building caused by such removal. Tenant shall not be required to remove any wiring or cabling and shall not be required to re-paint, re-carpet, or “patch to match”. 
 b. If Tenant abandons or surrenders the Premises, or is dispossessed by process of law or otherwise, any of Tenant’s Property left on the Premises shall be deemed
to be abandoned, and, at Landlord’s option, title shall pass to Landlord under this Lease as by a bill of sale. If Landlord elects to remove all or any part of such Tenant’s Property, the cost of removal, including repairing any damage to
the Premises or Building caused by such removal, shall be paid by Tenant. On the Expiration Date Tenant shall surrender all keys to the Premises. 
  

					
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 19. DESTRUCTION OR DAMAGE 
 a. If the Premises or the portion of the Building necessary for Tenant’s occupancy is damaged by fire, earthquake, act of God, the elements or other casualty, Landlord shall, subject to the provisions of this Article, promptly repair
the damage, if such repairs can, in Landlord’s opinion, be completed within ninety (90) days. If Landlord determines that repairs can be completed within ninety (90) days, this Lease shall remain in full force and effect, except that
if such damage is not the result of the willful misconduct of Tenant or Tenant’s agents, employees, contractors, licensees or invitees, the Base Rent and additional rent shall be abated to the extent Tenant’s use of the Premises is
impaired, commencing with the date of damage and continuing until completion of the repairs required of Landlord under Section 19d. 
 b. If in
Landlord’s opinion, such repairs to the Premises or portion of the Building necessary for Tenant’s occupancy cannot be completed within ninety (90) days, Landlord may elect upon notice to Tenant given within thirty (30) days
after the date of such fire or other casualty, to repair such damage, in which event this Lease shall continue in full force and effect, but the Base Rent and additional rent shall be partially abated as provided in Section 19a. If Landlord
does not so elect to make such repairs, this Lease shall terminate as of the date of such fire or other casualty, and Tenant shall have up to thirty (30) days to vacate the Premises. Should Landlord elect to repair the Premises, but it is
reasonably estimated that said repairs cannot be completed within 180 days, tenant may elect to terminate this lease. 
 c. If any other portion of the
Building or Project is totally destroyed or damaged to the extent that in Landlord’s opinion repair thereof cannot be completed within ninety (90) days, Landlord may elect upon notice to Tenant given within thirty (30) days after the
date of such fire or other casualty, to repair such damage, in which event this Lease shall continue in full force and effect, but the Base Rent and additional rent shall be partially abated as provided in Section 19a. If Landlord does not elect to
make such repairs, this Lease shall terminate as of the date of such fire or other casualty, and Tenant shall have up to thirty (30) days to vacate the Premises. Should Landlord elect to repair the Premises, but it is reasonably estimated that
said repairs cannot be completed within 180 days, Tenant may elect to terminate this lease. 
 d. If the Premises are to be repaired under this Article,
Landlord shall repair at its cost any injury or damage to the Building and Building Standard Work in the Premises to the condition existing immediately prior to such casualty. Tenant shall be responsible at its sole cost and expense for the repair,
restoration and replacement of any other Leasehold Improvements and Tenant’s Property. Landlord shall not be liable for any loss of business, inconvenience or annoyance arising from any repair or restoration of any portion of the Premises,
Building or Project as a result of any damage from fire or other casualty. 
 e. This Lease shall be considered an express agreement governing any case of
damage to or destruction of the Premises, Building or Project by fire or other casualty, and any present or future law which purports to govern the rights of Landlord and Tenant in such circumstances in the absence of express agreement, shall have
no application. 
 20. EMINENT DOMAIN 
 a. If the whole of
the Building or Premises is lawfully taken by condemnation or in any other manner for any public or quasi-public purpose, this Lease shall terminate as of the date of such taking, and Rent shall be prorated to such date. If less than the whole of
the Building or Premises is so taken, this Lease shall be unaffected by such taking, provided that (i) Tenant shall have the right to terminate this Lease by notice to Landlord given within ninety (90) days after the date of such taking if
twenty percent (20%) or more of the Premises is taken and the remaining area of the Premises is not reasonably sufficient for Tenant to continue operation of its business, and (ii) Landlord shall have the right to terminate this Lease by
notice to Tenant given within ninety (90) days after the date of such taking. If either Landlord or Tenant so elects to terminate this Lease, the Lease shall terminate on the thirtieth (30th) day after either such notice. The Rent shall be
prorated to the date of termination. If this Lease continues in force upon such partial taking, the Base Rent and Tenant’s Proportionate Share shall be equitably adjusted according to the remaining Rentable Area of the Premises and Project.

 b. In the event of any taking, partial or whole, all of the proceeds of any award, judgment or settlement payable by the condemning authority shall be the
exclusive property of Landlord, and Tenant hereby assigns to Landlord all of its right, title and interest in any award, judgment or settlement from the condemning authority. Tenant, however, shall have the right, to the extent that Landlord’s
award is not reduced or prejudiced, to claim from the condemning authority (but not from Landlord) such compensation as may be recoverable by Tenant in its own right for relocation expenses and damage to Tenant’s personal property. 

c. In the event of a partial taking of the Premises which does not result in a termination of this Lease, Landlord shall restore the remaining portion of the Premises
as nearly as practicable to its condition prior to the condemnation or taking, but only 

  

					
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to the extent of Building Standard Work. Tenant shall be responsible at its sole cost and expense for the repair, restoration and replacement of any other
Leasehold Improvements and Tenant’s Property. 
 21. INDEMNIFICATION 
 a. Tenant shall indemnify and hold Landlord harmless against and from liability and claims of any kind for loss or damage to property of Tenant or any other person, or for any injury to or death of any person, to the
extent arising out of: (1) Tenant’s use and occupancy of the Premises, or any work, activity or other things allowed or suffered by Tenant to be done in, on or about the Premises; (2) any breach or default by Tenant of any of
Tenant’s obligations under this Lease; or (3) any negligent or otherwise tortious act or omission of Tenant, its agents, employees, invitees or contractors. Tenant shall at Tenant’s expense, and by counsel satisfactory to Landlord,
defend Landlord in any action or proceeding arising from any such claim and shall indemnify Landlord against all costs, attorneys’ fees, expert witness fees and any other expenses incurred in such action or proceeding. As a material part of the
consideration for Landlord’s execution of this Lease, Tenant hereby assumes all risk of damage or injury to any person or property in the Premises from any cause, unless arising from Landlord’s acts, negligence, default, etc. 

b. Landlord shall not be liable for injury or damage which may be sustained by the person or property of Tenant, its employees, invitees or customers in the Premises,
caused by or resulting from fire, steam, electricity, gas, water or rain which may leak or flow from or into any part of the Premises, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air
conditioning or lighting fixtures, whether such damage or injury results from conditions arising upon the Premises or upon other portions of the Building or Project or from other sources. Landlord shall not be liable for any damages arising from any
act or omission of any other tenant of the Building or Project. 
 22. TENANT’S INSURANCE 
 a. All insurance required to be carried by Tenant hereunder shall be issued by responsible insurance companies reasonably acceptable to Landlord and Landlord’s
lender and qualified to do business in the State. Each policy shall name Landlord, and at Landlord’s request any mortgagee of Landlord, as an additional insured, as their respective interests may appear. Each policy shall contain (i) a
cross-liability endorsement, (ii) a provision that such policy and the coverage evidenced thereby, shall be primary and non-contributing with respect to any policies carried by Landlord and that any coverage carried by Landlord shall be excess
insurance, and (iii) a waiver by the insurer of any right of subrogation against Landlord, its agents, employees and representatives, which arises or might arise by reason of any payment under such policy or by reason of any act or omission of
Landlord, its agents, employees or representatives. A copy of each paid up policy (authenticated by the insurer) or certificate A Copy of the certificate of the insurer evidencing the existence and amount of each insurance policy
required hereunder shall be delivered to Landlord before the date Tenant is first given the right of possession of the Premises, and thereafter within thirty (30) days after any demand by Landlord therefor. Landlord may, at any time
and from time to time, inspect and/or copy any insurance policies required to be maintained by Tenant hereunder. No such policy shall be cancelable except after twenty (20) days written notice to Landlord and Landlord’s lender.
Tenant shall furnish Landlord with Certificates, renewals or “binders” of any such policy at least ten (10) days prior to the expiration thereof. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may
(but shall not be required to) on five (5) days’ notice, procure said insurance on Tenant’s behalf and charge the Tenant the premiums together with a twenty-five percent (25%) handling charge, payable upon
demand. Tenant shall have the right to provide such insurance coverage pursuant to blanket policies obtained by the Tenant, provided such blanket policies expressly afford coverage to the Premises, Landlord, Landlord’s mortgagee and
Tenant as required by this Lease. 
 Landlord shall maintain commercial general liability (including contractual liability coverage applicable to
indemnification provisions of this Lease) covering claims for personal and bodily injury and property damage in an amount not less than $3,000,000 per occurrence combined single limit and a general aggregate limit of not less than $5,000,000.
Landlord shall also maintain casualty insurance on the Building and Premises in an amount of 100% of the replacement cost thereof. 
 b. Beginning on the
date Tenant is given access to the Premises for any purpose and continuing until expiration of the Term, Tenant shall procure, pay for and maintain in effect policies of casualty insurance covering (i) all Leasehold Improvements (including any
alterations, additions or improvements as may be made by Tenant pursuant to the provisions of Article 12 hereof), and (ii) trade fixtures, merchandise and other personal property from time to time in, on or about the Premises, in an amount not
less than one hundred percent (100%) eighty percent (80%) of their actual replacement 

  

					
		  	15	  	
		  		  	

 
cost from time to time, providing protection against any peril included with the classification “Fire and Extended Coverage” together with
insurance against sprinkler damage, vandalism and malicious mischief. The proceeds of such insurance shall be used for the repair or replacement of the property so insured. Upon termination of this Lease following a casualty as set forth herein, the
proceeds under (i) shall be paid to Landlord, and the proceeds under (ii) above shall be paid to Tenant. 
 c. Beginning on the date Tenant is
given access to the Premises for any purpose and continuing until expiration of the Term, Tenant shall procure, pay for and maintain in effect workers’ compensation insurance as required by law and comprehensive public liability and property
damage insurance with respect to the construction of improvements on the Premises, the use, operation or condition of the Premises and the operations of Tenant in, on or about the Premises, providing personal injury and broad form property damage
coverage for not less than One Million Dollars ($1,000,000.00) combined single limit for bodily injury, death and property damage liability. 
 d. Not less
than every three (3) years during the Term, Landlord and Tenant shall mutually agree to increases, if any, in all of Tenant’s insurance policy limits for all insurance to be carried by Tenant as set forth in this Article. In the event
Landlord and Tenant cannot mutually agree upon the amounts of said increases, then Tenant agrees that all insurance policy limits as set forth in this Article shall be adjusted for increases in the cost of living. 
 23. WAIVER OF SUBROGATION 
 Landlord and Tenant each hereby waive all
rights of recovery against the other and against the officers, employees, agents and representatives of the other, on account of loss by or damage to the waiving party of its property or the property of others under its control, to the extent that
such loss or damage is insured against under any fire and extended coverage insurance policy which either may have in force, or be required by this Lease to have in force, at the time of the loss or damage. Tenant shall, upon obtaining the policies
of insurance required under this Lease, give notice to its insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this Lease. 
 24. SUBORDINATION AND ATTORNMENT 
 Upon written request of Landlord, or any first mortgagee or first deed of trust
beneficiary of Landlord, or ground lessor of Landlord, Tenant shall, in writing, subordinate its rights under this Lease to the lien of any first mortgage or first deed of trust, or to the interest of any lease in which Landlord is lessee, and to
all advances made or hereafter to be made thereunder. However, before signing any subordination agreement, Tenant shall have the right to obtain from any lender or lessor or Landlord requesting such subordination, an agreement in writing providing
that, as long as Tenant is not in default hereunder before expiration of all grace periods, this Lease shall remain in effect for the full Term. The holder of any security interest may, upon written notice to Tenant, elect to have this Lease prior
to its security interest regardless of the time of the granting or recording of such security interest. 
 In the event of any foreclosure sale, transfer in
lieu of foreclosure or termination of the lease in which Landlord is lessee, Tenant shall attorn to the purchaser, transferee or lessor as the case may be, and recognize that party as Landlord under this Lease, provided such party acquires and
accepts the Premises subject to this Lease. 
 25. TENANT ESTOPPEL CERTIFICATES 
 Within ten (10) twenty (20) days after written request from Landlord, Tenant shall execute and deliver to Landlord or Landlord’s designee, a written statement certifying (a) that
this Lease is unmodified and in full force and effect, or is in full force and effect as modified and stating the modifications; (b) the amount of Base Rent and the date to which Base Rent and additional rent have been paid in advance;
(c) the amount of any security deposited with Landlord; and (d) that Landlord is not in default hereunder or, if Landlord is claimed to be in default, stating the nature of any claimed default. Any such statement may be relied upon by a
purchaser, assignee or lender. Tenant’s failure to execute and deliver such statement within the time required shall at Landlord’s election be a default under this Lease and shall also be conclusive upon Tenant that: (1) this Lease is
in full force and effect and has not been modified except as represented by Landlord; (2) there are no uncured defaults in Landlord’s performance and that Tenant has no right of offset, counter-claim or deduction against Rent; and
(3) not more than one month’s Rent has been paid in advance. 
 26. TRANSFER OF LANDLORD’S INTEREST 
 In the event of any sale or transfer by Landlord of the Premises, Building or Project, and assignment of this Lease by Landlord, Landlord shall be and is hereby entirely
freed and relieved of any and all liability and obligations contained in or derived from this Lease arising out of any act, occurrence or omission relating to the Premises, Building, Project or Lease occurring after the consummation of such sale or
transfer, providing the purchaser shall expressly assume all of the covenants and obligations of Landlord under this Lease. If any security deposit or prepaid Rent has been paid by Tenant, 

  

 16 

 
Landlord may transfer the security deposit or prepaid Rent to Landlord’s successor and upon such transfer, Landlord shall be relieved of any and all
further liability with respect thereto. 
 27. DEFAULT 
 27.1. Tenant’s Default. The occurrence of any one or more of the following events shall constitute a default and breach of this Lease by Tenant: 
 a. If Tenant abandons or vacates the Premises accompanied by non-payment of Rent; or 
 b. If Tenant fails to pay any Rent or any other charges
required to be paid by Tenant under this Lease and such failure continues for five (5) days after such payment is due and payable; or 
 c. If Tenant
fails to promptly and fully perform any other covenant, condition or agreement contained in this Lease and such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant unless such failure is not susceptible
of cure within such 30 days and Tenant is diligently pursuing a cure; or 
 d. If a writ of attachment or execution is levied on this Lease or on any of
Tenant’s Property; or 
 e. If Tenant makes a general assignment for the benefit of creditors, or provides for an arrangement, composition, extension or
adjustment with its creditors; or 
 f. If Tenant files a voluntary petition for relief or if a petition against Tenant in a proceeding under the federal
bankruptcy laws or other insolvency laws is filed and not withdrawn or dismissed within forty-five (45) days thereafter, or if under the provisions of any law providing for reorganization or winding up of corporations, any court of competent
jurisdiction assumes jurisdiction, custody or control of Tenant or any substantial part of its property and such jurisdiction, custody or control remains in force unrelinquished, unstayed or unterminated for a period of forty-five (45) days; or

 g. If in any proceeding or action in which Tenant is a party, a trustee, receiver, agent or custodian is appointed to take charge of the Premises or
Tenant’s Property (or has the authority to do so) for the purpose of enforcing a lien against the Premises or Tenant’s Property; or 
 h. If Tenant
is a partnership or consists of more than one (1) person or entity, if any partner of the partnership or other person or entity is involved in any of the acts or events described in subparagraphs d through g above. 
 27.2. Remedies. In the event of Tenant’s default hereunder, then in addition to any other rights or remedies Landlord may have under any law, Landlord shall have
the right, at Landlord’s option, without further notice or demand of any kind to do the following: 
 a. Terminate this Lease and Tenant’s right to
possession of the Premises and reenter the Premises and take possession thereof, and Tenant shall have no further claim to the Premises or under this Lease; or 
 b. Continue this Lease in effect, reenter and occupy the Premises for the account of Tenant, and collect any unpaid Rent or other charges which have or thereafter become due and payable; or 
 c. Reenter the Premises under the provisions of subparagraph b, and thereafter elect to terminate this Lease and Tenant’s right to possession of the Premises.

 If Landlord reenters the Premises under the provisions of subparagraphs b or c above, Landlord shall not be deemed to have terminated this Lease or the
obligation of Tenant to pay any Rent or other charges thereafter occurring, unless Landlord notifies Tenant in writing of Landlord’s election to terminate this Lease. In the event of any reentry or retaking of possession by Landlord, Landlord
shall have the right, but not the obligation, to remove all or any part of Tenant’s Property in the Premises and to place such property in storage at a public warehouse at the expense and risk of Tenant. If Landlord elects to relet the Premises
for the account of Tenant, the rent received by Landlord from such reletting shall be applied as follows: first, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord; second, to the payment of any costs of such
reletting; third, to the payment of the cost of any alterations or repairs to the Premises; fourth, to the payment of Rent due and unpaid hereunder; and the balance, if any, shall be held by Landlord and applied in payment of future Rent as it
becomes due. If that portion of rent received from the reletting which is applied against the Rent due hereunder is less than the amount of the Rent due, Tenant shall pay the deficiency to Landlord promptly upon demand by Landlord. Such deficiency
shall be calculated and paid monthly. Tenant shall also pay to Landlord, as soon as determined, any costs and expenses incurred by Landlord in connection with such reletting or in making alterations and repairs to the Premises, which are not covered
by the rent received from the reletting. 
  

 17 

 Should Landlord elect to terminate this Lease under the provisions of subparagraph a or c above, Landlord may recover as
damages from Tenant the following: 
 1. Past Rent. The worth at the time of the award of any unpaid Rent which had been earned at the time of termination;
plus 
 2. Rent Prior to Award. The worth at the time of the award of the amount by which the unpaid Rent which would have been earned after termination
until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 3. Rent After Award. The worth
at the time of the award of the amount by which the unpaid Rent for the balance of the Term after the time of award exceeds the amount of the rental loss that Tenant proves could be reasonably avoided; plus 
 4. Proximately Caused Damages. Any other amount necessary to compensate Landlord for all detriment proximately caused by Tenant’s failure to perform its obligations
under this Lease or which in the ordinary course of things would be likely to result therefrom, including, but not limited to, any costs or expenses (including attorneys’ fees), incurred by Landlord in (a) retaking possession of the
Premises, (b) maintaining the Premises after Tenant’s default, (c) preparing the Premises for reletting to a new tenant, including any repairs or alterations, and (d) reletting the Premises, including broker’s commissions.

 “The worth at the time of the award” as used in subparagraphs 1 and 2, is to be computed by allowing interest at the rate of ten percent
(10%) per annum. “The worth at the time of the award” as used in subparagraph 3 above, is to be computed by discounting the amount at the discount rate of the Federal Reserve Bank situated nearest to the Premises at the time of the
award plus one percent (1%). 
 The waiver by Landlord of any breach of any term, covenant or condition of this Lease shall not be deemed a waiver of such
term, covenant or condition or of any subsequent breach of the same or any other term, covenant or condition. Acceptance of Rent by Landlord subsequent to any breach hereof shall not be deemed a waiver of any preceding breach other than the failure
to pay the particular Rent so accepted, regardless of Landlord’s knowledge of any breach at the time of such acceptance of Rent. Landlord shall not be deemed to have waived any term, covenant or condition unless Landlord gives Tenant written
notice of such waiver. 
 27.3. Landlord’s Default. If Landlord fails to perform any covenant, condition or agreement contained in this Lease within ten
(10) days after receipt of written notice from Tenant specifying such default, or if such default cannot reasonably be cured within ten (10) days (or 24 hours in the case of an emergency), if Landlord fails to commence to cure within that
ten (10) day period, then Landlord shall be liable to Tenant for any damages sustained by Tenant as a result of Landlord’s breach; provided, however, it is expressly understood and agreed that if Tenant obtains a money judgment against
Landlord resulting from any default or other claim arising under this Lease, that judgment shall be satisfied only out of the rents, issues, profits, and other income actually received on account of Landlord’s right, title and interest in the
Premises, Building or Project, and no other real, personal, or mixed property of Landlord (or of any of the partners which comprise Landlord, if any) wherever situated, shall be subject to levy to satisfy such judgment. If, after notice to Landlord
of default, Landlord (or any first mortgagee or first deed of trust beneficiary of Landlord) fails to cure the default as provided herein, then Tenant shall have the right to cure that default at Landlord’s expense. Tenant shall not have the
right to terminate this Lease or to withhold, reduce or offset any amount against any payments of Rent or any other charges due and payable under this Lease except as otherwise specifically provided herein. 
 28. BROKERAGE FEES 
 Tenant warrants and represents that it has not
dealt with any real estate broker or agent in connection with this Lease or its negotiation except Broker(s) listed in Article 2.c. of this Lease. Tenant shall indemnify and hold Landlord harmless from any cost, expense or liability (including costs
of suit and reasonable attorneys’ fees) for any compensation, commission or fees claimed by any other real estate broker or agent in connection with this Lease or its negotiation by reason of any act of Tenant. 
 29. NOTICES 
 All notices, approvals and demands permitted or required
to be given under this Lease shall be in writing and deemed duly served or given if personally delivered or sent by certified or registered U.S. mail, postage prepaid, and addressed as follows: (a) if to Landlord, to Landlord’s Mailing
Address and to the Building manager, and (b) if to Tenant, to Tenant’s Mailing Address; provided, however, notices to Tenant shall be deemed duly served or given if delivered or mailed to 

  

 18 

 
Tenant at the Premises. Landlord and Tenant may from time to time by notice to the other designate another place for receipt of future
notices. 
 30. GOVERNMENT ENERGY OR UTILITY CONTROLS 
 In
the event of imposition of federal, state or local government controls, rules, regulations or restrictions on the use or consumption of energy or other utilities during the Term, both Landlord and Tenant shall be bound thereby. In the event of a
difference in interpretation by Landlord and Tenant of any such controls, the interpretation of Landlord shall prevail, and Landlord shall have the right to enforce compliance therewith, including the right of entry into the Premises to effect
compliance. 
 31. RELOCATION OF PREMISES 
 Landlord shall have the right to relocate the Premises to another part of the Building in accordance with the following: 
 a. The new premises shall be substantially the same in size, dimensions, configuration, decor and nature as the Premises described in this Lease, and if the relocation occurs after the Commencement Date, shall be placed in that
condition by Landlord at its cost. 
 b. Landlord shall give Tenant at lease thirty (30) days written notice of Landlord’s intention to
relocate the Premises. 
 c. As nearly as practicable, the physical relocation of the Premises shall take place on a weekend and shall be
completed before the following Monday. If the physical relocation has not been completed in that time, Base Rent shall abate in full from the time the physical relocation commences to the time it is completed. Upon completion of such relocation, the
new premises shall become the “Premises” under this Lease. 
 d. All reasonable costs incurred by Tenant as a result of the
relocation shall be paid by Landlord. 
 e. If the new premises are smaller than the Premises as it existed before the relocation, Base Rent
shall be reduced proportionately. 
 f. The parties hereto shall immediately execute an amendment to this Lease setting forth the relocation
of the Premises and the reduction of Base Rent, if any. 
 32. QUIET ENJOYMENT 
 Tenant, upon paying the Rent and performing all of its obligations under this Lease, shall peaceably and quietly enjoy the Premises, subject to the terms of this Lease and to any mortgage, lease or other agreement to
which this Lease may be subordinate. 
 33. OBSERVANCE OF LAW 
 Tenant shall not use the Premises or permit anything to be done in or about the Premises which will in any way conflict with any law, statute, ordinance or governmental rule under Tenant’s control or regulation now in force or which
may hereafter be enacted or promulgated. Tenant shall, at its sole cost and expense, promptly comply with all laws, statutes, ordinances and governmental rules, regulations or requirements now in force or which may hereafter be in force, and with
the requirements of any board of fire insurance underwriters or other similar bodies now or hereafter constituted, relating to, or affecting the condition manner of, use or occupancy of the Premises, excluding structural changes not
related to or affected by Tenant’s Improvements or acts. The non applicable judgment of any court of competent jurisdiction or the admission of Tenant in any action against Tenant, whether Landlord is a party thereto or not, that Tenant has
violated any law, ordinance or governmental rule, regulation or requirement, shall be conclusive of that fact as between Landlord and Tenant. 
 34. FORCE
MAJEURE. 
 Any prevention, delay or stoppage of work to be performed by Landlord or Tenant which is due to strikes, labor disputes, inability to obtain
labor, materials, equipment or reasonable substitutes therefor, acts of God, governmental restrictions or regulations or controls, judicial orders, enemy or hostile government actions, civil commotion, fire or other casualty, or other causes beyond
the reasonable control of the party obligated to perform hereunder, shall excuse performance of the work by 

  

 19 

 
that party for a period equal to the duration of that prevention, delay or stoppage. Nothing in this Article 34 shall excuse or delay Tenant’s
obligation to pay Rent or other charges under this lease. 
 35. CURING TENANT’S DEFAULTS. 
 If Tenant defaults, after the expiration of all grace periods, in the performance of any of its obligations under this Lease, Landlord may (but shall not be obligated to)
without waiving such default, and with an additional five (5) days’ notice, perform the same for the account at the expense of Tenant, (unless Tenant shall have theretofore commenced a cure). Any amount so expended by Landlord shall be
paid by Tenant promptly after demand with interest at the prime commercial rate then being charged by Bank of America NT & SA plus two percent (2%) per annum, from the date of such work, but not to exceed the maximum rate then allowed
by law. Landlord shall have no liability to Tenant for any damage, inconvenience, or interference with the use of the Premises by Tenant as a result of performing any such work. 
 36. SIGN CONTROL. 
 Tenant shall not affix, paint, erect or inscribe any sign, projection, awning, signal or
advertisement of any kind to any part of the Premises, Building or Project, including without limitation, the inside or outside of windows or doors, without the written consent of Landlord, not to be unreasonably withheld. Landlord shall have the
right to remove any signs or other matter, installed without Landlord’s permission, without being liable to Tenant by reason of such removal, and to charge the cost of removal to Tenant as additional rent hereunder, payable within ten
(10) days of written demand by Landlord. Landlord approves the following signs: (i) “Cendant” sign located on North building facing freeway; and (ii) Coldwell Banker sign on South side of South building. 
 37. MISCELLANEOUS. 
 a. Accord and Satisfaction; Allocation of
Payments. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent provided for in this Lease shall be deemed to be other than on account of the earliest due Rent, nor shall any endorsement or statement on any check or letter
accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of the Rent or pursue any other remedy provided for in
this Lease. In connection with the foregoing, Landlord shall have the absolute right in its sole discretion to apply any payment received from Tenant to any account or other payment of Tenant then not current and due or delinquent. 
 b. Addenda. If any provision contained in an addendum to this Lease is inconsistent with any other provision herein, the provision contained in the addendum shall
control, unless otherwise provided in the addendum. 
 c. Attorneys’ Fees. If any action or proceeding is brought by either party against the other
pertaining to or arising out of this Lease, the finally prevailing party shall be entitled to recover all costs and expenses, including reasonable attorneys’ fees, incurred on account of such action or proceeding. 
 d. Captions, Articles and Section Numbers. The captions appearing within the body of this Lease have been inserted as a matter of convenience and for reference only and
in no way define, limit or enlarge the scope or meaning of this Lease. All references to Article and Section numbers refer to Articles and Sections in this Lease. 
 e. Changes Requested by Lender. Neither Landlord or Tenant shall unreasonably withhold its consent to changes or amendments to this Lease requested by the lender on Landlord’s interest, so long as these changes do not alter the basic
business terms of this Lease or otherwise diminish any rights or increase any obligations of the party from whom consent to such change or amendment is requested. 
 f. Choice of Law. This Lease shall be construed and enforced in accordance with the laws of the State of California. 
 g. Consent. Notwithstanding
anything contained in this Lease to the contrary, Tenant shall have no claim, and hereby waives the right to any claim against Landlord for money damages by reason of any refusal, withholding or delaying by Landlord of any consent, approval or
statement of satisfaction and in such event, Tenant’s only remedies therefor shall be an action for specific performance, injunction or declaratory judgment to enforce any right to such consent, etc. 
 h. Corporate Authority. If Tenant is a corporation, each individual signing this Lease on behalf of Tenant represents and warrants that he is duly authorized to execute
and deliver this Lease on behalf of the corporation, and that this Lease is binding on Tenant in accordance with its terms. Tenant shall at Landlord’s request, deliver a certified copy of a resolution of its board of directors authorizing such
execution. 
  

 20 

 i. Counterparts. This Lease may be executed in multiple counterparts, all of which shall constitute one and the same
Lease. 
 j. Execution of Lease; No Option. The submission of this Lease to Tenant shall be for examination purposes only, and does not and shall not
constitute a reservation of or option for Tenant to lease, or otherwise create any interest of Tenant in the Premises or any other premises within the Building or project. Execution of this Lease by Tenant and its return to Landlord shall not be
binding on Landlord notwithstanding any time interval, until Landlord has in fact signed and delivered this Lease to Tenant. 
 k. Furnishing of Financial
Statements; Tenant’s Representation. In order to induce Landlord to enter into this Lease Tenant agrees that it shall promptly furnish Landlord, from time to time, upon Landlord’s written request, with financial statements reflecting
Tenant’s current financial condition. If Tenant is a reporting company under the Securities and Exchange Act of 1934, as amended, the foregoing request will be satisfied by the delivery of Tenant’s annual report filed with the Securities
and Exchange Commission. 
 l. Further Assurances. The parties agree to promptly sign all documents reasonably requested to give effect to the provisions of
this Lease. 
 m. Mortgage Protection. Tenant agrees to send by certified or registered mail to any first mortgagee or first deed of trust beneficiary of
Landlord whose address has been furnished to Tenant, a copy of any notice of default served by Tenant on Landlord. If Landlord fails to cure such default within the time provided for in this Lease, such mortgagee or beneficiary shall have an
additional thirty (30) days to cure such default; provided that if such default cannot reasonably be cured within that thirty (30) day period, then such mortgagee or beneficiary shall have such additional time to cure the default as is
reasonably necessary under the circumstances. 
 n. Prior Agreements; Amendments. This Lease contains all of the agreements of the parties with respect to
any matter covered or mentioned in this Lease, and no prior agreement or understanding pertaining to any such matter shall be effective for any purpose. No provisions of this Lease may be amended or added to except by an agreement in writing signed
by the parties or their respective successors in interest. 
 o. Recording. Tenant shall not record this Lease without the prior written consent of Landlord.
Tenant, upon the request of Landlord, shall execute and acknowledge a “short form” memorandum of this Lease for recording purposes. 
 p.
Severability. A final determination by a court of competent jurisdiction that any provision of this Lease is invalid shall not affect the validity of any other provision, and any provision so determined to be invalid shall, to the extent possible,
be construed to accomplish its intended effect. 
 q. Successors and Assigns. This Lease shall apply to and bind the heirs, personal representatives, and
permitted successors and assigns of the parties. 
 r. Time of the Essence. Time is of the essence of this Lease. 
 s. Waiver. No delay or omission in the exercise of any right or remedy of Landlord upon any default by Tenant shall impair such right or remedy or be construed as a
waiver of such default. 
 t. Terminology. For purposes of this Lease the term “Landlord” shall be interchangeable with “Lessor” and the
term “Tenant” shall be interchangeable with “Lessee”. 
 The receipt and acceptance by Landlord of delinquent Rent shall not constitute a
waiver of any other default; it shall constitute only a waiver of timely payment for the particular Rent payment involved. 
 No act or conduct of Landlord,
including, without limitation, the acceptance of keys to the Premises, shall constitute an acceptance of the surrender of the Premises by Tenant before the expiration of the Term. Only a written notice from Landlord to Tenant shall constitute
acceptance of the surrender of the Premises and accomplish a termination of the Lease. 
 Landlord shall make available to Tenant sufficient space on the
roof of the Building for one or more satellite and/or radio antennae and/or other telecommunication equipment and/or rooftop supplementary HVAC units (collectively “Rooftop Equipment”) and access to the roof for purposes of construction,
maintenance, repair, operation and use of such Rooftop Equipment, as well as reasonable space in the Building to run electric, telephone and telecommunications conduits from the Rooftop Equipment to the Premises. Said Rooftop 

  

					
		  	21	  	
		  		  	

 
Equipment will not be visible from the street or negatively affect the appearance of the Building. Tenant will inform Landlord prior to installation of any
rooftop devices and obtain approval of the installation method, such approval not to be unreasonably withheld. 
 Landlord’s consent to or approval of
any act by Tenant requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary Landlord’s consent to or approval of any subsequent act by Tenant. 
 Any waiver by Landlord of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of the Lease. 
 The Parties hereto have executed this Lease as of the dates set forth below. 
  

					
			
	 Date: August 25, 2003
	 		 	 Date: 8/29/03

	 Landlord: MV Plaza, Inc, a California Corporation
	 		 	 Tenant: Cendant Corporation, a Delaware Corporation

  

									
					
	By:	 	 /s/ Andrei Olenicoff
	 		 	 By:
	 	 /s/ Illegible

	 Name: Andrei Olenicoff
	 		 	 Name:
	 	
	 Title: Vice President, Asset Management
	 		 	 Title:
	 	

  

					
		  	22	  	
		  		  	

 ADDENDUM “A” 
  

			
	BY AND BETWEEN:	  	MV PLAZA, INC., CALIFORNIA CORPORATION
	AS LANDLORD; AND:	  	CENDANT CORPORATION, A DELAWARE CORPORATION
	AS TENANT	  	
	TO LEASE DATED:	  	

  

	1.	Options to Renew 

  

	 	(a)	Provided that Tenant is not in material default of this Lease at the time of the exercise of the Extension Option (as defined below) or at the expiration of the initial term
of this Lease, the Tenant shall have three (3) options to renew and extend this Lease (the “Extension Option”) for one term each of five (5) years (the “Renewal Term”), upon written notice to the Landlord delivered not
less than twelve (12) months before the expiration of the initial Lease Term. Upon the delivery of such notice by Tenant and subject to the conditions set forth in the preceding sentence, this Lease shall be extended without the necessity of
the execution of any further instrument or document; provided, however, that each party agrees to execute and deliver such further instruments or documents as the other party may reasonably request to memorialize or acknowledge the exercise of the
Extension Option. The Renewal Term shall commence upon the expiration of the initial term of this Lease, shall expire upon the anniversary of such date five (5) years thereafter, and be upon the same terms, covenants and conditions as provided
in this Lease for the initial Lease Term, except that (1) the Base Rent shall be ninety-five percent (95%) of the then prevailing fair market rental rate as of the commencement of the Renewal Term and (2) the Base Year shall be the
calendar year in which the particular Renewal Term commences. The determination of Fair Market Value shall factor in all market inducements given to a non-renewal tenant for comparable space in comparable buildings in Mission Viejo, calculated as of
the expiration date of the Lease and the basis of a new five year letting of the Premises, including, but not limited to, free rent, tenant improvements, expense stops, moving allowances, brokerage commissions, work allowances, etc.

  

	 	(b)	Rent. The prevailing fair market rental rate shall be ninety-five percent (95%) of the then going rate for comparable space in comparable buildings in Mission
Viejo. Landlord shall notify Tenant of Landlord’s good faith determination of prevailing fair market rental no later than one (1) month after Tenant’s exercise of the Extension Option. No later than one (1) month after Landlord
notifies Tenant of the prevailing fair market rental, Tenant shall notify Landlord whether Tenant accepts Landlord’s determination. If Tenant does not agree, Tenant and Landlord shall proceed pursuant to paragraph (c) below.

  

	 	(c)	Objection to Landlord’s Determination. In the event Tenant timely objects to the fair market rental rate submitted by Landlord, Landlord and Tenant shall attempt in good
faith to agree upon such fair market rental rate using their best good faith efforts. If Landlord and Tenant fail to reach agreement on such fair market rental rate within fifteen (15) days following Tenant’s notice that Tenant does not
accept landlord’s determination of the prevailing fair market rental rate, then each party shall submit a new determination of prevailing fair market rental rate to appraisal in accordance with (d) below. 

  

	 	(d)	Appraisal. Landlord and Tenant shall each appoint one (1) independent appraiser who shall by profession be a real estate broker who shall have been active over the five
(5) year period ending on the date of such appointment in the leasing of commercial properties in the Mission Viejo area. The determination of the appraisers shall be limited to solely the issue of whether Landlord’s or Tenant’s
submitted fair market rental rate for the Premises is the closest to the actual fair market rental rate for the Premises as determined by the appraisers, taking into account the requirements of this Section 1(a). Such decision shall be based
upon the projected prevailing fair market rental rate as of the commencement date of the Renewal Term. Each such appraiser shall be appointed within the fifteen (15) day period after Tenant’s notice that Tenant dogs not accept
Landlord’s determination. 

  

					
		  		  	
		  		  	

 ADDENDUM “A” 
 PAGE 2 
  

 (i) The two (2) appraisers so appointed shall within fifteen (15) days of the date of
appointment of the last appointed appraiser agree upon and appoint a third appraiser who shall be qualified under the same criteria set forth hereinabove for qualifications of the initial two (2) appraisers. 
 (ii) The three (3) appraisers shall within thirty (30) days of the appointment of the third appraiser reach a decision as to whether the parties
shall use Landlord’s or Tenant’s submitted fair market rental rate, and shall notify Landlord and Tenant thereof. 
 (iii) The
decision of the majority of the three (3) appraisers shall be binding upon Landlord and Tenant. If either Landlord or Tenant fails to appoint an appraiser within the time period specified in Paragraph (d) hereinabove, the appraiser
appointed by one of them shall reach a decision based upon the same procedures as set forth above (i.e., by selecting either Landlord’s or Tenant’s submitted fair market rental rate), and shall notify Landlord and Tenant thereof, and such
appraiser’s decision shall be binding upon Landlord and Tenant. 
 (iv) If the two (2) appraisers fail to agree upon and appoint a
third appraiser, both appraisers shall be dismissed and the matter to be decided shall be forthwith submitted to arbitration under the provisions of the American Arbitration Association, but based upon the same procedures as set forth above (i.e.,
by selecting either Landlord’s or Tenant’s submitted fair market rental rate). 
 (v) The cost of the appraisal (or arbitration if
required pursuant to Paragraph (d) (iv) shall be paid by the party whose submitted fair market rental rate is not accepted. 
 (vi)
It is further agreed that no brokerage commission will be due on any renewal of this Lease. Should either party wish to engage a broker to assist with this transaction, said party will pay the cost of the broker. 
  

	2.	EXTERIOR STORAGE 

 Tenant shall neither
store, nor permit to be stored any goods, machinery, merchandise, equipment, or any other items whatsoever in the parking lot or any other common area adjacent to the Building(s) or the Premises. Tenant may only place or store items wholly within
its leased Premises. 
  

	3.	TELEMARKETING LIMITATION 

 If Tenant uses any
portion of the Premises for telemarketing operations, Tenant understands and agrees its total number of employees shall not materially adversely impact the Project parking, or usage of the common areas, or exceed that which would be reasonably
expected for normal general office use in a facility of this size, and that non-compliance of these issues shall constitute a material breach of this Lease. 
  

	4.	START DATE AMENDMENT 

 Upon establishing a
fixed Commencement and Expiration Date for this Lease, an amendment shall be created defining said dates which will be attached hereto and will become hereof a part of the terms and conditions of this Lease. 
  

	5.	FIRST RIGHT OF REFUSAL 

 If during the Term
of this Lease, Landlord shall desire to lease additional space in the project (hereinafter called the “Offered Space”), Landlord shall submit to Tenant a Notice (hereinafter called the “Notice”) stating that Landlord is marketing
the space under certain terms and conditions (the “Offer”) therefore, and offering to Tenant the right to lease the Offered Space on the identical terms as are contained therein. Within fifteen (15) days after the giving of the Notice
(hereinafter called the “Offer Acceptance Period”), Tenant shall elect by giving notice to Landlord either to (i) lease the Offered Space on terms and conditions set forth in the Offer or (ii) waive its Right of First Refusal,
subject to reinstatement only as provided below. If Tenant shall fail to respond within the Offer Acceptance Period, Tenant shall be deemed to have rejected the Offer. If Tenant declines to accept the Offer, or fails to deliver notice of acceptance
of the Offer on or before the expiration of the Offer Acceptance Period, Landlord may proceed to lease the Offered Space to a third party tenant upon the terms and conditions set forth in the Offer. If Landlord is unable to consummate a lease of the
Offered Space to a third party tenant on the terms and provisions of the Offer within sixty (60) days following the date on which Tenant declined the Offer, then Tenant’s Right of First Refusal shall be reinstated. If Tenant shall have
elected to lease the Offered Space pursuant to the Right of First Refusal, Landlord and Tenant shall promptly proceed in good faith to enter into an amendment to lease for the Offered Space on terms and conditions consistent with the Offer and
reasonably satisfactory to the parties. Landlord’s obligations as set forth in this Section shall continue as long as there exists vacant space in the Building. 
  

 ADDENDUM “B” 
  

			
	BY AND BETWEEN:	  	MV PLAZA, INC.. CALIFORNIA CORPORATION
		
	 AS LESSOR; AND:
 AS LESSEE
	  	Cendant Corporation, a Delaware Corporation
		
	 TO LEASE DATED:
	  	July 3, 2003

  

	1.	No sign, placard, picture, advertisement, name or notice shall be inscribed, displayed or printed or affixed on or to any part of the outside or inside of the Building without the
written consent of Lessor not to be unreasonably withheld and subject to lease signage criteria. Lessor shall have the right to remove and destroy any such sign, placard, picture, advertisement, name or notice without notice to and at the expense of
Lessee. 

 All approved signs or lettering on doors shall be printed, painted, affixed or inscribed at the expense of Lessee by
a person approved by the Lessor. 
 Lessee shall not place anything or allow anything to be placed near the glass of any window, door,
partition or wall which may appear unsightly from outside the Premises; provided, however, that the Lessor may furnish and install a Building standard window covering at all exterior windows. Lessee shall not without prior written consent of Lessor
cause or otherwise install sunscreen on any window. 
  

	2.	The sidewalks, halls, passages, exits, entrances, elevators and stairways, driveways, and parking areas shall not be obstructed by lessees or used by them for any purpose other than
for ingress and egress from their respective premises. 

  

	3.	Lessee shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the Premises, without prior written consent of Lessor and subsequent
delivery of a duplicate key to Lessor. 

  

	4.	The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed and no foreign substance of any kind
whatsoever shall be thrown therein and the expense of any breakage, stoppage, or damage resulting from the violation of this rule shall be borne by the lessee who, or whose employees or invitees shall have caused it. 

  

	5.	Lessee shall not overload the floor of the Premises or in any way deface the Premises or any part thereof. 

  

	6.	Lessee shall not use, keep or permit to be used or kept any foul or noxious gas or substances in the Premises, or permit or suffer the Premises to be occupied or used in a manner
offensive or objectionable to the Lessor or other occupants of the Building by reason of noise, odors and/or vibrations, or interfere in any way with other lessees or those having business therein, nor shall any animals or birds be brought in or
kept in or about the Premises or the Building 

  

	7.	No cooking except for normal employee meal preparation shall be done or permitted by any Lessee on the Premises, nor shall the Premises be used for washing clothes, for lodging, or
for any improper, objectionable or immoral purpose. 

  

	8.	Lessee shall not keep in the Premises or the Building any kerosene, gasoline or inflammable or combustible fluid or material, or use any method of heating or air conditioning other
than that supplied or approved in writing by the Lessor. 

  

	9.	Lessor will direct electricians as to where and how telephone and telegraph wires are to be introduced. No boring or cutting for wires will be allowed without the consent of the
Lessor. The locations of telephones, call boxes and other office equipment affixed to the Premises shall be subject to the approval of Lessor. 

  

	10.	Lessor reserves the right to exclude or expel from the Building any person who, in the judgment of Lessor, is intoxicated or under the influence of liquor or drugs, or who shall in
any manner do any act in violation of any of the rules and regulations of the Building. 

  

	11.	Lessee shall not disturb, solicit, or canvass any occupant of the Building and shall cooperate to prevent same. 

  

	12.	Without the written consent of Lessor, Lessee shall not use the name of the building in connection with or in promoting or advertising the business of Lessee except as Lessee’s
address. 

  

	13.	Lessor shall have the right to control and operate the public portions of the Building, and the public facilities, and heating and air conditioning, as well as facilities furnished
for the common use of the lessees, in such manner as it deems best for the benefit of the Lessees generally. 

  

	14.	 All garbage and refuse shall be placed by Lessee in the containers at the location prepared by Lessor for refuse collection, in the manner and at the times and
places specified by Lessor. Lessee shall not burn any trash or garbage of any kind in or about the Leased Premises or the Business Park. All cardboard boxes must be “broken down” prior to being placed in the trash container. All styrofoam
chips must be bagged or otherwise contained prior to placement in the trash container, so as not to constitute a nuisance. Pallets may not be disposed of in the trash bins or enclosures. It is the Lessee’s responsibility to dispose of pallets
by alternative means. 

  

	 	 
Should any garbage or refuse not be deposited in the manner specified by Lessor, Lessor may after three (3) hours verbal notice to Lessee, take whatever
action necessary to correct the infraction at Lessee’s expense. 

  

	15.	No aerial antenna shall be erected on the roof or exterior walls of the Leased Premises, or on the grounds, without in each instance, the written consent of Lessor first
being obtained. Any aerial or antennae so installed without such written consent shall be subject to removal by Lessor at any time without notice. 

  

	16.	No loud speakers, televisions, phonographs, radios or other devices shall be used in a manner so as to be heard or seen outside of the Leased Premises or in neighboring space
without the prior written consent of Lessor. 

  

	17.	The outside areas immediately adjoining the Leased Premises shall be kept clean and free from dirt and rubbish by the Lessee, to the satisfaction of the Lessor, and Lessee shall not
place or permit any obstruction or materials in such areas. No exterior storage shall be allowed. 

  

	18.	Lessee shall use at Lessee’s cost such pest extermination contractors as Lessor may direct and at such intervals as Lessor may require. 

 ADDENDUM “C” 
  

			
	 BY AND BETWEEN:
	  	MV PLAZA, INC., CALIFORNIA CORPORATION
		
	 AS LANDLORD; AND:
	  	Cendant Corporation, a Delaware Corporation
		
	 AS TENANT
	  	
		
	 TO LEASE DATED:
	  	July 3, 2003

 ANNUAL RENT ADJUSTMENT 
 It is intended that the rent will escalate by $0.05 per square foot per month annually. 
 Beginning on the 1st day of the 13th month through the last day of the 24th month, the Base Monthly Rent shall be $206,615.20*,
excluding operating expense increases, if any. 
 Beginning on the 1st day of the 25th month through the last day of the 36th month, the Base Monthly Rent shall be $211,311.00*, excluding operating expense increases, if any. 
 Beginning on the 1st day of the
37th month through the last day of the 48th month, the Base Monthly Rent shall be $216,006.80*, excluding operating expense increases, if any. 
 Beginning on the 1st day of the
49th month through the last day of the 60th month, the Base Monthly Rent shall be $220,702.60*, excluding operating expense increases, if any. 
 Beginning on the 1st day of the
61th month through the last day of the 72th month, the Base Monthly Rent shall be $225,398.40*, excluding operating expense increases, if any. 
 Beginning on the 1st day of the
73th month through the last day of the 84th month, the Base Monthly Rent shall be $230,094.20*, excluding operating expense increases, if any. 
 Beginning on the 1st day of the
85th month through the last day of the 96th month, the Base Monthly Rent shall be $234,790.00*, excluding operating expense increases, if any. 
 Beginning on the 1st day of the
97th month through the last day of the 108th month, the Base Monthly Rent shall be $239,485.80*, excluding operating expense increases, if any. 
 Beginning on the 1st day of the
109th month through the last day of the 120th month, the Base Monthly Rent shall be $244,181.60*, excluding operating expense increases, if any. 
 *Note: Rent in years 2-10 is subject to adjustment based on actual operating expenses incurred in year 1 in excess of the budget pursuant to
Section 2(b) of the Lease. 
  

 27Agreement of Lease, dated as of 8/11/1997

 Exhibit 10.15 
 AGREEMENT OF LEASE 
 between 
 MMP REALTY, LLC 
 (the “Lessor”) 
 and 
 HFS MOBILITY SERVICES, INC.

 (the “Lessee”) 
 For Premises Located And To Be Located At: 
 40 Apple Ridge Road 
 Danbury, Connecticut 
 Dated: August
11, 1997 

 TABLE OF CONTENTS 
  

					
	 1.
	  	DEFINITIONS	  	1
			
	 2.
	  	DEMISE	  	12
			
	 3.
	  	USE AND COMPLIANCE	  	17
			
	 4.
	  	LESSOR’S WORK	  	19
			
	 5.
	  	FIXED RENT	  	23
			
	 6.
	  	ADDITIONAL RENT	  	26
			
	 7.
	  	INSURANCE AND INDEMNITY	  	28
			
	 8.
	  	LESSOR’S RIGHT OF ENTRY	  	31
			
	 9.
	  	REPAIRS AND MAINTENANCE	  	32
			
	 10.
	  	ALTERATIONS	  	34
			
	 11.
	  	DAMAGE AND DESTRUCTION	  	36
			
	 12.
	  	SIGNS	  	38
			
	 13.
	  	UTILITIES	  	38
			
	 14.
	  	EMINENT DOMAIN	  	39
			
	 15.
	  	ASSIGNMENT AND SUBLETTING	  	40
			
	 16.
	  	LESSEE’S DEFAULT, REMEDIES	  	42
			
	 17.
	  	QUIET ENJOYMENT	  	44
			
	 18.
	  	HOLDING OVER	  	44
			
	 19.
	  	LESSEE’S PROPERTY	  	44

					
			
	 20.
	  	NOTICE	  	45
			
	 21.
	  	SATELLITE EQUIPMENT	  	46
			
	 22.
	  	BROKERAGE	  	47
			
	 23.
	  	PARKING AND ACCESS ROADS	  	47
			
	 24.
	  	LESSOR’S COVENANTS, REPRESENTATIONS AND INDEMNIFICATION	  	48
			
	 25.
	  	WAIVER	  	50
			
	 26.
	  	SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE	  	50
			
	 27.
	  	ESTOPPEL CERTIFICATE	  	51
			
	 28.
	  	NOTICE OF LEASE	  	52
			
	 29.
	  	DEFINITION OF LESSOR	  	52
			
	 30.
	  	LIMITATION ON LIABILITY	  	53
			
	 31.
	  	TERMS AND HEADINGS	  	54
			
	 32.
	  	INVALIDITY	  	55
			
	 33.
	  	LEGAL FEES	  	55
			
	 34.
	  	ACCORD AND SATISFACTION	  	55
			
	 35.
	  	BINDING EFFECT	  	56
			
	 36.
	  	ENTIRE AGREEMENT AND GOVERNING LAW	  	56
			
	 37.
	  	GUARANTY OF LEASE	  	56
			
	 38.
	  	ARBITRATION PROVISIONS	  	57

 THIS AGREEMENT OF LEASE, entered into this 11 day of August, 1997 by and among MMP REALTY,
LLC, a Connecticut limited liability company, with an address at 7 Finance Drive, Danbury, Connecticut 06810 (the “Lessor”) and HFS MOBILITY SERVICES, INC, a Delaware corporation having its principal place of business at
40 Apple Ridge Road, Danbury, Connecticut 06810 (the “Lessee”) 
 W I T N E S S
E T H: 
  

	1.	DEFINITIONS. 

 1.1. As used in this Lease
(including all Exhibits attached hereto, all of which shall be deemed to be part of this Lease as fully set forth herein) the following words and phrases shall have the meaning indicated: 
 (i) “Additional Rent”: All amounts payable by Lessee to Lessor under this Lease other than Fixed Rent, whether or not expressly
stated to constitute Additional Rent. 
 (ii) “Affiliate(s)”: As to any Person, any other person which Controls or
is under common Control with, or is Controlled by such Person. 
 (iii) “Budget”: The budget to be prepared by
Lessor with respect to the itemized cost of carrying out Lessor’s Work and Extra Work, and for purposes of calculating Change Costs (as defined in the Work Letter Agreement attached hereto as Exhibit C). The Budget is attached to the Work
Letter Agreement as Schedule 1 thereto. Any changes to the 

 
Budget shall be approved in advance by Lessee, which approval shall not be unreasonably withheld or delayed. 
 (iv) “Building”: The Existing Building as extended pursuant to Lessor’s Work which, pursuant to the Plans and
Specifications, shall contain approximately 229,500 rentable square feet (subject to confirmation and adjustment after Substantial Completion as provided in Section 5.2 below). 
 (v) “Business Day”: Any day other than: 
 (a) A Saturday or Sunday; or 
 (b) A federal or a State of Connecticut holiday. 
 (vi) “Capital Expense(s)”: Any
expense incurred with respect to any improvements or repairs carried out or to be carried out at the Premises, or any part thereof, which under generally accepted accounting principles consistently applied by Lessee would be classified as
improvements or repairs of a capital nature. 
 (vii) “Control(s) (led)”: The ability to direct the management,
affairs and operation of any entity. 
 (viii) “Defects”: Any and all faults, deficiencies and/or defects in the
design, workmanship or materials constituting Lessor’s Work, Extra Work or any other repair, construction or warranty work which Lessor performs or for which Lessor is responsible under this Lease. 
 (ix) “Environmental Laws” means: all federal, state and local environmental statutes and ordinances, and any rule or regulation
promulgated thereunder, and any order, standard, interim regulations, moratorium, policy or guideline of any federal, state or 

  

 2 

 
local government, department or agency pertaining thereto, including without limitation the Comprehensive Environmental Response, Compensation and Liability
Act of 1980, the Clean Water Act, the Clean Air Act, the Toxic Substances Control Act, the Occupational Safety and Health Act, the Federal Insecticide, Fungicide and Rodenticide Act, the Marine Protection, Research and Sanctuaries Act, the National
Environmental Policy Act, the Noise Control Act, the Safe Drinking Water Act, the Resource Conservation and Recovery Act, the Hazardous Materials Transportation Act, the Refuse Act, and all state and local counterparts of related statutes, laws,
regulations, and orders and treaties of the United States. Any reference in this Lease to any such Environmental Laws or provision thereof, shall be deemed to include any amendment, extension or successor thereof, whether or not expressly so stated.

 (x) “Excusable Delay”: A delay, obstruction or interference in Lessor’s Work caused by any of the following,
provided such cause is beyond Lessor’s reasonable control and not caused by Lessor’s negligence or willful act, or the negligence or willful act of Lessor’s agents, employees or contractors, or financial hardship: 
 (a) Acts of God; 
 (b) Fire, earthquake, explosion, landslide, lightning, flood or other casualty; 
 (c) Epidemic; 
 (d) Strikes or other labor disputes; 
 (e) Riots, civil disturbance, insurrection, enemy action, or war; 
 (f) Embargoes or
blockades; 
  

 3 

 (g) The unavailability of materials specified by Lessee (or comparable substitutes
therefor which would not result in any change in either the Plans and Specifications or the Budget) within a reasonable time period or of specialist laborers required to complete specific parts of Lessor’s Work; 
 (h) Injunctions, orders or any regulations of any Governmental Entity, and any failure of any Governmental Entity or agent to act within
any customary time frame; 
 (i) Unreasonable interference with Lessor’s Work caused by any improvements being carried
out by Lessee or Lessee’s contractors, concurrent with Lessor’s Work, provided Lessor has given Lessee immediate notice of any such interference; 
 (j) Any request for Extra Work made by Lessee and performed by Lessor, which has the effect of delaying Lessor’s Work; or 
 (k) Temporary interruption or failure of any utilities (unless caused by Lessor) necessary in connection with Lessor’s Work,

 provided that in the event of any of the above, Lessor shall give a written notice to Lessee, briefly describing the delay and estimating
the duration thereof accompanied by copies of all documentation and other information in Lessor’s possession relating to any such interruption or failure (the “First Delay Notice”) within three (3) Business Days after Lessor
receives notice or otherwise becomes aware that the delay has commenced or can be expected to commence. If within five (5) Business Days after the estimated duration of the delay as set out in the First Delay Notice, Lessee shall make a written
request to Lessor for additional information with respect to the delay in question, then Lessor shall give a second notice to Lessee (the “Second Delay 

  

 4 

 
Notice”) within three (3) Business Days which shall specify in as much detail as reasonably practicable (a) the date when the delay began,
(b) the cause of the delay and (c) the duration of the delay. The Second Delay Notice shall include any documents and other information in Lessor’s possession relating to the delay, which Lessee reasonably requests. Further, if a
delay continues beyond the estimated duration specified in the First Delay Notice, then upon periodic requests by Lessee for information relative to the delay in question, Lessor shall keep Lessee reasonably apprised of the status of the matter and
shall furnish Lessee with any documents or information in Lessor’s possession relating thereto. Notwithstanding any of the foregoing, Lessor shall take all actions within Lessor’s reasonable control (which may include the incurring of
reasonable expenses by Lessor) to minimize and ameliorate any loss of time due to such delay. In the event that Lessee shall dispute whether the delay is an Excusable Delay, then Lessee shall, within three (3) Business Days after receipt of the
First Delay Notice, give Lessor or its attorney written notice of such dispute, and the reasons therefor (the “Dispute Notice”) and failure by Lessee to so notify Lessor or its attorney of any such dispute shall be deemed a waiver by
Lessee of Lessee’s right to dispute the same, except insofar as the substance of Lessee’s grounds for any such dispute is a continuing condition during the period of the alleged Excusable Delay, then for so long as the condition and the
delay continue, Lessee shall be entitled to serve a Dispute Notice and the prior failure to serve a Dispute Notice shall only be deemed a waiver up to the date on which a Dispute Notice is delivered to Lessor and in any event, such failure shall not
affect any other rights of Lessee under the Lease. 
 (xi) “Existing Building”: The three-story building containing
approximately 92,500 rentable square feet located at 40 Apple Ridge Road, Danbury, Connecticut. 
  

 5 

 (xii) “Existing Lease”: The lease of the Existing Building dated
February 25, 1993 and granted by Seymour R. Powers, Trustee, Alice Powers, Melvyn J. Powers, Union Trust Company and Melvyn J. Powers, Trustees and Pow-Dan II Corporation as “Lessor” to PHH Homequity Corporation as “Lessee”
with Seymour R. Powers as “Limited Guarantor”. 
 (xiii) “Extra Work”: Work which is not within the scope
of Lessor’s Work as at the date hereof and which Lessee requests that Lessor perform as Lessor’s Work during the carrying out of the same, whether or not a modification of existing Lessor’s Work, or an addition thereto. 
 (xiv) “Fee Mortgagee”: Any holder of a loan secured by a mortgage on, or deed of trust with respect to, Lessor’s fee simple
estate in the Premises or any part thereof, now or hereafter existing. 
 (xv) “Final Completion”: Substantial
Completion has occurred, and all of the following have also occurred: 
 (a) All Punch List Work has been completed in a good
and workmanlike manner and in accordance with this Lease; 
 (b) Lessor’s Work is free from Defects; 
 (c) A permanent and unconditional (or, if conditional, all conditions shall have been satisfied) Certificate of Occupancy shall have been
issued with respect to the Building; 
  

 6 

 (d) Lessor shall have removed from the Premises all items and materials utilized in the
completion of Lessor’s Work, so that the same are clean and suitable for the conduct of Lessee’s business. 
 (xvi)
“Final Completion Date”: Not later than sixty (60) days after the date upon which Substantial Completion occurs, which date shall be extended by one day for each day of Excusable Delay, occurring after the Rent Commencement Date.

 (xvii) “Fixed Rent”: The annual rent referred to in Section 5 of this Lease. 
 (xviii) “Governmental Entity”: Any federal, state, county, village, township or local government or quasi-government agency,
department, office, board or bureau having jurisdiction over the Premises or any portion thereof. 
 (xix) “Initial
Term”: A period of ten (10) years, commencing upon the Rent Commencement Date. 
 (xx) “Laws”: All laws,
statutes, ordinances, rules, regulations, orders, restrictions and other requirements of any Governmental Entities, present or future, having jurisdiction over or affecting the Premises or the terms and conditions of this Lease, including, without
limitation, the Americans with Disabilities Act, and Environmental Laws, as the same may be amended from time to time. 
 (xxi) “Lease Year”: 
 (a) The twelve (12) month period commencing on the Rent Commencement Date; and

  

 7 

 (b) Each twelve (12) month period commencing on each anniversary of such date.

 (xxii) “Lessee’s Architect”: The architect and/or engineer or other consultants that Lessee may designate
from time to time to monitor completion of Lessor’s Work on behalf of Lessee. 
 (xxiii) “Lessee’s Delay”:
A delay, obstruction, or interference in Lessor’s Work caused mainly by any of the following: 
 (a) Unreasonable
interference with Lessor’s Work caused by any improvements being carried out by Lessee p+l0Xor Lessee’s contractors, concurrent with Lessor’s Work; or 
 (b) Any request for Extra Work made by Lessee and performed by Lessor, which should reasonably and does actually have the effect of
delaying Lessor’s Work. 
 (xxiv) “Lessee’s Fit-Up Credit”: The sum of $250,000.00 to be given by Lessor
to Lessee upon the Rent Commencement Date, subject to the provisions of Section 4.6 below. 
 (xxv) “Lessor’s
Architect”: Stephen Griss Associates or such other architect and/or engineer that Lessor may designate from time to time (subject to the approval of Lessee, which approval shall not be unreasonably withheld) to monitor completion of
Lessor’s Work on behalf of Lessor. 
 (xxvi) “Lessor’s Work”: The extension of the Existing Building to be
carried out by Lessor, which improvements are more particularly set out in the Plans and Specifications, copies of which are attached hereto as Exhibit B and made a part hereof, duplicate 

  

 8 

 
copies of which have been initialed and dated by Lessor and Lessee for identification. Lessor shall carry out Lessor’s Work in accordance with
(1) the terms of the Work Letter Agreement attached hereto as Exhibit C and made a part hereof, and the Budget attached thereto, and (2) the Plans and Specifications. Lessor’s Work shall be subject to the approval of Lessee’s
Architect. Lessee may request minor changes to Lessor’s Work and such changes shall not constitute Extra Work, but shall be deemed part of Lessor’s Work, so long as there is no change in the overall Budget and such changes would not
reasonably be expected to cause a delay in the Substantial Completion Date. If such changes would increase the Budget or cause such a delay in the Substantial Completion Date, Lessee may elect to proceed with such changes, provided it pays any
incremental cost therefor and further provided that any additional time required to complete said changes shall be considered Lessee’s Delay for purposes of determining whether the Substantial Completion Date has been met by Lessor and in
determining the Rent Commencement Date. 
 (xxvii) “Permits”: All licenses, permits and other written authorizations
necessary to permit the carrying out of Lessor’s Work and the use and occupancy of the Premises by Lessee for the use permitted hereunder upon Substantial Completion thereof, in full compliance with the Laws. 
 (xxviii) “Person”: A natural person, a partnership, a corporation or any other form of business or legal association or entity.

 (xxix) “Premises”: The real property more particularly described in Exhibit A attached hereto and made a part
hereof, together with all improvements now or hereafter constructed thereon including, without limitation, the Building. 
  

 9 

 (xxx) “Punch List Work”: Minor items of construction, installation, repair,
replacement, finish or adjustment constituting part of Lessor’s Work (including Minor Defects) which: 
 (a) Do not,
except to a de minimis extent, impair the use and occupancy of the Premises or the Building for normal business purposes; 
 (b) Are not required by any Laws or any Permits to be completed as a condition to the use and occupancy thereof; and 
 (c) Do not arise mainly as a result of the fault or negligence of Lessee, or Lessee’s employees, agents or contractors. 
 The
Punch List Work shall be identified on a floor-by-floor basis and shall be done at Lessor’s expense, and the items to be included as Punch List Work shall be agreed upon jointly by Lessor’s Architect and Lessee’s Architect.

 (xxxi) “Real Estate Taxes”: All taxes, assessments, water and sewer rents, and other charges levied upon the
ownership of the Premises by any public or quasi-public authority having jurisdiction. Subject to Section 6.7 below, Real Estate Taxes shall not include any inheritance, estate, succession, transfer, gift, franchise, corporation, income or
profit tax, or capital levy or taxes, license fees or other charges on the Rent received by Lessor. 
 (xxxii) “Renewal
Term”: Any of the additional terms of five (5) years, in the event that the Tenant exercises Tenant’s option for the same pursuant to the provisions of Section 2.2 below. 
 (xxxiii) “Rent”: The Fixed Rent and all Additional Rent together. 
  

 10 

 (xxxiv) “Rent Commencement Date”: The Substantial Completion Date, or if later,
the actual date of Substantial Completion, provided that in the event that Substantial Completion is delayed due mainly to Lessee’s Delay, then the Rent Commencement Date shall be the date on which Substantial Completion would have occurred but
for such Lessee’s Delay, as shall be agreed between Lessee’s Architect and Lessor’s Architect. 
 (xxxv)
“Substantial Completion”: 
 (a) Lessor’s Work has been completed in a good and workmanlike manner and in
accordance herewith, including (without limitation) Exhibit B and Exhibit C, except for Punch List Work; 
 (b) A final and
permanent Certificate of occupancy (subject only to the completion of Punch List Work) permitting the use of the Building and the Premises by Lessee has been issued by City of Danbury; and 
 (c) Lessor’s Architect and Lessee’s Architect have jointly agreed in writing that Substantial Completion has occurred.

 (xxxvi) “Substantial Completion Date”: August 1, 1998, which date shall be extended by one (1) day for
each day of Excusable Delay. 
 (xxxvii) “Term”: The Initial Term, together with each exercised Renewal Term.

 Certain other words and phrases are defined elsewhere in this Lease, and are indicated by the use of initial capital letters. 

 

 11 

	2.	DEMISE. 

 2.1. Subject to the provisions of
Section 2.2 below, in consideration of the Rent hereby reserved and the covenants herein contained and on the part of Lessee to be paid, performed and observed, Lessor does hereby demise and lease unto Lessee, and Lessee hereby hires from
Lessor, the Premises, for the duration of the Initial Term, unless sooner terminated pursuant to any of the conditions of limitation or other provisions of this Lease or pursuant to law. 
 2.2. Notwithstanding the provisions of Section 2.1 above, it is hereby agreed, stipulated and understood between Lessor and Lessee that this Lease
and the obligations of Lessor and Lessee hereunder are expressly conditioned upon Lessor’s compliance with each of the following (the “Conditions Precedent”): 
 (a) Lessor obtaining good and marketable title (according to the standards of title espoused by the Connecticut Bar Association) to the
Premises; 
 (b) Lessor obtaining a construction loan in an amount of not less than $11,500,000.00 from a bank, insurance
company or other such financial institution, for the purpose of carrying out Lessor’s Work (the “Construction Loan”), the commitment for which (the “Construction Loan Commitment”) shall provide for loan documentation
containing (inter alia) the following provisions: 
  

	 	(i)	 Lessor’s obligation to deliver a performance bond to Fee Mortgagee in an amount not less than $14,375,000.00 (if the Construction Loan Commitment does not
require such a bond, Lessor 

  

 12 

	 	 
shall provide such a bond directly to Lessee from a surety reasonably acceptable to Lessee); 

  

	 	(ii)	Fee Mortgagee’s waiver of any requirement to escrow real estate taxes or insurance; 

  

	 	(iii)	Fee Mortgagee’s (a) acknowledgment of (1) Lessee’s Fit-Up Credit, (2) sums certain to be paid by Lessor to Lessee for carpeting and painting, and
(3) any other monies to be paid by Lessor to Lessee in cash, by rent credit or otherwise, and (b) agreement that its lien on the Premises shall be subordinate to each of the foregoing (which, if not paid, may be taken by Lessee as a credit
against rent due under the lease); and 

  

	 	(iv)	Fee Mortgagee’s agreement that it shall enter into Subordination, Non-disturbance and Attornment Agreements (substantially similar in form to the one to be entered into with
Lessee, with appropriate modifications) with any subtenants or assignees of Lessee contemporaneously with lessee’s execution of any such sublease or assignment; and 

  

 13 

 (c) Lessor obtaining approval for variance, zoning, parking and all other necessary
Permits for the carrying out of Lessor’s Work from any applicable Governmental Entity. 
 Lessor shall provide Lessee with a title search or title
commitment for the Premises (the “Title Commitment”) within five (5) business days from the date this Lease is fully executed. Lessee shall have a period of five (5) business days from its receipt of the Title Commitment to
review and approve same. If the status of title to the Premises is not reasonably acceptable to Lessee, Lessee may terminate this Lease by delivering written notice of such termination to Lesser by the end of the second five (5) business day
period referenced above. In addition, Lessor shall provide Lessee with a copy of a term sheet for the Construction Loan (the “Term Sheet”) on or before August 28, 1997. The Term Sheet shall outline the general terms of the
Construction Loan and shall be subject to customary commercial due diligence by the lender. Lessee shall have a period of five (5) business days from its receipt of the Term Sheet to review and approve same. If the Term Sheet is not reasonably
acceptable to Lessee, Lessee may terminate this Lease by delivery of written notice of such termination to Lessor by the end of said five (5) business day period. On or before September 15, 1997, Lessor shall provide Lessee with a copy of
the Construction Loan Commitment. If the Construction Loan Commitment is not reasonably acceptable to Lessee, Lessee may terminate this Lease by delivery of written notice of said termination to Lessor by 5:00 p.m. on Friday, September 19,
1997. The Construction Loan Commitment shall be deemed acceptable to Lessee if it meets the requirements set forth in subparagraph (b) above, contains customary commercial mortgage loan closing requirements (such as survey, title insurance,
hazard insurance, opinion letters, borrower entity authorizations and the like), is unconditional (except 

  

 14 

 
for the above-referenced closing requirements) and provides for a closing date not later than September 22, 1997. 
 The Conditions Precedent set forth in subparagraphs (a), (b) and (c) above must be satisfied on or before September 22, 1997, time being
of the essence, failing which (1) either Lessor or Lessee may terminate this Lease by delivering written notice of such termination to the other in accordance with the provisions of Section 20 below, whereupon this Lease shall be null and
void and of no further effect, so that neither Lessor nor Lessee shall have any further rights, duties or obligations hereunder, or (2) if neither party elects to terminate this Lease, Lessee may elect to have this Lease remain in effect,
provided, however, that if Substantial Completion shall not have occurred on or prior to August 11, 1998, then for each day that completion of the Conditions Precedent is delayed beyond September 22, 1997, the Completion Delay Penalty
(defined in Section 4.1 below) shall be $6,800.00 per day rather than $4,386.00 per day provided for in Section 4.1 below. Notwithstanding Lessee’s election to have this Lease remain in effect, if the Conditions Precedent have not
been satisfied by October 31, 1997, either party may terminate this Lease as provided above. 
 2.3. It is hereby agreed, stipulated and
understood that “Lessor” is currently the successor “Lessor” pursuant to the Existing Lease and that “Lessee” is currently the successor “Lessee” pursuant to the Existing Lease and that the Existing Lease with
respect to the Existing Building is currently in full force and effect. It is further agreed, stipulated and understood between Lessor and Lessee that: 
 (a) Upon the Rent Commencement Date, the Existing Lease shall automatically terminate and thereafter be null and void and of no further force or effect, so that 

  

 15 

 
neither Lessor nor Lessee nor any other party shall have any further rights, duties or obligations thereunder, which shall include (without limitation) the
“Limited Guarantor”, and the Guaranty shall thereupon be returned to the Limited Guarantor. Until the Rent Commencement Date, the Existing Lease shall continue in full force and effect upon the terms and conditions therein contained, and
as of the Rent Commencement Date, an appropriate apportionment (based upon the number of days in the month) shall be made between the “Rent” payable pursuant to the Existing Lease and the Rent due hereunder; provided that 
 (b) In the event that prior to the Rent Commencement Date, this Lease shall be terminated pursuant to the provisions of Section 2.2
above, or for any other reason whatsoever, other than in accordance with Section 4.3 below, then the Existing Lease shall continue in full force and effect upon the terms and conditions therein contained, and the provisions of this Lease prior
to such termination shall not be construed as in any way modifying the obligations of Lessor and Lessee thereunder. 
 2.4. Tenant shall have
the option to renew this Lease for three (3) consecutive Renewal Terms, each of five (5) years’ duration, provided that: 
 (a) at the time of the exercise of this option, Tenant shall not be in material default in the performance of any of the terms, occurrences or conditions herein contained with respect to Notices of Default being given
hereunder (to the extent required) and which default has not been remedied within any applicable grace period (for purposes hereof, and without limiting the determination of any other default as a “material default”, non-payment of Rent
shall be deemed a “material default”); 
  

 16 

 (b) Tenant shall exercise this option by notifying Landlord of Tenant’s election to
accept the same at least twelve (12) months prior to the expiration of the Initial Term, or, if appropriate, the first Renewal Term and the Second Renewal Term; and 
 (c) Each Renewal Term shall be on identical terms, occurrences or conditions as contained in this Lease, and the Fixed Rent shall be as
set forth in Sections 5.1(c), (d) and (e) below. 
  

	3.	USE AND COMPLIANCE. 

 3.1.
Lessee may use the Premises for any legally permitted use provided that Lessee shall not permit, allow or cause any obnoxious, disturbing or offensive odors, fumes, gas, noise, or any smoke, dust, steam or vapors, or allow unlawful sound or
vibration, to originate in or to be emitted from the Building and/or the Premises, or use the Premises in any other manner which would materially detract from the value or character of the Premises or the business park in which the Premises are
situated. 
 3.2. Lessor shall, at Lessor’s sole cost and expense, be responsible for ensuring that portion of the Building and the
Premises to be constructed and/or improved (as appropriate) pursuant to Lessor’s Work, as well as any portion of the Existing Building affected by Lessor’s Work, comply with all Laws enacted prior to the Final Completion Date. Provided
that Lessor shall comply with said obligation, Lessee shall thereafter be responsible for ensuring that the Premises and the Building remain in compliance with all Laws, and in particular (but without prejudice to the generality of the foregoing),
Lessee shall be responsible for ensuring that the Premises and the Building remain in compliance with all Laws where the need for such 

  

 17 

 
compliance arises as a result of Lessee’s particular use of the Premises and/or the Building, whether or not herein permitted. Notwithstanding the
foregoing, during the last three years of the Initial Term, the cost of all Capital Expenses necessary to comply with Lessee’s obligations under this Section 3.2 shall be borne 60% by Lessee and 40% by Lessor. In addition, during each
exercised Renewal Term, Lessee shall be responsible only for that portion of the cost of such Capital Expenses computed by amortizing such cost over the term allowed by generally accepted accounting principles (“GAAP”) and pro-rating said
amount over the number of years remaining in the then current Renewal Term. If Lessee subsequently exercises one or more additional Renewal Terms, the pro-ration will continue so as to include those years allocable to such additional Renewal Terms,
but only until the amortization period has been fully utilized. For example, if a Capital Expense is incurred in the first year of the first Renewal Term and GAAP amortizes such cost over eight (8) years, then Lessee shall be responsible for
l/8th of such cost in each of the four (4) years remaining in the first Renewal Term. If Lessee then exercises the second Renewal Term, it will be responsible for l/8th of such cost in each of the first four (4) years only of the second
Renewal Term, for a total of eight (8) years of payments. As an additional example, if the GAAP amortization period is twenty (20) years, and the cost is incurred in the first year of the second Renewal Term, Lessee shall be responsible
for l/20th of such cost in each of the four (4) years remaining in the second Renewal Term. If Lessee exercises the third Renewal Term, it will be responsible for l/20th of such cost in each of the five (5) years of the third Renewal Term,
so Lessee will have paid 9/20ths of such cost in total. In said example, the remaining unpaid cost (11/20ths) shall be Lessor’s responsibility. 
  

 18 

	4.	LESSOR’S WORK. 

 4.1.
Lessor, at Lessor’s sole cost and expense shall obtain all Permits required for Lessor’s Work, and assuming the same are duly obtained by Lessor (so that this Lease is not terminated in accordance with the provisions of Section 2.2
above), shall carry out Lessor’s Work in a good and workmanlike manner using first class materials, and in accordance with all Laws, and as expeditiously as reasonably possible, and in any event shall do everything possible (a) to provide
Lessee access to the first floor of the extension to the Building on or before May 18, 1998, to the second floor on or before May 25, 1998, to the third floor on or before June 1, 1998, and to the fourth floor on or before
June 8, 1998, so that Lessee may carry out Lessee’s fit-up work prior to the Substantial Completion Date (the foregoing dates being referred to individually as an “Access Date” and collectively as the “Access Dates”),
(b) to accomplish Substantial Completion on or before the Substantial Completion Date, and (c) to accomplish Final Completion on or before the Final Completion Date. If Lessor fails to meet any of the Access Dates, provided such failure is
not caused by Lessee’s Delay, the number of days Lessor is late in meeting any such Access Date shall cause a corresponding reduction in the number of days constituting Excusable Delay to which Lessor would otherwise be entitled, if any. In the
event that Substantial Completion shall not have occurred on or prior to August 11, 1998, then for each day thereafter up to Substantial Completion or termination of this Lease pursuant to Section 4.3 below (whichever first occurs) Lessor
shall be subject to a penalty (the “Construction Delay Penalty”) of $4,386.00, the aggregate amount of which shall be paid to Lessee by way of an offset against the first installment or installments (as appropriate) of Rent due hereunder
or, if this Lease is 

  

 19 

 
terminated by Lessee, by way of a lump sum payment to Lessee made within five (5) business days after such termination. 
 4.2. If Lessee shall desire Extra Work, then Lessee shall deliver to Lessor complete information concerning the same, including, where appropriate, all
architectural, electrical, mechanical and finishing drawings, specifications and details. Lessor shall arrange for written budget adjustments relating to Extra Work to be prepared (if appropriate) and shall deliver the same to Lessee for
Lessee’s approval, which approval shall not be unreasonably withheld or delayed. Lessor shall carry out such Extra Work at Lessor’s sole cost and expense provided that Lessor shall not be obligated to carry out any Extra Work, where the
budgeted cost thereof, when added to the aggregate cost of all prior Extra Work agreed to by Lessor, would exceed the amount of Lessee’s Fit-Up Credit. If Lessor, in the exercise of Lessor’s sole and absolute discretion, shall agree to
carry out Extra Work where the aggregate approved cost of Extra Work would then exceed Lessee’s Fit-Up Credit, then the difference between Lessee’s Fit-Up Credit and the then approved aggregate cost of all Extra Work shall be payable by
Lessee to Lessor in appropriate installments, as the Extra Work progresses, as shall be jointly determined by Lessor’s Architect and Lessee’s Architect. Notwithstanding any of the foregoing, if Lessee requests Extra Work which has the
effect of reducing the cost of Lessor’s Work, the savings thus produced shall be accounted for as a credit in favor of Lessee against Lessee’s usage of Lessee’s Fit-Up Credit. 
 4.3. In the event that Lessor shall fail to accomplish Substantial Completion on or before November 1, 1998 (as determined by arbitration in
accordance with the rules and procedures of the American Arbitration Association, in case of dispute), then Lessee shall have the right at Lessee’s election, either (a) to perform the work required to achieve Substantial 

  

 20 

 
Completion, such work to be carried out at Lessor’s sole cost and expense, or (b) to terminate, rescind, and cancel this Lease and the Existing
Lease by delivering written notice thereof to Lessor, and upon Lessor’s receipt of said notice, this Lease shall terminate and be of no further force and effect and neither Lessor nor Lessee shall have any further rights, duties or obligations
hereunder, and the Existing Lease shall terminate on April 30, 1999, as if such date were the original termination date set forth in the Existing Lease. 
 4.4. In the event that Lessor shall fail to complete the Punch List Work within thirty (30) days of the Final Completion Date, Lessee may, upon three (3) days prior written notice to Lessor, undertake the
carrying out of the remaining Punch List Work, the cost thereof to be repaid to Lessee by Lessor within ten (10) days of receipt of written demand therefor. All Punch List Work carried out by Lessor shall be done at reasonable times and in a
manner which reasonably minimizes disturbances to and interruptions of Lessee’s business. Lessor shall use overtime for the completion of the Punch List Work at Lessor’s sole cost and expense. 
 4.5. For the duration of Lessor’s Work and any Punch List Work performed by Lessor, Lessor will carry and will cause Lessor’s contractors or
subcontractors to carry workman’s compensation, employer’s liability insurance, general liability insurance with limits of not less than $5,000,000.00 with respect to bodily injury, and property damage insurance with limits of not less
than $5,000,000.00, or, if greater, in amounts which are customary and appropriate in undertaking improvements of a nature and extent similar to Lessor’s Work. 
 4.6. Lessee may, at Lessee’s option, commence improvements within the extended portions of the Building which Lessee intends to carry out (and which are not part of Lessor’s Work) and install furniture,
fixtures and equipment (all of the foregoing being referred 

  

 21 

 
to herein as “Lessee’s Fit-Up”) at such time as Lessor’s Work has proceeded sufficiently to permit the same, so that the performance of
such work will not materially interfere with Lessor’s Work. Lessor and Lessee hereby agree to use reasonable efforts to mutually coordinate their respective activities. Upon the Rent Commencement Date, Lessee shall be entitled to Lessee’s
Fit-Up Credit, which shall be applied against the cost of Lessee’s Fit-Up and paid by way of an offset against the first installment of Fixed Rent and Additional Rent due and payable from and after the Rent Commencement Date. Lessee’s
Fit-Up Credit shall be equal to said sum of $250,000.00, less the aggregate approved cost of all Extra Work (including any appropriate adjustment for savings) performed by Lessor pursuant to the provisions of Section 4.2 above. 
 4.7. Notwithstanding Substantial Completion and the Rent Commencement Date (as agreed upon by Lessor’s Architect and Lessee’s Architect) it is
agreed and understood that nothing herein, and no payments made hereunder by Lessee, shall be construed as a waiver by Lessee of any rights which it might otherwise have due to any latent Defects and Lessor agrees, after notice from Lessee, to
correct any and all such latent Defects and repair any portion of the Premises damaged as a result thereof, at Lessor’s sole cost and expense, with reasonable speed and diligence, and in a good and workmanlike manner, upon notice thereof.

 4.8. It is agreed and understood that Lessor shall carry out Lessor’s Work in such a manner as shall minimize (to the extent
reasonably possible) any disturbance of Lessee’s quiet enjoyment of the Existing Building pursuant to the Existing Lease, in accordance with the procedures more particularly described in Exhibit D attached hereto and made a part hereof.

  

 22 

	5.	FIXED RENT. 

 5.1. Lessee shall pay,
without any offset or deduction of any kind other than as herein expressly provided for, a Fixed Rent, by way of checks made out to the order of Lessor (or as Lessor shall direct) and mailed to Lessor at its office in Danbury, Connecticut, as set
forth above, or to such person or address as otherwise from time to time directed by Lessor in writing, as follows: 
 (a)
During the first five (5) Lease Years, commencing upon the Rent Commencement Date, the annual sum of THREE MILLION ONE HUNDRED EIGHTY-SEVEN THOUSAND SEVEN HUNDRED FIFTY-FIVE AND ZERO/100THS DOLLARS ($3,187,755.00) based on THIRTEEN AND
EIGHTY-NINE/100THS DOLLARS ($13.89) per square foot, payable in advance and on the first Business Day of each month, in equal monthly installments of TWO HUNDRED SIXTY-FIVE THOUSAND SIX HUNDRED FORTY-SIX AND TWENTY-FIVE/100THS DOLLARS ($265,646.25).

 (b) During the second five (5) Lease Years, commencing upon the five (5) year anniversary of the Rent
Commencement Date, the annual sum of THREE MILLION TWO HUNDRED EIGHTY-FOUR THOUSAND ONE HUNDRED FORTY-FIVE AND ZERO/100THS DOLLARS ($3,284,145.00), based on FOURTEEN AND THIRTY-ONE/100THS DOLLARS ($14.31) per square foot, payable in advance and on
the first Business Day of each month, in equal monthly installments of TWO HUNDRED SEVENTY-THREE THOUSAND SIX HUNDRED SEVENTY-EIGHT AND SEVENTY-FIVE/100THS DOLLARS ($273,678.75). 
  

 23 

 (c) During the first Renewal Term, if appropriate, commencing upon the ten (10) year
anniversary of the Rent Commencement Date, the annual sum of THREE MILLION THREE HUNDRED EIGHTY-TWO THOUSAND EIGHT HUNDRED THIRTY AND ZERO/100THS DOLLARS ($3,382,830.00), based on FOURTEEN AND SEVENTY-FOUR/100THS DOLLARS ($14.74) per square foot,
payable in advance and on the first Business Day of each month, in equal monthly installments of TWO HUNDRED EIGHTY-ONE THOUSAND NINE HUNDRED TWO AND FIFTY/100THS DOLLARS ($281,902.50). 
 (d) During the second Renewal Term, if appropriate, commencing upon the fifteen (15) year anniversary of the Rent Commencement Date,
the annual sum of THREE MILLION FOUR HUNDRED EIGHTY-THREE THOUSAND EIGHT HUNDRED TEN AND ZERO/100THS DOLLARS ($3,483,810.00), based on FIFTEEN AND EIGHTEEN/100THS DOLLARS ($15.18) per square foot, payable in advance and on the first Business Day of
each month, in equal monthly installments of TWO HUNDRED NINETY THOUSAND THREE HUNDRED SEVENTEEN AND FIFTY/100THS DOLLARS ($290,317.50). 
 (e) During the third Renewal Term, if appropriate, commencing upon the twenty (20) year anniversary of the Rent Commencement Date, the annual sum of THREE MILLION FIVE HUNDRED EIGHTY-NINE THOUSAND THREE HUNDRED
EIGHTY AND ZERO/100THS DOLLARS ($3,589,380.00), based on FIFTEEN AND SIXTY-FOUR/100THS ($15.64) DOLLARS per square foot, payable in advance and on the first Business Day of each month, in equal monthly installments of TWO HUNDRED NINETY-NINE
THOUSAND ONE HUNDRED FIFTEEN AND ZERO/100THS DOLLARS ($299,115.00). 
  

 24 

 5.2. Following Substantial Completion, Lessor’s Architect and Lessee’s Architect shall deliver
to Lessor and Lessee a certification (the “Architect’s Certification”) stating the total rentable square footage of the Building. If Lessor’s Architect and Lessee’s Architect are unable to agree upon the same, then they
shall select a third architect who is independent of both Lessor and Lessee and has never been previously employed by, contracted to or otherwise associated with either Lessor or Lessee, and such architect shall select either the rentable square
footage proposed by Lessor’s Architect or the rentable square footage proposed by Lessee’s Architect, and the figure so selected shall control for the purpose of calculating Fixed Rent and for any other matter for which the rentable square
footage is a factor hereunder. Such architect shall not be permitted to propose rentable square footage which is different from either of those proposed by Lessor’s Architect and Lessee’s Architect. If the Architect’s Certification
indicates that the total rentable square footage of the Building is other than 229,500, Lessor and Lessee shall execute an addendum to this Lease acknowledging the actual square footage of the Building and recalculating the Fixed Rent under
Section 5.1 to conform to such square footage determination. 
 5.3. In the event that the Rent Commencement Date shall be other than on
the first day of a month, the Fixed Rent for such month shall be due and payable on the Rent Commencement Date on a pro-rata basis for the balance of such month and the Fixed Rent payable with respect to the next month shall be payable by Lessee to
Lessor concurrent therewith. A similar apportionment shall be made at the expiration of the first five (5) Lease Years, at the expiration of the Initial Term and at the expiration of the first Renewal Term and the second Renewal Term, to the
extent appropriate. 
  

 25 

	6.	ADDITIONAL RENT. 

 6.1. From and after
the Rent Commencement Date, Lessor shall, immediately upon receipt of any Real Estate Tax bills, forward the same to Lessee, and Lessee, after receipt from Lessor of such Real Estate Tax bill(s) with respect to the Premises, shall promptly pay
directly to the appropriate Governmental Entity, as Additional Rent hereunder, all Real Estate Taxes and provide Lessor with a receipt from said Governmental Authority evidencing such payment. Lessor shall promptly reimburse Lessee for any interest
or late charges incurred by Lessee as a result of Lessor’s failure to promptly deliver such Real Estate Tax bill(s). Appropriate apportionments shall be made as of the Rent Commencement Date, and on the termination of this Lease between Real
Estate Taxes payable by Lessee hereunder, and Real Estate Taxes payable by Lessor. 
 6.2. Lessee shall also pay: 
 (i) All taxes which may be levied, imposed or assessed against Lessee’s personal property and/or any leasehold improvements made by
or on behalf of Lessee following the Rent Commencement Date, Lessee’s leasehold interest, Lessee’s right to occupy the Premises and/or the Building and any other taxes incident to the operation of Lessee’s business therein; and

 (ii) Any business license fees required for the operation of Lessee’s business. 
 6.3. Notwithstanding any possible interpretation or interpretations of the definition of “Real Estate Taxes”, Lessee shall be responsible for
payment of any and all assessments which may be levied against the Premises for the installation of a sewer or water line, 

  

 26 

 
or any other such municipal improvement for which such an assessment is made, during the Term, provided that any such assessments may be paid in installments
by Lessee over the longest period permitted by the taxing authority, provided further, however, that if any such assessment shall be made towards the end of the Term, Lessee shall pay an equitable allocation of the next installment due after such
termination, in such amount as is attributable to the remaining period of Lessee’s occupancy. Subject the foregoing, Lessee shall not be responsible for the payment of any installments becoming due thereafter. 
 6.4. Notwithstanding any other provision herein contained, Lessor shall be responsible for the full amount of any increase in Real Estate Taxes, where
such increase arises as a result of an increase in the assessed value of the Premises, due to any sale, mortgage or refinancing (or similar transaction howsoever effectuated) with respect thereto, or due to any improvements carried out at the
Premises by Lessor, which improvements are not made at the request of and/or for the benefit of Lessee. 
 6.5. Lessee may contest the
validity or amount (including the assessed valuation of the premises) of any Real Estate Taxes payable by Lessee hereunder, provided that any such contest is pursued in accordance with any and all applicable Laws, now or hereafter existing. In the
event of any such contest, the payment of the remaining part of the Real Estate Taxes may be deferred during the pendency of the same, provided the same is diligently prosecuted, and Lessor agrees, without cost or expense to Lessor, to join such
contest and provide reasonable assistance to Lessee upon Lessee’s request, provided that Lessee shall be entitled to receive the full amount of any refund applicable to any portion of the Term. Nothing herein contained, however, shall be
construed so as to allow such items to remain unpaid for such length of time as would permit 

  

 27 

 
the Premises, or any part thereof, to be sold by any Governmental Entity for non-payment of Real Estate Taxes. Within thirty (30) days after the due and
payable amount of the contested Real Estate Taxes is determined by a final, unappealable judgment, Lessee shall pay the amount so determined, together with any penalties, interest and expense payable therewith. 
 6.6. In the event that at any time during the Term, the present method of taxation or assessment shall be so changed that the whole or any part of the
taxes, assessments, levies, impositions or charges now levied, assessed or imposed on real estate and the improvements thereon shall be discontinued and as a substitute therefor, or in lieu thereof, or as an addition thereto, taxes, assessments,
levies, impositions or charges shall be levied, assessed and/or imposed wholly or partially as a capital levy or otherwise upon the rents received from such real estate and the improvements thereon, then such substitute or additional taxes,
assessments, levies, impositions or charges, to the extent so levied, assessed or imposed, shall be payable by Lessee, as if the same were expressly defined as the Real Estate Taxes hereunder. 
  

	7.	INSURANCE AND INDEMNITY. 

 7.1.
Throughout the Term, Lessee shall, at Lessee’s sole cost and expense, maintain or cause to be maintained such insurance coverages as Lessor from time to time reasonably requests and which are generally consistent with insurance coverages
required of other tenants in similar buildings and businesses in the Danbury area, and initially Lessee shall maintain the following coverages in the following amounts (the “Required Insurance”): 
 (i) “All Risk” insurance coverage, on a full replacement cost basis, covering the Building and all other buildings, improvements
(including any plate glass) and 

  

 28 

 
fixtures now or hereafter constituting part of the premises (but not including any improvements made by Lessee) written in favor of Lessor and all Fee
Mortgagees of which Lessee has notice, as their interests may appear, with Lessor and said Fee Mortgagees named as loss payee. 
 (ii) Commercial general liability insurance (broad form) with respect to the premises and the conduct and operation of business thereat, on an “occurrence coverage” basis with Lessor and all Fee Mortgagees of which Lessee has
notice, named as additional insureds, with limits of not less than FIVE MILLION AND 00/100 ($5,000,000.00) DOLLARS combined single limit for any one occurrence of bodily injury, personal injury or death to any number of persons and for property
damage, which coverage may be placed in any combination of primary and umbrella and/or excess policies; 
 (iii) Fire and
extended coverage insurance with respect to any improvements made by Lessee, Lessee’s personal fixtures, furnishings, removable floor coverings, equipment, signs and such other items of Lessee’s property in the Building, in amounts equal
to the full replacement value thereof, naming Lessee as the sole loss payee; 
 (iv) Business loss insurance against loss
arising from any casualty hereby insured against, in a maximum amount equal to not less than the Fixed Rent payable hereunder for a period of one (1) year, calculated from the date of the damage or destruction; 
 (v) Any other insurance required for compliance with any applicable Laws. 
 7.2. Lessee shall deliver to Lessor binders or certificates evidencing the required insurance at least ten (10) Business Days prior to the Rent
Commencement Date. Such insurance may be carried under an umbrella policy, provided that if required by any Fee Mortgagee, such 

  

 29 

 
umbrella policy will be endorsed to provide specific limits of coverage for the Premises. Lessee shall procure and pay for renewals of the required insurance
before the expiration thereof, and Lessee shall deliver to Lessor binders or certificates evidencing such renewals within ten (10) days of the expiration of any existing policy. All such policies shall be issued by companies approved by Lessor
(which approval shall not be unreasonably withheld or delayed) and licensed to do business in the State of Connecticut, and shall contain a provision whereby the same cannot be changed, cancelled or not renewed (including, without limitation, for
nonpayment of premium) unless Lessor and all Fee Mortgagees of which Lessee has notice, are given at least ten (10) days’ prior written notice of such change, cancellation or non-renewal. All such policies shall be written on an
“occurrence coverage” basis. Lessee shall have no responsibility for maintaining, nor shall Lessee be responsible for any costs incurred in connection with any insurance coverages maintained by Lessor prior to the Rent Commencement Date.

 7.3. Lessee hereby covenants and agrees to indemnify and hold harmless Lessor and all Fee Mortgagees from and against any and all loss,
cost, liability and expense (including attorneys fees) that may arise from the date hereof up to the termination of this Lease, howsoever and whensoever determined, on account of or arising out of any negligent or intentional act or omission of
Lessee or Lessee’s agents, contractors, servants, employees or invitees on or about the Premises. 
 7.4. Lessor hereby covenants and
agrees to indemnify and hold harmless Lessee from and against any loss, cost, liability and expense (including attorneys fees) that may arise from the date hereof up to the termination of this Lease, howsoever and whensoever determined, 

  

 30 

 
on account of or arising out of any negligent or intentional act or omission of Lessor or Lessor’s agents, contractors, servants, employees or invitees
on or about the Premises. 
 7.5. Lessor shall maintain commercial general liability (Lessor’s risk only) with respect to the Premises,
on an occurrence form, with limits of not less than $5,000,000.00 combined single limit for any one occurrence arising out of bodily injury, personal injury, death and property damage. 
 7.6. Lessor agrees that Lessor shall not carry any property insurance with respect to the Building which might bring into play any co-insurance
provisions of any property insurance policy maintained by Lessee hereunder, or might otherwise reduce or interfere with the amounts to be collected under any policy of insurance carried by Lessee and required under this Lease. 
  

	8.	LESSOR’S RIGHT OF ENTRY. 

 8.1.
Lessor, all Fee Mortgagees, and their respective agents and representatives, at all reasonable times and upon written notice in advance (except in cases of emergency) may enter the Premises for the purpose of (i) inspection thereof;
(ii) making such repairs, replacements, alterations or additions to the Premises, as may be required pursuant to Section 9 below; (iii) exhibiting the Premises to prospective lenders and purchasers, or (iv) exhibiting the
Premises to prospective tenants, purchasers or other persons within the last ninety (90) days of the Term, in each case without imposing any extra obligation or obligations upon Lessor, provided that Lessor shall be accompanied by an agent of
Lessee at all times (except in cases of emergency) and Lessor shall not have access to any safe areas unless such access is required in the event of an emergency, in which case, Lessee shall be permitted to institute such safeguard 

  

 31 

 
as may be reasonably appropriate. Lessor shall not damage the Premises or unreasonably interfere with the conduct of Lessee’s business or the business
of any permitted assignee or subtenant of Lessee in connection with any entry made by Lessor hereunder. 
  

	9.	REPAIRS AND MAINTENANCE. 

 9.1.
Lessor, at Lessor’s sole cost and expense, shall repair, maintain and keep in good condition, in accordance with the standards of comparable first-class office space in the Greater Danbury area, all structural elements and the roof of the
Building. Lessee shall promptly notify Lessor of any defective condition of the structure or roof of the Building of which Lessee is aware. Following such notice, Lessor shall remedy the condition with diligence and in a workmanlike manner which
minimizes any disturbance to the conduct of Lessee’s business and/or the business of any permitted assignee or subtenant of Lessee. In addition, Lessor hereby warrants the building systems installed pursuant to Lessor’s Work and the
building systems in the Existing Building (including, without limitation, the HVAC system) for a period of one (1) year from the Rent Commencement Date, and shall be responsible for all repair and maintenance of the same (to the extent
required) during such warranty period, and Lessor shall be responsible for balancing the new HVAC system with the existing system within the Existing Building. 
 9.2. Subject to the obligations of Lessor pursuant to Section 9.1 above, on and after the Rent Commencement Date, Lessee, at Lessee’s sole cost and expense, shall repair and maintain in good condition, in
accordance with the standards of comparable first-class office space in the Greater Danbury area, the Building and the Building’s systems and equipment therein including (but not limited to) repair and maintenance of all elevators, HVAC
systems, boilers, 

  

 32 

 
mechanical systems, electrical systems, sprinklers, security systems, plumbing systems and associated equipment within the Building. Notwithstanding the
foregoing, the cost of all Capital Expenses necessary to comply with Lessee’s obligations under this Section 9.2 shall be allocated between Lessor and Lessee in the same manner as provided in Section 3.2 above. 
 9.3. Lessee shall at all times keep the hallways and entrances to the Building free and clear of debris, and shall also provide for interior janitorial
service (including carpet maintenance), interior painting (and re-painting, where necessary), replacement of lighting ballasts and bulbs, and interior and exterior window cleaning. Lessor shall assign to Lessee or make available for Lessee’s
benefit, all warranties, guaranties and service contracts with respect to the Building or any part thereof. 
 9.4. Lessee shall, at
Lessee’s sole cost and expense, repair and maintain, in a manner consistent with comparable Class A office buildings, the parking area, access roads, sidewalks, lawns and planting areas at the Premises, which maintenance shall include, as
necessary, desirable or appropriate the mowing, landscaping, plowing, sanding and sweeping thereof. With respect to the access roads that do not form a part of the Premises but are within the Park, Lessor shall maintain the same in a manner
consistent with that of comparable business parks, including sanding and plowing, and Lessee shall pay Lessee’s pro rata share of the cost thereof to Lessor, as shall be reasonably determined by Lessor. 
 9.5. Lessee shall not permit, allow or cause any act or deed to be performed or any practice to be adopted or followed on the Premises and/or within the
Building which shall cause or be likely to cause injury or damage to any person or to the Premises or to any part thereof. Lessee at all times shall keep the Premises and the Building in a neat and orderly 

  

 33 

 
condition and clean and free from rubbish, dirt and other miscellaneous items. Lessee shall make provision for adequate refuse containers to be placed upon
the Premises in areas to be designated by Lessor and shall cause the same to be emptied periodically. Lessee shall deposit all refuse in such containers and shall keep the area around such containers reasonably neat and attractive. 
  

	10.	ALTERATIONS. 

 10.1. Lessee shall not,
without first obtaining Lessor’s written consent (which shall not be unreasonably withheld or delayed beyond ten (10) days from receipt of Lessee’s written request) make or perform, or permit the making or performance of, any
alterations, installations, improvements, additions and/or other physical changes in, to or upon the Building, interior or exterior, or the Premises or any portion thereof (“Alterations”), which shall include any improvements which Lessee
proposes to carry out prior to the Rent Commencement Date. Notwithstanding the foregoing, minor items of repair or adjustment and non-structural alterations not exceeding a cost of One Hundred Thousand and 00/100 ($100,000.00) Dollars for any one
project, and any decorative changes, shall not be deemed “Alterations” for the purposes of this Lease, provided that such minor items of repair are strictly non-structural in nature. 
 10.2. Notwithstanding the obtaining of Lessor’s consent to any Alterations, all Alterations shall be made and performed (i) at Lessee’s
sole cost and expense and (ii) only by contractors or mechanics approved by Lessor, which consent shall not be unreasonably withheld or delayed. It is agreed, stipulated and understood that together with Lessee’s request for Lessor’s
consent thereto, Lessee shall submit to Lessor detailed plans and specifications and such other information with respect to the proposed Alterations as Lessor shall reasonably request. Lessee 

  

 34 

 
shall give The Powers Construction Company the right to make a bid to carry out any such Alterations. 
 10.3. Prior to the commencement of any proposed Alterations, Lessee shall furnish to Lessor duplicate original policies of (or Certificates of Insurance
evidencing) worker’s compensation insurance covering all persons employed by Lessee in connection with such Alterations, including those to be employed by all contractors and subcontractors and such policies shall be issued by companies, and
shall be in form and amounts, reasonably satisfactory to Lessor and shall be maintained by Lessee or by the applicable contractors or subcontractors, as the case may be, until the completion of such Alterations. Lessee shall also furnish partial
waivers of mechanics’ liens for all work performed and paid for in connection with such Alterations, and copies of all necessary permits. 
 10.4. In the event that any mechanics’ or other lien or any notice of intention to file a lien is filed against the Premises in connection with any Alterations, Lessee shall promptly cause the same to be discharged of record by
payment, bond, order of a court of competent jurisdiction or any other method permitted by law, and in any event, within sixty (60) days after receiving notice of the same. Lessee shall indemnify and save Lessor harmless from and against all
costs, liabilities, suits, penalties, claims, and demands (including reasonable counsel fees and disbursements) in connection with the commencement and prosecution of the foreclosure of any such mechanics’ or other lien. If Lessee shall fail to
comply with the provisions of this Section 10.4, Lessor shall have the option (but not the obligation) of paying and discharging or bonding any such lien, the cost thereof to be payable by Lessee to Lessor within ten (10) days of receiving
a bill therefor, as Additional Rent hereunder. Notwithstanding the foregoing, Lessor shall be 

  

 35 

 
responsible for discharging any mechanics’ lien filed against the Premises, where such mechanics’ lien arises out of the carrying out of
Lessor’s Work or out of any other work carried out by Lessor pursuant to this Lease in accordance with the provisions of this Section 10.4. 
 10.5. Notwithstanding Lessor’s approval of plans and specifications for any Alterations, all Alterations shall be made and performed in full compliance with all applicable Laws then in effect and all necessary
Permits, and all materials and equipment to be incorporated in the Building as a result of any Alterations shall be of a quality consistent with that of the original Lessor’s Work. 
 10.6. Approval by Lessor of any plans, specifications or selection of materials by Lessee in connection with any Alterations shall not constitute an
assumption of any responsibility by Lessor of any kind, including (but not limited to) as to their accuracy or sufficiency. Lessee shall be solely responsible for such plans, specifications and the selection of materials. Lessee covenants and agrees
to indemnify Lessor and hold Lessor harmless of and from any and all claims, costs, suits, damages and liability whatsoever arising out of or as a result of any Alterations performed by Lessee or by Lessee’s contractors, subcontractors, agents
or employees, including reasonable attorneys fees for the defense thereof. 
  

	11.	DAMAGE AND DESTRUCTION. 

 11.1. In the
event that the Building is damaged or destroyed by fire or other casualty so that more than one third (1/3) of the rentable square feet of the Building is rendered untenantable, then Lessee may elect to terminate this Lease as of the date of
such damage or destruction by written notice to Lessor, given within thirty (30) days after the date of such damage 

  

 36 

 
or destruction. Upon any such termination, Lessee shall quit, surrender and vacate the Premises, and this Lease shall thereupon be rendered void and of no
further effect, provided however that such expiration shall be without prejudice to all rights, duties and obligations arising under this Lease prior thereto, so that all Rent shall be paid up to the date of expiration, and any Rent paid by Lessee
on account of any period subsequent to such date, shall be promptly returned by Lessor to Lessee. Notwithstanding the foregoing, Lessee shall have no right to terminate this Lease under the provisions of this Section 11.1, in the event that the
damage or destruction occurred as a result of the willfulness or negligence of Lessee, or of Lessee’s employees or agents. 
 11.2. In
the event that Lessee shall not terminate this Lease pursuant to Section 11.1 above following any such damage or destruction, or in the event that less than one third (1/3) of the rentable square feet of the Building is rendered
untenantable, then as promptly as possible, but in any event within one hundred eighty (180) days of the date on which Lessor obtains the insurance proceeds attributable thereto (the “Restoration Commencement Date”), Lessor shall
repair and restore the Building to the condition the same was in immediately following Final Completion of Lessor’s Work, or as near as possible thereto, provided that all such repair and restoration shall be subject to the receipt by Lessor of
sufficient insurance proceeds, it being hereby agreed and understood that Lessor shall not have any obligation to use any monies other than said insurance proceeds for the purpose of such repair and restoration. In the event that such repair or
restoration is not completed within two hundred forty (240) days from the Restoration Commencement Date (except where the same is delayed due to any matter which would constitute Excusable Delay if the same were Lessor’s Work) then Lessee
may elect to terminate this Lease in manner set out in Section 11.1 above. During such repair and restoration, the Fixed Rent 

  

 37 

 
payable hereunder shall continue to be due and payable for so long as the same is recovered by Lessee pursuant to the business loss insurance maintained by
Lessee pursuant to Section 7.2 (iv) above. If such repair and restoration shall outlast said insurance, then the Fixed Rent payable hereunder shall be prorated, according to that proportion of the Building which remains usable by Lessee
for the conduct of its normal business operations. 
  

	12.	SIGNS. 

 12.1. Provided that Lessee
shall comply with all applicable Laws and shall obtain all necessary Permits, Lessee shall be permitted to erect such signage (including, but not limited to, ground monuments) at the Premises as Lessee may deem desirable. In particular, but without
prejudice to the generality of the foregoing, any signage erected by Lessee shall comply with all special requirements, rules and regulations with respect to height and/or location thereof due to the proximity of Danbury Airport. 
  

	13.	UTILITIES. 

 13.1. Lessee shall
procure for Lessee’s own account and shall pay the cost for the use of all gas, electric, telephone, heat, air conditioning, sewer, water and other utilities consumed in or at the Premises by Lessee during the Initial Term or any Renewal Term.
Notwithstanding the foregoing, it shall be the responsibility of Lessor to ensure that all utilities required for the operation of the Building, as hereby contemplated, are lawfully connected, and that the costs and expenses of all such connections
are fully paid (other than payment of future use taxes, where appropriate) as of the Rent Commencement Date. 
  

 38 

	14.	EMINENT DOMAIN. 

 14.1. Lessor and
Lessee agree that should all or substantially all (meaning sixty-seven (67%) percent or more) of the Building and/or the Premises be taken (which term when used herein shall include any conveyance made in avoidance or settlement of condemnation
or eminent domain proceedings) by any competent Governmental Entity whether by eminent domain or condemnation proceedings (a “Taking”) then at the election of either party made in writing to the other (such election to be made no later
than thirty (30) days after such taking), this Lease shall cease and terminate as at the date of the Taking, and the Rent shall be paid up to such date, and thereafter this Lease shall be null and void and of no further effect. 
 14.2. In the event of a partial Taking which does not result in the termination of this Lease, the amount of Rent payable during the remainder of the
Term shall be prorated according to the square footage of the Building still usable by Lessee. If this Lease shall not be terminated as aforesaid, Lessor shall, at Lessor’s expense (but only to the extent of the net award or other compensation
available to Lessor for the improvements taken or conveyed, after deducting all expenses in connection with obtaining the same) make all necessary alterations (subject to applicable Laws) so as to constitute the remaining portion of the Building a
complete architectural unit, consistent with the quality and character of Lessor’s Work, provided that Lessor shall have no obligations with respect to any Alterations carried out by Lessee, which shall be restored by Lessee, at Lessee’s
expense. 
 14.3. All awards and compensation for any Taking or Partial Taking shall be the property of Lessor, and Lessee hereby assigns to
Lessor all of Lessee’s right, title and interest in 

  

 39 

 
and to any and all such awards and compensation, including, without limitation, any award or compensation for the value of the unexpired portion of the Term.
Notwithstanding the foregoing, Lessee shall be entitled to claim, prove and receive in the condemnation proceeding, such award or compensation as may be allowed for Lessee’s trade fixtures and all other items of Lessee’s Property and for
loss of business, goodwill, moving expenses, depreciation or injury to and cost of removal of stock in trade and the unamortized cost of any Alterations made by Lessee, provided the same does not reduce the award to Lessor. 
  

	15.	ASSIGNMENT AND SUBLETTING. 

 15.1.
Lessee may not sublet or assign all or any part or parts of the Premises without the prior written consent of Lessor, which consent shall not be unreasonably withheld or delayed. If Lessee shall desire to assign or sublet, it shall first submit in
writing to Lessor a notice setting forth in reasonable detail: 
 (i) The identity and the address of the proposed assignee or
subtenant (a “Transferee”); 
 (ii) The nature and character of the business of the proposed Transferee and the
proposed use of the Premises by the proposed Transferee; 
 (iii) Banking, financial and other credit information relating to
the proposed Transferee, reasonably sufficient to enable Lessor to determine the proposed Transferee’s financial responsibilities; and 
  

 40 

 (iv) The effective date of the proposed assignment or subletting. Lessor shall only be
able to take the foregoing factors into account for the purpose of granting or withholding consent to an assignment or subletting, and Lessor may not take into account the financial terms contained in any agreement made between Lessee and a
Transferee with respect to any proposed assignment or subletting. In the event that Lessor shall fail to respond to a proposed assignment or subletting within fifteen (15) days of notice by Lessee, Lessor shall be deemed to have approved the
same. 
 15.2. In the event of any assignment or subletting made hereunder (whether or not made with the consent of Lessor), then without
prejudice to any rights Lessor may have in the event of an unpermitted assignment or sublease, Lessor shall be entitled to twenty-five (25%) percent of any premium received by Lessee (in whatever form, except with respect to the sale of
Lessee’s property) pursuant to any such assignment or subletting and, in the case of a subletting, twenty-five (25%) percent of any increase in the rent payable by the subtenant over the Rent reserved hereby, provided however, that Lessee
shall be permitted to deduct from the gross profit all reasonable expenses incurred by Lessee in procuring the assignment or subletting, which expenses shall include (without limitation) brokerage fees and legal fees. 
 15.3. Notwithstanding any of the foregoing, it is agreed and understood that upon prior notification to Lessor, Lessee may, without obtaining
Lessor’s consent, sublet all or part of the Premises to any Affiliate and may assign this Lease in connection with any merger, consolidation or sale or transfer of all or substantially all of the assets or stock of Lessee or in connection with
any public offering of stock of Lessee on a recognized exchange, provided that either the net worth of any such assignee shall not be materially less than that of Lessee immediately prior to any such transaction, or such assignee’s
creditworthiness is reasonably 

  

 41 

 
satisfactory to Lessor, and in any such case, the provisions of Section 15.2 above, if otherwise applicable, shall be inapplicable. 
  

	16.	LESSEE’S DEFAULT, REMEDIES. 

 16.1. The happening of either one of the following events (an “Event of Default”), shall constitute a breach of this Lease on the part of Lessee: 
 (i) The failure of Lessee to pay any Rent due hereunder within five (5) days of the due date thereof, and the continued failure to
pay the same for five (5) days or more after delivery by Lessor to Lessee of written notice of such failure; 
 (ii)
Default by Lessee in the performance of any non-monetary obligation hereunder, and the continuance of such default for thirty (30) days after Lessor shall have given Lessee a notice specifying the nature of the same, provided, however, that if
the curing of any such default cannot reasonably be completed within such thirty (30) day period, no Event of Default shall be deemed to have occurred if Lessee promptly commences to cure and correct such default and thereafter cures the same
within a reasonable time, taking into account all relevant circumstances. 
 16.2. Upon the happening of any Event of Default
(i) Lessor, if Lessor shall so elect, may collect each installment of Rent hereunder as and when the same becomes due, or (ii) Lessor or any other person by Lessor’s order may re-enter the Premises and may either elect to terminate
this Lease, or not to terminate this Lease but terminate Lessee’s right to possession and occupancy, and relet the premises, or part or parts thereof, to any person, firm or corporation, as the agent of Lessee, for whatever rent Lessor shall
obtain, applying the monies obtained from 

  

 42 

 
such re-letting first to the payment of such reasonable expenses as Lessor may incur in the re-entering and re-letting of the Premises, or part or parts
thereof, including (but not limited to) all reasonable and necessary repair work, repossession costs, brokerage commissions, legal expenses, attorneys fees and the collection of rent therefrom, and then to the payment of the Rent due hereunder and
the fulfillment of all other covenants of Lessee. In the event of a surplus, Lessor shall pay such surplus monies to Lessee. In the case of a deficiency, Lessee shall pay to Lessor an amount equal to such deficiency each month, upon demand therefor.

 16.3. After an Event of Default, the acceptance of Rent or failure to re-enter by Lessor shall not be held to be a waiver of Lessor’s
right to terminate this Lease, and Lessor may re-enter and take possession of the premises as if no Rent had been accepted after an Event of Default. All of the remedies given to Lessor in this Lease pursuant to an Event of Default by Lessor are in
addition to all other rights or remedies to which Lessor may be entitled at law or in equity. All remedies shall be deemed cumulative and the election of one shall not be deemed a waiver of any other or further rights or remedies. 
 16.4. Notwithstanding any of the foregoing, it is agreed and understood that Lessor shall use commercially reasonable efforts to re-let the Premises to
one or more tenants upon vacation thereof by Lessee, following an Event of Default, in order to mitigate damages, and that any such re-letting shall be on commercially reasonable terms and conditions. 
 16.5. Without prejudice to any of Lessor’s rights and remedies following an Event of Default, as herein contained, or at law, in the event that
Lessee shall neglect or fail to perform or observe any of the non-monetary covenants on the part of Lessee herein contained, or if Lessee shall fail to continue to conclusion the action necessary to remedy such an Event of Default, with 

  

 43 

 
diligence or dispatch, Lessor, at Lessor’s option may, following prior notice thereof to Lessee, perform the same for the account of Lessee and all
reasonable costs and expenses paid by Lessor for such purpose shall be paid by Lessee within ten (10) Business Days after demand therefor by Lessor, as Additional Rent hereunder. 
  

	17.	QUIET ENJOYMENT. 

 17.1. So long as
Lessee is not in default in the performance of Lessee’s obligations hereunder, Lessee’s quiet and peaceful enjoyment of the Premises shall not be disturbed or interfered with by Lessor or by any Person claiming by, through or under Lessor.

  

	18.	HOLDING OVER. 

 18.1. In the event
that Lessee shall (with or without the written consent of Lessor endorsed hereon or upon any duplicate hereof) hold over the Premises beyond the expiration of the Term, Lessee shall hold the Premises upon the same terms and under the same
stipulations and agreements as are in this Lease contained, except that the monthly Fixed Rent shall be computed at 150% of the last monthly Fixed Rent prior to such holding over, which sum shall constitute liquidated damages payable on account of
such holding over, and no holding over by Lessee shall operate to renew this Lease, nor to create any other type of tenancy whatsoever. 
  

	19.	LESSEE’S PROPERTY. 

 19.1. All
furniture, furnishings, trade fixtures, business machines, communications equipment, movable partitions, chandeliers or other lighting fixtures and any other such personal property (collectively “Lessee’s Property”) installed or used
by Lessee at the Premises and whether or not attached thereto, shall remain the property of Lessee and shall be 

  

 44 

 
removed at the request of Lessor or at Lessee’s election upon the expiration or earlier termination of the Term, provided that in the event of such
removal, Lessee shall repair any damage caused thereby. Any Lessee’s Property not removed in accordance with the provisions of this Section 19 shall become the property of Lessor. 
  

	20.	NOTICE. 

 20.1. Any and all notices
called for or required by any provision of this Lease shall be delivered to the respective parties by certified mail, return receipt requested, at the following addresses: 
 To the Lessor: 
 MMP Realty, LLC 

7 Finance Drive 
 Danbury, Connecticut
06810 
 With a copy to: 
 Pepe & Hazard LLP 
 Goodwin Square 
 Hartford, Connecticut 06103-4302 
 Attn: Thomas B. Mitchell, Esq. 
 To the Lessee: 
 HFS Mobility Services, Inc.

 40 Apple Ridge Road 
 Danbury,
Connecticut 06810 
 Attn: Property Manager 
 and 
 HFS Real Estate Division 
 HFS Incorporated 
 6 Sylvan Way 
 Parsippany, New Jersey 07054-0278 
 Attn: Senior Vice President and General Counsel 
  

 45 

 With a copy to: 
 Battle Fowler LLP 
 75 East 55th Street 
 New York, New York 10032 
 Attn: Bradley A.
Kaufman, Esq. 
 Such addresses may be changed by either party by notifying the other party in the above manner. Notices shall be deemed
delivered on the date delivery is first attempted, regardless of whether delivery is accepted. Notices to Lessee shall be deemed effective upon attempted delivery at Lessee’s Danbury, Connecticut address. 
  

	21.	SATELLITE EQUIPMENT. 

 21.1. Lessee
shall have access to the roof of the Existing Building and shall have the right to require Lessor to erect thereon a satellite communication dish (to be supplied by Lessee,) together with related accompanying equipment (the “Equipment”).
It is agreed and understood that Lessee shall reimburse Lessor for all reasonable costs and expenses incurred by Lessor in installing the Equipment by way of Additional Rent hereunder, payable within ten (10) days of receiving a bill therefor.
Notwithstanding the foregoing, prior to the erection of the Equipment, Lessee shall, at Lessee’s sole cost and expense, engage the services of a structural engineer reasonably satisfactory to Lessor to ensure that the roof of the Existing
Building will support the Equipment, and that the structural integrity of the Existing Building shall remain unimpaired by the installation of the Equipment. At the request of Lessee, Lessor may (but without obligation) carry out such alterations to
the structure and/or roof of the Existing Building as may be necessary to support any Equipment desired by Lessee, provided that any such work 

  

 46 

 
shall be carried out at the sole cost and expenses of Lessee. Following installation of the Equipment, Lessee shall maintain the same, -at Lessee’s sole
cost and expense, and shall, take all measures necessary to ensure that the Equipment is maintained in accordance with all applicable Laws. In the event that Lessee shall cause any damage to the roof of the Existing Building in the exercise of
Lessee’s rights of access pursuant to this Section 21.1, Lessee shall promptly inform Lessor, and shall reimburse Lessor all costs and expenses incurred by Lessor in carrying out any repairs necessitated thereby, as Additional Rent
hereunder. It is agreed and understood that no satellite equipment or other such equipment shall be erected on the roof of that portion of the building constructed pursuant to Lessor’s Work. 
  

	22.	BROKERAGE. 

 22.1. Lessor and Lessee
represent and warrant, each to the other, that they neither consulted nor negotiated with any broker or finder with respect to the leasing of the Premises, except for Insignia/Rostenberg Doera, whose brokerage fee shall be paid by Lessor, and Lessor
and Lessee agree to indemnify and hold the other harmless from any damages, costs and expenses suffered by the other by reason of any breach of the foregoing representation. Lessor shall have no liability for brokerage commissions arising out of any
sublease or assignments by Lessee, and Lessee shall and does hereby indemnify Lessor and holds Lessor harmless from any and all liabilities for brokerage commissions arising out of any such sublease or assignment. 
  

	23.	PARKING AND ACCESS ROADS. 

 23.1.
Lessor agrees that at no extra cost to Lessee, and notwithstanding the number of spaces shown on the site plan for the Premises, Lessor will make available for the use 

  

 47 

 
of Lessee, its agents, employees, invitees and licensees a parking area which shall contain a minimum of six (6) parking spaces per 1000 rentable square
feet of the Building (1377 total spaces). 
 23.2. Lessee shall have the exclusive right to use the parking spaces so reserved, subject to
compliance with Lessor’s reasonable rules and regulations with respect to the parking area. It is agreed and understood that nothing contained in this Section 23 shall be construed as affecting Lessee’s obligation to maintain and
repair said parking area as provided for in Section 9.4 above. 
 23.3. Lessee agrees that Lessee and Lessee’s agents, employees,
invitees, licensees, vendors, suppliers and independent contractors will use such access roads and will operate trucks and trailers in delivering merchandise to and from the Premises upon and over such access roads as are designated therefor by
Lessor as a means of ingress to and egress from the Premises. Notwithstanding the foregoing, Lessor agrees that unless Lessor shall be legally obligated for any reason to change the location of the access roads existing at the date hereof, Lessor
shall not change the location or capacity of the access roads without the consent of Lessee. 
  

	24.	LESSOR’S COVENANTS, REPRESENTATIONS AND INDEMNIFICATION. 

 24.1. Lessor hereby affirmatively covenants and represents, that as of the date hereof: 
 (i)
Lessor has full right, power and authority to execute and perform this Lease and to grant the estate demised hereby. 
  

 48 

 (ii) As of the date hereof, there are no leases, tenancies, licenses or other rights of
present or future occupancy or use, written or oral, for any portion of the Premises, except for the Existing Lease. 
 (iii)
No portion of the Premises is, and Lessor has not received any notice and has no knowledge that any portion of the Premises will be, subject to or affected by (a) any special assessment (whether or not presently a lien thereon) or (b) any
condemnation or similar proceeding. 
 (iv) Lessor has not received any notice that a default or breach exists under any
covenant, condition, restriction, right of way or easement affecting the Premises, or any portion thereof, which is to be performed or complied with by the owner of the Premises, and has no knowledge of any fact or condition (including but not
limited to Lessee’s use and occupancy of the Premises under the terms and conditions of this Lease) which would constitute such default or breach. 
 (v) Lessor knows of no existing legal reason why permission for the construction of the Building would not be granted by any relevant Governmental Entity, provided that Lessee hereby acknowledges and understands that
the granting of the necessary Permits is and will be subject to the proper exercise of discretion by all such relevant Governmental Entities. 
 24.2. To the best of Lessor’s knowledge and belief there has not occurred, nor is there presently occurring a release of any hazardous substance (as defined in any Environmental Laws) on, into or beneath the surface of the Premises or
any adjacent or contiguous land. For the purposes of this Section, the term “release” shall mean, releasing, spilling, pumping, pouring, emitting, implying, discharging, escaping, leaching, disposing or dumping. Lessor shall provide

  

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Lessee with copies of all environmental assessment reports and other materials pertaining to the environmental condition of the Premises currently in
Lessor’s possession or control or, if hereafter acquired by Lessor, promptly upon Lessor’s receipt thereof. 
 24.3. Lessor has not been served with an order of the Department of Environmental Protection of the State of Connecticut
(or any similar Governmental Entity), of noncompliance relating to any enforcement action concerning the generation, processing, handling, treatment, storage, dumping, discharge or transfer of toxic, hazardous or radioactive materials or substances
(defined as aforesaid) at, in, on or from the Premises, nor has Lessor ever been investigated in connection with the same at, in, on or from the Premises. To Lessor’s knowledge, no part of the Premises has been used as a municipal dump or land
fill. 
  

	25.	WAIVER. 

 25.1. The failure of either
Lessor or Lessee to insist upon strict performance of any of the covenants or conditions of this Lease, shall not be construed as a waiver or relinquishment of any such covenants or conditions, but the same shall be and remain in full force and
effect. 
  

	26.	SUBORDINATION, ATTORNMENT AND NON-DISTURBANCE. 

 26.1. This Lease shall be subject and subordinate to the lien of any mortgage on the Premises, or any part thereof, but only if such mortgage (or a subordination, non-disturbance and attornment agreement entered into
for the benefit of Lessee from the holder thereof) shall provide (i) that the Fee Mortgagee holding such mortgage shall not be entitled to terminate this Lease, or any extension or modification thereof, by foreclosure or other means, or join
Lessee 

  

 50 

 
as a defendant in any proceeding to enforce or foreclose such mortgage or in any way disturb Lessee’s use and enjoyment of the premises, or the conduct
of Lessee’s business or the business of Lessee’s permitted assignee or sub-tenant(s), provided that Lessee, and/or such assignee or subtenant(s) (as the case may be) shall not be in default hereunder beyond any applicable grace period with
respect to such default; (ii) that the lien of such mortgage shall not cover any of Lessee’s fixtures, alterations, improvements or other items of Lessee’s property, which, by law, or the terms of this Lease, Lessee is permitted to
remove from the Premises; and (iii) such Fee Mortgagee will comply with the terms and conditions of this Lease with respect to the use of insurance proceeds. 
 26.2. Subject to the provisions of 26.1 above, Lessee agrees that Lessee shall attorn to and recognize any foreclosing Fee Mortgagee or other such successor in interest to Lessor, as Lessee’s landlord hereunder.

  

	27.	ESTOPPEL CERTIFICATE. 

 27.1. Within
thirty (30) days following any written request by either party, the other party shall execute and deliver a statement, certifying (i) the commencement date of this Lease; (ii) the fact that this Lease is unmodified and in full force
and effect (or, if there have been modifications hereto, that this Lease is in full force and effect, as modified, and stating the date and nature of such modifications); (iii) the date to which the Rent has been paid; (iv) the fact that
there are no current defaults under this Lease by either Lessor or Lessee, except as specified in such statement, and (v) such other matters as may be reasonably requested. Lessor and Lessee intend, agree and understand that any such statement
delivered pursuant to this Section 27.1 may 

  

 51 

 
be relied upon by any third party with an interest or prospective interest in the Premises or this Lease or any part thereof. 
  

	28.	NOTICE OF LEASE. 

 28.1. At the
request of either party, Lessor and Lessee shall execute, in recordable form, a Notice of Lease pursuant to Section 47-19 of the Connecticut General Statutes. All costs and expenses attributable to such request shall be paid by the requesting
party. 
  

	29.	DEFINITION OF LESSOR. 

 29.1. The term
“Lessor” as used in this Lease, so far as covenants or obligations on the part of Lessor are concerned, shall be limited to mean and include only the owner or owners at the time in question of the fee title to (or a lessee’s interest
in a ground lease of) the premises. In the event of any transfer, assignment or conveyance of any such title or interest, Lessor herein named shall be automatically freed and relieved from and after the date of such transfer, assignment or
conveyance of all liability with respect to the performance of any covenants or obligations on the part of Lessor contained in this Lease thereafter to be performed (except as may be attributable to the period preceding said conveyance, unless
expressly assumed by the transferee of any such interest) and, without further agreement, the transferee of such title or interest shall be deemed to have assumed and agreed to observe and perform any and all obligations of Lessor hereunder, during
such transferee’s ownership of the Premises. Lessor, or any of the parties comprising “Lessor”, may, at any time from and after the Substantial Completion Date, transfer their respective interests in the Premises without the consent
of Lessee. Any such transfer prior to the Substantial Completion Date shall be subject to Lessee’s consent, 

  

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which may be withheld for any reason or for no reason. Nothing contained in this Section 29.1 shall be deemed to relieve Lessor from
(a) Lessor’s obligation to (i) pay any amount due to Lessee from Lessor hereunder where such obligation arises prior to any such transfer and (ii) apply insurance proceeds or condemnation awards in the manner herein specified
where such proceeds or awards are obtained with respect to occurrences or takings which are prior to any such transfer, or (b) Lessor’s liability for any fraud or intentional misrepresentation or (c) Lessor’s liability for any
misappropriation or misapplication of funds received by Lessor under the Lease, which funds would have to be repaid or reimbursed by Lessee to a third party. 
 29.2. Lessor hereby stipulates that with respect to any notice or other communication delivered to Lessee pursuant to or in connection with this Lease, Lessee may conclusively act and rely upon such notices or
communications given or made by said Melvyn J. Powers, who is hereby designated as having full authority to act on behalf of Lessor, unless and until Lessee shall receive written notice from Lessor to the contrary. 
  

	30.	LIMITATION ON LIABILITY. 

 30.1.
Subject to the provisions of Section 30.2 below, it is hereby understood and agreed that although the parties which together comprise “Lessor” hereunder shall be jointly and severally liable with respect to Lessor’s obligations
hereunder, Lessor, or any agent, principal (disclosed or undisclosed) officer, employee, shareholder or partner of Lessor shall have no personal liability hereunder with respect to any of the covenants, conditions or provisions of this Lease. In the
event of a breach or default by Lessor with respect to any of Lessor’s obligations hereunder, Lessee shall look solely to the estate and property of Lessor (or any of them) in the 

  

 53 

 
Premises and the income therefrom, for the satisfaction of Lessee’s remedies, including the collection of a judgment (or other judicial process)
requiring the payment of money by Lessor, in the event of any such default or breach by Lessor, and no other property or assets of Lessor shall be subject to levy, execution or other enforcement procedure for the satisfaction thereof and it is
expressly understood and agreed that Lessor’s liability under the terms, covenants, conditions and obligations of this Lease shall in no event exceed the loss of Lessor’s equity in the Premises. The provisions of this Section 30 shall
apply only to the Lessor above named. These provisions are not for the benefit of any insurance company or any other third party. Nothing contained in this Section 30.1 shall be construed as limiting Lessee’s rights under Section 29.1
above, or Lessee’s rights to obtain non-monetary equitable relief pursuant to law. 
 30.2. Notwithstanding the provisions of
Section 30.1 above, Lessor’s liability shall not be so limited until such time as Substantial Completion shall have occurred, and in any event, the provisions of Section 30.1 shall have no effect if a judge, jury, arbitrator or other
finder of fact in any proceedings brought with respect to any dispute arising out of this Lease shall determine that any loss suffered by Lessee came as a direct result of capricious actions by Lessor. 
  

	31.	TERMS AND HEADINGS. 

 31.1. The words
“Lessor” and “Lessee” as used herein shall include the plural as well as the singular. Words used in any gender include other genders. If there be more than one Lessor or Lessee (i.e. if two of more persons or entities, now or
hereafter, shall constitute “Lessor” or “Lessee”) the obligations hereunder imposed upon said Lessor and/or Lessee shall 

  

 54 

 
be joint and several. The section headings contained in this Lease are not a part of this Lease and shall have no effect upon the construction or
interpretation of any part or this Lease. 
  

	32.	INVALIDITY. 

 32.1. The invalidity of
any provision of this Lease shall not be deemed to impair or affect in any manner the validity, enforceability or effect of the remainder of this Lease, to the extent such remainder may be given effect in the absence of said invalid provision(s),
and, in such event, all of the other provisions of this Lease shall continue in full force and effect as if such invalid provision had never been included herein. 
  

	33.	LEGAL FEES. 

 33.1. In any legal
proceedings (including arbitration proceedings) brought by either Lessor or Lessee with respect to any dispute arising out of this Lease, the prevailing party shall be reimbursed by the other party for the reasonable legal fees incurred by such
prevailing party and all reasonable disbursements made in connection therewith. 
  

	34.	ACCORD AND SATISFACTION. 

 34.1. No
payment by Lessee or receipt by Lessor of a lesser amount than the Rent payment herein stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check (or contained in any letter accompanying
any check) be deemed to constitute an accord and satisfaction, and Lessor may accept any such payment of a lesser amount without prejudice to Lessor’s right to recover the balance of the Rent or to pursue any other remedy provided in this
Lease, or available at law. 
  

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	35.	BINDING EFFECT. 

 35.1. This Lease
shall inure to the benefit of Lessor and Lessee, and their successors, heirs, personal representatives and permitted assigns, provided that any assignment by Lessee shall be effective only if made in strict accordance with the terms of this Lease.
Words importing the singular number include the plural number and vice versa. 
  

	36.	ENTIRE AGREEMENT AND GOVERNING LAW. 

 36.1. This Lease contains the entire agreement between Lessor and Lessee and all prior negotiations and agreements are merged into this Lease. This Lease may not be changed, modified, terminated or discharged, in whole or in part, nor any
of its provisions waived except by a written instrument which (i) expressly refers to this Lease, and (ii) is executed by the party against whom enforcement of such change, modification, termination, discharge or waiver is sought. All
Exhibits attached hereto or referred to herein form an integral part of this Lease and are hereby incorporated by reference. 
 36.2. The
laws of the State of Connecticut shall govern and control the validity, interpretation, construction, performance and enforcement of this Lease and shall apply to any disputes or controversies arising out of or pertaining to this Lease. 

36.3. This Lease may be executed and delivered by Lessor and Lessee in two or more counterparts, all of which counterparts together shall be one
lease. 
  

	37.	GUARANTY OF LEASE. 

 37.1. The Powers
Construction Co. (“Powers Co.”), which is the general contractor for Lessor’s Work, and Melvyn J. Powers, individually, who is the President of 

  

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Powers Co. and a member of Lessor, agree to jointly, severally and irrevocably guaranty the performance by Lessor of Lessor’s obligations under this
Lease, in accordance with the terms and conditions of that certain Guaranty of this Lease attached hereto as Exhibit E and made a part hereof. 
  

	38.	ARBITRATION PROVISIONS. 

 38.1. In
each case specified in this Lease in which resort to arbitration shall be required or permitted, such arbitration shall be in the city where the Premises are located and conducted in accordance with the Commercial Arbitration Rules of the American
Arbitration Association (such association or any organization successor thereto, the “AAA”) and the provisions of this Lease, provided, however, all arbitrable disputes relating to the performance of any construction or alterations at the
Premises shall be in accordance with the Construction Arbitration Rules of the AAA. 
 38.2. Either party may request arbitration of any
matter in dispute wherein arbitration is expressly provided in this Lease as the appropriate remedy. The party requesting arbitration shall do so by giving notice (an “arbitration notice”) to that effect to the other party, specifying in
said notice the nature-of the dispute and the name and address of the person designated to act as an arbitrator on its behalf. Within fifteen (15) days after the service of such notice, the other party shall give notice to the first party
specifying the name and address of the person designated to act as an arbitrator on its behalf. If the second party fails to notify the first party of the appointment of its arbitrator, as aforesaid, within the time above specified, then the
appointment of the second arbitrator shall be made in the same manner as hereinafter provided for 

  

 57 

 
the appointment of a third arbitrator in a case where the two arbitrators appointed hereunder and the parties are unable to agree upon such appointment. The
two arbitrators so chosen shall meet within ten (10) days after the second arbitrator is appointed and, if within thirty (30) days after the second arbitrator is appointed, the two arbitrators shall not agree upon the question in dispute,
they shall together appoint a third arbitrator. In the event of their being unable to agree upon such appointment within thirty (30) days after the appointment of the second arbitrator, the third arbitrator shall be selected by the parties
themselves, if they can agree thereon, within a further period of fifteen (15) days. If the parties do not so agree, then either party, on behalf of both and on notice to the other, may request such appointment by the office of the AAA in the
state in which the Premises are located in accordance with its rules then prevailing. If the AAA shall fail to appoint said third arbitrator within fifteen (15) days after such request is made, then either party may apply, on notice to the
other, to the Superior Court in the County of Fairfield (or any other court having jurisdiction and exercising functions similar to those now exercised by said Court) for the appointment of such third arbitrator. Such third arbitrator chosen or
appointed pursuant to this Section shall be a disinterested person and each arbitrator chosen or appointed shall have at least ten (10) years’ experience in the County of Fairfield in a calling connected with the dispute. 
 38.3. Neither the arbitrators selected by the parties hereto nor any arbitrator designated by the AAA or court, if any, shall be a relative, employee or
former employee, consultant or former consultant of either party or an Affiliate thereof, to resolve the dispute in question. 
  

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 38.4. The determination of the arbitration (the “Arbitration Determination”) and the award
thereon shall be final, conclusive and binding upon Lessor and Lessee and may not be appealed to any court of law or equity, or otherwise. The arbitrators shall be directed to deliver counterpart copies of the Arbitration Determination and award to
each of the parties, including each Fee Mortgagee noted in the request for arbitration. In rendering the award, if any, the arbitrators shall not add to, subtract from or otherwise modify the provisions of this Lease. Judgment may be had on the
decision and award of the arbitrators so rendered in any court of competent jurisdiction. The arbitrators shall be directed to determine and include in the Arbitration Determination the party that is more correct in such dispute, and the party that
is determined to be less correct shall pay the reasonable, actually incurred costs and expenses (including witness fees and reasonable legal fees and disbursements) incurred by the more correct party relating to such arbitration. 
 38.5. If Lessee gives an arbitration notice, then Lessee shall, to the extent required by a Fee Mortgagee, simultaneously serve a duplicate of the
arbitration notice on each Fee Mortgagee who shall have previously furnished its name and address to Lessee in writing. If Lessor fails to appoint an arbitrator within fifteen (15) days after the giving of the arbitration notice by Lessee, such
Fee Mortgagee shall have an additional period of ten (10) days within which to appoint the second arbitrator, who shall thereupon be recognized in all respects as if he had been appointed by Lessor. In addition, if any one or more Fee
Mortgagees requires, pursuant to any document entered into with Lessor, its own opportunity to appoint an arbitrator, Lessee shall not object to the appointment of such arbitrator, provided Lessee receives notice of such 

  

 59 

 
requirement and provided a single arbitrator shall be appointed on behalf of Lessor and such Fee Mortgagee. 
 38.6. The arbitrators shall have the right to retain and consult experts and competent authorities skilled in the matters under arbitration. The
arbitrators shall render their award, upon the concurrence of at least two (2) of their number, within sixty (60) days after the appointment of the third arbitrator. 
 38.7. If for any reason whatsoever the written decision and award of the arbitrators is not rendered within sixty (60) days after the appointment of
the third arbitrator, then at any time thereafter before such decision and award is rendered, either party may apply to the Superior Court in the County of Fairfield or to any other court having jurisdiction and exercising the functions similar to
those now exercised by such Court, by action, proceeding or otherwise (but not by a new arbitration proceeding) as may be proper to determine the question in dispute consistently with the provisions of this Lease. 
 38.8. The parties intend that all disputes submitted to arbitration shall be resolved within ninety (90) days after the date the party requesting
arbitration delivers an arbitration notice. The parties shall cooperate with scheduling and similar procedural matters to permit the arbitrators to make the Arbitration Determination as expeditiously as possible. 
  

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 IN WITNESS WHEREOF, Lessor and Lessee have executed and delivered this Lease as of the day and year first
above written. 
  

			
	 LESSOR:

	
	MMP REALTY, LLC
		
	 By:
	 	 /s/ Melvyn J. Powers

		 	 Melvyn J. Powers

		 	 Its Manager
 Duly Authorized

	
	 LESSEE:

	
	HFS MOBILITY SERVICES, INC.
		
	 By:
	 	 /s/ Paul M. McNicol

		 	 Paul M. McNicol

		 	 Its Senior Vice President
 Duly Authorized

  

 61

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