Document:

EX-10.21

 Exhibit 10.21 

FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (“Amendment”) made as of the 13th day of November, 2015, by PREMIER ARHAUS LLC, an Ohio
limited liability company (“Landlord”) and ARHAUS, LLC, a Delaware limited liability company (“Tenant”). 

W I T N E S S E T H: 

WHEREAS, Landlord and Tenant entered into a certain Lease dated September 19, 2014 (“Original Lease”) for the lease of
certain real property and improvements commonly located in Boston Heights, Ohio, and more fully described on Exhibit A attached to the Original Lease and incorporated herein by reference; and 

WHEREAS, the parties desire to amend the terms and conditions of the Original Lease in certain respects; 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged and agreed, the
parties hereto hereby agree as follows: 
 1. All capitalized terms used herein shall have the same definitions as those set forth in the
Original Lease, unless otherwise specifically defined herein. 
 2. Section 1.02.H. of the Original Lease is hereby amended to provide
as follows: “Rent Commencement Date: March 1, 2016; provided, however, that the Rent Commencement Date shall be extended on a day for day basis to the extent that the Completion Date for the Warehouse portion of the Building does not occur on
or before December 31, 2015, for any reason except for a Tenant Delay.” 
 3. Section 2.02.A. of the Original Lease is hereby
amended to provide as follows: “Project Schedule; Completion Dates. Landlord and Tenant agree that a preliminary project schedule is attached hereto as an Exhibit B (the “Project Schedule”). The Project Schedule
shall only be modified or changed by a writing executed by Landlord and Tenant, or as otherwise required or permitted by the terms of this Lease. Subject to Landlord Excusable Delays, Landlord shall cause the Completion Date with respect to the
Warehouse space to occur no later than December 31, 2015. If for any reason the Completion Date shall not occur by December 31, 2016 (the “Outside Completion Date”), this Lease shall automatically be null and void, and neither
party shall have any claim against the other in damages or otherwise, provided, however, should the failure of the Completion Date to occur on or before the Outside Completion Date be due to Tenant Delay, then the Outside Completion Date shall be
extended for one day for each day of Tenant Delay; provided that the Tax Exemption pursuant to the Community Reinvestment Area Agreement with the Village of Boston Heights, Ohio remains in effect.” 

 4. Pursuant to Section 2.02.D., Landlord and Tenant agree that Tenant elected to
exercise the Office Expansion Option and, as a result, the Minimum Annual Base Rent shall be increased by the amount of the Office Expansion Rent Increase for the remainder of the initial Lease Term. As result, Section 1.02.B. shall be modified
as follows: 
 Minimum Annual Base Rent: 
  

					
	 Period
	  	Annual Total	 
	 Lease Years 1-5
	  	$	4,154,323	 
	 Lease Years 6-10
	  	$	4,648,680	 
	 Lease Years 11-15
	  	$	5,200,167	 
	 Lease Years 16-17
	  	$	5,824,113	 
	 Lease Years 18-20
	  	$	5,824,113	 
	 Lease Years 21-25
	  	$	6,523,005	 
	 Lease Years 26-27
	  	$	7,305,765	 

 5. Notwithstanding Section 4 of this Amendment, with respect to the rent payable during Lease Year 1, the
Rent Commencement Date: (i) with respect to the Warehouse space, remains March 1, 2016, and shall be paid in monthly installments of $220,893.75. and (ii) with respect to the Office and Expansion Space, rent shall not commence until
the date which is sixty (60) days after the Completion Date with respect to such space, currently estimated to be between May 1, 2016 and May 31, 2016, and shall be paid in monthly installments of $125,293.75. 

6. Except as specifically amended by the terms hereof, the terms and conditions of the Original Lease shall continue in full force and effect
and are ratified hereby. 
 IN WITNESS WHEREOF, the parties hereto have executed this First amendment to Lease under seal as of the
date first above written. 
  

											
		 	PREMIER ARHAUS LLC, an Ohio limited liability company
			
	 

    
  
	 	By:	 	 Premier Boston Hts., LLC, an Ohio limited liability

company, Manager

				
	 

  
	 		 	 By:
	 	 Premier Boston Hts. Management, LLC,

an Ohio limited liability company, Manager

					
		 		 		 	By:	 	 /s/ Spencer N. Pisczak

		 		 		 	Name:	 	Spencer N. Pisczak
		 		 		 	Title:	 	Manager

											
			
	  
  
	 	   ARHAUS, LLC	 	

											
			
	 

    
  
  
	 	 By:	 	 /s/ Greg Teed

	 	  Name and Title:   Greg Teed CFO
	 	
	 	
	 	
	 	
	 	
	 	
	 	
	 	
		 	

  
 - 2 - 

					
	STATE OF OHIO	  	:	  	
		  	:	  	SS.
	COUNTY OF CUYAHOGA	  	:	  	

 BEFORE ME, a Notary Public, personally appeared Spencer N. Pisczak, who is the Manager of Premier
Boston HTS Management LLC, who acknowledged that he executed this Amendment on behalf of such corporation and that the same is his free act and deed and the free act and deed of such corporation. 

IN WITNESS WHEREOF, the undersigned has set my hand and seal as of the 2nd
day of December, 2015. 
  

	
	 /s/ Holly M. Tufts

	Notary Public

  

							
	STATE OF OHIO	  	:	  		  	
		  	:	  	SS.	  	
	COUNTY OF CUYAHOGA	  	:	  		  	

 BEFORE ME, a Notary Public, personally appeared Greg Teed, who is the CFO of Arhaus, LLC, who
acknowledged that he executed this Amendment on behalf of such corporation and that the same is his free act and deed and the free act and deed of such corporation. 

IN WITNESS WHEREOF, the undersigned has set my hand and seal as of the 2nd day of
December, 2015. 
  

	
	 /s/ Holly M. Tufts

	Notary Public
	
	

  
 - 3 -EX-10.22

 Exhibit 10.22 

SECOND AMENDMENT TO LEASE 

THIS SECOND AMENDMENT TO LEASE (“Amendment”) made on the     day of November, 2017, by PREMIER ARHAUS
LLC, an Ohio limited liability company (“Landlord”) and ARHAUS, LLC, a Delaware limited liability company (“Tenant”). 

W I T N E S S E T H: 

WHEREAS, Landlord and Tenant entered into that certain Lease dated September 19, 2014 (the “Original Lease”) and that
certain First Amendment to Lease dated November 13, 2015 (the “First Amendment”; the Original Lease as amended by the First Amendment, the “Amended Lease”; the “Amended Lease, as amended by this Second Amendment, the
“Lease Agreement”) for the lease of certain real property and improvements commonly located in Boston Heights, Ohio, and more fully described on Exhibit A attached to the Original Lease and incorporated herein by
reference; and 
 WHEREAS, the parties desire to amend the terms and conditions of the Amended Lease in certain respects; 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged and agreed, the
parties hereto hereby agree as follows: 
 1. All capitalized terms used in this Second Amendment shall have the same definitions as those
set forth in the Amended Lease, unless otherwise specifically defined herein. 
 2. Section 19.02(B) of the Amended Lease (as contained
within the Original Lease) is hereby deleted in its entirety. 
 3. Landlord and Tenant agree to execute a recordable Amended Memorandum of
Lease to reflect the modifications to the Amended Lease contained within this Second Amendment.” 
 4. Except as specifically amended
by the terms hereof, the terms and conditions of the Original Lease shall continue in full force and effect and are ratified hereby. 

[Remainder of Page Intentionally Left Blank] 

 IN WITNESS WHEREOF, the parties hereto have executed this Second Amendment to Lease
on the dates set forth in the respective notary clauses below. 
  

							
	PREMIER ARHAUS LLC, an Ohio limited liability company
		
	By:	 	Premier Boston Hts., LLC, an Ohio limited liability
	company, Manager
			
		 	By:	 	Premier Managers, LLC,
		 	an Ohio limited liability company, Manager
				
		 		 	By:	 	 /s/ Kevin R. Callahan

		 		 	Name:	 	Kevin R. Callahan
		 		 	Title:	 	Manager
	
	ARHAUS, LLC, an Ohio limited liability company
		
	By:	 	 /s/ John P. Reed

	Name and Title:	 	CEO

  
 2nd Amendment to Arhaus Lease 

			
	STATE OF OHIO	 	:
		 	: SS.
	COUNTY OF CUYAHOGA	 	:

 The foregoing instrument was acknowledged before me this
16th day of November, 2017, by Kevin R Callahan, the Manager of Premier Managers, LLC, an Ohio limited liability company, the Manager of Premier Boston Hts., LLC, an Ohio limited liability
company, the Manager of Premier Arhaus, LLC, an Ohio limited liability company, on behalf of the aforesaid limited liability companies. 

IN WITNESS WHEREOF, the undersigned has set my hand and seal on the 17th day of
November, 2017. 
  

	
	 /s/ Holly M. Tufts

	Notary Public

			
	STATE OF OHIO 	 	:
		 	: SS.
	COUNTY OF SUMMIT	 	:

 The foregoing instrument was acknowledged before me this 10 day of November, 2017, by John Reed, the
CEO of Arhaus, LLC, a Delaware limited liability company, on behalf of the aforesaid limited liability company. 
 IN WITNESS
WHEREOF, the undersigned has set my hand and seal on the 10 day of November, 2017. 
  
  

	
	 /s/ Barbara A. Lee

	Notary PublicEX-10.23

 Exhibit 10.23 

THIRD AMENDMENT TO LEASE 

THIS THIRD AMENDMENT TO LEASE (“Amendment”) made as of 1st day of
January, 2019, by PREMIER ARHAUS LLC, an Ohio limited liability company (“Landlord”) and ARHAUS, LLC, a Delaware limited liability company (“Tenant”). 

W I T N E S S E T H: 

WHEREAS, Landlord and Tenant entered into that certain Lease dated September 19, 2014 (the “Original Lease”),
that certain First Amendment to Lease dated November 13, 2015 (the “First Amendment”), and that certain Second Amendment to Lease dated November 17, 2017 (the “Second Amendment”; the Original Lease as amended by the
First Amendment and Second Amendment, the “Amended Lease”; the Amended Lease, as amended by this Third Amendment, the “Lease Agreement”); and 

WHEREAS, the parties desire to amend the terms and conditions of the Amended Lease in certain respects; 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged and agreed, the
parties hereto hereby agree as follows: 
 1. All capitalized terms used in this Third Amendment shall have the same definitions as those
set forth in the Amended Lease, unless otherwise specifically defined herein. 
 2. Landlord shall have an additional 108 parking spaces
installed at the Property (“Additional Parking”). 
 3. As a result of the Additional Parking, commencing on January 1, 2019
and continuing thereafter for the remainder of the Lease Term and any subsequent extension option term exercised by Tenant, Tenant agrees to pay an additional $2,000 in monthly Base Rent. 

4. Except as specifically amended by the terms hereof, the terms and conditions of the Amended Lease shall continue in full force and effect
and are ratified hereby. 
 5. Landlord represents and warrants that it has obtained all consents, approvals or authorizations, including,
without limitation, any applicable lender, necessary to enter into this Third Amendment. 
 6. This Third Amendment may be executed in
counterparts, each of which shall be deemed to be an original, but such counterparts when taken together shall constitute but one agreement. 

7. The law of the State of Ohio shall govern in any and all matters relating to the execution and completion of this Amendment. 

 8. In the event of a conflict between this Third Amendment and the Amended Lease, the terms contained herein
shall prevail. This Third Amendment shall be binding upon and inure to the benefit of the parties and their respective heirs, successors and assigns. 

[Remainder of Page Intentionally Left Blank] 

 IN WITNESS WHEREOF, the parties hereto have executed this Third Amendment to Lease on
the dates set forth in the respective notary clauses below. 
  

							
	 PREMIER ARHAUS LLC, an Ohio limited liability

company

	
	By: Premier Boston Hts., LLC, an Ohio limited liability company, Manager
		
		 	 By: Premier Managers, LLC,
 an Ohio
limited liability company, Manager

				
		 		 	By:	 	 /s/ Kevin R. Callahan

		 		 	Name:	 	Kevin R. Callahan
		 		 	Title:	 	Manager

 
							
	
	ARHAUS LLC, a Delaware limited liability company
		
	By:	 	 /s/ Dawn Phillipson

							
	Name and Title:	 	Dawn Phillipson, Chief Financial Officer

			
	STATE OF OHIO	  	:
		  	: SS.
	COUNTY OF CUYAHOGA	  	:

 The Foregoing instrument was acknowledged before me this
13th day of February, 2019, by Kevin R. Callanan, the Manager of Premier Managers, LLC, an Ohio limited liability company, the Manager of Premier Boston Hts., LLC, an Ohio limited liability
company, the Manager of Premier Arhaus, LLC, an Ohio limited liability company, on behalf of the aforesaid limited liability companies. 

IN WITNESS WHEREOF, the undersigned has set my hand and seal on the 13th day of
February, 2019. 
  

	
	 /s/ Holly M. Tufts

	Notary Public

  

			
	STATE OF OHIO	  	:
		  	: SS.
	COUNTY OF SUMMIT	  	:

 The foregoing instrument was acknowledged before me this
13th day of February, 2019, by Dawn Phillipson, the CFO of Arhaus, LLC, a Delaware limited liability company, on behalf of the aforesaid limited liability company. 

IN WITNESS WHEREOF, the undersigned has set my hand and seal on the 13th day of
February, 2019. 
  

	
	 /s/ Allan Churchmack

	Notary Public

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