Document:

Exhibit 10.36

      

       

      INDUSTRIAL BUILDING LEASE

      

      

      BY AND BETWEEN

       

      INDUSTRY LANDING 1155 LLC

       

      

      (“Landlord”)

       

      and

       

      SOLARCOMMUNITIES, INC.

       

      

      (“Tenant”)

       

      For

       

      1155 Flatbush Road, Kingston, New York

       

      (“Premises”)

       

      
        
          

      

      TABLE OF CONTENTS

       

      	
              1.

            	
              Leased Premises.

            	
              1

            
	
              2.

            	
              Term.

            	
              1

            
	
              3.

            	
              Tenant’s Use of the Premises.

            	
              3

            
	
              4.

            	
              Fixed Annual Rent, Additional Rent and Other Sums to Be Paid By Tenant.

            	
              3

            
	
              5.

            	
              Condition, Repair, Replacement and Maintenance of the Premises.

            	
              10

            
	
              6.

            	
              Insurance.

            	
              11

            
	
              7.

            	
              Compliance with Laws and Insurance Requirements.

            	
              13

            
	
              8.

            	
              Alterations, Additions and Improvements.

            	
              17

            
	
              9.

            	
              Fire and Other Casualty Affecting the Premises.

            	
              17

            
	
              10.

            	
              Assignment and Subletting.

            	
              19

            
	
              11.

            	
              Landlord’s Right to Inspect and Repair.

            	
              20

              

            
	
              12.

            	
              Landlord’s Right to Exhibit Premises.

            	
              20

              

            
	
              13.

            	
              Signs.

            	
              20

              

            
	
              14.

            	
              Landlord Not Liable.

            	
              20

              

            
	
              15.

            	
              Force Majeure.

            	
              21

              

            
	
              16.

            	
              Indemnification and Waiver of Liability.

            	
              22

              

            
	
              17.

            	
              Subordination; Attornment.

            	
              22

            
	
              18.

            	
              Condemnation.

            	
              24

            
	
              19.

            	
              Bankruptcy or Insolvency of Tenant.

            	
              25

            
	
              20.

            	
              Default by Tenant and Landlord’s Remedies.

            	
              27

            
	
              21.

            	
              Tenant’s Trade Fixtures and Removal.

            	
              29

            
	
              22.

            	
              Estoppel Certificates and Financial Information.

            	
              30

              

            
	
              23.

            	
              Limitations on Landlord’s Liability.

            	
              31

              

            
	
              24.

            	
              Security Deposit.

            	
              31

              

            
	
              25.

            	
              Qualification to Do Business.

            	
              32

              

            
	
              26.

            	
              Notices.

            	
              33

              

            
	
              27.

            	
              Brokers.

            	
              34

            
	
              28.

            	
              Tenant’s Right to Quiet Enjoyment.

            	
              34

            
	
              29.

            	
              Miscellaneous.

            	
              34

            

       

      
        
          

      

      
      INDUSTRIAL BUILDING LEASE

      

      

      This Industrial Building Lease (the “Lease”) made as of August __, 2021 between INDUSTRY LANDING 1155 LLC, having an address at c/o Duna Real Estate Group, 77 Cornell Street, Kingston, New York 12401, referred to in this Lease as “Landlord”,

      

      

      -and-

       

      

      SOLARCOMMUNITIES, INC., having an address at 442 U.S. Route 2, Waterbury, Vermont 05676, referred to in this Lease as “Tenant.”

      

      

      	

            	1.	
              Leased Premises.

            

       

      

      Landlord leases to Tenant and Tenant hires from Landlord, in accordance with the provisions of this Lease, the land, together with the building and improvements thereon,
        located at 1155 Flatbush Road, Kingston, New York, more particularly described in Schedule A annexed to and made part of this Lease; the land, building and improvements being referred to in this Lease
        as the “Premises.” This Lease is made subject to such facts as an accurate survey may disclose, easements, rights of way and restrictions of record.

      

      

      
        	 	
                2.

              	
                Term.

              

      

      

      

      (a)  Initial Term. The term of this Lease shall commence on the date on
          which a fully-executed counterpart of this Lease is delivered by Landlord to Tenant (the “Commencement Date”), and shall conclude on the last day of the sixty-third (63rd)
          calendar month after the calendar month in which the Commencement Date occurs (the “Expiration Date”) (the period between the Commencement Date and the Expiration Date, inclusive, the “Initial Term”).  If Landlord is unable to give possession of
          the Premises on the Commencement Date because of the holding-over or retention of possession of any tenant, undertenant or occupant; or if the Premises are located in a building being constructed, because such  building  has not been sufficiently
          completed  to make the Premises ready for occupancy or because of the fact that a certificate of occupancy has not been procured; or for any other reason, then Landlord shall not be subject to any liability for failure to give possession on the
          Commencement Date, and the validity of the lease shall not be impaired under such circumstances,  nor shall the same be construed  in any wise to extend the term of this lease, but the rent payable hereunder shall be abated (provided Tenant is
          not responsible for Landlord's  inability to obtain  possession) until after Landlord shall have given Tenant  written  notice that  Landlord is able to give Tenant possession of the Premises.  If permission is given to Tenant to enter into
          possession of the Premises, or to occupy areas other than the Premises prior to the Commencement Date, Tenant covenants and agrees that such occupancy shalt be deemed to be under all the terms, covenants, conditions and provisions of this lease,
          except as to the covenant to pay rent. The provisions of this clause are intended to constitute an “express provision to the contrary” within the meaning of Section 223-a of the New York Real Property Law.

      

      

      
        1

        
          

      

      (b)   Renewal Term.

       

          

      (i)    Option to Renew. Provided Tenant is not at the time notice is given or at the expiration of the initial
          term, in default of the terms and provisions of this Lease beyond the expiration of any applicable notice and/or cure periods, and that Tenant is in occupancy of the entire Premises at the expiration of the Initial Term, or the First Renewal Term
          (as that term is defined below), as applicable: (a) Tenant shall have the right and option, exercisable by giving written notice thereof at least twelve (12) months but not more than fifteen (15) months prior to the expiration of the Initial
          Term, to extend the term for one (1) period of five (5) years beginning on the day after the Expiration Date (the “First Renewal Term Commencement Date”) and ending on the day immediately preceding the fifth (5th) anniversary of the First Renewal Term Commencement Date (the “First Renewal Term Expiration Date”) (such period, the “First Renewal Term”); and (b) Tenant shall have the right and option,
          exercisable by giving written notice thereof at least twelve (12) months but not more than fifteen (15) months prior to the First Renewal Term Expiration Date, to extend the term for a second period of five (5) years beginning on the day after
          the First Renewal Term Expiration Date (the “Second Renewal Term Commencement Date”) and ending on the day immediately preceding the fifth (5th) anniversary of the
          Second Renewal Term Commencement Date (the “Second Renewal Term Expiration Date”) (such period, the “Second Renewal Term”). Upon the giving of such notice, this Lease shall automatically be extended for such five (5) year period and no instrument
          of extension need be executed but a party shall, upon the request of the other party, enter into such reasonable amendment or supplement to this Lease to evidence the extension. In the event that Tenant fails to give such notice to Landlord as
          herein provided, this Lease shall automatically terminate at the end of the then-current term and Tenant shall have no further right or option to extend this Lease. As used in this Lease, the word “Term” shall mean the Initial Term and the
          First Renewal Term and the Second Renewal Term, to the extent applicable.

      

      

      (ii)  Terms of Renewal. The extended term shall be upon the same covenants, agreements, provisions, terms and
          conditions as the initial term, except that Tenant shall have no further options to renew or extend the term beyond those set forth above, and that Fixed Rent (as that term is defined below) during the First Renewal Term and Second Renewal Term
          shall be as set forth in Section 4(a) of this Lease.

      

      

      
        2

        
          

      

      (c)   Holding Over.  Should Tenant remain in possession of the Premises after the Expiration Date, or the First
          Renewal Term Expiration Date or the Second Renewal Term Expiration Date, as applicable, or sooner termination of the Term of this Lease, in addition to any other rights or remedies Landlord may have hereunder or at law (including, but not limited
          to, the right, but not the obligation, to treat Tenant as a month-to-month tenant at the Fixed  Annual Rent payable during the last month of this Lease plus all Additional Rent) and without in any manner limiting Landlord’s right to demonstrate
          and collect any damages suffered by Landlord and arising from Tenant’s failure to surrender the Demised Premises as provided herein, Tenant shall pay to Landlord for each month or portion of a month during which Tenant holds over in the Demised
          Premises after the Expiration Date or sooner termination of this Lease, a sum equal to two (2) times the aggregate of that portion of the Fixed Annual Rent and Additional Rent which was payable under this Lease during the last month of the term
          hereof.  Nothing herein contained shall be deemed to permit Tenant to retain possession of the Demised Premises after the Expiration Date or sooner termination of this Lease or to limit in any manner Landlord’s right to regain possession of the
          Demised Premises through summary proceedings, or otherwise, and no acceptance by Landlord of payments from Tenant after the Expiration Date or sooner termination of this Lease shall be deemed to be other than on account of the amount to be paid
          by Tenant in accordance with the provisions of this Article 43.  Tenant agrees to indemnify and save Landlord harmless from all costs, claims, losses or liability resulting from delay by Tenant in surrendering the Demised Premises, including,
          without limitation, any claims made by any succeeding owner and/or tenant founded on such delay.

      

      

      3.      Tenant’s Use of the Premises.

       

          

      (a)   Use by Tenant and Certificate of Occupancy. Tenant shall use and
          occupy the Premises only as and for warehouse and distribution activities and general office activities, and training activities and assembly of pre-manufactured components (but not manufacturing of any kind) only, and for no other purpose. In
          the event a certificate of occupancy or its equivalent is required, Tenant shall, at Tenant’s own expense, apply for and obtain the same with respect to the Premises, based upon the use set forth above, from the appropriate authority, prior to
          taking occupancy under this Lease. Tenant shall deliver to Landlord a copy of the certificate of occupancy or its equivalent, and any other governmental license or permit relating to the Premises or Tenant’s occupancy and use of the Premises,
          promptly upon receiving it.

      

      

      (b)   Prohibited Use. Tenant shall not occupy nor use all or any
          part of the Premises nor permit or suffer the Premises to be occupied or used for any purpose other than as provided for in this Lease, nor for any unlawful or disreputable purpose, nor for any extra hazardous purpose.

      

      

      4.      Fixed Annual Rent, Additional Rent and Other Sums to Be Paid By Tenant.

       

          

      (a)   Fixed Annual Rent. During the Term, Tenant shall pay Landlord the
          fixed annual rent (“Fixed Rent”) on the first day of each month, in advance, with the exception that the first monthly installment of Fixed Rent shall be paid upon execution and delivery of this Lease. The rent for any partial calendar month at
          the beginning or end of the term shall be pro-rated at one-twelfth (1/12th) of the then-applicable fixed annual rent and then further pro-rated based on a fraction, the numerator of which is the actual number of calendar days in that month that
          are within the term and the denominator of which is 30. All sums payable under this Lease shall be paid in United States Dollars.  Fixed Rent shall be payable at the following rates:

      

      

      
        3

        
          

      

      	

            	(i)	
              Subject to subsection (b) below, for the period beginning on the Commencement Date and ending on the last day of the twenty seventh (27th) calendar month after the calendar month in which the Commencement Date occurs, at the annual rate of $225,000.00 ($18,750.00 monthly);

            

      

      

      	

            	(ii)	
              For the thirty six (36) month period thereafter, concluding on the Expiration Date, at the annual rate of $240,000.00 ($20,000.00 monthly);

            

      

      

      	

            	(iii)	
              To the extent Tenant exercises its option to extend the Term for the First Renewal Term:

            

       

      

      	

            	(A)	
              For the period beginning on the First Renewal Term Commencement Date and ending on the day immediately preceding the first anniversary of the First Renewal Term Commencement Date, at the annual rate of
                $246,000.00 ($20,500.00 monthly);

            

      

      

      	

            	(B)	
              For the twelve (12) month period thereafter, at the annual rate of $252,150.00 ($21,012.50 monthly);

            

      

      

      	

            	(C)	
              For the twelve (12) month period thereafter, at the annual rate of $258,453.75 ($21,537.81 monthly);

            

      

      

      	

            	(D)	
              For the twelve (12) month period thereafter, at the annual rate of $264,915.09 ($22,076.26 monthly); and

            

      

      

      	

            	(E)	
              For the twelve (12) month period thereafter, ending on the First Renewal Term Expiration Date, at the annual rate of $271,537.97 ($22,628.16 monthly).

            

      

      

      	 	(iv)	
              To the extent Tenant exercises its option to extend the Term for the Second Renewal Term:

            

       

      

      (A)      The Fixed Rent during the Second Renewal Term as of the Second Renewal Term Commencement Date shall be the greater of: (i) 102.5% of the fully-escalated Fixed Annual Rent as of the First
        Renewal Term Expiration Date; or (ii) one hundred percent (100%) of the fair market rental rate for the Premises as of the Second Renewal Term Commencement Date, based on prevailing rentals and concessions then being charged to renewal tenants in
        the Building and in other comparable buildings in the general vicinity, for comparably improved space of equivalent quality, size and location to the Premises ((i) or (ii), the “Market Rate”).  The Market Rate shall be increased by 2.5% on each
        anniversary of the Second Renewal Term Commencement Date.

       

      
        4

        
          

      

      (B)         Within fifteen (15) days following Tenant’s exercise of the option to extend by the Second Renewal Term pursuant hereto, Landlord shall deliver written notice to Tenant specifying
        Landlord’s determination of the Market Rate (“Landlord’s Determination”).  Within fifteen (15) days following Tenant’s receipt of such Landlord’s notice specifying Landlord’s Determination of the Market Rate, Tenant shall deliver either: (i)
        written notice to Landlord agreeing with Landlord’s Determination of the Market Rate; or (ii) written notice to Landlord disagreeing with Landlord’s Determination and specifying Tenant’s determination of the Market Rate (“Tenant’s Determination”). 
        In the event Tenant so disagrees with Landlord’s Determination of the Market Rate, then Landlord and Tenant shall promptly meet and endeavor in good faith to reach agreement upon the Market Rate for the Renewal Term.  In the event Landlord and
        Tenant are unable to agree upon the Market Rate prior to one hundred (100) days before the commencement of the Renewal Term, Landlord and Tenant shall each appoint, by written notice delivered to the other prior to ninety (90) days before the
        commencement of the Renewal Term, a real estate appraiser who is a member of the American Institute of Real Estate Appraisers (or its equivalent) and who has significant current experience appraising office rental rates for commercial real property
        in the County of Ulster, to participate in the determination of the Market Rate.  The two appraisers so appointed shall be instructed to appoint, within twenty (20) days thereafter, a third appraiser who is similarly qualified.  If either Landlord
        or Tenant fails timely to appoint a qualified appraiser as provided above, then the determination of Market Rate to be made hereunder shall be made solely by such qualified appraiser as may have been appointed by the other party, and such
        determination of the Market Rate by such sole appraiser shall be binding upon both Landlord and Tenant.  If the two appraisers appointed by Landlord and Tenant cannot agree on the appointment of a third appraiser within the time period provided,
        either Landlord or Tenant may seek the appointment of the same by the Supreme Court of the State of New York, County of Ulster.  Such appraisers shall work together and share information in their efforts to determine and agree upon the Market
        Rate.  The Market Rate shall be determined in accordance with the procedure set forth in the following paragraph.

       

      (C)        The role of the appraisers shall be to select from Landlord’s Determination and Tenant’s Determination which is closest to the actual Market Rate as determined by the appraisers.  The
        appraisers shall have no power to adopt a compromise or “middle ground” between the contended Market Rates submitted by the parties or to adopt any Market Rate other than the contended Market Rate submitted by the party which is closest to the
        appraisers’ determinations as to actual Market Rate (and if the difference between each of the contended Market Rates submitted by the parties and the Market Rate determined by the appraisers is the same, the average of Landlord’s Determination and
        Tenant’s Determination shall be adopted).  If the appraisers do not agree upon the actual Market Rate, then each appraiser shall determine which of Landlord’s Determination or Tenant’s Determination is closest to the actual Market Rate determined
        by such appraiser and the contended Market Rate so selected by at least two of the appraisers shall be the Market Rate.  The Market Rate as so determined by the appraisers as provided herein shall be binding upon both Landlord and Tenant as the
        Market Rate, which rate shall thereafter be payable throughout the Renewal Term commencing on the first day of the Renewal Term, as provided in the following paragraph.

       

      
        5

        
          

      

      (D)         Landlord and Tenant will use all reasonable diligence to cause their appointed appraisers to perform in good faith and in a timely manner in order to make the determination of the
        Market Rate on or before the commencement of the Renewal Term.  In the event such appraisers do not make such determination prior to the commencement of the Renewal Term, this Lease shall nevertheless continue in full force and effect until such
        determination is made, and Tenant shall pay as Base Rent during such period the amount paid by Tenant as of the Termination Date.  Upon the determination by such appraisers of the Market Rate, the deficiency or excess (if any) in the amount paid to
        Landlord by Tenant as provided above below the Fixed Annual Rent as so determined hereunder applicable to the period from the commencement of the Second Renewal Term to the date on which the Market Rate was so determined shall be paid by Tenant to
        Landlord, in the event of a deficiency (and by Landlord to Tenant in the amount of any excess) not later than ninety (90) days after the date on which the Market Rate is established.  The payment by Tenant of Fixed Annual Rent in the amount of the
        Market Rate as so determined shall commence on the first day of the month following the date of such determination (but not earlier than the Second Renewal Term Commencement Date), and in addition to such monthly installments of Fixed Annual Rent,
        Tenant shall pay to Landlord the deficiency, if any, in the amount earlier paid by Tenant as Fixed Annual Rent in relation to the amount ultimately determined hereunder as the Market Rate.  Landlord and Tenant shall each bear the costs and fees of
        the appraiser appointed by each of them and shall share equally the cost of the third appraiser.

       

      (b)  Fixed Rent Allowance. Provided Tenant is not then, and has not been, in default under the terms, covenants and conditions of this Lease beyond any applicable grace periods, Tenant shall have the right to use and occupy the Premises free of
          Fixed Rent (the "Fixed Rent Allowance") for four (4) months beginning on the Commencement Date, provided that Tenant shall pay all other payments and charges otherwise due hereunder.  Except for the Fixed Rent Allowance as herein provided, Tenant
          shall use and occupy the Demised Premises pursuant to all of the other terms, covenants and conditions of this Lease.  It is understood and agreed that the Fixed Rent Allowance is given by Landlord in consideration of Tenant's paying when due all
          rents under this Lease, and otherwise complying with the terms hereof, and that in the event of any uncured monetary default by Tenant under this Lease which results in the early termination hereof,  the unamortized portion of the Fixed Rent
          Allowance given pursuant to this paragraph shall become immediately due and payable to Landlord as Additional Rent under this Lease, provided that, on the First Renewal Term Commencement Date, and each anniversary thereof, the portion of the
          Fixed Rent Allowance for which Tenant is liable shall be recomputed by subtracting one-quarter (1/4) of the Fixed Rent Allowance and recalculating the amortization based upon the remaining portion of the Fixed Rent Allowance.  In the event that
          such uncured monetary default occurs prior to the conclusion of the period during which the Fixed Rent Allowance is in effect, Tenant shall not be entitled to the Fixed Rent Allowance for the period after the occurrence of such default.

      

      

      
        6

        
          

      

      (c)   Additional Rent Based upon Real Estate Taxes.   “Taxes” shall mean
          governmental levies, municipal taxes, county taxes, school taxes or any other governmental or quasi-governmental (including business improvement district) charges, general or special, ordinary or extraordinary, unforeseen as well as foreseen, of
          any kind or nature whatsoever, which are or may be assessed, levied or imposed upon all or any part of the Premises.  If, due to a future change in the method of taxation or in the taxing authority, a new or additional real estate tax, or a
          franchise, income, transit, profit or other tax or governmental imposition, however designated, shall be levied against Landlord, and/or the Premises, or in substitution in whole or in part for any tax which would constitute "Taxes", or in lieu
          of additional Taxes, such tax or imposition shall be deemed for the purposes hereof to be included within the term "Taxes."  As additional rent, Tenant shall pay Landlord the Taxes, on the first (1st) day of each month, in advance, in a sum equal
          to 1/12th of the annual Taxes due and payable for the then-calendar year. If at a time a payment is required the amount of the Taxes for the then-calendar year shall not be known, Tenant shall pay Landlord, as additional rent, 1/12th of the Taxes
          for the preceding calendar year; and upon ascertaining the Taxes for the current calendar year, Tenant shall pay Landlord any difference upon demand, or if Tenant shall be entitled to a credit, Landlord shall credit the excess against the next
          monthly installment(s) of additional rent falling due. Additional rent based upon Taxes payable for the first and last years of the Term shall be adjusted and pro rated by the same method set forth in paragraph 4(a) above, so that
          Landlord shall be responsible for Landlord’s pro rated share for the period prior to and subsequent to the Term and Tenant shall pay Landlord its pro rated share for the Term. Provided this Lease has not been previously cancelled or terminated,
          and there shall be no Event of Default or an event that with the giving of notice or the lapse of time, or both, would constitute an Event of Default, then Tenant shall have the right to contest the amount or validity of any Taxes assessed and
          levied against the Premises during the Term, or to seek a reduction in the valuation of the building on the Premises assessed for real estate tax purposes, by appropriate proceedings diligently conducted in good faith (the “Tax Appeal”), but only after payment of such Taxes. Except as set forth below, Landlord shall not be required to join in any Tax Appeal. If required by law, Landlord shall, upon written request of Tenant, join
          in the Tax Appeal or permit the Tax Appeal to be brought in Landlord’s name, and Landlord shall reasonably cooperate with Tenant, at the cost and expense of Tenant. Tenant shall pay any increase that may result in Taxes as a consequence of the
          Tax Appeal, which payment obligations shall survive the expiration or earlier termination of this Lease.  Notwithstanding anything to the contrary contained in this Section, Tenant, at its option, may pay Taxes directly to the collecting
          authority, provided that: (i) Tenant pays any installment of Taxes not later than ten (10) days prior to the due date thereof; (ii) Tenant providing proof of such payment to Landlord within three (3) business days of making payment; (iii) Tenant
          being responsible for all interest, late fees and/or charges arising from late payment; and (iv) Tenant reimbursing Landlord for any installment of Taxes paid by Landlord, including all interest, late fees and/or charges, to the extent Tenant
          does not make payment in accordance with the terms and provisions of this Section.  Upon notice to Tenant that Landlord’s lender, at any time, requires escrows of Taxes in connection with any mortgage, Tenant shall have no further right to pay
          Taxes directly to the collecting authority, and shall make payment to Landlord as otherwise set forth in this Section.

      

      

      (d)   Additional Rent Based Upon Other Sums. Tenant shall pay Landlord,
          as additional rent, all other sums of money on Tenant’s part to be paid pursuant to the terms, covenants and conditions of this Lease.

      

      

      (e)   Additional Rent Based Upon Reimbursement to Landlord. If
          Tenant shall fail to comply with or to perform any of the terms, conditions and covenants of this Lease, Landlord may (but with no obligation to do so) carry out and perform such terms, conditions and covenants, at the expense of Tenant, which
          expense shall be payable by Tenant, as additional rent, upon the demand of Landlord, together with interest at the prime rate per annum for money center banks as then most-recently published in The Wall Street
            Journal (or, if The Wall Street Journal is no longer published, in some comparable listing chosen by Landlord), plus five (5%) percent (the “Prime Rate”), which interest shall accrue from the
          date of Tenant’s failure to perform.

      

      

      
        7

        
          

      

      (f)   Additional Rent Based Upon Late Payment. If Tenant defaults for
          more than five (5) days in the payment of any monthly installment of any rent required of Tenant under this Lease, or if Tenant, within five (5) days after demand from Landlord, fails to reimburse Landlord for any expenses incurred by Landlord
          pursuant to this Lease, together with any interest due under the terms of this Lease, then Tenant shall pay Landlord, as additional rent, a late charge of five (5%) percent of the rent or expense.

      

      

      (g)  Additional Rent Based Upon Taxes Based on Rent. If at any time
          during the term of this Lease a tax or charge shall be imposed by the State, county or municipality in which the Premises is located, pursuant to any future law, which tax or charge shall be based upon the rent due or paid by Tenant to Landlord,
          then Tenant shall pay Landlord, as additional rent, such tax or charge. The foregoing shall not require payment by Tenant of any income taxes assessed against Landlord or of any capital levy, franchise, estate, succession, inheritance or transfer
          tax due from Landlord.

      

      

      (h)   Carbon Taxes. Should any tax or charge be imposed by any
          government on fuel consumption, energy usage, energy efficiency, emissions or any similar matter, whether called a “carbon tax” or otherwise, then Tenant shall pay such tax or charge during the term on a timely basis. Landlord shall determine
          whether such tax shall be paid by Tenant to Landlord or directly by Tenant to the appropriate governmental agency, and Tenant shall abide by Landlord’s determination. If payment is made directly to the appropriate governmental agency, Tenant
          shall promptly provide Landlord with evidence of each such payment.

      

      

      (i)    Net Lease, No Setoff and Application; Evidence.

       

        

      (i)   Net Lease. It is the intention of the parties that this Lease is a “triple net lease” and Landlord shall
          receive the Fixed Rent, additional rent and other sums required of Tenant under this Lease, undiminished from all costs, expenses and obligations of every kind relating to the Premises, which shall arise or become due during the Lease term, all
          of which shall be paid by Tenant.

      

      

      (ii)   No Setoff. Tenant shall pay Landlord all rent required of Tenant under this Lease without abatement,
          deduction or setoff, and irrespective of any claim Tenant may have against Landlord; and this covenant shall be deemed independent of any other terms, conditions or covenants of this Lease.

      

      

      (iii)  No Accord and Satisfaction. No payment by Tenant or receipt by Landlord of an amount less than the
          full rent required of Tenant under this Lease shall be deemed anything other than a payment on account of the earliest rent due from Tenant under this Lease. No endorsements or statements on any check or any letter accompanying any check or
          payment of rent shall be deemed an accord and satisfaction of Landlord. Landlord may accept any check for payment from Tenant without prejudice to Landlord’s right to recover the balance of the rent due from Tenant, or to pursue any other right
          or remedy provided under this Lease or by Legal Requirements (as defined below).

      

      

      
        8

        
          

      

      (iv) Evidence. Landlord shall provide written evidence of any Additional Rent stating  in reasonable detail the vendor, the item or service provided, the date provided
        and the status of payment.  Tenant shall have fifteen (15) business days from its receipt of any Additional Rent statement to notify Landlord, by certified mail, return receipt requested, or overnight courier, that it disputes the correctness of
        such statement.  After the expiration of such fifteen (15) business day period, such statement shall be binding and conclusive upon Tenant.  If Tenant disputes the correctness of any such statement Tenant shall, as a condition precedent to its
        right to contest such correctness, make payment of the Additional Rent billed, without prejudice to its position.  If such dispute is finally determined in Tenant’s favor, Landlord shall refund to Tenant the amount overpaid.  If Tenant has timely
        notified Landlord of its dispute of the correctness of any Additional Rent statement as set forth in this paragraph, and has made payment of such disputed amount of Additional Rent, and provided no Event of Default shall have occurred and be
        continuing, Tenant may audit Landlord’s records and books concerning the disputed amount of Additional Rent subject to the following conditions (and Landlord hereby agrees to maintain the records for same): (A) the audit occurs during Landlord’s
        normal business hours and in Landlord’s principal offices upon at least ten (10) days advance written notice ; (B) Tenant may only audit said records and books once during each calendar year; (C) the audit of a Lease year’s books and records must
        be conducted and completed within twelve (12) months after receipt of the disputed Additional Rent statement; (D) Tenant gives Landlord a copy of the auditor’s report; (E) Tenant keeps the results of such audit and Landlord’s books and records
        strictly confidential except that it may share such results with its legal, financial and accounting advisors and in any legal action arising from such audit; (F) the audit must be conducted by an accountant experienced in conducting such audits;
        and (G) the auditor shall not be retained on a contingency basis, i.e., the auditor’s fee shall not be based upon the results of the audit.  If the audit determines that Landlord overcharged Tenant for the disputed Additional Rent by more than
        fifteen (15%) percent than the actual amount of Additional Rent for which Tenant was obligated to pay, then Landlord shall reimburse Tenant for the cost of the audit within thirty (30) days, provided, however, that Landlord shall not be required to
        reimburse Tenant for any audit costs which equal an amount greater than the amount of excess Additional Rent Landlord is required to reimburse Tenant.

      

      

      (j)  Place of Payment of Rent. The rent shall be paid by Tenant to
          Landlord at such place as Landlord may notify Tenant from time to time.

      

      

      (k)  “Rent” Defined. All Fixed Rent, additional rent, and any other sums
          and charges payable by Tenant under this Lease, are collectively “rent” for all purposes and the nonpayment of any of them shall be of equal importance.  Landlord shall have all remedies available against Tenant for the nonpayment of additional
          rent and other sums and charges as available against Tenant for the nonpayment of Fixed Rent.

      

      

      (l)   Certain Contingencies. To the extent the
          office tenant occupying approximately 5,000 rentable square feet of the Premises as indicated on Exhibit “A” does not vacate prior to October 31, 2021, Tenant shall be entitled to a credit against Fixed Rent of $5,000.00 for each month in which
          such portion of the Premises is occupied by the existing office tenant, subject to proration for any partial month, and all additional rent obligations (except those set forth in Subsection (f) of this Section), shall be reduced to the rate of
          83% thereof for the period the existing office tenant continues to occupy such portion of the Premises.

      

      

      
        9

        
          

      

      5.      Condition, Repair, Replacement and Maintenance of the Premises.

       

          

      (a)  Condition of the Premises. Tenant acknowledges examining the
          Premises prior to the execution of this Lease, that Tenant is fully familiar with the condition of the Premises and that Tenant accepts the Premises “as-is” and without any obligation on the part of Landlord to perform or pay for any improvements
          or alterations except as may be expressly set forth in this Lease. Tenant enters into this Lease without any representations or warranties on the part of Landlord, express or implied, as to the condition of the Premises, including, but not
          limited to, the cost of operations and the condition of its fixtures, improvements and systems.  Notwithstanding the foregoing, Landlord agrees to deliver the Premises to Tenant with all mechanical, water and septic, electrical and overhead door
          systems in working order on the Commencement Date.

      

      

      (b)    Tenant’s Obligations.

       

          

      (i)   Tenant’s Maintenance. Tenant shall, at Tenant’s own expense, maintain, keep in good condition, the
          Premises, including, without limitation, the exterior of the building on the Premises (including, but not limited to, the roof, roof system, windows and doors) and interior of the building on the Premises (including, but not limited to, the
          plumbing system, the sprinkler system, if any, the heating system, the air conditioning system, if any, the electric system and any other system of the building on the Premises), and the driveways, parking areas, shrubbery and lawn on the
          Premises, and at the expiration or other sooner termination of the Lease term, deliver them up in good order and condition and broom clean; provided that Landlord shall be responsible for major/capital repairs to the structural elements of the
          Premises and the systems therein and/or serving the Premises (e.g., the well).  For purposes of this Lease, “major/capital repairs” shall be those repairs made to a single component of the Premises which, in a single repair or series of related
          repairs, costs more than $4,100.00.

      

      

      (ii)   Damage Caused by Tenant. Notwithstanding any contrary provisions set forth in this Lease, any
          damage to the Premises, including, but not limited to, the building or its systems, or the improvements, caused by Tenant or a Tenant Representative (as defined below), shall be promptly repaired or replaced to its former condition by Tenant, as
          required by Landlord, at Tenant’s own expense. The term “Tenant Representative” shall mean any shareholder, officer, director, member, partner, employee, agent, licensee, assignee, sublessee or invitee of Tenant, or any third party other than
          Landlord.

      

      

      (iii)  Tenant to Keep Premises Clean. In addition to the foregoing, and not in limitation of it, Tenant
          shall also, at Tenant’s own expense, undertake all replacement of all plate glass and light bulbs, fluorescent tubes and ballasts, and decorating, redecorating and cleaning of the interior of the Premises, and shall keep and maintain the Premises
          in a clean condition, free from debris, trash, refuse, snow and ice.

      

      

      
        10

        
          

      

      (iv)  Tenant’s Negative Covenants. Tenant shall not injure, deface, permit waste nor otherwise harm any part of
          the Premises, permit any nuisance at the Premises, permit the emission of any objectionable noise or odor from the Premises, place a load on the floor on the Premises exceeding the floor load per square foot the floor was designed to carry, or
          install, operate or maintain any electrical equipment in the Premises that shall not bear an underwriters approval.

      

      

      (v)  Maintenance/Service Contract. Tenant shall, at Tenant’s own expense, enter into a
          maintenance/service contract with Trane Technologies that shall provide for regularly scheduled servicing of all hot water, heating, ventilation and air conditioning systems and equipment in the Premises. The maintenance contractor and the
          maintenance/service contract shall be subject to the approval of Landlord, which approval shall not be unreasonably withheld. The maintenance/service contract shall include, without limitation, all servicing suggested by the manufacturer within
          the operations/maintenance manual pertaining to such system and/or equipment, and shall be effective (and a copy thereof delivered to Landlord) no later than thirty (30) days after the commencement date of this Lease.

      

      

      (vi) Services and Utilities. Tenant shall, at Tenant’s own expense, obtain all utility services supplying the
          Premises, including but not limited to electricity, water, sewer, standby water for sprinkler, gas, telephone and all other utilities and other communication services, in its own name, effective as of the commencement of this Lease, and shall pay
          the cost directly to the applicable utility, including any fine, penalty, interest or cost that may be added thereto for non-payment thereof.  In the event Tenant fails to establish its own utility accounts prior to the Commencement Date, and
          Landlord is charged for any utility service to the Premises, Tenant agrees to pay such charges to Landlord as additional rent on demand.  Landlord shall have no obligation whatsoever to provide any services or utilities to Tenant and/or the
          Premises except to the extent expressly set forth in this Lease.

      

      

      6.     Insurance.

       

          

      (a)   Insurance Coverage. Tenant shall, during the lease term, at
          Tenant’s own expense, obtain and keep in force the following insurance:

      

      

      (i)    Intentionally Omitted.

      

      

      (ii)   Sprinkler Insurance. If sprinklers are installed in the Premises, Tenant shall obtain sprinkler
          leakage insurance in an amount equal to at least ten percent (10%) of the amount of insurance required to be carried by Tenant pursuant to subparagraph (i) above. This insurance may be included as a part of the All-Risk Insurance policy. This
          insurance shall (A) name only Landlord and Landlord’s mortgagees, if any, as their respective interests may appear; (B) provide that no act of Tenant shall impede the right of Landlord or Landlord’s mortgagees, if any, to receive and collect the
          insurance proceeds; and (C) provide that the right of Landlord and Landlord’s mortgagees, if any, to the insurance proceeds shall not be diminished because of any insurance carried by Tenant for Tenant’s own account.

      

      

      
        11

        
          

      

      (iii) Liability Insurance. Comprehensive general liability insurance coverage (either primary and/or umbrella
          policies), which shall include personal injury, bodily injury, broad form property damage, operations hazard, owner’s protective coverage, contractual liability and products and completed operations liability, in limits not less than
          $1,000,000.00 per occurrence/$2,000,000.00 in the aggregate, subject to reasonable increase from time to time as Landlord may determine. This insurance shall insure Landlord and “Landlord’s Indemnitees” (as defined below) and Tenant, and such
          other parties as Landlord may designate, naming each as the insured on a primary, non-contributory basis. Notwithstanding any contrary provisions contained in this paragraph, if any liability insurance policy excludes coverage of any claim made
          by one insured against another, or any action or suit filed by one insured against another, then Tenant shall deliver to Landlord a separate liability insurance policy that insures only Landlord and Landlord’s Indemnitees and such other parties
          as Landlord may designate in accordance with the provisions of this paragraph, and a certificate of insurance evidencing a separate liability insurance policy insuring Tenant in accordance with the provisions of this paragraph. The term “Landlord’s Indemnitees” shall mean Landlord’s affiliates, mortgagees, if any, and their respective officers, shareholders, directors, employees, agents and representatives, as well as the officers,
          shareholders, directors, employees, agents and representatives of Landlord.

      

      

      (iv)  Worker’s Compensation and Employer’s Liability Insurance. Worker’s Compensation and Employer’s Liability
          insurance in a form and in an amount as required to comply with State law and that shall contain a waiver of subrogation against Landlord.

      

      

      (v)  Additional Insurance. Any other form or forms of insurance as Landlord or Landlord’s mortgagees may
          reasonably require from time to time, in form and amounts, and for insurance risks against which a prudent tenant of a comparable size and in a comparable business would protect itself.

      

      

      (b)  Insurance Requirements Generally. All policies shall be taken out
          with insurers that are acceptable to Landlord and in form satisfactory to Landlord. Tenant agrees that certificates of insurance, or, if required by Landlord or the mortgagees of Landlord, certified copies of each such insurance policy, will be
          delivered to Landlord as soon as practicable after the placing of the required insurance. Tenant shall, contemporaneously with the execution of this Lease, provide Landlord with a certificate of insurance as written evidence of the insurance in
          force, and renewals thereof shall be delivered to Landlord at least thirty (30) days prior to the expiration of the respective policy terms. All policies shall contain an undertaking by the insurers to notify Landlord and the mortgagees of
          Landlord in writing not less than thirty (30) days before any material change, reduction in coverage, cancellation, or other termination thereof.

      

      

      (c)   Waiver of Subrogation. To the extent that the parties may legally
          so agree, neither Landlord nor Tenant shall be liable by way of subrogation or otherwise to the other party, or to any insurance company insuring the other party for any loss or damage to any of the property of Landlord or Tenant, as the case may
          be, which loss or damage is covered by any insurance policies carried by the parties and in force at the time of any such damage, even though such loss or damage might have been occasioned by the negligence of Landlord or Tenant, and the party
          hereto sustaining such loss or damage so protected by insurance waives its rights, if any, of recovery against the other party hereto to the extent and amount that such loss is covered by such insurance. This release shall be in effect only so
          long as the applicable insurance policies shall contain a clause or endorsement to the effect that the aforementioned waiver shall not affect the right of the insured to recover under such policies; Tenant shall use its best efforts (including
          payment of any additional premium) to have its insurance policies contain the standard waiver of subrogation clause. In the event Tenant’s insurance carrier declines to include in such carrier’s policy the standard waiver of subrogation clause,
          Tenant shall promptly notify Landlord in writing.

      

      

      
        12

        
          

      

      7.      Compliance with Laws and Insurance Requirements.

       

          

      (a)   General Compliance with Laws and Legal Requirements. Landlord is
          delivering possession of the Premises to Tenant in the Premises’ “as is, where is” condition, without any representation or warranty about the Premises. Tenant shall, at Tenant’s own expense, promptly comply with: (i) each and every federal,
          State, county and municipal statute, ordinance, code, rule, regulation, order, directive or requirement, currently or hereafter existing, including, but not limited to, the Americans with Disabilities Act of 1990 and all environmental laws,
          together with all amending and successor federal, State, county and municipal statutes, ordinances, codes, rules, regulations, orders, directives or requirements, and the common law, regardless of whether such laws are foreseen or unforeseen,
          ordinary or extraordinary, applicable to the Premises, Tenant, Tenant’s use of or operations at the Premises, or all of them (the “Legal Requirements”); (ii) the requirements of any regulatory insurance
          body; or (iii) the requirements of any insurance carrier insuring the Premises; regardless of whether compliance (X) results from any condition, event or circumstance existing on or after the commencement of the Lease term, (Y) interferes with
          Tenant’s use or enjoyment of the Premises, or (Z) requires structural or non-structural repairs or replacements. The failure to mention any specific statute, ordinance, rule, code, regulation, order, directive or requirement shall not be
          construed to mean that Tenant was not intended to comply with such statute, ordinance, rule, code, regulation, order, directive or requirement.  Notwithstanding anything to the contrary contained in this paragraph

              7(a), Tenant shall not be responsible for monetary fines or curing violations arising from any of the foregoing arising from events or conditions that occurred or arose prior to the Commencement Date of the Lease, but nothing in
          this sentence shall be construed as excusing Tenant from otherwise complying with all Legal Requirements.

      

      

      (b)   Environmental Law.

       

          

      (i)    Transaction Triggered Environmental Law. Tenant shall, at Tenant’s own expense, comply with any
          transaction triggered environmental law requiring Tenant to file statements, forms, reports or other documentation with any governmental body (including, without limitation, a law whose applicability is triggered upon sale of the Premises, a
          cessation of operations at the Premises, a corporate reorganization, or other commercial transaction), the regulations promulgated thereunder, and any amending and successor legislation and regulations now or hereafter existing in the State in
          which the Premises are located (the “Cleanup Law”). Tenant shall, at Tenant’s own expense, make all submissions to, provide all information to and comply with all requirements of, the applicable
          environmental protection or conservation agency enforcing the Cleanup Law. Tenant’s obligations under this subparagraph shall arise if any action or omission by Landlord or Tenant triggers the applicability of the Cleanup Law.  Nothing in this
          paragraph shall require Tenant to remediate any pre-existing environmental condition at the Premises, and Tenant’s obligations with respect to remediation of environmental conditions shall be governed by the remaining paragraphs of this Section.

      

      

      
        13

        
          

      

      (ii)  Information to Landlord. At no expense to Landlord, Tenant shall promptly provide all information and sign
          all documents requested by Landlord with respect to compliance with Legal Requirements; however, this shall not in any way be deemed to impose upon Landlord any obligation to comply with any Legal Requirements. In addition, Tenant shall promptly
          notify Landlord of any environmental condition of which Tenant has knowledge, which may exist in, on, under or about, or may be migrating from or onto the Premises.

      

      

      (iii) Landlord Access. Tenant shall permit Landlord and its representatives access to the Premises from time to
          time upon at least 48 hours’ prior notice (which may be by email to luke@suncommon.com) to conduct an environmental assessment, investigation and sampling of the Premises, at Landlord’s expense.

      

      

      (iv)  Environmental Audit Required of Tenant. Landlord shall have the right, from time to time, during the Lease
          term, and in the event Landlord in good faith believes there to be Contaminants (as defined below) Discharged (as defined below) during the Lease term at the Premises, to require that Tenant hire, and in such event Tenant shall, at Tenant’s own
          expense, hire an environmental consultant satisfactory to Landlord to undertake sampling at the Premises sufficient to determine whether Contaminants (as defined below) have been Discharged (as defined below) during the Lease term.  In the event
          that the sampling reveals that Contaminants (as defined below) were not Discharged (as that term is defined below), then Landlord shall reimburse Tenant for the actual cost paid by Tenant for the sampling.

      

      

      (v)   No Installation of Tanks. Tenant shall not install any underground or above ground storage tanks at the
          Premises without the prior written consent of Landlord, and upon demand of Landlord, shall, prior to the expiration or sooner termination of the Lease term, remove, at Tenant’s own expense, all underground or above ground tanks installed at the
          Premises during the Lease term, and in so doing, Tenant shall comply with all closure requirements and other Legal Requirements.

      

      

      (vi)  Tenant Remediation. Should any assessment, investigation or sampling undertaken during the Term reveal the
          existence of any Contaminants in, on, under, or about, or migrating from or onto the Premises as a result of a Discharge during the Lease term, then, in addition to such event constituting an Event of Default under this Lease, and Landlord having
          all rights available to Landlord under this Lease and by law by reason of such Event of Default, Tenant shall, at Tenant’s own expense, in accordance with all Legal Requirements, undertake all action required by Landlord and any Governmental
          Authority (as defined below), including, but not limited to, promptly obtaining and delivering to Landlord an unconditional written determination by the applicable environmental protection or conservation agency that there are no Discharged
          Contaminants present at the Premises originating during the term of this Lease or at any other site to which a Discharge originating at the Premises migrated during the term of this Lease, or that any Discharged Contaminants present at the
          Premises originating during the term of this Lease or that have migrated from the Premises during the term of this Lease have been remediated in accordance with all applicable requirements (“No Further Action
            Letter”). In no event shall any of Tenant’s remedial action involve engineering or institutional controls, a groundwater classification exception area or well restriction area. Promptly upon completion of all required investigatory and
          remedial activities, Tenant shall, at Tenant’s own expense, and to Landlord’s satisfaction, restore the affected areas of the Premises from any damage or condition caused by the investigatory or remedial work.

      

      

      
        14

        
          

      

      (vii) Hold-Over Tenancy. If prior to the expiration or earlier termination of the Lease term, Tenant fails to
          remediate all Contaminants pursuant to subparagraph (vi) above and deliver to Landlord a No Further Action Letter, then upon the expiration or earlier termination of the Lease term, Landlord shall have the option either to consider this Lease as
          having ended or treat Tenant as a hold-over tenant in possession of the Premises. If Landlord considers this Lease as having ended, then Tenant shall nevertheless be obligated to promptly obtain and deliver to Landlord the No Further Action
          Letter and otherwise fulfill all of the obligations of Tenant set forth in this paragraph 7. If Landlord treats Tenant as a hold-over tenant in possession of the Premises, then Tenant shall pay, monthly to Landlord, on the first day of each
          month, in advance, the fixed annual rent that Tenant would otherwise have paid under this Lease during the final scheduled year of the Lease term until such time as Tenant delivers to Landlord the No Further Action Letter and otherwise fulfills
          its obligations to Landlord under this paragraph 7, provided that, if the hold-over period pursuant to this paragraph continues for more than six (6) months, and the reason for such continuation is other than awaiting the issuance of the No
          Further Action Letter alone, then Tenant shall thereafter pay rent at double the fixed annual rent that Tenant would otherwise have paid under this Lease during the final scheduled year of the Lease term until such time and during the hold-over
          period all other terms of this Lease shall remain in full force and effect.

      

      

      (viii) Permits. Tenant shall not commence or alter any operations at the Premises prior to: (A) obtaining
          all permits, registrations, licenses, certificates and approvals from all Governmental Authorities required pursuant to any Legal Requirements; and (B) delivering a copy of each permit, registration, license, certificate and approval to Landlord,
          together with a copy of the application upon which such permit, registration, license, certificate and approval is based.

      

      

      (ix)  Environmental Documents. During the term of this Lease, and subsequently, promptly upon receipt by Tenant
          or a Tenant Representative, Tenant shall deliver to Landlord all environmental documentation concerning the Premises or its environs in the possession or under the control of Tenant, including but not limited to plans, reports, correspondence and
          submissions, concerning or generated by or on behalf of Tenant with respect to the Premises, whether during or after the Lease term, and whether currently or hereafter existing.  During the term of this Lease, and subsequently, promptly upon
          receipt by Landlord, Landlord shall deliver to Tenant all reports generated as a result of environmental investigations performed by or on behalf of Landlord pursuant to subsection (iv) of this Section, and any notices received by Landlord of any
          alleged Discharge (as that term is defined below) of, or the presence of Contaminants (as that term is defined below)  at the Premises.

      

      

      (x)   Attendance at Meetings. Tenant shall notify Landlord in advance of all meetings scheduled between Tenant
          or Tenant’s Representatives and any Governmental Authority pertaining to the Premises, and Landlord and Landlord’s agents, representatives and employees, including, but not limited to, legal counsel and environmental consultants and engineers,
          shall have the right, without the obligation, to attend and participate in all such meetings.

      

      

      
        15

        
          

      

      (xi)  Landlord’s Right to Perform Tenant’s Obligations. Notwithstanding anything to the contrary set forth in
          this Lease, in the event, pursuant to this Lease, Tenant is required to undertake any sampling, assessment, investigation or remediation with respect to the Premises, then, at Landlord’s discretion, Landlord shall have the right (but without any
          obligation to do so), upon notice to Tenant, from time to time, to perform such activities at Tenant’s expense, and all sums incurred by Landlord shall be paid by Tenant, as additional rent, upon demand, together with interest at the Prime Rate,
          accruing from the date of Landlord’s demand.

      

      

      (xii) Interpretation and Definitions.

       

        

      (A) Interpretation. The obligations imposed upon Tenant under this subparagraph (b) are in addition to
          and are not intended to limit, but to expand upon, the obligations imposed upon Tenant under subparagraph (a).

      

      

      (B) Contaminants. The term “Contaminants” shall include, without
          limitation, any regulated substance, toxic substance, hazardous substance, hazardous waste, pollution, pollutant or contaminant, as defined or referred to in the Resource Conservation and Recovery Act, as amended, 42 U.S.C. § 6901 et seq.; the Comprehensive Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. § 9601 et seq.; the Water Pollution and Control Act, 33 U.S.C.
          § 1251 et seq.; analogous State laws; together with any amendments thereto, regulations promulgated thereunder and all substitutions thereof, as well as words of similar purport or meaning referred to in
          any other federal, State, county or municipal environmental statute, ordinance, code, rule, regulation, order, directive or requirement, including, without limitation, radon, asbestos, polychlorinated biphenyls, urea formaldehyde and petroleum
          products and petroleum based derivatives. Where a statute, ordinance, code, rule, regulation, order, directive or requirement defines any of these terms more broadly than another, the broader definition shall apply.

      

      

      (C) Discharge. The term “Discharge” shall mean the releasing, spilling,
          leaking, leaching, disposing, pumping, pouring, emitting, emptying or dumping of Contaminants at, into, onto or migrating from or onto the Premises, regardless whether the result of an intentional or unintentional action or omission.

      

      

      (D) Governmental Authority/Governmental Authorities. The term “Governmental
            Authority” or “Governmental Authorities” shall mean the federal, State, county or municipal government with jurisdiction over the Premises, or any department, agency, bureau or other similar type
          body obtaining authority therefrom, or created pursuant to any Legal Requirements.

      

      

      (c)   Survival. This paragraph 7 shall survive the expiration or
          earlier termination of this Lease for a period that is the greater of: (i) six (6) years; or (ii) the limitations period for enforcement set forth in any Legal Requirement applicable to Tenant’s obligations under this paragraph 7. Without
          limiting any other remedy available to Landlord under this Lease or by Legal Requirements, Tenant’s failure to abide by the terms of this paragraph 7 shall be restrainable or enforceable, as the case may be, by injunction.

      

      

      
        16

        
          

      

      8.      Alterations, Additions and Improvements.

       

          

       No alterations, additions or improvements shall be made by Tenant to the building and improvements on the Premises, nor to any air conditioning system, heating system,
        plumbing system, electrical system, nor shall antennas or fixtures be installed in or on the building or improvements to the Premises, without the prior written consent of Landlord, which consent may be granted or withheld by Landlord in Landlord’s
        reasonable discretion. Subject to Section 21, all alterations, additions or improvements and systems installed in or attached to the Premises by Tenant shall, at the option of Landlord, upon the expiration or earlier termination of this Lease,
        belong to and become the property of Landlord without any payment from Landlord and if such option is exercised, shall be surrendered by Tenant in good order and condition as part of the Premises upon the expiration or sooner termination of the
        Lease term. At Landlord’s request, Tenant shall restore the Premises to the condition it was in prior to Tenant’s occupancy, normal wear and tear excepted, such restoration to be completed on or before the expiration of the Lease term, at Tenant’s
        own expense. Tenant shall not use or penetrate the roof of the building on the Premises for any purpose whatsoever without the prior written consent of Landlord, which consent may be granted or withheld by Landlord in Landlord’s sole and absolute
        discretion. All alterations, additions or improvements consented to by Landlord shall be performed by Tenant in a good and workmanlike manner, in compliance with all Legal Requirements.  Tenant shall reimburse Landlord, upon demand, for any actual
        out-of-pocket costs, expenses or disbursements incurred by Landlord, including reasonable counsel fees, in connection with any request by Tenant for consent pursuant to this Section, whether or not Landlord grants consent.

      

      

      9.     Fire and Other Casualty Affecting the Premises.

       

          

      (a)  Notice of Casualty by Tenant. If the improvements situated upon the
          Premises shall be damaged or destroyed by any peril, including, but not limited to, fire, wind storm or other casualty (each such occurrence, a “Casualty”) at any time, whether covered by insurance to be
          provided by Tenant under this Lease or not, Tenant shall give prompt notice thereof to Landlord and this Lease shall continue in full force and effect.

      

      

      (b)   Restoration After Partial Damage. If the Premises are partially
          damaged or rendered partially unusable by fire or other casualty, the damages thereto shall be repaired by and at the expense of Landlord and the rent and other items of additional rent, until such repair shall be substantially completed, shall
          be apportioned from the day following the casualty according to the part of the Premises which is usable.

      

      

      (c)  Total Damage or Inability to Use. If the Premises are totally
          damaged or rendered wholly unusable by fire or other casualty, then the rent and other items of additional rent as hereinafter expressly provided shall be proportionately paid up to the time of the casualty and thenceforth shall cease until the
          date when the Premises shall have been repaired and restored by Landlord (or sooner reoccupied in part by Tenant then rent shall be apportioned as provided in subsection (b) above), subject to Landlord's right to elect not to restore the same as
          hereinafter provided.

      

      

      
        17

        
          

      

      (d)  Restoration Upon Total Damage or Inability to Use. If the Premises
          are rendered wholly unusable or (whether or not the Premises are damaged in whole or in part) if the Premises shall be so damaged that Landlord shall decide to demolish it or to rebuild it, then, in any of such events, Landlord may elect to
          terminate this lease by written notice to Tenant given within 90 days after such fire or casualty or 30 days after adjustment of the insurance claim for such fire or casualty, whichever is sooner, specifying a date for the expiration of the
          lease, which date shall not be more than 60 days after the giving of such notice, and upon the date specified in such notice the term of this lease shall expire as fully and completely as if such date were the date set forth above for the
          termination of this lease and Tenant shall forthwith quit, surrender and vacate the Premises without prejudice however, to Landlord's rights and remedies against Tenant under the lease provisions in effect prior to such termination, and, subject
          to abatement as set forth in Section 9(c) above, any rent owing shall be paid up to such date and any payments of rent made by Tenant which were on account of any period subsequent to such date shall be returned to Tenant.  Unless Landlord shall
          serve a termination notice as provided for herein, Landlord shall make the repairs and restorations under the conditions of (b) and (c) hereof, with all reasonable expedition subject to delays due to adjustment of insurance claims, labor troubles
          and causes beyond Landlord's control.  After any such casualty, Tenant shall cooperate with Landlord's restoration by removing from the premises as promptly as reasonably possible, all of Tenant's salvageable inventory and moveable equipment,
          furniture, and other property.  Upon Tenant’s request, Landlord shall provide Tenant with updates, but not more than once each calendar month during the restoration as to the status and projected substantial completion date.  Such updates  may be
          sent my email to luke@suncommon.com.  Tenant's liability for rent shall resume five (5) days after written notice from Landlord that the Premises are substantially ready for Tenant's occupancy. In the event Landlord fails to complete restoration
          of the Premises within one (1) year following the date of the casualty, or, if the casualty occurs in the final year of the lease term, Tenant may terminate this Lease on notice to Landlord, and the Lease shall terminate as of the date Tenant
          delivers such notice to Landlord.

      

      

      (e)  Tenant’s Liability not Excused; Insurance Proceeds. Nothing
          contained hereinabove shall relieve Tenant from liability that may exist as a result of damage from fire or other casualty.  Notwithstanding the foregoing, including Landlord's obligation to restore under subparagraph (b) above, each party shall
          look first to any insurance in its favor before making any claim against the other party for recovery for loss or damage resulting from fire or other casualty, and to the extent permitted by law, Landlord and Tenant each hereby releases and
          waives all right of recovery with respect to subparagraphs (b), (d) and (e) above, against the other or any one claiming through or under each of them by way of subrogation or otherwise.  The release and waiver herein referred to shall be deemed
          to include any loss or damage to the Demised Premises and/or to any personal property, equipment, trade fixtures, goods and merchandise located therein.  The foregoing release and waiver shall be in force only if both releasors' insurance
          policies contain a clause providing that such a release or waiver shall not invalidate the insurance.   If, and to the extent, that such waiver can be obtained only by the payment of additional premiums, then the party benefiting from the waiver
          shall pay such premium within ten days after written demand or shall be deemed to have agreed that the party obtaining insurance coverage shall be free of any further obligation under the provisions hereof with respect to waiver of subrogation. 
          Tenant acknowledges that Landlord will not carry insurance on Tenant's furniture and/or furnishings or any fixtures or equipment, improvements, or appurtenances removable by Tenant and agrees that Landlord will not be obligated to repair any
          damage thereto or replace the same.

      

      

      
        18

        
          

      

      (f) Statutory Risk of Loss.  Tenant hereby waives the provisions of Section 227 of the Real Property Law and agrees that the
        provisions of this article shall govern and control in lieu thereof.

      

      

      10.   Assignment and Subletting.

       

          

      (a)  Landlord’s Consent Required. Tenant shall not voluntarily or by
          operation of law assign, sublet, or otherwise transfer all or any part of Tenant’s interest in this Lease or in the Premises without Landlord’s prior written consent, which consent may be granted or withheld in Landlord’s commercially reasonable
          discretion. Any attempted assignment, subletting, mortgage, transfer or encumbrance without such consent shall be void as against Landlord, and shall constitute an Event of Default by Tenant under this Lease. In no event whatsoever shall Tenant
          mortgage or encumber its interest in this Lease and in no event whatsoever shall Tenant assign this Lease in part. Any direct or indirect assignment, transfer or sale of ownership rights in Tenant shall be deemed an assignment in violation of
          this Lease. In the event of an assignment of this Lease, Tenant shall deliver to Landlord a duplicate original of the assignment by the assignor Tenant of this Lease and the assumption by the assignee Tenant of Tenant’s obligations under this
          Lease. In the event of a sublease, Tenant shall deliver to Landlord a duplicate original of the sublease. No assignment or sublease, whether made with or without Landlord’s consent, or the need under this subparagraph to obtain Landlord’s
          consent, shall in any way release the assigning or sublessor Tenant from any obligation or liability hereunder and, in the event of an assignment, the assignor-Tenant shall be jointly and severally liable with the assignee-Tenant for all
          obligations and liabilities of Tenant’s arising during the remainder of the term of this Lease.

      

      

      (b)  No Release of Tenant. Acceptance of fixed annual rent and
          additional rent from any other person shall not be deemed a waiver by Landlord of any provision of this Lease. Consent to one assignment or subletting shall not be deemed a consent to any subsequent assignment or subletting.

      

      

      (c)   Participation by Landlord. In the event of any assignment or
          sublease involving consideration paid to Tenant in excess of Fixed Rent and additional rent required under this Lease (“Excess Rent”), Landlord shall participate in the Excess Rent. Tenant shall promptly
          pay to Landlord, as additional rent, fifty (50%) percent of all such Excess Rent collected from the assignee or subtenant.

      

      

      (d)   Exclusions.
          The provisions of this Article shall not apply to an assignment in connection with a merger of Tenant into another entity in connection with a corporate transaction involving Tenant and all entities now or at the time of the such merger under
          common control with Tenant, or an acquisition of Tenant by another entity (but not merely a sale of Tenant’s operations at the Premises in a “spin-off” transaction), provided that Tenant provides Landlord prompt notice of any such assignment and
          a description of the transaction giving rise to the assignment.

      

      

      
        19

        
          

      

      11.    Landlord’s Right to Inspect and Repair.

       

          

       Landlord and Landlord’s agents, employees or representatives shall have the right to enter into and upon all or any part of the Premises during the Lease term at all
        reasonable hours upon at least 48 hours’ prior notice (which may be by email to luke@suncommon.com) for the purpose of: (a) examination; (b) determination whether Tenant is in compliance with its obligations under this Lease; (c) making repairs,
        alterations, additions or improvements to the Premises, including those as may be necessary by reason of Tenant’s failure to make same; and (d) inspection by prospective lenders or purchasers. This paragraph shall not be deemed nor construed to
        create an obligation on the part of Landlord to make any inspection of the Premises or to make any repairs, alterations, additions or improvements to the Premises for its safety or preservation.

      

      

      12.    Landlord’s Right to Exhibit Premises.

       

          

       Upon at least 48 hours’ prior notice (which may be by email to luke@suncommon.com), Landlord and Landlord’s agents, employees or representatives shall have the right to show
        the Premises during the Lease term to persons wishing to purchase or grant fee mortgages on the Premises. Landlord and Landlord’s agents, employees or other representatives shall have the right within the last six (6) months of the Lease term (if
        Tenant has not exercised any available option to renew the term of this Lease) to place notices on any parts of the Premises, offering the Premises for lease and at any time during the Lease term, offering the Premises for sale, and Tenant shall
        permit the signs to remain without hindrance or molestation.

      

      

      13.    Signs.

       

          

       Tenant shall not cause any signs to be placed at the Premises, except of a design and structure and at such places as Landlord shall reasonably consent to in writing prior to
        the installation. If Landlord or Landlord’s agents, employees or other representatives wish to remove any such signs in order to make any repairs, alterations, additions or improvements to the Premises, such signs may be removed, and shall be
        replaced, at Landlord’s expense, when the repairs, additions, alterations or improvements shall be completed; however, such provision shall not create an obligation on the part of Landlord to make any repairs, alterations, additions or improvements
        to the Premises. All signs of Tenant at the Premises shall conform with all municipal ordinances or other laws and regulations applicable to such signs.

      

      

      14.   Landlord Not Liable.

       

          

      Except for Landlord’s failure to perform its obligations under Section  5(b)(i), Landlord shall not be liable for any damage or injury to any person or any property as a
        consequence of the failure, breakage, leakage or obstruction of water, well, plumbing, septic tank, sewer, waste or soil pipes, roof, drains, leaders, gutters, down spouts or the like, or of the electrical system, gas system, air conditioning
        system or other system, or by reason of the elements, or resulting from any act or failure to act on the part of Landlord or Landlord’s agents, employees, invitees or representatives assignees or successors, or attributable to any interference
        with, interruption of or failure beyond the control of Landlord.

      

      

      
        20

        
          

      

      Notwithstanding the foregoing, if any essential services (such as HVAC, electricity or water) are interrupted and such interruption results from Landlord’s gross negligence or
        intentional misconduct, Tenant is entitled to an abatement of Fixed Rent and Additional Rent beginning on the later of (i) the tenth (10th) consecutive business day following such interruption.  If such interruption occurs in the final fifteen (15)
        months of the lease Term and is not remedied within one hundred twenty (120) days, Tenant shall have the right to terminate this Lease on notice to Landlord.  If Tenant has exercised its option to renew the term of the Lease pursuant to Section
        2(b) of this Lease, and such interruption occurs prior to, and continues through, the date that is one (1) year prior to the Expiration Date, Tenant may rescind the exercise of its option to renew upon written notice to Landlord, and Tenant’s
        option to renew shall thereafter terminate and be irrevocably waived.

      

      

      15.    Force Majeure.

       

          

       Whenever a period of time is herein prescribed for the taking of any action by Landlord or Tenant, such party shall not be liable or responsible for, and there shall be
        excluded from the computation of such period of time, any delays due to strikes, lockouts, riots, acts of God, shortages of labor or materials, war, civil commotion, fire or other casualty, catastrophic weather conditions, a court order that causes
        a delay, governmental laws, regulations, or restrictions, or any other cause whatsoever beyond the control of such party (any of the foregoing being referred to an “Unavoidable Delay”). Each party shall use
        reasonable efforts to notify the other party not later than ten (10) business days after the notifying party knows of the occurrence of an Unavoidable Delay; provided, however, that the notifying party’s failure to notify the other party of the
        occurrence of an event constituting an Unavoidable Delay shall not alter, detract from, or negate its character as an Unavoidable Delay or otherwise result in the loss of any benefit or right granted to each party under this Lease.

      

      

      
        21

        
          

      

      16.    Indemnification and Waiver of Liability.

       

          

       Neither Landlord nor Landlord’s Indemnitees shall be liable for, and Tenant shall indemnify and save harmless Landlord and Landlord’s Indemnitees from and against, any and all
        liabilities, damages, claims, suits, costs (including costs of suit, attorneys’ fees and costs of investigation) and actions of any kind, foreseen or unforeseen, arising or alleged to arise by reason of injury to or death of any person or damage to
        or loss of property, occurring on, in, or about the Premises, or by reason of any other claim whatsoever of any person or party, occasioned, directly or indirectly, wholly or partly: (a) by any act or omission on the part of Tenant or any Tenant
        Representative; (b) by any breach, violation or non-performance of any covenant of Tenant under this Lease; or (c) by a Discharge of Contaminants during the Lease term; regardless of whether such liability, claim, suit, cost, injury, death or
        damage arises from or is attributable to the concurrent negligence, willful misconduct or gross negligence of Landlord or any Landlord Indemnitee, provided that nothing herein shall preclude Tenant from asserting a defense or claim of contributory
        fault or of a similar nature. If any action or proceeding shall be brought by or against Landlord or any Landlord Indemnitee in connection with any such liability, claim, suit, cost, injury, death or damage, Tenant, on notice from Landlord or any
        Landlord Indemnitee, shall defend such action or proceeding, at Tenant’s expense, by or through attorneys reasonably satisfactory to Landlord or the Landlord Indemnitee. The provisions of this paragraph shall apply to all activities of Tenant or
        any Tenant Representative with respect to the Premises, whether occurring before or after execution of this Lease. Tenant’s obligations under this paragraph shall not be limited to the coverage of insurance maintained or required to be maintained
        by Tenant under this Lease. Neither Landlord nor any Landlord Indemnitee shall be liable in any manner to Tenant or any Tenant Representative for any injury to or death of persons or for any loss of or damage to property, regardless of whether such
        loss or damage is occasioned by casualty, theft or any other cause of whatsoever nature, unless such loss or damage is caused solely by the willful misconduct or gross negligence of Landlord or any Landlord Indemnitee. In no event shall Landlord or
        any Landlord Indemnitee be liable in any manner to Tenant or any Tenant Representative as the result of the acts or omissions of Tenant or a Tenant Representative and all liability therefore shall rest with Tenant. All personal property upon the
        Premises shall be at the risk of Tenant only, and neither Landlord nor any Landlord Indemnitee shall be liable for any damage thereto or theft thereof, unless due in whole or to the extent due in part to the willful misconduct or gross negligence
        of Landlord or any Landlord Indemnitee.

      

      

      17.    Subordination; Attornment.

       

          

      (a)   Subordination. This Lease shall be subject and subordinate to any
          mortgage, deed of trust, trust indenture, assignment of leases or rents or both, or other instrument evidencing a security interest, which may now or hereafter affect any portion of the Premises or be created as security for the repayment of any
          loan or any advance made pursuant to such an instrument or in connection with any sale-leaseback or other form of financing transaction, and all renewals, extensions, supplements, consolidations, and other amendments, modifications, and
          replacements of any of the foregoing instruments (“Mortgage”), and to any ground lease or underlying lease of the Premises or any portion of the Premises whether presently or hereafter existing and all
          renewals, extensions, supplements, amendments, modifications, and replacements of any of such leases (“Superior Lease”). Tenant shall, at the request of any successor-in-interest to Landlord claiming by,
          through, or under any Mortgage or Superior Lease, attorn to such person or entity as described below within ten (10) days after the request is made. The foregoing provisions of this subparagraph (a) shall be self-operative and no further
          instrument of subordination shall be required to make the interest of any lessor under a Superior Lease (a “Superior Lessor”) or any mortgagee, trustee or other holder of or beneficiary under a Mortgage (a
          “Mortgagee”) superior to the interest of Tenant hereunder; provided, however, Tenant shall execute and deliver within ten (10) days after request is made any certificate or instrument that Landlord, any
          Superior Lessor or Mortgagee may request in confirmation of such subordination.

      

      

      
        22

        
          

      

      (b)  Rights of Superior Lessor or Mortgagee. Any Superior Lessor or
          Mortgagee may elect that this Lease shall have priority over the Superior Lease or Mortgage that it holds and, upon notification to Tenant by such Superior Lessor or Mortgagee, this Lease shall be deemed to have priority over such Superior Lease
          or Mortgage whether this Lease is dated prior to or subsequent to the date of such Superior Lease or Mortgage. If, in connection with the financing of the Premises or with respect to any Superior Lease, any Mortgagee or Superior Lessor shall
          request reasonable modifications of this Lease that do not increase the monetary obligations of Tenant under this Lease, materially increase Tenant’s other obligations, or materially and adversely affect the rights of Tenant under this Lease,
          then Tenant shall make such modifications within ten (10) days after request.

      

      

      (c)   Attornment. If at any time prior to the expiration of the term of
          this Lease, any Superior Lease shall terminate or be terminated or any Mortgagee comes into possession of the Premises or the estate created by any Superior Lease by receiver or otherwise, Tenant shall, at the election and upon the demand of any
          owner of the Premises, or of the Superior Lessor, or of any Mortgagee-in-possession of the Premises, attorn from time to time to any such owner, Superior Lessor or Mortgagee, or any person or entity acquiring the interest of Landlord as a result
          of any such termination or as a result of a foreclosure of the Mortgage or the granting of a deed in lieu of foreclosure, upon the then-executory terms and conditions of this Lease, for the remainder of the term. In addition, in no event shall
          any such owner, Superior Lessor or Mortgagee, or any person or entity acquiring the interest of Landlord be bound by (i) any payment of rent or additional rent for more than one (1) month in advance, or (ii) any security deposit or the like not
          actually received by such successor, or (iii) any amendment or modification in this Lease made without the consent of the applicable Superior Lessor or Mortgagee, or (iv) any construction obligation, free rent, or other concession or monetary
          allowance, or (v) any set-off, counterclaim, or the like otherwise available against any prior landlord (including Landlord), or (vi) any act or omission of any prior landlord (including Landlord).

      

      

      (d)   Rights Accruing Automatically. The provisions of this paragraph 17
          shall inure to the benefit of any such successor-in-interest to Landlord, shall apply notwithstanding that, as a matter of law, this Lease may terminate upon the termination of any such Superior Lease, and shall be self-operative upon any such
          demand, and no further instrument shall be required to give effect to such provisions. Tenant, however, within ten (10) days after demand of any such successor-in-interest to Landlord, shall execute, from time to time, instruments in confirmation
          of the foregoing provisions of this paragraph, reasonably satisfactory to any such successor-in-interest to Landlord, acknowledging such attornment and setting forth the terms and conditions of its tenancy.

      

      

      (e)   Limitation on Termination by Tenant. As long as any Superior Lease
          or Mortgage shall exist, Tenant shall not seek to terminate this Lease by reason of any act or omission of Landlord until Tenant shall have given written notice of such act or omission to all Superior Lessors and Mortgagees at such addresses as
          shall have been furnished to Tenant by such Superior Lessors and Mortgagees and, if any such Superior Lessor or Mortgagee, as the case may be, shall have notified Tenant within ten (10) business days following receipt of such notice of its
          intention to remedy such act or omission, until a reasonable period of time shall have elapsed following the giving of such notice (but not to exceed sixty (60) days), during which period such Superior Lessors and Mortgagees shall have the right,
          but not the obligation, to remedy such act or omission. The foregoing shall not, however, be deemed to impose upon Landlord any obligations not otherwise expressly set forth in this Lease.

      

      

      
        23

        
          

      

      (f)   Agreement with Mortgagee.          Landlord, at Tenant’s sole cost and expense, shall make commercially reasonable efforts to obtain a subordination, non-disturbance and attornment agreement (“SNDA”) in favor of Tenant from any future mortgagee
          on such mortgagee’s standard form.  In the event Tenant does not execute the mortgagee’s standard form of SNDA, or does not agree to changes thereto acceptable to the mortgagee in the mortgagee’s sole discretion, the provisions of this Article
          shall control and be self-operative.  Tenant shall be liable to Landlord, as additional rent, for all of Landlord’s actual costs and expenses, including, without limitation, reasonable legal fees, in connection with the procurement, negotiation
          and execution of the SNDA, without regard to whether or not the SNDA is actually executed.

      

      

      18.    Condemnation.

       

          

      (a)   Permanent Condemnation.

       

          

      (i)    Lease Termination. If all or any portion of the Premises is taken under the power of eminent
          domain or sold under the threat of the exercise of the power (both called “Condemnation”), this Lease shall terminate as to the part taken as of the first date the condemning authority takes either title
          or possession. If more then twenty-five percent (25%) of the leasable area of the Premises is taken or the balance of the Premises is unfit for Tenant’s use, Tenant has the option to terminate this Lease as of the date the condemning authority
          takes possession. The option shall be exercised in writing (A) within thirty (30) days after Landlord or the condemning authority has given Tenant written notice of the taking or (B) absent such notice, within ten (10) days after the condemning
          authority has taken possession. If Tenant does not terminate, this Lease shall remain in full force and effect as to the portion of the Premises remaining. The fixed annual rent and additional rent shall be reduced in the same proportion as the
          area of the Premises taken bears to the entire area leased hereunder.

      

      

      (ii) Award. Any award for Condemnation is Landlord’s, whether the award is made as compensation for diminution
          in value of the leasehold or for the taking of the fee, or as severance damages. If this Lease is not terminated, Landlord shall diligently repair any damage to the Premises caused by such Condemnation, subject to Unavoidable Delays.

      

      

      (b)  Temporary Condemnation. Upon condemnation of all or any portion of
          the Premises for temporary use, this Lease shall continue without change or abatement in Tenant’s obligations as between Landlord and Tenant, except that Fixed Rent and Additional Rent shall proportionally abate relative to the percentage of the
          Premises condemned for temporary use for the period of the condemnation. Tenant is entitled to the award made for the use, except that Landlord shall be entitled to recover any award for lost rent. If the Condemnation extends beyond the term of
          this Lease, the award shall be prorated between Landlord and Tenant as of the expiration date of the term. Landlord is responsible, at its sole cost and expense, for performing any restoration work required to place the Premises in the condition
          it was in prior to Condemnation, unless the term of the period of Condemnation extends beyond the expiration date of the Lease term. In such case, Tenant shall assign to Landlord any claim it may have against the condemning authority for the cost
          of restoration, and if Tenant has received restoration funds, it shall give the funds to Landlord within ten (10) days after demand.

      

      

      
        24

        
          

      

      19.    Bankruptcy or Insolvency of Tenant.

       

          

      (a)   Landlord’s Right to Terminate Lease. If Tenant is the subject of
          an order for relief under the existing or any future Federal Bankruptcy Code or law, as amended or modified (the “Bankruptcy Code”), or if Tenant files a petition or if a petition is filed against Tenant
          under the Bankruptcy Code, then, in addition to any such event constituting an Event of Default under this Lease, and Landlord having all rights as a result thereof, Landlord shall have the option to either re-enter and re-possess the Premises
          pursuant to the provisions of this Lease or to terminate this Lease, pursuant to the provisions of this Lease, or both.

      

      

      (b)  Tenant’s Filing of Chapter 7 Proceedings. If a petition is filed
          by, or an order for relief is entered against, Tenant under Chapter 7 of the Bankruptcy Code, and the trustee-in-bankruptcy of Tenant (the “Bankruptcy Trustee”) elects to assume this Lease for the purpose
          of assigning it, the election or assignment, or both, may be made only if all of the provisions of subparagraphs (c) and (e) below are satisfied. Nothing in the preceding sentence shall be deemed to grant the Bankruptcy Trustee any right to
          assume this Lease if it has been terminated previously. If the Bankruptcy Trustee fails to elect to assume this Lease for the purpose of assigning it within sixty (60) days after the Bankruptcy Trustee’s appointment, this Lease shall be deemed to
          have been rejected by the Bankruptcy Trustee. Landlord shall then immediately become entitled to possession of the Premises without any further obligation to Tenant or the Bankruptcy Trustee, and this Lease shall automatically terminate at the
          end of the sixty (60) day period, but Landlord’s right to compensation for damages in the bankruptcy proceedings shall survive. In such case, Landlord shall be entitled to recover from Tenant as damages an amount equal to the fixed annual rent
          and additional rent reserved under this Lease from the date of the automatic termination to the expiration date of this Lease (exclusive of any unexercised renewal rights), and the damages shall be due and payable to Landlord immediately.

      

      

      (c)   Tenant’s Filing of Chapter 11 or 13 Proceedings. If Tenant
          files a petition for reorganization under Chapters 11 or 13 of the Bankruptcy Code, or a proceeding that is filed by or against Tenant under any other chapter of the Bankruptcy Code is converted to a Chapter 11 or 13 proceeding and the Bankruptcy
          Trustee or Tenant as a debtor-in-possession (“Debtor-in-Possession”) fails to assume this Lease within sixty (60) days from the date of filing the petition or the conversion, the Bankruptcy Trustee or the
          Debtor-in-Possession shall be deemed to have rejected this Lease and this Lease shall automatically terminate at the expiration of the sixty (60) day period, but Landlord’s right to compensation for damages in the bankruptcy proceedings shall
          survive. Nothing in the preceding sentence shall be deemed to grant the Bankruptcy Trustee or the Debtor-in-Possession any right to assume this Lease if it has been terminated previously. In such a case, Landlord shall be entitled to recover from
          Tenant, as damages, an amount equal to the fixed annual rent and additional rent reserved under this Lease from the date of the automatic termination to the expiration date of this Lease (exclusive of any unexercised renewal rights), and the
          damages shall be due and payable to Landlord immediately. In order to assume this Lease, the Bankruptcy Trustee or the Debtor-in-Possession shall notify Landlord of the election to assume within the sixty (60) day period, but in such event all of
          the following conditions, which Landlord and Tenant acknowledge are commercially reasonable, must be satisfied by the Bankruptcy Trustee or the Debtor-in-Possession to the extent Landlord determines, in Landlord’s sole discretion:

      

      

      
        25

        
          

      

      (i)  Adequate Assurances. The Bankruptcy Trustee or the Debtor-in-Possession cures, or provides “Adequate
          Assurance” (as defined below) to Landlord that the Bankruptcy Trustee or the Debtor-in-Possession can cure, all monetary Events of Default under this Lease by full and complete payment within ten (10) days from the date of the assumption, and the
          Bankruptcy Trustee or the Debtor-in-Possession cures all non-monetary Events of Default under this Lease within thirty (30) days from the date of the assumption;

      

      

      (ii)  Landlord Compensation. The Bankruptcy Trustee or the Debtor-in-Possession compensates Landlord, or
          provides Adequate Assurance to Landlord that within ten (10) days from the date of the assumption, Landlord shall be compensated by full and complete payment for any pecuniary loss Landlord suffers as a result of any Event of Default of Tenant,
          the Bankruptcy Trustee or the Debtor-in-Possession, as set forth in Landlord’s notice (which contains a statement of Landlord’s pecuniary loss) given to the Bankruptcy Trustee or the Debtor-in-Possession; and

      

      

      (iii)  Future Performance. The Bankruptcy Trustee or the Debtor-in-Possession provides Landlord with
          Adequate Assurance of the future performance of Tenant’s obligations under this Lease, including, without limitation, depositing with Landlord, as security, in addition to that otherwise established pursuant to the provisions of this Lease, an
          amount equal to three (3) monthly installments of fixed annual rent and additional rent then accruing under this Lease.

      

      

      For purposes of this subparagraph (c), “Adequate Assurance” shall mean that (i) Landlord determines that the Bankruptcy Trustee or
        Debtor-in-Possession has, and shall continue to have, sufficient unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that the Bankruptcy Trustee or the Debtor-in- Possession has sufficient
        funds to fulfill Tenant’s obligations under this Lease, and/or that third-party guaranties of Tenant’s obligations under this Lease have been provided; and (ii) an order was entered segregating sufficient sums payable to Landlord, or a valid and
        perfected lien and security interest are granted to Landlord in the property of Tenant, Trustee or the Debtor-in-Possession, as may be acceptable to Landlord, to secure the obligations of the Bankruptcy Trustee or the Debtor-in-Possession to cure
        the monetary or non-monetary defaults under this Lease within the time periods set forth above.

      

      

      (d)  Landlord’s Right to Terminate Lease on Further Filing of Bankruptcy Petition.
          If this Lease is assumed by the Bankruptcy Trustee or Debtor-in-Possession pursuant to subparagraph (c) above, and thereafter Tenant is the subject of an order for relief under the Bankruptcy Code, then Landlord has the option to
          terminate this Lease pursuant to the provisions of this Lease.

      

      

      (e)   Condition Upon Assignment. If the Bankruptcy Trustee or
          Debtor-in-Possession pursuant to subparagraphs (b) and (c) above desires or elects to assign Tenant’s interest or the estate created by the interest under this Lease to any other person, the interest or estate may be assigned only if Landlord
          acknowledges in writing that the intended assignee has provided to Landlord Adequate Assurance of future performance of all of the obligations of Tenant under this Lease.

      

      

      
        26

        
          

      

      (f)   State Law Action. Neither Tenant’s interest in this Lease nor any
          estate of Tenant created in this Lease shall pass to any trustee, receiver, assignee for the benefit of creditors, or any other person or entity, or otherwise by operation of law under the laws of any State having jurisdiction of the person or
          property of Tenant unless Landlord consents in writing to this transfer. Landlord’s acceptance of rent or any other payments from any trustee, receiver, assignee, person, or other entity shall not be deemed to have waived, or waive, the need to
          obtain Landlord’s consent or Landlord’s right to terminate this Lease for any transfer of Tenant’s interest under this Lease without that consent, and any such event, without Landlord’s written consent, shall be deemed an Event of Default.

      

      

      (g)  Charges for Use and Occupancy. When, pursuant to the Bankruptcy
          Code, the Bankruptcy Trustee or the Debtor-in-Possession is obligated to pay reasonable use and occupancy charges for the use of the Premises, the charges shall not be less than the fixed annual rent and additional rent due under this Lease.

      

      

      20.    Default by Tenant and Landlord’s Remedies.

       

          

      (a)  Event of Default. If any one or more of the following events shall
          occur and be continuing beyond the period set forth in any default notice provided to be given, an Event or Events of Default shall have occurred under this Lease:

      

      

      (i)    Non-Payment. If Tenant shall fail to pay any installment of fixed annual rent, additional rent or other
          sums due from Tenant to Landlord under this Lease for five (5) days after notice from Landlord, provided that nothing in this Section shall be deemed to impair or impose further obligations or conditions upon, Landlord’s maintaining a proceeding
          pursuant to Real Property Actions and Proceedings Law Section 711(2); or

      

      

      (ii)  Non-Performance. If Tenant shall fail to comply with any of the other terms, covenants, conditions or
          obligations of this Lease and such failure in compliance shall continue for (A) the specific period of time stated elsewhere in this Lease as applicable to that performance, if such a period is stated, or (B) if no such specific period is stated,
          then thirty (30) days after delivery of notice from Landlord to Tenant specifying the failure, or, if such failure cannot with due diligence be remedied within thirty (30) days but is curable, Tenant shall not, in good faith have commenced within
          said thirty (30) day period to remedy such failure and continued diligently and continuously thereafter to prosecute the same to completion but in no event shall such extension be for more than forty five (45) additional days; or

      

      

      (iii) Vacation or Abandonment. If Tenant shall vacate or abandon the Premises with the rent unpaid.

      

      

      
        27

        
          

      

      (b)  Landlord’s Remedies. If an Event of Default shall exist, Landlord
          shall have the following remedies:

      

      

      (i)    Right of Eviction. Tenant’s right of possession shall thereupon cease and terminate, and to the extent
          permitted by law Landlord shall be entitled to the possession of the Premises and to re-enter the same without demand of rent or demand of possession and may forthwith proceed to recover possession of the Premises by process of law. Any other
          NOTICE TO QUIT OR VACATE or of intention to re-enter the same is hereby expressly WAIVED by Tenant. In the event of such re-entry by process of law or otherwise, Tenant nevertheless agrees to remain answerable for any and all damage, deficiency
          or loss of rent that Landlord may sustain by such re-entry, including reasonable attorneys’ fees and court costs. Landlord reserves full power to relet the Premises for the benefit of Tenant, in liquidation and discharge, in whole or in part, as
          the case may be, of the liability of Tenant under the terms and provisions of this Lease. In determining the rent due for the balance of the Lease term under this subparagraph or any other part of this paragraph, additional rent shall be
          determined by projecting into the future the additional rent payable on the date the default (after the expiration of any applicable notice and cure period) exists, increased by a compounding five percent (5%) per lease year. Landlord’s
          determination of the sum due under this subparagraph shall be determinative unless Tenant proves that it is manifestly unreasonable. The words “re-entry” and “re-enter,” as used herein, shall not be construed as limited to their strict legal
          meaning.

      

      

      (ii)  Right of Termination and Acceleration. To terminate this Lease and collect liquidated damages from Tenant
          in an amount equal to (A) the sum of all amounts due hereunder to the effective date of termination, plus (B) the aggregate fixed annual rent remaining over what would have been the remainder of the Lease term, reduced to present value to using a
          discount rate equal to the interest rate of a U.S. Government security having a maturity date closest to the expiration date of the Lease term, plus all repairs and other anticipated costs of re-letting (including, without limitation, marketing
          costs, brokerage commissions, tenant build-out costs, and other concessions payable to or for the benefit of a replacement tenant), less (C) the aggregate fixed annual rent that the Premises could be re-let for what would have been the remainder
          of the Lease term (provided, however, that a reasonable period of time, not to exceed eighteen (18) months, may be considered a lease-up period for the Premises for which no rental income would be realized), reduced to present value by the same
          method set forth in clause (B) above, plus (D) Landlord’s costs and expenses (including, without limitation, reasonable attorney’s fees) incurred in enforcing Landlord’s rights and remedies. Landlord’s determination of the sum due under
          this subparagraph shall be determinative unless Tenant proves that it is manifestly unreasonable.

      

      

      (iii)  Equitable Relief. To bring an action for specific performance, injunction, or other equitable relief.
          Landlord shall also have the right to bring an action for specific performance, injunction, or other equitable relief to prevent any threatened or impending default.

      

      

      (iv)  Suit for Rent. To bring suit against Tenant for unpaid rent. Such suit may, in Landlord’s sole and
          absolute discretion, be brought as rent accrues under this Lease or deferred until the expiration of the Lease term and brought within any applicable statute of limitations following the end of the Lease term, any shorter statute of limitations
          or requirement that suit be instituted as rent would otherwise be due and payable being hereby waived.

      

      

      
        28

        
          

      

      (v)   Self-Help. Landlord may perform any obligation that Tenant has failed to perform after the expiration of
          any applicable notice and/or cure period (except in an emergency, when no notice or cure period shall be necessary or afforded), all at the cost of Tenant as additional rent payable upon demand.

      

      

      (vi)  Reimbursement of Expenses. Tenant shall pay all expenses (including, without limitation, reasonable
          attorneys’ fees) incurred by Landlord following a default in enforcing Landlord’s rights and remedies, whether or not suit is instituted. Such expenses shall be additional rent payable upon demand.

      

      

      All rights and remedies specified herein or otherwise provided by law shall be cumulative, and the taking of any one remedy shall not preclude or impair Landlord’s right to pursue any other
        remedy. No waiver of any breach of any covenant, condition, or agreement herein contained shall operate as a waiver of the covenant, condition or agreement itself, or of any subsequent breach thereof. No provision of this Lease shall be deemed to
        have been waived by Landlord unless such waiver shall be in writing signed by Landlord. No payment by Tenant or receipt by Landlord of a lesser amount than the rent herein stipulated shall be deemed to be other than on account of the earliest
        stipulated rent nor shall any endorsement or statement on any check or any 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 such rent or pursue any other remedy provided in this Lease. Tenant hereby expressly waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being evicted or dispossessed
        for any cause, or in the event of Landlord obtaining possession of the Premises, by reason of the violation by Tenant of any of the covenants and conditions of this Lease, or otherwise.

      

      

      21.    Tenant’s Trade Fixtures and Removal.

       

          

       Any trade equipment, trade fixtures, goods or other property of Tenant shall be removed by Tenant on or before the expiration of the Lease term or sooner termination of the
        Lease term. Any trade equipment, trade fixtures, goods or other property of Tenant not removed by Tenant on the expiration of the Lease term or sooner termination of the Lease term, or upon any deserting, vacating or abandonment of the Premises by
        Tenant with the rent unpaid, or upon Tenant’s eviction, shall, at Landlord’s discretion, be considered as abandoned. Landlord shall have the right (without any obligation to do so), without notice to Tenant, to sell or otherwise dispose of Tenant’s
        abandoned property at the expense of Tenant, and Landlord shall not be accountable to Tenant for any proceeds of the sale, or for any damage or loss to Tenant’s abandoned property.

      

      

      
        29

        
          

      

      22.    Estoppel Certificates and Financial Information.

       

          

      (a)   Estoppel Certificates. Within ten (l0) days after request from
          Landlord, Tenant shall execute, acknowledge and deliver to Landlord a written instrument certifying: (i) that this Lease has not been modified and is in full force and effect, or if there has been a modification, that this Lease is in full force
          and effect as modified, stating the modification; (ii) the rent due and the dates to which rent and other sums due from Tenant under this Lease have been paid; (iii) whether or not to the knowledge of Tenant, Landlord is in default, and if so,
          the reasons for the default, and any other claims Tenant may have against Landlord relating to the Premises or arising under this Lease; (iv) whether Tenant has received any notice of default from Landlord or if Tenant has knowledge that it is in
          default of its obligations under this Lease; (v) the commencement date of the Lease term, the stated expiration date of the Lease term, and the rent commencement date (if different from the Lease commencement date); (vi) whether Tenant has any
          renewal, termination, expansion or contraction options and, if so, if any have been exercised; (vii) whether Tenant has any right or option to purchase the Premises; (viii) the outstanding balance of any security deposit posted by Tenant; (ix)
          whether Tenant has assigned this Lease or subleased the Premises in whole or in part; and (x) such other matters as may reasonably be requested. Such an estoppel certificate may be relied upon by Landlord, by any actual or proposed Mortgagee or
          Superior Lessor, and by any purchaser of the Premises.  In the event Tenant requires an estoppel certificate from Landlord in connection with any financing Tenant may seek, Landlord shall provide a commercially reasonable estoppel certificate at
          Tenant’s sole cost and expense, including, without limitation, any legal fees incurred by Landlord in connection with the review and/or negotiation of the estoppel certificate.

      

      

      (b)   Financial Information. Tenant agrees to deliver to Landlord upon
          request from time to time, in connection with any mortgage financing Landlord may seek, and at the time Tenant exercises any option to extend the term of this Lease, such financial information, including balance sheets, income and expense
          statements, cash flow statements, and statements of net worth, as Landlord may request and which Tenant routinely generates regarding Tenant or any guarantor of Tenant’s obligations under this Lease. Any such information provided to Landlord
          shall be deemed to be certified as true, correct and complete as of the date thereon, and not omitting any information necessary or appropriate to make any statement therein not misleading. By delivering the same, Tenant shall also be deemed to
          have certified that there has been no material adverse change in Tenant’s or any such guarantor’s financial condition since the date of the material delivered. If Tenant is a publicly traded or regulated entity that files regular and publicly
          available reports with the Securities and Exchange Commission or any other comparable Federal regulatory agency, the foregoing provisions of this subparagraph shall not apply. Landlord shall keep all information delivered to it by Tenant or any
          guarantor under this subparagraph confidential except (i) for distribution to Landlord’s accountants, appraisers, attorneys, financial advisors, actual and prospective lenders, actual and prospective buyers of the Building, and regulatory
          agencies, (ii) as may be required by law, (iii) in the course of any litigation, arbitration, mediation or other dispute resolution proceeding involving Landlord and Tenant, or (iv) as may otherwise by publicly available through no action of
          Landlord.

      

      

      
        30

        
          

      

      23.    Limitations on Landlord’s Liability.

       

          

      Notwithstanding any provision of this Lease to the contrary, Tenant agrees that it shall look only to the Premises (which includes all of Landlord’s equity or interest therein,
        including rent and the proceeds of sale, insurance and condemnation) in seeking to enforce any obligations or liabilities whatsoever of Landlord under this Lease or to satisfy a judgment (or any other charge, directive or order) of any kind against
        Landlord. Tenant shall not look to any other property of Landlord, or the property or assets of any of the officers, directors, shareholders, partners, members, other principals, employees, agents, or legal representatives of Landlord in seeking to
        enforce any obligations or liabilities whatsoever of Landlord under this Lease or to satisfy a judgment (or any other charge, directive or order) of any kind against Landlord, and in no event shall any deficiency judgment be sought or obtained
        against Landlord. No person who is an officer, director, shareholder, partner, member, other principal, employee, agent, or legal representative of Landlord shall be personally liable for any obligations or liabilities of Landlord under this Lease.

      

      

      24.    Security Deposit.

       

          

      Upon execution and delivery of this Lease, Tenant shall deposit the sum of $75,000.00 with Landlord, as security for the full and faithful performance by Tenant of all of the
        terms, conditions and covenants of this Lease on Tenant’s part to be performed, which sum shall be returned to Tenant following the expiration of the Lease term, provided there shall not then be an Event of Default or an event that with the giving
        of notice or the lapse of time, or both, shall constitute an Event of Default. Landlord shall have the right (but not the obligation), to apply any part of the deposit to cure an Event of Default of Tenant, and if Landlord does so, Tenant shall,
        within five (5) days after demand, deposit with Landlord the amount applied, so that Landlord shall have the full deposit on hand at all times. If Landlord shall sell the Premises, the selling Landlord shall transfer the security to the new
        landlord, and upon so doing the selling Landlord shall be released by Tenant from all liability for the return of the security and Tenant shall look solely to the new Landlord for the return of the security, and this shall apply to every transfer
        made of the security to a new Landlord. The security deposited by Tenant under this Lease shall not be mortgaged, assigned or encumbered by Tenant. The security deposit is only additional security for the performance of Tenant’s obligations under
        this Lease and is not a measure of liquidated damages or a limitation on liability.

      

      

      Tenant shall deposit and maintain the security deposit as an unconditional, irrevocable commercial standby letter of credit in form and substance acceptable to Landlord. A
        letter of credit meeting the terms of this paragraph is referred to as the “Letter of Credit.”

      

      

      The Letter of Credit must be issued by a commercial bank (the “Issuer”) reasonably acceptable to Landlord and must be
        presentable in the metropolitan area in which the Building is located. The Letter of Credit must also be payable at sight without presentation of any other documents, statements, or authorizations, must allow for partial and multiple draws, and
        must have a term of not less than one (1) year from the Commencement Date. The Letter of Credit must also provide for its automatic renewal on a year-to-year basis unless the Issuer gives Landlord at least two (2) months’ written notice of
        nonrenewal, and the final expiration date of the Letter of Credit may not be any earlier than the date that is three (3) months after the scheduled Lease expiration date. The Letter of Credit must also be freely transferable to any successor
        Landlord under this Lease, and Tenant shall be responsible for the payment of any transfer fee or other cost incident thereto, except in connection with a sale of the Premises by Landlord; if Tenant fails to make such payment, Landlord may do so at
        Tenant’s expense and Tenant shall reimburse Landlord for such costs upon demand as Additional Rent. In all other respects, the Letter of Credit shall be governed by the Uniform Customs and Practices for International Standby Practices, 1998,
        International Chamber of Commerce Publication No. 590.

      

      

      
        31

        
          

      

      The Letter of Credit may be drawn upon by Landlord without notice to Tenant, in the event of any default by Tenant under this Lease beyond the expiration of any applicable
        notice or cure period, or if the Issuer gives notice of nonrenewal to Landlord and a replacement Letter of Credit (or the cash equivalent) is not delivered to Landlord at least thirty (30) days prior to the non-renewed Letter of Credit’s expiration
        date, or if there is a dispute between Landlord and Tenant on the date which is thirty (30) days prior to the stated expiration date of the Letter of Credit over whether Landlord may draw on the Letter of Credit, or if Landlord at any time
        reasonably determines that the Issuer is not solvent or that the Issuer has been put into conservatorship or receivership (or any similar program) by any governmental authority having regulatory oversight over the Issuer, or if Landlord at any time
        reasonably determines that there is a likelihood for any other reason that the Issuer would not honor the Letter of Credit if it was to be presented for payment.

      

      

      Notwithstanding any implication to the contrary contained in the foregoing, it is understood and agreed that Tenant bears all risk of the Issuer failing, refusing or being
        unable to honor a proper draw thereon. If the Issuer fails, refuses or is unable to honor a proper presentment of the Letter of Credit, Tenant shall be obligated to immediately deliver a replacement Letter of Credit meeting the terms of this
        paragraph (or, in Landlord’s discretion, the cash equivalent) to serve as the security deposit.

      

      

      Provided Tenant has timely paid all Fixed Rent and Additional Rent, and has not been in default of its obligations under this Lease beyond the expiration of any applicable
        notice and/or cure periods, Tenant shall be entitled to reduce the amount of the Security Deposit by $12,500.00 on each of: (i) the first (1st) day of the sixteenth
        (16th) calendar month after the calendar month in which the Commencement Date occurs; (ii) the first (1st) day of the twenty eighth (28th) calendar month after the calendar month in which the Commencement Date occurs; and (iii) the first (1st) day of the fortieth (40th) calendar month after the calendar month in which the
        Commencement Date occurs.  In the event that, prior to any of the dates on which Tenant would otherwise be entitled to reduce the amount of the Security Deposit, Tenant either (x) fails to timely pay any item of Fixed Rent or Additional Rent,
        whether or not such failure gives rise to an event of default, and without regard to whether Landlord commences an action or proceeding; or (y) is in default of its obligations beyond the expiration of any applicable notice and/or cure periods,
        then, in either such event, Tenant shall not be entitled to reduce the amount of the Security Deposit on any subsequent date.  In connection with the reduction of the Security Deposit set forth in this paragraph, Tenant shall be obligated to take
        all actions necessary to amend the Letter of Credit at Tenant’s sole cost and expense.

      

      

      25.    Qualification to Do Business.

       

          

      Tenant represents and warrants to Landlord that Tenant has qualified with the Secretary of State or its equivalent to do business in the State of New York.

      

      

      
        32

        
          

      

      26.    Notices.

       

          

      All notices, consents, demands, communications or approvals required or permitted by this Lease shall be in writing and shall be delivered personally, by overnight courier, by
        telecopier/facsimile, or by certified or registered mail, return receipt requested, addressed as follows:

      

      

      If to Landlord, at the address first set forth above, attention: Mr. Hagai Barlev:

       

      

      	 	With copy to:	
              Jeffrey M. Rosenberg, P.C.

            

      15 Engle Street, Suite 207

      Englewood, New Jersey 07631

      Attention: Jeffrey M. Rosenberg, Esq.

      

      

      If to Tenant, at the Premises,

      

      

      With copies to:

      

      

      Solarcommunities, Inc.

      442 U.S. Route 2

      Waterbury, VT 05676

      

      

      And:

      

      

      Dinse P.C.

      209 Battery Street

      Burlington, VT 05401

      Attention:  David R. Gurtman, Esq.

      

      

      Any copy of any notice to Tenant delivered to an address other than the Premises shall be neither a condition precedent nor a jurisdictional prerequisite for the commencement of a summary
        proceeding pursuant to Article 7 of the New York Real Property Actions and Proceedings Law.  Landlord and Tenant may, by notice given in the same manner set forth above, designate a different address to which subsequent notices shall be sent.
        Notice shall be deemed given when delivered to the intended recipient or, if the intended recipient refuses to accept delivery or has provided an incorrect or out-of-date address, at the time delivery was attempted.

      

      

      
        33

        
          

      

      27.    Brokers.

       

          

      Each party represents and warrants to the other no real estate broker was instrumental in effecting this Lease except Keller Williams and SVN Deegan-Collins Commercial Realty.
        Landlord shall be solely responsible for the payment of any commission or compensation owed to said broker(s) relating to this Lease pursuant to separate agreement, with Landlord disbursing the commission to Keller Williams, which shall in turn
        disburse any sums payable to SVN Deegan-Collins Realty.  Each party shall indemnify and defend the other party, including counsel fees, against the claim of any broker (except any broker named in the first sentence of this paragraph) that such
        broker was authorized on behalf of that party to make an offer to the indemnified party with respect to this transaction.

      

      

      28.    Tenant’s Right to Quiet Enjoyment.

            

          

      Upon paying the rents and other sums required of Tenant under this Lease and faithfully and fully performing the terms, conditions and covenants of this Lease on Tenant’s part
        to be performed, Tenant shall peaceably and quietly have, hold and enjoy the Premises for the Lease term.

      

      

      29.    Miscellaneous.

       

          

      (a)   Validity of Lease. The provisions of this Lease are severable. If
          any provision of this Lease is adjudged to be invalid or unenforceable by a court of competent jurisdiction, it shall not affect the validity of any other provision of this Lease.

      

      

      (b)   Non-Waiver by Landlord. The rights, remedies, options or elections
          of Landlord in this Lease are cumulative, and the failure of Landlord to enforce performance by Tenant of any provision of this Lease applicable to Tenant, or to exercise any right, remedy, option or election, or the acceptance by Landlord of the
          annual fixed rent or additional rent from Tenant after any default by Tenant, in any one or more instances, shall not act as a waiver or a relinquishment at the time or in the future, of Landlord of such provisions of this Lease, or of such
          rights, remedies, options or elections, and they shall continue in full force and effect.

      

      

      (c)  Entire Agreement. This Lease contains the entire agreement between
          the parties. No representative, agent or employee of Landlord has been authorized to make any representations, warranties or promises with respect to the letting, or to vary, alter or modify the provisions of this Lease. No additions, changes,
          modifications, renewals or extensions of this Lease shall be binding unless reduced to writing and signed by both parties. This Lease supersedes in its entirety any prior letter of intent, proposal, counterproposal, discussion, negotiation,
          promise or other offer made by either party to the other prior to the date hereof and relating to the Premises or other subject matter of this Lease.

      

      

      (d)   Effective Law. This Lease shall be governed by, construed and
          enforced in accordance with the laws of the State of New York, without giving effect to its principles of conflicts of law.

      

      

      (e)   Waiver of Jury Trial and Counterclaims. Landlord and Tenant waive
          their right to trial by jury in any action, proceeding or counterclaim brought by either of the parties against the other, or with respect to any issue or defense raised therein, on any matters whatsoever arising out of or in any way connected
          with this Lease, the relationship of Landlord and Tenant, Tenant’s use and occupancy of the Premises, including summary proceedings and possession actions, and any emergency statutory or other statutory remedy.   In any action or proceeding
          brought by Landlord to recover possession of the Premises from Tenant, Tenant waives the right to interpose any counterclaims, except those required by law to be interposed.

      

      

      
        34

        
          

      

      (f)   Commercial Lease. This Lease is and shall be construed as a
          commercial lease, not as a residential lease.

      

      

      (g)   Captions. The captions of the paragraphs in this Lease and the
          Table of Contents are for reference purposes only and shall not in any way affect the meaning or interpretation of this Lease.

      

      

      (h)   Obligations Joint and Several. If there is more than one party as
          Tenant, their obligations under this Lease are joint and several. If Tenant is a partnership, the obligations of Tenant under this Lease are joint and several obligations of each of the partners and of the partnership.

      

      

      (i)   Counterparts. This Lease may be executed in one or more
          counterparts, each of which shall be an original, and all of which constitute one and the same Lease, and facsimile, electronic or PDF signatures shall have equal force and effect as originals.

      

      

      (j)    Landlord’s Performance of Tenant’s Obligations. The performance
          by Landlord of any obligation required of Tenant under this Lease shall not be construed to modify this Lease, nor shall it create any obligation on the part of Landlord with respect to any performance required of Tenant under this Lease, whether
          Landlord’s performance was undertaken with the knowledge that Tenant was obligated to perform, or whether Landlord’s performance was undertaken as a result of mistake or inadvertence.

      

      

      (k)   Remedies and Rights Not Exclusive. No right or remedy conferred
          upon Landlord shall be considered exclusive of any other right or remedy, but shall be in addition to every other right or remedy available to Landlord under this Lease or by law. Any right or remedy of Landlord may be exercised from time to
          time, and as often as the occasion may arise. The granting of any right, remedy, option or election to Landlord under this Lease shall not impose any obligation on Landlord to exercise the right, remedy, option or election.

      

      

      (l)   Signature and Delivery by Landlord. This Lease is of no force and
          effect unless it is signed by Landlord and Tenant and a signed copy of this Lease delivered by Landlord to Tenant. The mailing, delivery or negotiation of this Lease by Landlord or Tenant or any agent or attorney of Landlord or Tenant prior to
          the execution and delivery of this Lease as set forth in this subparagraph shall not be deemed an offer by Landlord or Tenant to enter into this Lease, whether on the terms contained in this Lease or on any other terms. Until the execution and
          delivery of this Lease as set forth in this subparagraph, Landlord or Tenant may terminate all negotiations and discussions of the subject matter of this Lease, without cause and for any reason, without recourse or liability.

      

      

      
        35

        
          

      

      (m)  Surrender. Neither the acceptance of keys to the Premises nor any
          other act or thing done by Landlord or any agent, employee or representative of Landlord shall be deemed to be an acceptance of a surrender of the Premises, excepting only an agreement in writing, signed by Landlord, accepting or agreeing to
          accept a surrender of the Premises.

      

      

      (n)  Drafting Ambiguities; Interpretation. In interpreting any provision
          of this Lease, no weight shall be given to nor shall any construction or interpretation by influenced by the fact that counsel for one of the parties drafted this Lease, each party recognizing that it and its counsel have had an opportunity to
          review this Lease and have contributed to the final form of this Lease. Unless otherwise specified, the words “include” and “including” and words of similar import shall be deemed to be followed by the words “but not limited to” and the word “or”
          shall be “and/or.”

      

      

      (o)   Gender; Plural and Singular. In all references to any persons,
          entities or corporations, the use of any particular gender or the plural or singular number is intended to include the appropriate gender or number as the text of this Lease may require.

      

      

      (p)   Binding Effect. This Lease is binding upon and shall inure to the
          benefit of the parties, their legal representatives, successors and permitted assigns.

      

      

      (q)   Landlord Defined. The term “Landlord” in this Lease means and
          includes only the owner at the time in question of the Premises. In the event of the sale or transfer of the Premises, the selling, assigning or transferor Landlord shall be released and discharged from the provisions of this Lease thereafter
          accruing, but such provisions shall be binding upon each new owner of the Premises as successor Landlord while such party is an owner.

      

      

      (r)    Time of the Essence. Time is of the essence of this Lease.

       

        

      (s)    No Recordation. Neither this Lease, nor any memorandum, affidavit
          or other writing with respect to this Lease, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant, and the recording thereof in violation of this provision shall make this Lease voidable at Landlord’s election.

      

      

      (t)   Parties Authorized.  Landlord and Tenant each represent and warrant to the other that no consent or approval of any third
        party is required for either party to enter into this Lease, and that the individuals executing this Lease on behalf of each party have the requisite authority to bind such party hereto.

      

      

      
        36

        
          

      

      IN WITNESS WHEREOF, the parties have executed this Lease as an instrument under seal.

      

      

      	 	
              LANDLORD:

            
	 	 
	 	
              INDUSTRY LANDING 1155 LLC

            
	 	 	 
	 	
              By:

            	 
	 	 	
              Name:

            
	 	 	
              Title:

            
	 	 	 
	 	
              TENANT:

            
	 	 
	 	
              SOLARCOMMUNITIES, INC.

            
	 	 	 
	 	
              By:

            	 
	 	 	
              Name:

            
	 	 	
              Title:

            

      

      

      
        37

        
          

      

      
      SCHEDULE A

       

      LEGAL DESCRIPTION OF THE PREMISES

       

      
        A-1

        
          

      

      
        

      

      

      

      
        A-2

        
          

      

      

      

      

       

        

      A-3Exhibit 10.37

  

   

    
      LEASE AGREEMENT

      

      

      between

      

      

      MALONE US ROUTE 2 WATERBURY PROPERTIES, LLC

      (“Landlord”)

      

      

      and

      

      

      SOLAR COMMUNITIES, INC.

      DBA SUNCOMMON

      (“Tenant”)

      

      

      Dated as of October 19, 2015

      

      

      
        
          

      

      TABLE OF CONTENTS

      

      

      	 	
              Page

            
	 	 
	
              SECTION 1.  LEASE OF PREMISES

            	
              1

            
	
              SECTION 2.  TERM OF LEASE

            	
              2

            
	
              SECTION 3.  USE OF PREMISES

            	
              3

            
	
              SECTION 4.  MINIMUM RENT

            	
              3

            
	
              SECTION 5.  SECURITY DEPOSIT

            	
              3

            
	
              SECTION 6.  COMMON AREA CHARGES

            	
              3

            
	
              SECTION 7.  TENANT’S TAXES

            	
              4

            
	
              SECTION 8.  TENANT’S MAINTENANCE AND UTILITIES

            	
              4

            
	
              SECTION 9.  CASUALTY INSURANCE

            	
              4

            
	
              SECTION 10.  LIABILITY INSURANCE

            	
              5

            
	
              SECTION 11.  NET LEASE

            	
              5

            
	
              SECTION 12.  ALTERATIONS

            	
              5

            
	
              SECTION 13.  REPAIRS, REPLACEMENTS

            	
              6

            
	
              SECTION 14.  TENANT TO COMPLY WITH LAWS, ETC

            	
              7

            
	
              SECTION 15.  NO WAIVER

            	
              7

            
	
              SECTION 16.  LANDLORD’S RIGHT OF ACCESS

            	
              7

            
	
              SECTION 17.  PRIORITY OF MORTGAGES

            	
              8

            
	
              SECTION 18.  ASSIGNMENT, SUBLETTING

            	
              8

            
	
              SECTION 19.  DAMAGE OR DESTRUCTION

            	
              8

            
	
              SECTION 20.  EMINENT DOMAIN

            	
              9

            
	
              SECTION 21.  INDEMNITY

            	
              9

            
	
              SECTION 22.  EVENTS OF DEFAULT, REMEDIES, DAMAGES

            	
              10

            
	
              SECTION 23.  SIGNS

            	
              12

            
	
              SECTION 24.  BROKER COMMISSIONS

            	
              12

            
	
              SECTION 25.  ENVIRONMENTAL COVENANTS

            	
              12

            
	
              SECTION 26.  LEASE NOT TO BE RECORDED

            	
              13

            
	
              SECTION 27.  QUIET ENJOYMENT

            	
              13

            
	
              SECTION 28.  NOTICES

            	
              13

            
	
              SECTION 29.  DISCLAIMER FOR SECURITY

            	
              14

            
	
              SECTION 30.  WAIVER OF RULE OF CONSTRUCTION

            	
              14

            
	
              SECTION 31.  DELINQUENT RENT AND ADDITIONAL RENT

            	
              14

            
	
              SECTION 32.  HOLDING OVER

            	
              14

            

      

      

      
        
          

      

      	
              SECTION 33.  FORCE MAJEURE

            	
              15

            
	
              SECTION 34.  SUCCESSORS AND ASSIGNS

            	
              15

            
	
              SECTION 35.  TERMINATION

            	
              15

            
	
              SECTION 36.  LANDLORD NOT PERSONALLY LIABLE

            	
              15

            
	
              SECTION 37.  AUTHORIZATION AND BINDING EFFECT OF AGREEMENT

            	
              15

            
	
              SECTION 38.  ENTIRE AGREEMENT, APPLICABLE LAW

            	
              16

            
	
              SECTION 39.  NO OPTION

            	
              16

            
	
              SECTION 40.  LANDLOR'S REPRESENTATIONS AND WARRANTIES

            	
              16

            
	
              SECTION 41.  RIGHT TO MAINTAIN SOLAR PV INSTALLATIONS

            	
              17

            

      

      

      	
              Exhibits

            	 
	 	 
	
              Exhibit “A” - 

              

            	
              Property Site Plan

            
	
              Exhibit “B”

            	
              Floor Plan of Premises

            
	
              Exhibit “C”

            	
              Building Specifications

            
	
              Exhibit “D”

            	
              Computation Of Cost Of Initial Construction And Annual Base Rent For Initial Ten Year Term

            
	
              Exhibit “E”

            	
              Budgetary Estimate for Building Development and Construction Costs

            
	
              Exhibit “F”

            	
              Projected Construction Schedule and Completion Date

            
	
              Exhibit “G”

            	
              Form of Rent Commencement Agreement

            
	
              Exhibit “H”

            	
              Estimate of Common Area Charges for Landlord’s Building:  Lease Year 1 of Term

            

      

      

      
        
          

      

      LEASE AGREEMENT

      

      

      This Lease Agreement (this “Lease”) is by and between MALONE RTE 2 WATERBURY PROPERTIES, LLC, a Vermont limited liability company with
        a place of business in Montpelier, Vermont (the “Landlord”) and SOLAR COMMUNITIES, INC. dba SUNCOMMON, a Vermont benefit corporation and certified B corporation with a place of business in Waterbury, Vermont
        (the “Tenant”).  Landlord and Tenant are sometimes collectively referred to herein as the “Parties” and individually referred to herein as a “Party”.

      

      

      Background

      

      

      1.       Landlord is the owner of a parcel of land on Route 2 in Waterbury, VT (the “Property”) whereas a new 14,000 +/- sq.ft. commercial building will be
          constructed to which SunCommon will lease and occupy 8,640 +/- sq.ft (“Landlord’s Building”), as depicted on the site plan attached hereto as Exhibit “A” (the “Site Plan”).

      

      

      2.        Tenant wishes to lease from Landlord, and Landlord wishes to lease to Tenant, a portion Landlord’s Building according to the following terms and
          conditions.

      

      

      N O W ,  T H E R E F O R E ,

      

      

      In consideration of the promises and the mutual covenants and agreements herein set forth, and in reliance on the representations and warranties contained herein, the parties
        hereby agree as follows:

      

      

      Section 1.  Lease of Premises.  Landlord
        hereby leases and rents to Tenant, and Tenant hereby takes from Landlord, the following described land, premises and property (herein after referred to as the “Premises” or “Leased Premises”):

      

      

      Being a portion of Landlord’s Building containing 8,640 +/- square feet, as shown on the floor plan attached hereto as Exhibit “B.”

      

      

      The Premises include the right of Tenant, its agents, invitees, licensees, business visitors, and guests, in common with Landlord and others:  (i) to cross and re-cross the
        driveways, parking lots, walkways and open lands depicted on the Site Plan for the purpose of ingress and egress; (ii) to use up to 40 parking spaces within the parking area depicted on the Site Plan in common with Landlord and other tenant’s in
        Landlord’s Building, without additional charge from Landlord, to the extent reasonably required for the uses specified herein, subject to the requirements of applicable laws and ordinances; and (iii) to use a portion of the signage for the
        Landlord’s Building, subject to the requirements of applicable laws and ordinances and the specific provisions of Section 23 of this Lease.  Landlord shall retain the right to relocate such parking areas, roadways, and walkways and to establish
        reasonable rules and regulations for their use, but no such relocation, rule or regulation will materially adversely affect Tenant’s ability to use and enjoy the Leased Premises for the purposes hereinafter specified.

      

      

      The Leased Premises are subject to: (i) all covenants, restrictions and easements of record provided none of the foregoing unreasonably limit the use of the Premises for
        Tenant’s intended use; and (ii) all zoning regulations, ordinances, building restrictions, regulations and permits of any municipal, county, state or federal department having jurisdiction over the Leased Premises.

       

      

      
        
          

      

      
      Section 1A.     Construction of Building and Fit-Up of Premises.

      

      

      	

            	a.	
              Upon the Commencement Date, Landlord will deliver the Premises to Tenant as finished space, substantially in conformance with the drawings, floor plans and specifications attached hereto as Exhibit “A”, “B”, and “C”.  Such work to be
                performed by Landlord and reflected in the referenced Exhibits is referred to hereafter as the “Initial Construction”.  Landlord shall use its best efforts to cause the required certificates of occupancy from the Town of Waterbury and/or
                the State of Vermont Department of Labor & Industry for the Initial Construction (if applicable) to be issued no later than June 1, 2016, subject to (i) delay caused by Tenant or (ii) force majeure including extreme winter weather
                related delays in construction.

            

      

      

      	

            	b.	
              The cost of the Initial Construction shall initially be paid for by Landlord.  During the Term, Tenant shall pay Annual Base Rent for the Premises in an amount computed in accordance with Exhibit “D” and herein, which amount shall be
                reflected in a Rent Commencement Agreement in the form of Exhibit “G” attached hereto.

            

      

      

      Section 2.  Term of Lease.  (a)  The Premises are hereby leased to Tenant, subject to all of the terms and conditions herein
        contained, for a term of ten (10) years (the “Term”) which shall commence on the “Commencement Date” which is defined as ten (10) days following the later of the following:  the issuance by the Town of Waterbury, Vermont of certificate(s) of
        occupancy for the Premises (if applicable) under (i) permits issued by the Town of Waterbury under its development review/planning and zoning laws and (ii) permits issued by the Vermont Department of Public Safety Division of Fire Safety, and shall
        end at midnight on the day preceding the tenth (10th) anniversary of the Commencement Date.  The parties shall execute a Rent Commencement Agreement in the form of Exhibit “D” memorializing the Commencement Date and the Rent Commencement Date.  The
        Commencement Date shall not extend beyond May 1, 2016 unless agreed to by Tenant.  If the Commencement Date has not occurred by June 1, 2016, unless Landlord is delayed in performance by (i) delays caused by Tenant or (ii) force majeure, as
        hereinafter defined and subject to the provisions of Section 33 hereof (together, clauses (i) and (ii) being referred to as the “Permitted Delays”) and (iii) extreme winter weather, Landlord shall reduce the initial monthly rent payments by an
        equivalent of one day’s rent for each one day delay in the Commencement Date beyond June 1, 2016. If the Commencement Date has not occurred by August 1, 2016, Tenant may, at its sole option, either elect to proceed subject to Landlord’s obligation
        to make such penalty payments until the Commencement Date occurs, or terminate this Lease.

      

      

      (b)          Tenant shall have the right, provided it is not then in default, to extend the term of the Lease for two (2) additional five (5) year terms, by
          written notice to Landlord not less than six (6) months prior to the expiration of the term to be renewed.   Annual Base Rent for each of the two additional five year terms shall be negotiated and mutually agreed in
          writing by the Parties based on then current market conditions not less than six months prior to the expiration of the term to be renewed.

      

      

      (c)          The "Term" means the initial ten (10) year term and any exercised extension term(s) under this Lease.  All terms, covenants and conditions of this
          Lease shall remain in full force and effect during the Term, with the exception of the Annual Base Rent as provided for in Section 2(b).

      

      

      (d)          The term “Lease Year” means the twelve-month period beginning on the Commencement Date and each successive twelve-month period thereafter during the
          Term.

       

        

      
        -2-

        
          

      

      Section 3.  Use of Premises.  Tenant shall use and occupy the Premises for Tenant’s business which includes general office and
        light storage, and for no other purpose without the Landlord’s consent, which consent shall not be unreasonably withheld, conditioned or delayed.  Tenant will operate the Premises and Tenant’s business in a manner consistent with the character and
        quality of Landlord’s Building.  Subject to Landlord’s Maintenance Obligations, Tenant shall keep the area of the Premises in a neat, clean and safe condition.  Tenant shall have 24-hour access to the Premises seven (7) days a week; provided,
        however, that in occupying the Premises, Tenant shall not operate its business so as to overburden or exceed the capacity of the utility services installed in the building within which the Premises are located.  Notwithstanding anything else
        contained herein, Tenant shall be permitted to park oversized vehicles and trailers in the parking lot for extended periods.

      

      

      Section 4.  Minimum Base Annual Rent.  The Tenant shall pay to the Landlord, without offset, set-off or deduction for any reason
        other than as provided for in Section 1A, Annual Base Rent for Leased Premises during the Term, except as expressly set forth in this Lease.  The Annual Base Rent will be paid in equal monthly installments beginning on the Commencement Date, in
        accordance with the schedule set forth below.

      

      

      The Annual Base Rent will be determined in accordance with Exhibit “D”, based upon the Landlord’s actual costs to develop and construct the Building plus a fixed 12% markup on construction costs,
        a portion of which shall be allocated to Tenant based on the actual square footage of space occupied by Tenant as a percent of the total square footage of the building (8640sf/14000f = 62%).  The Annual Base Rent shall increase by 3% per annum,
        starting on the first anniversary of the Rent Commencement Date.

      

      

      *Annual Base Rent is subject to change and based upon the terms of Exhibit “D”.  Landlord retains option to build all or a portion of planned building and may phase the project in which case
        Tenant’s pro rata share as described in Section 6 shall be adjusted accordingly.

      

      

      Section 5.  Security Deposit. Tenant shall pay Landlord a security deposit (the “Security Deposit”) on or before the
        Commencement Date in an amount equal to one month’s rent in Year 1 of the Term (1/12 of the Annual Base Rent in Year 1).  The Security Deposit shall be retained by Landlord in a non-interest bearing account.  Except as otherwise provided herein,
        Landlord shall refund the Security Deposit to Tenant within fifteen (15) days after the termination of this Lease, less any amounts reasonably required to repair or restore the Premises to the condition that existed on the Commencement Date,
        reasonable wear and tear excepted, or to pay or satisfy any outstanding terms or requirements of this Lease, including Tenant’s obligation to pay all Minimum Rent and Additional Rent due hereunder.

      

      

      Section 6.  Common Area Charges.  Tenant shall pay, as Additional Rent, Tenant’s pro rata share of the common area maintenance
        charges for Landlord’s Building (“CAM”).  Tenant’s pro rata share is 62% (i.e., 8,640 sq. ft ÷ 14,000 sq. ft).  CAM includes all municipal charges and taxes assessed against the real estate upon which the Premises are located (including municipal
        and state-wide property tax assessments), insurance premiums for all insurance carried by the Landlord with respect to the real estate and Landlord’s Building, all common utility costs such as costs for lighting, electricity and other utility
        expenses charged to Landlord and not separately metered to Tenant, all common and routine maintenance costs, including routine maintenance of and snow and ice removal from the parking lot and walkways, rubbish removal for the building, routine
        maintenance and repairs of common areas, landscaping and lawn maintenance, maintenance and repairs to the building within which the Premises are located, and routine maintenance and repairs to the infrastructure serving the Premises (but not
        including maintenance and repairs which are Tenant’s individual responsibility under the terms of this Lease), and all other costs reasonably incurred by the Landlord in operating Landlord’s Building and the Property.  CAM shall exclude costs of a
        capital nature, including capital improvements, capital repairs, capital equipment, and capital tools, as determined under generally accepted accounting principles consistently applied (together, “Capital Repairs”), except that Landlord may include
        as CAM the annual amortization over its useful life with a reasonable salvage value on a straight-line basis of the costs of any equipment or capital improvements made by Landlord after the Building was fully assessed as a completed and occupied
        unit and the Lease signed, as a labor-saving measure or to accomplish other savings in operating, repairing, managing, or maintaining the Property, but only to the extent of the savings.  For the convenience of the Landlord, CAM shall be
        paid in monthly installments due and payable at the time of the payment of Minimum Rent.  Landlord shall determine a reasonable estimate of the CAM and shall advise Tenant of the estimated amount of CAM and Tenant’s pro rata share of CAM.  Not less
        frequently than once each year, Landlord shall compare the actual expense for CAM to the estimated expenses and shall provide Tenant with a statement indicating whether the estimated CAM was greater or less than the actual CAM together with
        supporting figures and, upon Tenant’s request, documentation.  To the extent the actual CAM was less than the estimated CAM, Landlord will credit the excess against future CAM payments due from Tenant, or if in the last year of the Lease Term,
        Landlord shall refund such excess to Tenant within twenty (20) days of the date of the statement.  To the extent actual CAM exceeds the estimated CAM, Tenant shall pay the difference to Landlord within twenty (20) days of the date the statement is
        delivered to Tenant.  Landlord will preserve the records of the actual CAM for inspection by Tenant for two (2) years from the date of the annual statement to which the receipts apply.  Landlord’s estimate of CAM for the first (1st) year of the Lease Term is included in Exhibit “H”.

       

      

      
        -3-

        
          

      

      Section 7.  Tenant’s Taxes.  Tenant shall pay when due all taxes assessed against the Tenant on account of the Tenant’s personal
        property on the Premises, and Tenant’s use and occupancy of the Premises under this Lease.  The term “when due” as used in this Lease means on or before the date Tenant will incur penalties for the failure to pay such taxes.

      

      

      Section 8.  Tenant’s Maintenance and Utilities.  Subject to Landlord’s obligations under Section 13, Tenant shall operate and
        maintain the Leased Premises and each and every part thereof and the facilities, mechanical systems, machinery and equipment therein contained at its own cost and expense and, beginning on the Commencement Date, shall pay or cause to be paid
        directly all separately metered charges for water, sewer, gas, electricity, light, heat, power, telephone and any other services used, rendered or supplied upon or in connection with the Leased Premises, including, without limitation, connection
        fees or costs charged for the supply of such services or the installation of Tenant’s meters, and Tenant shall indemnify and save harmless Landlord on such account.  Landlord shall not be responsible for the failure of water supply, gas, heat,
        power, electric current, telephone or other service, or for any damage to property occasioned by the breakage, leakage or obstruction of any pipes or other leakage in or about the Leased Premises, unless caused by the gross negligence or willful
        misconduct of Landlord, its employees, agents or contractors. Notwithstanding the foregoing sentence, if any essential services are interrupted and such interruption does not result from Tenant’s gross negligence or willful misconduct, Tenant is
        entitled to an abatement of rent beginning on the later of (i) the fourth (4th) consecutive business day following such interruption, or (ii) the date when Tenant
        stops using the Premises because of the interruption.  If such interruption is not remedied within one hundred twenty (120) days from the date it commenced, then Tenant shall have the right to terminate this Lease.

      

      

      Section 9.  Casualty Insurance.  Landlord will insure the building within which the Premises are located and all of Landlord’s
        personal property therein against loss by fire, in such amounts as Landlord may consider reasonable, by policies which shall include standard extended coverage endorsements.  The cost of the premiums for such insurance shall be included in the
        CAM.  Tenant shall be responsible for maintaining any and all insurance upon Tenant’s property in and upon the Leased Premises, by policies which shall name Landlord as an additional insured, as Landlord’s interests may appear, and Landlord shall
        not be held responsible for any damage thereto unless caused by Landlord’s failure to comply with Landlord’s Maintenance Obligations or Landlord’s gross negligence or willful misconduct.  Neither Tenant nor Landlord, nor their respective agents,
        employees or guests, shall be liable to the others for any loss or damage to the Leased Premises by fire or any other cause within the scope of such fire and extended coverage insurance, it being understood that provided any such damage is covered
        by existing insurance policies, the parties shall look solely to the insurer for reimbursement for such loss or damage.

       

      

      
        -4-

        
          

      

      Section 10.  Liability Insurance.  Tenant, at Tenant’s own cost and expense, will maintain a policy or policies of liability
        insurance insuring Landlord and Tenant against all claims or demands for personal injuries to or death of any person, and damage to or destruction or loss of property, which may or may be claimed to have occurred on the Leased Premises or in the
        vicinity of the same.  Such policies shall cover such risks and be in an amount not less than Two Million Dollars and 00/100 ($2,000,000.00) for injury to or death of any one person or for damage to or des-truction or loss of property.  Tenant
        shall deliver to Landlord certificates of such insurance coverage upon demand by Landlord, which certificates shall name Landlord as an additional insured.

      

      

      Landlord, at Landlord’s own cost and expense, will maintain a policy or policies of liability insurance insuring Landlord and Tenant against all claims or demands for personal
        injuries to or death of any person, and damage to or destruction or loss of property, which may or may be claimed to have occurred on the Property or in the vicinity of the same.  Such policies shall cover such risks and be in an amount not less
        than Two Million Dollars and 00/100 ($2,000,000.00) for injury to or death of any one person or for damage to or destruction or loss of property.  Landlord shall deliver to Tenant certificates of such insurance coverage upon demand by Tenant, which
        certificates shall name Tenant as an additional insured.

      

      

      Section 11.  Net Lease.  It is understood and agreed that the Minimum Rent and Additional Rent to be paid to Landlord by Tenant
        hereunder shall be absolutely net to the Landlord, and this Lease shall be interpreted and construed to that effect.

      

      

      Section 12.  Alterations.

      

      

      	

            	(a)	
              Except as hereinafter expressly provided, Tenant shall not make or permit to be made any alterations, additions, changes or improvements in or to the Leased Premises or any part thereof costing in excess of five thousand Dollars
                ($5,000.00) without first obtaining the written consent of Landlord thereto (which consent Landlord agrees not to unreasonably withhold, condition or delay, provided Tenant is then in compliance with each and every term, covenant and
                condition in this Lease and, with respect to such alterations, additions, changes or improvements, has provided Landlord with such liability insurance policies and/or surety bonds as Landlord may reasonably request).  Landlord shall inform
                Tenant at the time it gives such consent whether or not Tenant will be required to remove such alterations, additions, changes or improvements in or to the Leased Premises at the time the Lease terminates.

            

      

      

      	

            	(b)	
              Before requesting Landlord’s consent, Tenant shall submit to Landlord detailed plans and specifications in duplicate of such proposed alterations, changes, additions or improvements, one of which copies may be retained by Landlord. 
                Landlord shall be entitled to condition its consent to any such alterations, additions, changes, or improvements, upon Tenant providing Landlord with reasonable evidence of the approval of such alterations, additions, changes or
                improvements by any and all municipal, state, federal or other governmental or other authorities, offices and departments now existing or hereafter created having jurisdiction over the Premises, and of the Board of Fire Underwriters or
                other like body, which approvals Tenant shall obtain at its own cost and expense.  Landlord agrees to co-sign all applications necessary for such approvals

            

       

      

      
        -5-

        
          

      

      	

            	(c)	
              Landlord, its architect, agents and employees, shall, upon reasonable notice, have the right to enter upon the Leased Premises in a reasonable manner and at all reasonable times during the course of any such alterations, additions,
                changes or improvements for the purpose of inspection and of finding out whether such work conforms to the approved plans and specifications and with the agreements herein contained.

            

      

      

      	

            	(d)	
              Any and all alterations, additions, improvements and changes made by Tenant at any time and all governmental approvals therefor shall immediately be and become the property of Landlord without any payment therefor by Landlord; provided,
                however, that it is expressly understood and agreed that any trade fixtures or other fixtures added by Tenant (other than those which are required by the terms of this Lease to be provided by Tenant as a result of its obligation to repair
                or replace property furnished by Landlord) shall remain the property of Tenant and may be removed by Tenant, at Tenant’s expense, upon the expiration or earlier termination of this Lease, provided that any damage caused thereby is
                immediately repaired by Tenant.

            

      

      

      	

            	(e)	
              Tenant, at its own cost and expense, will cause any and all mechanics’ liens and perfections of the same which may be filed against the Leased Premises to be paid and satisfied of record within forty-five (45) days after Landlord shall
                send to Tenant written notice by registered mail of the filing of any notice thereof against the Premises or the owner, for or purporting to be for labor or materials alleged to be furnished or to be charged by or for Tenant at the Leased
                Premises, or will bond such mechanics’ liens and use its good faith efforts to have such liens discharged by an order of a court of competent jurisdiction within said forty-five (45) day period.

            

      

      

      	

            	(f)	
              Any alterations, improvements or other work once begun must be prosecuted with reasonable diligence to completion and, subject to the provisions of Subsection 12(e), above, be paid for by Tenant in full, free and clear of liens or
                encumbrances against the Leased Premises or Landlord, and must be performed in all respects in accordance with law.

            

      

      

      Section 13.  Repairs, Replacements.  Tenant will inspect and become familiar with the condition of the Leased Premises on or
        before the Commencement Date, and Tenant shall either notify Landlord of any objections to the condition of the Leased Premises pursuant to Section 1A or take and accept the same “as is,” with no further representations or warranties of any kind
        with respect to the quality of the Premises or the suitability of the Premises for Tenant’s intended use.  Landlord shall be responsible for maintaining and repairing the exterior and structural components of the building within which the Premises
        are located, the cost of which shall be allocable as CAM in accordance with Section 6 of this Lease and for all Capital Repairs (together, “Landlord’s Maintenance Obligations”).  Tenant shall make all routine maintenance, routine repairs and
        routine replacements to the interior portions of the Leased Premises and its systems as may be reasonably required to place, keep and maintain the same in good order and state of repair, including repairs to any glass which may become broken. 
        Tenant shall perform or cause to be performed regular periodic and preventative maintenance on the heating, air conditioning, plumbing and similar systems and on all machinery and equipment located wholly within the Leased Premises, and shall at
        all times keep the Leased Premises and such systems, machinery and equipment clean and in good order and repair, subject to Landlord’s Maintenance Obligations.  Landlord will have the right to cause its agents to inspect the Leased Premises in a
        reasonable manner, upon reasonable notice, and at all reasonable times to assure that Tenant is complying with its duties to repair, replace and maintain hereunder.  Any defect or deficiency noted as a result of such inspection shall be reported to
        Tenant and, provided such defect or deficiency is Tenant’s responsibility as specified herein, unless the same is corrected and remedied forthwith by Tenant, Landlord shall have the right to correct and remedy the same, at Tenant’s expense, and the
        costs of doing so shall immediately be paid by Tenant to Landlord, as Additional Rent.  Tenant shall notify Landlord of any defect or deficiency noted by Tenant with respect to Landlord’s Maintenance Obligations and Landlord shall promptly correct
        and remedy the same, at Landlord’s expense.

       

      

      
        -6-

        
          

      

      Section 14.  Tenant and Landlord to Comply with Laws, etc.  Tenant shall and will at its own cost and expense promptly execute
        and comply with any and all requirements at any time affecting the Leased Premises imposed by any present or future, foreseen or unforeseen, law, statute, or governmental authority now existing or hereafter created (excluding, however, any
        violations existing, entered or filed against or noticed with respect to the Leased Premises on or before the Commencement Date), relating to changes or requirements uniquely incidental to or the result of any use or occupation of the Premises by
        Tenant.  Tenant shall further so comply with each and every rule, order and requirement of any federal, state, municipal, legislative, executive, judicial or other governmental body, commissioner or officer or of any bureau or department thereof,
        whether now existing or hereafter created, having jurisdiction over the Leased Premises or any part thereof, or exercising any power relative thereto or to the owners, tenants or occupants thereof provided, however, that such compliance shall not
        require Tenant to undertake any actions that are the Landlord’s responsibility pursuant to the Landlord’s Maintenance Obligations or the following paragraph.

      

      

      Landlord shall and will at its own cost and expense promptly execute and comply with, or cause other tenants at the Property to execute and comply with as required by such
        tenants’ leases, any and all requirements at any time affecting the Property imposed by any present or future, foreseen or unforeseen, law, statute, or governmental authority now existing or hereafter created.  Landlord shall further so comply with
        each and every rule, order and requirement of any federal, state, municipal, legislative, executive, judicial or other governmental body, commissioner or officer or of any bureau or department thereof, whether now existing or hereafter created,
        having jurisdiction over the Property or any part thereof, or exercising any power relative thereto or to the owners, tenants or occupants thereof other than those as to which compliance is the obligation of Tenant as described in the
        above-paragraph or of other tenants at the Property pursuant to the terms of their leases.

      

      

      Section 15.  No Waiver.  The failure of Landlord to insist in any one or more instances upon the strict performance of any of
        the terms, covenants, conditions and agreements of this Lease, or to exercise any option herein conferred, shall not be considered as waiving or relinquishing for the future any such terms, covenants or conditions, agreements or options, but the
        same shall continue and shall remain in full force and effect; and the receipt of any rent or any part thereof, whether the rent be that specifically reserved or that which may become payable under any of the covenants herein contained, and whether
        the same be received from Tenant or from any one claiming under or through Tenant or otherwise shall not be deemed to operate as a waiver of the rights of Landlord to enforce the payment of rent or charges of any kind previously due or which may
        thereafter become due, or the right to terminate this Lease and to recover possession of the Premises by summary proceedings or otherwise, as Landlord may deem proper, or to exercise any of the rights or remedies reserved to Landlord hereunder or
        which Landlord may have at law, in equity or otherwise.

      

      

      Section 16.  Landlord’s Right of Access.  Landlord or Landlord’s agents shall have the right to enter the Premises upon
        reasonable prior notice and in a reasonable manner during normal business hours to examine the same, and to show them to prospective purchasers, mortgagees, or, during the last three (3) months of the Term, lessees.  In so doing, Landlord shall use
        commercially reasonable efforts to minimize interruption of or interference with Tenant’s operations.  Nothing herein contained, however, shall be deemed or construed to impose upon Landlord any obligations, responsibility or liability whatsoever,
        for the care, supervision or repair, of the Leased Premises or any part thereof, other than as herein expressly provided.

       

      

      
        -7-

        
          

      

      Section 17.  Priority of Mortgages.  This Lease and any assignment or sublet undertaken pursuant to Section 18 hereof shall
        automatically and without further act or deed be and remain subject and subordinate to any existing mortgage and any mortgage or mortgages that may hereafter be placed against the Leased Premises, and to all renewals, modifications, consolidations,
        replacements and extensions thereof.  Tenant will execute estoppel certificates and Subordination and Non-Disturbance Agreements in such reasonable form as may be requested in connection with such mortgages.

      

      

      Section 18.  Assignment, Subletting.  Without the prior written consent of Landlord (which consent Landlord shall not
        unreasonably withhold, condition or delay, due consideration being given to the experience of the proposed assignee or subtenant in the conduct of businesses permitted by this Lease and also to the financial stature of such proposed assignee or
        subtenant), neither Tenant, nor Tenant’s legal representatives or successors in interest shall assign this Lease, by operation of law or otherwise, or sublet the whole or any part of the Leased Premises; and no assignment shall in any way release
        Tenant from its primary obligations to Landlord, or limit or otherwise reduce its liability to Landlord.  Without limitation, the term “assign” as used herein, shall include:  (i) an assignment of a part interest in this Lease or a part interest in
        the Premises; and (ii) any merger, consolidation, transfer (singly or in combination) of shares or interests constituting more than half of the total shares or interests outstanding or any other transaction the effect of which is directly or
        indirectly to transfer to any third party the benefits of this Lease unless the surviving entity following such merger, consolidation, transfer or other transaction has an equal or better creditworthiness than Tenant immediately prior to such
        transaction.  Landlord shall consent to Tenant’s assignment of its rights under this Lease: (a) to a any entity controlled by, or under common control with,  Tenant (“control” meaning the right to vote more than 50% of the voting rights of the
        entity); or (b) as security in favor of any bank or lending institution to secure any loan or other financial accommodation by such bank or lending institution to Tenant, provided that such assignment shall not encumber, and shall remain
        subordinate to, the interest of Landlord or Landlord’s mortgagee in the Leased Premises and that such collateral assignment shall be consistent with the terms of this Lease, and provided, further, that Landlord and such mortgagee shall enter into a
        written agreement to that effect, in form reasonably satisfactory to Landlord.

      

      

      Section 19.  Damage or Destruction.  If the Premises, Common Areas or infrastructure required for Tenant’s use of the Premises
        (together, the “Relevant Space”) are damaged by fire or by any other cause, the following provisions shall apply:

      

      

      	

            	(a)	
              If the damage is to such extent that the restoration thereof cannot be completed within one hundred twenty (120) days, as mutually agreed by the Parties,, Landlord or Tenant may, no later than sixty (60) days following the damage, give a
                notice to the other Party stating that it elects to terminate this Lease.  If such notice shall be given:  (i) this Lease shall terminate on the third day after the giving of said notice; (ii) Tenant shall surrender possession of the
                Premises within a reasonable time thereafter; and (iii) all rent shall be apportioned as of the date of such surrender and any rent paid for any period beyond said date shall be repaid to Tenant.

            

      

      

      	

            	(b)	
              If the restoration can be completed in less than one hundred twenty (120) days, as  mutually agreed to by the Parties, Landlord shall restore the Premises with reasonable promptness, subject to delays beyond Landlord’s control, and
                Tenant shall not have the right to terminate this Lease on account of such damage (unless such restoration cannot be completed within one hundred twenty (120) days of the date of casualty, in which event Tenant will have the right to
                terminate this Lease forthwith, by written notice to Landlord).

            

       

      

      
        -8-

        
          

      

      	

            	(c)	
              If the damage described in either clause (a) or (b) above occurs during the last twelve (12) months of the Term, then Tenant may, no later than sixty (60) days following the damage, give a notice to the other Party stating that it elects
                to terminate this Lease.  If such notice shall be given:  (i) this Lease shall terminate on the third day after the giving of said notice; (ii) Tenant shall surrender possession of the Premises within a reasonable time thereafter; and (iii)
                all rent shall be apportioned as of the date of such surrender and any rent paid for any period beyond said date shall be repaid to Tenant.

            

      

      

      Landlord need not restore fixtures, improvements or other property of Tenant unless such damage is caused by Landlord’s gross negligence or willful misconduct.

      

      

      In any case in which the use of the Premises is affected by any such damage, there shall be either an abatement or a reduction in rent during the period for which the Premises
        are not reasonably usable for the purposes for which they are leased hereunder, the amount of such abatement or reduction to fairly and appropriately reflect the degree to which Tenant is thereby prevented from using the Premises for such
        purposes.  The words “restoration” and “restore” as used in this Section shall include repairs.

      

      

      Section 20.  Eminent Domain.  If, at any time during the term of this Lease, title to a substantial portion of the Premises
        (meaning thereby so much as shall render the remaining portion substantially unusable by the Tenant for its business purposes without material dimunition) shall be taken by exercise of the right to condemnation or eminent domain or by agreement
        between Landlord and those authorized to exercise such right (all such proceedings being collectively referred to as a “Taking”), this Lease shall terminate and expire on the date of such Taking and rent shall be apportioned and paid to the date of
        such Taking.  Except as expressly set forth below, any award for the value of the Premises, land, buildings and improvements, and loss of rent from Tenant, shall belong to Landlord, and Tenant shall not be entitled to share in any such award.  To
        the extent such compensation award or recovery to Tenant does not diminish the amount of the compensation award or recovery otherwise awardable to Landlord, Tenant shall have the right to claim and recover from the condemning authority, but not
        from the Landlord, such compensation as may be separately awarded or recoverable by Tenant in Tenant’s own right on account of any and all damage to Tenant’s business by reason of any condemnation, for and on account of any cost or loss to which
        Tenant might be put in relocating its business or removing Tenant’s merchandise, furniture, fixtures and equipment from the Premises, for any cost or loss to Tenant’s improvements, or for loss of the value, if any, of Tenant’s leasehold interest at
        the time of the Taking.

      

      

      If the title to less than a “substantial portion” of the Premises shall be taken in condemnation so that the business conducted on said Premises can be continued without
        material diminution, this Lease shall continue in full force and effect.  If the Taking does not amount to a substantial portion but does materially adversely affect the Tenant’s ability to conduct its business, then Tenant shall have the right to
        terminate this Lease, and the rent from and after the date of the vesting of title in the condemnor shall be equitably adjusted to reflect the diminished value of the Premises to the Tenant as a direct result of the condemnation prior to such
        termination.

      

      

      Section 21.  Indemnity.  Tenant shall indemnify and save harmless
          Landlord from and against any and all liability, claims, demands, damages, expenses, fees, fines, penalties, suits, proceedings, actions and causes of action of every kind and nature, including Landlord’s costs and reasonable attorneys’ fees,
          suffered or incurred as a result of any breach by Tenant, its agents, servants, employees, visitors or licensees of any covenant or condition of this Lease, or as a result of Tenant’s use or occupancy of the Leased Premises, or the carelessness,
          negligence or improper conduct of Tenant, its agents, servants, employees, visitors or licensees; provided, however, that it is understood and agreed that the obligations of Tenant hereunder shall not extend to the gross negligence or willful
          misconduct of Landlord, its employees, agents or representatives or to any consequential damages or lost profits.

       

        

      
        -9-

        
          

      

      Landlord shall indemnify and save harmless Tenant from and against any and all liability, claims, demands, damages, expenses, fees, fines, penalties, suits, proceedings,
        actions and causes of action of every kind and nature, including Tenant’s costs and reasonable attorneys’ fees, suffered or incurred as a result of any breach by Landlord, its agents, servants, employees, visitors or licensees of any covenant or
        condition of this Lease, or as a result of Landlord’s use or occupancy of the Common Areas or any unused portion of the Landlord’s Building or the carelessness, negligence or improper conduct of Landlord, its agents, servants, employees, visitors
        or licensees; provided, however, that it is understood and agreed that the obligations of Landlord hereunder shall not extend to the gross negligence or willful misconduct of Tenant, its employees, agents or representatives or to any consequential
        damages or lost profits.

      

      

      Section 22.  Events of Default, Remedies, Damages.

      

      

      
        	 	
                (a)

              	
                Each of the following shall constitute an Event of Default:

              

      

      

      

      	

            	(i)	
              Tenant shall fail to pay when and as due any Minimum Rent or Additional Rent payable under this Lease, and such default shall continue for a period of ten (10) days after written notice of such default from Landlord to Tenant; or

            

      

      

      	

            	(ii)	
              Tenant shall fail to perform or comply with any of the agreements, terms, covenants or conditions in this Lease, other than those referred to in Subsection 22(a), for a period of thirty (30) days after notice from Landlord to Tenant
                specifying the items in default, or in the case of a default or contingency which cannot with due diligence be cured within said thirty (30) day period, Tenant shall fail to commence within said thirty (30) day period the steps necessary to
                cure the same and thereafter to prosecute the curing of such default with due diligence (it being understood that the time of Tenant within which to cure shall be extended for such period as may be necessary to complete the same with all
                due diligence); or

            

      

      

      	

            	(iii)	
              Tenant shall file a voluntary petition in bankruptcy or shall be adjudicated a bankrupt or insolvent, or a receiver or trustee shall be appointed of all or substantially all of the property of Tenant or Tenant shall make any assignment
                for the benefit of Tenant’s creditors, or Tenant shall vacate the Premises.

            

      

      

      	

            	(b)	
              For so long as an Event of Default shall exist and be continuing, Landlord may give written notice to Tenant specifying the Event of Default and stating that Tenant’s rights to the possession, use and occupancy of the Premises under this
                Lease shall expire and terminate on the date specified in such notice, which date shall be at least ten (10) days after the giving of notice, and upon the date so specified, all rights of Tenant under this Lease shall so expire and
                terminate unless Tenant cures such default within such ten (10) day period.

            

      

      

      	

            	(i)	
              Upon termination of Tenant’s rights to possession, use and occupancy of the Premises under this Lease in accordance with the provisions of Subsection 22(b), above, Landlord shall by prompt written notice to Tenant elect to receive from
                Tenant either the damages specified below in Subsection 22(c)(i) or Subsection 22(c)(ii).

            

       

      

      
        -10-

        
          

      

      	

            	(ii)	
              Tenant shall pay Landlord an amount equal to:  (x) any Minimum Rent, Additional Rent and any damages which shall have been due or sustained prior to such termination, all reasonable costs, fees and expenses (including, but not limited
                to, reasonable attorneys’ fees) incurred by Landlord in pursuit of its remedies hereunder; plus an additional amount equal to (y) the present worth (as of the date of such termination) of the Minimum Rent and Additional Rent which, but for
                such termination of this Lease, would have become due during the remainder of the term as then constituted; less (z) the fair rental value of the Premises as of the date of such termination, as reasonably determined by an independent real
                estate appraiser selected by Landlord.  Such damages shall be payable to Landlord in one lump sum on demand and shall bear interest at the rate set forth below in Section 31 until paid.  For purposes of this clause, “present worth” shall be
                computed by discounting such Minimum Rent and Additional Rent to present worth at a discount rate equal to one percentage point above the discount rate then in effect at the Federal Reserve Bank of Boston; or

            

      

      

      	

            	(iii)	
              Tenant shall pay Landlord an amount equal to:  (x) any Minimum Rent, Additional Rent and any damages which shall have been due or sustained prior to such termination, all reasonable costs, fees and expenses (including, but not limited
                to, reasonable attorneys’ fees) incurred by Landlord in pursuit of its remedies hereunder or in thereafter renting the Premises to others from time to time (which costs may include preparing the Premises for re-letting and of re-letting the
                Premises); plus (y) an amount equal to the Minimum Rent and Additional Rent which, but for such termination would have become due during the remainder of the term as then constituted, less the amount of Minimum Rent and Additional Rent, if
                any, which Landlord shall receive during such period from others to whom the Premises may be rented (other than any Additional Rent received by Landlord as a result of any failure of such other person to perform any of its obligations to
                Landlord).  Any payments due under clause (x) of this Subsection 22(c)(ii) shall be immediately due and payable.  Payments due under clause (y) of this Subsection 22(c)(ii) shall be due and payable in monthly installments, in advance, on
                the first day of each calendar month following termination of this Lease and continuing until the date on which the term would have expired but for such termination, provided, however, that in the event Tenant fails to pay such installments
                as and when due then the entire amount of such installments shall become immediately due and payable in full, discounted to present value as provided in Subsection 22(c)(i) above, at the option of Landlord.

            

      

      

      The failure by Landlord to provide such notice shall constitute an election by Landlord to receive the damages specified in Subsection 22(c)(ii).  If Landlord elects to receive
        the damages specified in Subsection 22(c)(ii), Landlord shall mitigate its damage by making commercially reasonable efforts to relet the Premises on reasonable terms.  If Landlord relets for a period of time longer than the current  Term, then any
        special concessions given to the new tenant shall be allocated throughout the entire reletting term to not unduly reduce the amount of consideration received by Landlord from such new tenant during the remaining period of Tenant's Term.

       

      

      
        -11-

        
          

      

      Upon any termination of this Lease, Tenant shall immediately vacate the Premises and surrender the same to Landlord in the same condition as received, reasonable wear and tear
        and casualty excepted.  In the event Tenant fails to so vacate and surrender the premises, Tenant shall pay all costs reasonably incurred by Landlord in requiring Tenant to vacate, including reasonable attorneys’ fees and disbursements and,
        further, will pay Landlord a daily occupancy charge equal to one hundred twenty-five percent (125%) of the average daily rental payable by Tenant during the most recent Lease Agreement year until Tenant vacates the Premises as provided in the terms
        of this Lease.  Tenant expressly agrees that, for so long as any Event of Default shall exist and be continuing, Landlord shall have the right to immediately regain possession of the Premises and to exclude Tenant from further use, occupancy and
        enjoyment thereof, and Tenant waives any and all claims which it may have against Landlord, regardless of when the same arise, on account of such regaining of possession by Landlord or such exclusion.  Upon the termination of this Lease, Tenant
        will remove all goods and effects not the property of Landlord, at Tenant’s expense.  Any damage thereby caused to the Premises shall be promptly repaired by Tenant, at Tenant’s expense.  At Landlord’s option, any goods and effects not so removed
        shall be deemed abandoned by Tenant and thereupon shall become the sole property of Landlord.  In the event Tenant shall fail or refuse to vacate the Premises without breach of the peace after termination, Landlord may obtain a court order for the
        payment of rent into court in accordance with the terms of 12 V.S.A. § 4853a.  Landlord shall also have all other rights and remedies as may be available under applicable law at the time of the occurrence of the Event of Default.

      

      

      Section 23.  Signs.  Tenant shall not install or display any sign, logo or advertising medium on the outside of the Premises or
        any other portion of Landlord’s property unless Landlord shall have given its prior consent to the sign, display or advertising medium, which consent shall not be unreasonably withheld or delayed, and Tenant shall have obtained from such others
        including government authorities and agencies with or claiming jurisdiction over the Premises all necessary permits and approvals for the proposed sign, display or advertising medium.  If Landlord chooses to install one common sign for entire
        Landlord’s Building, Tenant will pay pro rata share of available signage.

      

      

      Section 24.  Broker Commission.  The parties hereto warrant and represent to each other that they have no knowledge of any other
        real estate broker or agent to whom a commission may be payable as a result of this transaction or any such knowledge of any other finder’s fees or commissions related thereto.  Each party agrees to indemnify and hold harmless the other for all
        claims or demands of any real estate agent or broker claiming by, through, or under such party.  This indemnification shall also include payment of costs and attorneys’ fees incurred by a party in defense of a claim for such real estate commissions
        or fees.

      

      

      Section 25.  Environmental Covenants.  Tenant shall comply with all
          environmental laws, rules, regulations, statutes and ordinances, including, without limitation, those applicable to “hazardous substances.”  Tenant shall unconditionally, absolutely and irrevocably agree to indemnify, defend and hold harmless
          Landlord and its officers, employees, agents, and contractors, from and against and to pay in full on demand by Landlord all loss, cost and expense (including, without limitation, attorneys’ fees and disbursements and fees of other professionals
          advising Landlord) of whatever nature suffered or incurred by Landlord on account of the existence on the Leased Premises, or the release or discharge from the Leased Premises, of hazardous substances caused by Tenant or its employees, agents,
          licensees and subcontractors after the Commencement Date,” including, without limitation, any claims, costs, losses, liabilities and expenses arising from the violation (or claimed violation) of any environmental laws or the institution of any
          action by any party against Tenant, Landlord or the Leased Premises based upon nuisance, negligence or other tort theory alleging liability due to the improper generation, storage, disposal, removal, transportation or treatment of hazardous
          substances by Tenant or its employees, agents, licensees and subcontractors, or the imposition of a lien on any part of the Leased Premises under the Comprehensive Environmental Response Compensation and Liability Act of 1980, 42 U.S.C. 9601, et
          seq., as amended (“CERCLA”), and the Vermont Waste Management Statutes, Vt. Stat. Ann. Title 10, Ch. 159, or any other laws pursuant to which a lien or liability may be imposed on Landlord due to the existence of hazardous substances by Tenant or
          its employees, agents, licensees and subcontractors.

       

        

      
        -12-

        
          

      

      Landlord shall comply with all environmental laws, rules, regulations, statutes and ordinances, including, without limitation, those applicable to hazardous substances, 
        Landlord shall unconditionally, absolutely and irrevocably agree to indemnify, defend and hold harmless Tenant and its officers, employees, agents, and contractors, from and against and to pay in full on demand by Tenant all loss, cost and expense
        (including, without limitation, attorneys’ fees and disbursements and fees of other professionals advising Tenant) of whatever nature suffered or incurred by Tenant on account of the existence on the Property, or the release or discharge from the
        Property, of hazardous substances prior to the Commencement Date or caused by Landlord or its employees, agents, licensees and subcontractors after the Commencement Date,” including, without limitation, any claims, costs, losses, liabilities and
        expenses arising from the violation (or claimed violation) of any environmental laws or the institution of any action by any party against Tenant, Landlord, the Property or the Leased Premises based upon nuisance, negligence or other tort theory
        alleging liability due to the improper generation, storage, disposal, removal, transportation or treatment of hazardous substances by Landlord or its employees, agents, licensees and subcontractors, or the imposition of a lien on any part of the
        Property under the Comprehensive Environmental Response Compensation and Liability Act of 1980, 42 U.S.C. 9601, et seq., as amended (“CERCLA”), and the Vermont Waste Management Statutes, Vt. Stat. Ann. Title 10, Ch. 159, or any other laws pursuant
        to which a lien or liability may be imposed on Tenant due to the existence of hazardous substances by Landlord or its employees, agents, licensees and subcontractors.

      

      

      Section 26.  Lease Not to be Recorded.  Tenant agrees not to record this Lease except at the express request of Landlord, at the
        option of Landlord; provided, however, that the parties expressly agree that a notice or memorandum of lease complying with the terms of 27 V.S.A. Section 341(c) and signed by both of them, may be recorded by either Landlord or Tenant.  Each Party
        agrees to sign such a notice or memorandum promptly upon the request of the other Party.

      

      

      Section 27.  Quiet Enjoyment.  Landlord covenants that the said Tenant, on paying all rent required to be paid by Tenant, and
        observing and performing all covenants and undertakings by Tenant to be performed hereunder, shall and may peaceably have and enjoy said Premises for the term aforesaid in accordance with the terms of this Lease.

      

      

      Section 28.  Notices.  Any notice or other communication to be given hereunder shall be in writing and mailed or telecopied to
        such party at the address or number set forth below:

      

      

      
        	 	If to Landlord:	
                Malone US Route 2 Waterbury Properties, LLC

              

        c/o Malone Properties, Inc.

        122 Gallison Hill Road

        Montpelier, VT  05602

        Telephone (802) 223-9954

        Telecopier (802) 223-9023

         

        	 	With a copy to:	
                Robert H. Rushford, Esq.

              

        Gravel and Shea

        76 St. Paul Street, 7th Floor

        P. O. Box 369

        Burlington, VT  05402-0369

        Telephone No.:  (802) 658-0220

        Telecopier No.:  (802) 658-1456

      

       

      

      
        -13-

        
          

      

      
        	 	If to Tenant:	
                Solar Communities, Inc. dba Sun Common

              

        Attn:  Duane Peterson, President

        Waterbury, VT  05676

        Telephone No.:  (802) 882-8181

        Telecopier No.:  (866) 536-7209

         

        	 	With a copy to:	
                Molly K. Langan, Esq.

              

        Dinse, Knapp & McAndrew, P.C.

        209 Battery Street

        P. O. Box 988

        Burlington, VT  05402-0988

        Telephone No.:  (802) 864-5751

        Telecopier No.:  (802) 859-8730

         

        

      

      or to such other person, address or number as the party entitled to such notice or communication shall have specified by notice to the other party given in accordance with the provisions of this
        Section.  Any such notice or other communication shall be deemed given:  (i) if mailed, three (3) business days after  deposited in the mail, properly addressed and with postage prepaid; or (ii) if sent by telecopy, when transmitted.

      

      

      Section 29.  Disclaimer for Security.  Tenant acknowledges that neither Landlord’s Building nor the Premises are furnished with
        a security system and Tenant, if it so desires, shall be responsible, at its own cost and expense, for installing a security system and or other security measures for the protection of the Premises and Tenant’s personal property stored therein. 
        The Landlord shall not be held liable for any loss or damage to Tenant’s personal property, fixtures or fit-up by reason of failure to provide adequate security or ineffectiveness of security measures undertaken.  Tenant acknowledges that the
        Landlord is not an insurer and Tenant assumes all risk of loss to its personal property, fixtures and fit-up, and further acknowledge that neither the Landlord nor its agents have made any representation or warranty, nor has Tenant relied upon any
        representation or warranty, express or implied, including any warranty of merchantability or fitness for any particular purpose relative to any security measures recommended or undertaken.

      

      

      Section 30.  Waiver of Rule of Construction.  The parties waive the benefit of any rule that this Lease is to be construed
        strictly against one party or the other.

      

      

      Section 31.  Delinquent Rent and Additional Rent.  If Tenant shall fail to pay any Minimum Rent or any Additional Rent within
        ten (10) days of when the same is due and payable hereunder, the unpaid amount shall bear interest from the due date thereof to the date of payment at the rate of 1-1/2% per month; provided, however, that if such rate is higher than the maximum
        rate of interest allowed under applicable law, the interest payable hereunder shall be the maximum rate allowed.

      

      

      Section 32.  Holding Over.  Any holding over after the expiration of the term hereof shall be construed to be a tenancy from
        month to month only, at the rate of one hundred twenty-five percent (125%) of the rent in effect immediately prior to such expiration (prorated on a daily basis) and otherwise on the terms and conditions herein specified so far as applicable.

       

      

      
        -14-

        
          

      

      Section 33.  Force Majeure.  In the event that Landlord or Tenant shall be delayed, hindered in or prevented from the
        performance of any act required hereunder, by reason of strikes, lock-outs, labor troubles, inability to procure materials, failure of power, restrictive governmental laws or regulations, riots, insurrection, the act, failure to act or default of
        the other party, war or other reason beyond its control which is not the fault of the non-performing Party, and the non-performing party has been unable to overcome the act or event by the exercise of due diligence (together, “Force Majeure”), then
        performance of such act shall be excused for the period of the delay and the period for the performance of any such act shall be extended for a period equivalent to the period of such delay.  “Force Majeure” specifically excludes economic hardship,
        changes in market conditions, insufficiency of funds, unavailability of equipment or supplies, or, except as provided above, strike, work-to-rule action, go-slow or other labor disturbances.

      

      

      Section 34.  Successors and Assigns.  All the terms and conditions of this Lease shall be binding upon and shall inure to the
        benefit of the legal representatives, successors and permitted assigns of the parties hereto.  The term “Landlord” means only the owner of the Leased Premises for the time, and upon any transfer of title to the Leased Premises, the transferor shall
        automatically be relieved of all further liability under this Lease arising after the date of transfer, and the transferee shall automatically be and become responsible for all obligations of Landlord hereunder.

      

      

      Section 35.  Termination.  On the termination date of the Term, Tenant shall:  (a) immediately vacate the Premises and surrender
        the same to Landlord; (b) repair all damage to the Premises and the fixtures and personal property of Landlord located on the Premises caused by Tenant’s removal of its furniture and trade fixtures; and (c) at the option of Landlord either:  (i)
        abandon all improvements, alterations and modifications made by Tenant to the Leased Premises prior to the date of termination if Landlord indicated at the time of approval of the same that they would become the property of Landlord at the end of
        the Lease Term, in which event such improvements, alterations and modifications shall be and become, without further action on the part of Tenant, the property of Landlord, free and clear of all claims by Tenant and any person claiming by, through
        or under Tenant; or (ii) remove said improvements, alterations and modifications if Landlord indicated at the time of approval of the same that Tenant would have to remove them from the Premises at the end of the Lease Term, and restore the
        Premises to the same condition which existed on the Commencement Date, reasonable wear and tear excepted.

      

      

      The Parties’ mutual obligation to indemnify under Section 21 and under Section 25 shall survive the termination or expiration of this Lease.

      

      

      Section 36. Landlord Not Personally Liable.  If Landlord or any successor in interest of Landlord is a mortgagee, or an
        individual, joint venture, tenancy in common, corporation, limited liability company, firm or partnership, general or limited, it is specifically understood and agreed that there shall be absolutely no personal liability on the part of such
        mortgagee or such individual or on the part of the members of such corporation, limited liability company, firm, partnership or joint venture with respect to any of the terms, covenants and conditions of this Lease, and that Tenant shall look
        solely to the equity of Landlord or such successor in interest in the Premises for the satisfaction of each and every remedy of Tenant in the event of any breach by Landlord or by Landlord’s successor of any of the terms, covenants and conditions
        of this Lease to be performed by Landlord, such exculpation of personal liability to be absolute and without any exception whatsoever.

      

      

      Section 37.  Authorization and Binding Effect of Agreement.  The execution, delivery and performance of this Lease and each
        other document or instrument required to be delivered pursuant hereto by the Tenant and the Landlord have been duly authorized by their respective Boards of Directors and by their respective shareholders, and this Lease and each other document or
        instrument required to be delivered pursuant hereto is the legal, valid and binding obligation of the Tenant and the Landlord and is enforceable against the Tenant and the Landlord in accordance with its respective terms; subject, as to enforcement
        only, to bankruptcy, insolvency, reorganization, moratorium or similar laws at the time in effect affecting the enforceability of the rights of creditors generally.

       

      

      
        -15-

        
          

      

      Section 38.  Entire Agreement, Applicable Law.  This Lease with any
          exhibits and riders attached hereto contains the entire agreement of the parties and no representations, inducements, promises or agreements not embodied herein shall be of any force or effect, unless the same are in writing and signed by or on
          behalf of the party to be charged.  The captions of particular Sections are inserted as a matter of convenience only and are in no way to affect or define the scope or intent of this Lease or any provision thereof.  This Lease shall be governed
          by and interpreted in accordance with the laws of the State of Vermont.

      

      

      Section 39.  No Option.  Submission of this Lease for examination does
          not constitute a reservation of or option for the Premises and this Lease becomes effective as a lease only upon execution and delivery of this Lease by Landlord and Tenant.

      

      

      Section 40.     Landlord’s Representations and Warranties.  Landlord
          represents and warrants to the best of its knowledge as follows which representations and warranties will be true and correct as of the Commencement Date as well:

      

      

      (a)          Landlord is duly organized and in good standing under the laws of the State of Vermont.

      

      

      (b)          Landlord has been duly authorized and has the full power, right and authority to enter into this Lease and to perform all of its obligations under
          this Lease and to execute and deliver all documents required by this Lease, and neither this Lease nor the transactions contemplated hereby constitute a violation or breach of Landlord's operating agreement.

      

      

      (c)          Landlord has good and marketable title to the Property, subject only to the encumbrances set forth in Exhibit A-1 attached hereto.

      

      

      (d)          The Property is in conformity with all applicable zoning, subdivision, Act 250, environmental, building, land use, sign, fire and safety, handicapped
          access and health laws, regulations and codes of governmental authorities having jurisdiction over the Property and with any applicable covenants or restrictions.

      

      

      (e)          Landlord (or its predecessor(s)) has obtained all governmental permits, approvals, entitlements, or other authorizations required for the
          construction, use and operation of the Property, and the Property is in compliance with all of the conditions and requirements of such authorizations.

      

      

      (f)        The Property is presently zoned _______________________ under the Town of Waterbury Land Zoning Regulations; Landlord has no knowledge of any pending
          or threatened proceedings to change the zoning of the Property, either with respect to use or dimensional limitations.

      

      

      (g)          Landlord has no knowledge of any pending or threatened condemnation proceedings or other proceedings in the nature of eminent domain in connection
          with the Property.

      

      

      (h)          Landlord has no knowledge of any special or general assessment levied, pending or threatened against the Property.

      

      

      (i)          All basic public utilities (water, sewer, electricity) required for the operation and use of the Premises are or will be connected to the Building on
          or before the Commencement Date.

      

      

      
        -16-

        
          

      

      (j)          There are no litigation or proceedings pending, or to Landlord's knowledge threatened, against or relating to the Premises.

      

      

      (k)          Landlord is fully familiar with the present uses of the Property and it has no knowledge that any hazardous substances (as defined in Section 25) has
          ever been used, handled, manufactured, generated, produced, stored, treated, processed, transferred, or disposed of at the Property except in compliance with applicable federal, state and local laws, ordinances, rules and regulations, that any
          release or discharge of any hazardous material has occurred on, at, to or from the Property, except in compliance with laws as aforesaid, that any hazardous material exists on the Property, except in compliance with laws as aforesaid, that any
          condition currently exists which poses a substantial likelihood of such a release or discharge, and that any litigation or proceedings are pending or threatened alleging a violation of federal, state or local laws, ordinances, rules or
          regulations pertaining to hazardous substances or the existence, release or discharge of hazardous substances at, on, from, or to the Property.

      

      

      41.          Right to Maintain Solar PV Installations.  Tenant shall have the right to build, own, and operate solar photovoltaic installations on the roof of Landlord’s Building and elsewhere in the Common Areas at its sole expense provided the same do not materially
          interfere with the use, maintenance and operation of such areas by Landlord or other tenants of Landlord’s Building.  If Tenant removes any such installations, Tenant shall restore the Building and/or Common Areas to their original condition,
          utilizing professional roofing contractors.

      

      

      
        -17-

        
          

      

      IN WITNESS WHEREOF, the parties, as evidenced by the signatures of their duly authorized agents, do hereby execute this Lease as of the ____ day of _______________, 2015.

      

      

      	
              IN PRESENCE OF:

            	 	
              MALONE US ROUTE 2 WATERBURY

            
	 	 	
              PROPERTIES, LLC

            
	 	 	 
	 	 	
              By:

            	 	 
	
              Witness

            	 	 	 	
              Patrick Malone,

            
	 	 	 	 	
              Duly Authorized Agent

            
	 	 	 	 	 
	
              STATE OF VERMONT

               

            	 	 	 	 
	
              COUNTY OF __________________, SS.

            	 	 	 	 

      

      

      On this _____ day of ________________, 2015, personally appeared PATRICK MALONE, Duly Authorized Agent of MALONE US ROUTE 2 WATERBURY PROPERTIES, LLC, to me known to be the person who executed the foregoing instrument, and he acknowledged this instrument, by him signed, to be his free act and deed and the free act and deed of MALONE US ROUTE 2 WATERBURY PROPERTIES, LLC.

      

      

      	 	
              Before me,

            	 
	 	 	
              Notary Public

            
	 	 	 
	 	
              My commission expires: ____________

            

      

      

      
        -18-

        
          

      

      IN WITNESS WHEREOF, the parties, as evidenced by the signatures of their duly authorized agents, do hereby execute this Lease as of the ____ day of _______________, 2015.

      

      

      	
              IN PRESENCE OF:

            	 	
              SOLAR COMMUNITIES, INC. DBA

            
	 	 	
              SUNCOMMON

            
	 	 	 
	 	 	
              By:

            	 	 
	
              Witness

            	 	 	 	 
	 	 	 	 	
              Duly Authorized Agent

            
	 	 	 	 	 
	
              STATE OF VERMONT

            	 	 	 	 
	
              COUNTY OF _________________, SS.

            	 	 	 	 

      

      

      On this _____ day of ________________, 2015, personally appeared ____________________, Duly Authorized Agent of SOLAR COMMUNITIES, INC. DBA
          SUNCOMMON, to me known to be the person who executed the foregoing instrument, and he acknowledged this instrument, by him signed, to be his free act and deed and the free act and deed of SOLAR
          COMMUNITIES, INC. DBA SUNCOMMON.

      

      

      	 	
              Before me,

            	

            
	 	 	
              Notary Public

            
	 	 	 
	 	
              Notary commission issued in ______________ County

            
	 	
              My commission expires: ____________

            

       

      

      
        -19-

        
          

      

      Exhibit “A”

        

        

      Property Site Plan

      

      

      
        
          

      

      Exhibit “B”

      

      

      Floor Plan of Premises

       

        

      
        
          

      

      Exhibit “C”

      

      

      Building Specifications

      

      

      
        
          

      

      Exhibit “D”

      

      

      COMPUTATION OF COST OF INITIAL CONSTRUCTION

      AND ANNUAL BASE RENT FOR INITIAL TEN (10) YEAR TERM

      

      

      The Annual Base Rent will be determined not less than 10 days prior to the Commencement Date based upon Landlord’s actual costs to develop and construct the Building plus a fixed mark up on
        certain such costs (the “Initial Construction Cost”), as further defined below.  A portion of the Initial Construction Cost shall be allocated to Tenant based on the square footage of space leased by Tenant as a percent of the total square footage
        of the Building (8,640sf/14,000f = 62%).  The Annual Base Rent will be determined by dividing the Tenant portion of the Initial Construction Cost by the initial Term of the lease (10 years). The Annual Base Rent shall increase by 3% per annum,
        starting on the first anniversary of the Rent Commencement Date.

      

      

      The Initial Construction Cost will include the line items listed in Exhibit “E”, grouped into two categories:  Construction Costs and Development Costs.

      

      

      All Construction Costs will be determined based on actual cost from vendors, suppliers or sub-contractors, or actual costs incurred by Landlord for self-performed work based on the labor and
        equipment rates in the Rate Sheet attached below, plus a markup of twelve percent (12%) to cover Landlord’s overhead and administrative expenses.

      

      

      All Development Costs will be determined based on actual costs from vendors, suppliers or sub-contractors, or actual costs incurred by Landlord for self-performed work based on the labor and
        equipment rates in the Rate Sheet attached below, with no additional mark up.

      

      

      All Construction and Development Costs will be based on actual invoices from vendors, suppliers and sub-contractors, and time sheets prepared by Landlord for self-performed work, with one
        exception:  The total cost of the Land (including acquisition and holding costs) will be fixed at three-hundred and fifty thousand dollars ($350,000.00).

      

      

      For purposes of determining the Annual Base Rent, 62% of all Construction and Development Costs will be allocated to Tenant based on the square footage of space leased by Tenant as a percent of
        the total square footage of the Building (8,640sf/14,000f = 62%), EXCEPT FOR the following items which shall be allocated 100% to Tenant:

      	

            	a)	
              MEP Design costs,

            

      	

            	b)	
              Additions to the Building specifications requested by Tenant to increase energy efficiency and reduce energy usage (identified as Net Zero Adders in Exhibit “E”,

            

      	

            	c)	
              Electrical service specific to Tenant’s Premises (cost to bring electrical service from the street to the main electrical panel on the Building will be shared pro rata by Landlord and Tenant)

            

      	

            	d)	
              Other Construction Costs that relate specifically to interior build out and fit up of Tenant’s Premises, in the event that Landlord chooses not to finish the build out and fit up of the space not leased by Tenant in the Initial
                Construction.

            

      

      

      Annual Base Rent will be calculated by dividing the Initial Construction Costs allocated to Tenant by the length of the initial Term of the lease in years.  For example purposes only, a calculation
        of the Annual Base Rent based on the Budget Estimate in Exhibit “E” and the ten years lease term is provided here:

       

      

      
        
          

      

      Initial Construction Costs allocated to Tenant:     $1,896,632 ÷ 10 = $189,663 Annual Base Rent

      

      

      Cost Management and Tracking:  During the Initial Construction period, Landlord shall provide Tenant with the following at periodic intervals
          of not more than one month:

      	

            	a)	
              an accounting of actual costs incurred plus mark up where applicable for the line items in the Budgetary Estimate in Exhibit “E”, for the period and in total since commencement of the Initial Construction, including actual invoices from
                vendors, suppliers and subcontractors;

            

      	

            	b)	
              a comparison of actual costs incurred to date to the Budget Estimate in Exhibit “E”, by line item;

            

      	

            	c)	
              an estimate of the percentage of the work completed at the end of the reporting period for each line item on the Budget Estimate, so that Tenant and Landlord can compare the percentage of costs incurred to the percentage of work
                completed.

            

      

      

      Change Orders:  In the event that Landlord or Tenant request changes to the Property Site Plan, Floor Plan of Premises, or Building
          Specifications after execution of this Agreement and at any time during the Initial Construction Period, Landlord shall provide, within 10 days of the receipt of the request, an estimate of the costs to make the requested change (cost increase or
          savings relative to the Budget Estimate) and the estimated impact on the Construction Schedule, if any.  Landlord will not proceed with any work related to the requested changes unless and until the Parties have agreed in writing on the scope of
          work, estimated cost, and estimated schedule impact of the requested changes.

      

      

      Rate Sheet for Equipment, Labor and Services provided by Landlord:  See attached

       

      

      
        
          

      

      
        

      

      

      

      	
              Labor & Equipment Rates

            
	 	 
	
              Labor:

            	 
	
              Supervisor:  $60.00hr.

            	 
	
              Foreman: $48.50hr.

            	 
	
              Carpenter: $42.50hr.

            	 
	
              Carpenter Helper: $38.50hr.

            	 
	
              Labors: $32.50hr.

            	 
	 	 
	
              Equipment:

            	 
	
              Tri-Axle Dump: $78.00hr.

            	 
	
              Single Axle Dump: $55.00hr.

            	 
	
              Volvo 140 Excavator: $150.00hr.

            	 
	
              Demo Hammer (Excavator) $600.00day

            	 
	
              Cat. 308 Excavator: $125.00hr.

            	 
	
              Cat. 259B Skid Steer: $95.00hr.

            	 
	
              John Deere 444 Loader: $110.00hr.

            	 
	
              John Deere 440 Dozer: $120.00hr.

            	 
	
              Lull Material Handler: $3,200.00 Month / $100.00hr. (2hr. Min.)

            	 
	
              Big Vibration Roller: $75.00day

            	 
	
              Big Plate Compactor: $68.50day

            	 
	
              Small Plate Compactor: $45.00day

            	 
	
              Jumping Jack Compactor: $65.00day

            	 
	
              Pipe Saw: $52.00day

            	 
	
              Harley Rake: $80.00day

            	 
	
              Auger: $75.00day

            	 
	
              Rotor Tiller: $125.00day

            	 
	
              Temp. Heat: $1,200.00month (400BTU)

            	 
	
              Generator: $75.00day / $275.00week / $800.00month

            	 
	
              Paint Sprayers: $90.00day / $245.00week

            	 
	
              19’ Scissor Lift: $400.00month

            	 
	
              26’ Scissor Lift: $650.00month

            	 
	
              40’ Boom Lift: $2,500.00month

            	 
	
              30’ Scissor Lift 4x4: $1,895.00month

            	 
	
              Site Laser:  $35.00day

            	 
	
              Pump Jacks: $45.00day (Per Pole)

            	 
	
              25’ Staging Plank: $35.00day

            	 
	
              Electric Concrete Saw: $125.00day

            	 
	
              Blade Change: $175.00

            	 
	
              Electric Jackhammer: $95.00day

            	 
	
              Rotary Concrete Hand Drill: $45.00day

            	 
	
              Job Trailer: $175.00month

            	 

       

      

      
        
          

      

      Exhibit “E”

      

      

      Budget Estimate for Building Construction and Development Costs

      

      

      The following budget estimate is based upon Landlord’s development and construction of a new shared use 14,000 Sq. Ft. building, of  which SunCommon occupies 8,640 Sq Ft. or sixty-two percent (62%)
        of the total square footage.  All common areas are shared.   Sixty-two percent (62%) of common/site improvement and procurement costs are allocated to SunCommon.

      

      

      	 	 	
              Total Costs

            	 	 	
              Allocated to Tenant

            	 
	
              Site Work

            	 	
              $

            	
              365,315

            	 	 	
              $

            	
              226,495

            	 
	
              Site Lighting

            	 	 	
              10,000

            	 	 	 	
              6,200

            	 
	
              Concrete

            	 	 	
              132,880

            	 	 	 	
              132,880

            	 
	
              Metals

            	 	 	
              121,231

            	 	 	 	
              121,231

            	 
	
              Wood & Plastic

            	 	 	
              131,335

            	 	 	 	
              131,225

            	 
	
              Net Zero Adder

            	 	 	
              21,885

            	 	 	 	 	 
	
              Thermal & Moisture

            	 	 	
              256,577

            	 	 	 	
              256,577

            	 
	
              Net Zero Adder

            	 	 	 	 	 	 	
              93,369

            	 
	
              Doors & Windows

            	 	 	
              83,132

            	 	 	 	
              83,132

            	 
	
              Net Zero Adder

            	 	 	 	 	 	 	
              12,940

            	 
	
              Finishes

            	 	 	
              107,734

            	 	 	 	
              107,734

            	 
	
              HVAC & Mech

            	 	 	
              89,571

            	 	 	 	
              89,571

            	 
	
              Net Zero Adder

            	 	 	 	 	 	 	
              90,429

            	 
	
              Electrical

            	 	 	
              141,826

            	 	 	 	
              130,000

            	 
	
              Plumbing

            	 	 	
              33,934

            	 	 	 	
              33,934

            	 
	
              Overhead Admin @ 2%

            	 	 	
              41,370

            	 	 	 	
              25,649

            	 
	
              Supervision

            	 	 	
              100,000

            	 	 	 	
              62,000

            	 
	
              Sub Total Construction Costs

            	 	
              $

            	
              1,614,905

            	 	 	
              $

            	
              1,554,932

            	 
	 	 	 	 	 	 	 	 	 
	
              Land –Including

            	 	 	 	 	 	 	 	 
	
              Acquisition, holding costs

            	 	
              $

            	
              350,000

            	 	 	
              $

            	
              217,000

            	 
	
              Construction Interest

            	 	 	
              50,000

            	 	 	 	
              31,000

            	 
	
              Builders Risk Insurance

            	 	 	
              5,000

            	 	 	 	
              5,000

            	 
	
              Civil Design & Consultation

            	 	 	
              30,000

            	 	 	 	
              18,600

            	 
	
              Architectural Services

            	 	 	
              50,00

            	 	 	 	
              31,000

            	 
	
              MEP Design (SunCommon only)

            	 	 	 	 	 	 	
              10,000

            	 
	
              Permit Fees

            	 	 	
              40,000

            	 	 	 	
              24,800

            	 
	
              Legal Fees

            	 	 	
              10,000

            	 	 	 	
              6,200

            	 
	
              (Lease preparation & negotiation)

            	 	 	 	 	 	 	 	 
	
              Sub Total Development Costs

            	 	
              $

            	
              535,000

            	 	 	
              $

            	
              341,700

            	 
	 	 	 	 	 	 	 	 	 
	
              TOTAL INITIAL CONSTRUCTION COST

            	 	
              $

            	
              2,149,905

            	 	 	
              $

            	
              1,896,632

            	 

      

      

      
        
          

      

      Exhibit “F”

      

      

      Projected Construction Schedule and Completion Date

      

      

      
        
          

      

      Exhibit “G”

      

      

      Form of Rent Commencement Agreement

      

      

      RENT COMMENCEMENT AGREEMENT

      

      

      ROUTE 2

      WATERBURY, VERMONT

      

      

      THIS RENT COMMENCEMENT AGREEMENT (this “Agreement”) is made and entered into this ____ day of _________, 201_, between MALONE RTE 2 WATERBURY
          PROPERTIES, LLC, a Vermont limited liability company with a place of business in Montpelier, Vermont (the “Landlord”) and SOLAR COMMUNITIES, INC. dba SUNCOMMON, a Vermont benefit corporation and
        certified B corporation with a place of business in Waterbury, Vermont (the “Tenant”) pursuant to that certain Lease Agreement dated as of October __, 2015 by and between Tenant and Landlord (the “Lease”).  Landlord and Tenant are sometimes
        collectively referred to herein as the “Parties” and individually referred to herein as a “Party”.  All capitalized terms used but not defined herein shall have the meanings given to such terms in the Lease.

      

      

      Pursuant to Section 4 of the Lease, Annual Base Rent will be payable commencing on the Rent Commencement Date.  As of the Rent Commencement Date, the Parties are obligated to
        execute a Rent Commencement Agreement. The Commencement Date specified in the Parties' executed Rent Commencement Agreement for the payment of Rent will establish the “Commencement Date” and the "Rent Commencement Date" for purposes of the Lease.

      

      

      Pursuant to Section 1A and Section 4 of the Lease, Tenant’s pro rata share of the Initial Construction will be payable as Annual Base Rent during the initial ten (10) year Term.

      

      

      NOW THEREFORE, the parties hereby agree that

      

      

      1.          The “Commencement Date” and the “Rent Commencement Date” for the purposes of the Lease is _________________, 201_.

      

      

      2.          The total Initial Construction cost is _______ Dollars ($______).

      

      

      3.          The monthly payment of Annual Base Rent during the initial ten (10) year Term attributable to Tenant’s pro rata share of the Initial Construction
          based upon a direct reduction basis with equal monthly payments over a term of 120 months is _______ and __/100 Dollars ($_________).

      

      

      	
              Lease Year

            	
              Rent PSF

            	
              Annual Rent

            	
              Monthly Rent *

            
	
              1

            	
              $____

            	
              $_______

            	
              $_______

            
	
              2

            	
              $____

            	
              $_______

            	
              $_______

            
	
              3

            	
              $____

            	
              $_______

            	
              $_______

            
	
              4

            	
              $____

            	
              $_______

            	
              $_______

            
	
              5

            	
              $____

            	
              $_______

            	
              $_______

            
	
              6

            	
              $____

            	
              $_______

            	
              $_______

            
	
              7

            	
              $____

            	
              $_______

            	
              $_______

            
	
              8

            	
              $____

            	
              $_______

            	
              $_______

            
	
              9

            	
              $____

            	
              $_______

            	
              $_______

            
	
              10

            	
              $____

            	
              $_______

            	
              $_______

            

      

      

      4.          Schedule A attached hereto reflects the calculation in Section 3 above.

       

        

      
        
          

      

      IN WITNESS WHEREOF, the parties have executed this Agreement as of the day first above written.

      

      

      	 	 	
              TENANT

            
	 	 	 
	 	 	
              SOLAR COMMUNITIES, INC. DBA

            
	 	 	
              SUNCOMMON

            
	 	 	 
	 	 	
              By:

            	 	 
	
              Witness

            	 	 	 	
              

              

            
	 	 	 	 	
              Duly Authorized Agent

            
	 	 	 

            
	 	 	
              LANDLORD

            
	 	 	 	 	 
	 	 	
              MALONE US ROUTE 2 WATERBURY

            
	
              

              

            	 	
              PROPERTIES, LLC

            
	 	 	 	 	 
	 	 	
              By:

            	 	 
	
              Witness

            	 	 	 	
              Patrick Malone,

            
	 	 	 	 	
              Duly Authorized Agent

            

       

      

      
        
          

      

      SCHEDULE A

      

      

      COMPUTATION OF COST OF INITIAL CONSTRUCTION AND ANNUAL BASE RENT FOR INITIAL TEN (10) YEAR TERM

      

      

      
        
          

      

      Exhibit “H”

      

      

      Estimate of Common Area Charges for Landlord’s Building

      

      

      Lease Year 1 of Term

      

      

      The following estimated Annual Common Area Charges represent Landlord’s estimate of annual common area maintenance charges as defined in Section 6 of the Agreement.  Tenant shall be responsible to
        pay a pro rata share of such charges equal to 62% of the total.

      

      

      	
              Taxes

            	 	
              $

            	
              14,000

            	 
	
              Insurance

            	 	
              $

            	
              3,000

            	 
	
              Snow Removal

            	 	
              $

            	
              2,000

            	 
	
              Lawn Care and Landscaping

            	 	
              $

            	
              4,000

            	 
	
              Driveway & Parking Area Maintenance

            	 	
              $

            	
              2,000

            	 
	
              Septic/Storm Water Maintenance

            	 	
              $

            	
              2,000

            	 
	
              Exterior Lighting, including parking area

            	 	
              $

            	
              1,000

            	 
	 	 	 	 	 
	
              TOTAL Estimated Annual CAM Charges

            	 	
              $

            	
              28,000

            	 
	 	 	 	 	 
	
              Tenant’s estimated pro rata share @ 62%

            	 	
              $

            	
              17,360

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00343-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00343-of-00352.parquet"}]]