Document:

EX-10.15

 Exhibit 10.15 

201 MISSION 
 SAN
FRANCISCO, CALIFORNIA 
 OFFICE LEASE AGREEMENT 

BETWEEN 
 CA-MISSION STREET LIMITED PARTNERSHIP, a Delaware limited partnership 
 (“LANDLORD”) 

AND 
 FORGEROCK, INC., a Delaware
corporation 
 (“TENANT”) 

SUITE 2900 

 Table of Contents 

 

							
			
	 1.
	 	Basic Lease Information	  	 	1	 
			
	 2.
	 	Lease Grant	  	 	3	 
			
	 3.
	 	Possession	  	 	4	 
			
	 4.
	 	Rent	  	 	5	 
			
	 5.
	 	Compliance with Laws; Use	  	 	6	 
			
	 6.
	 	Security for Lease	  	 	7	 
			
	 7.
	 	Building Services	  	 	7	 
			
	 8.
	 	Leasehold Improvements	  	 	9	 
			
	 9.
	 	Repairs and Alterations	  	 	10	 
			
	 10.
	 	Entry by Landlord	  	 	11	 
			
	 11.
	 	Assignment and Subletting	  	 	12	 
			
	 12.
	 	Liens	  	 	14	 
			
	 13.
	 	Indemnity and Waiver of Claims	  	 	14	 
			
	 14.
	 	Insurance	  	 	16	 
			
	 15.
	 	Subrogation	  	 	18	 
			
	 16.
	 	Casualty Damage	  	 	18	 
			
	 17.
	 	Condemnation	  	 	20	 
			
	 18.
	 	Events of Default	  	 	20	 
			
	 19.
	 	Remedies	  	 	21	 
			
	 20.
	 	Landlord Default; Limitation of Liability	  	 	24	 
			
	 21.
	 	Intentionally Omitted	  	 	25	 
			
	 22.
	 	Holding Over	  	 	25	 
			
	 23.
	 	Subordination to Mortgages; Estoppel Certificate	  	 	26	 
			
	 24.
	 	Notice	  	 	27	 
			
	 25.
	 	Surrender of Premises	  	 	27	 
			
	 26.
	 	Miscellaneous	  	 	27	 

  
 i 

 The following exhibits and attachments are incorporated into and made a part of this Lease: 

Exhibit A—Outline and Location of Premises 

Exhibit B – Expenses, Taxes and Insurance Expenses 

Exhibit C – Work Agreement 
 Exhibit D –
Commencement Letter 
 Exhibit E – Building Rules and Regulations 

Exhibit F – Additional Provisions 
 Exhibit G
– Parking Agreement 
 Exhibit H – Form of Letter of Credit 
  

  
 ii 

 OFFICE LEASE AGREEMENT 

THIS OFFICE LEASE AGREEMENT (this “Lease”) is entered into as of ______, 2014 (the “Effective Date”),
by and between CA-MISSION STREET LIMITED PARTNERSHIP, a Delaware limited partnership (“Landlord”) and FORGEROCK, INC., a Delaware corporation
(“Tenant”). 
  

	1.	 Basic Lease Information. 

 

	 	1.01	 “Building” means the building located at 201 Mission Street, San Francisco, California,
commonly known as 201 Mission. “Rentable Area of the Building” is deemed to be 483,528 square feet. 

  

	 	1.02	 “Premises” means the area shown on Exhibit A to this Lease. The Premises
consists of Suite 2900 on the twenty-ninth (29th) floor of the Building, which suite constitutes the entirety of the 29th floor. All corridors and restroom facilities located on the 29th floor (and any other full floor which may in the future be
occupied by Tenant) shall be considered part of the Premises. The “Rentable Area of the Premises” is deemed to be 15,744 square feet. All Rentable Area referred to herein is calculated in accordance with the “Standard Method
For Measuring Floor Area in Office Buildings” approved June 7, 1996, by the American National Standards Institute and the Building Owners and Managers Association International (ANSI/BOMA Z65.1-1996)
as interpreted and applied by Landlord’s measurement firm to the Building. Landlord and Tenant stipulate and agree that the Rentable Area of the Building and the Premises as set forth herein are correct. If and to the extent that the Premises
is exclusively served by an exterior deck, such exterior deck shall not be deemed a portion of the Premises for the purposes of the calculation of the rentable area of the Premises for the payment of Base Rent, but such exterior deck shall be deemed
a part of the Premises for the purpose of Tenant’s indemnity and insurance obligations set forth in this Lease. 

  

	 	1.03	 “Base Rent”: 

 

									
	 Months of Term
	  	Annual Rate
Per Rentable
Square Foot	 	  	Monthly
Base Rent	 
	 Month 1* - Month 12
	  	$	67.00	 	  	$	87,904.00	** 
	 Month 13 - Month 24
	  	$	69.01	 	  	$	90,541.12	** 
	 Month 25 - Month 36
	  	$	71.08	 	  	$	93,256.96	 
	 Month 37 - Month 48
	  	$	73.21	 	  	$	96,051.52	 
	 Month 49 - Month 60
	  	$	75.41	 	  	$	98,937.92	 
	 Month 61 - Month 72
	  	$	77.67	 	  	$	101,903.04	 
	 Month 73 - Month 84
	  	$	80.00	 	  	$	104,960.00	 

  

	 	*	 If the Commencement Date is other than the first (1st) day. of a calendar month, “Month 1” shall be
the first full calendar month of the Term plus any partial calendar month in which Commencement Date occurs, and in such event, Tenant shall pay the prorated amount of the monthly installment of Base Rent for such partial calendar month on the
Commencement Date 

  
 1 

	 	**	 Subject to abatement as set forth in Section 4.02 

 

	 	1.04	 “Tenant’s Share”: 3.256% (i.e., 15,744/483,528). 

 

	 	1.05	 “Base Year” for Taxes (defined in Exhibit B): 2015; “Base Year”
for Expenses (defined in Exhibit B): 2015; “Base Year” for Insurance Expenses (defined in Exhibit B): 2015. 

  

	 	1.06	 “Term”: 

The period commencing on the Commencement Date (defined below) and, unless terminated earlier in accordance with this Lease, ending on the
last day of the seventh (7th) full calendar month of the Term (the “Termination Date”). The “Commencement Date” shall be the later of (i) the date on which the Tenant Improvements (defined in
Section 1.15) are Substantially Complete (defined in the Work Agreement), and (H) the earlier of (a) February 1, 2015, or (b) the date upon which Tenant, or any party claiming by, through or under Tenant occupies any portion
of the Premises for the purpose of conducting business in the Premises. The parties anticipate that the Tenant Improvements will be Substantially Complete on or about February 1, 2015 (the “Target Commencement Date”). 

 

	 	1.07	 “Parking Rights”: Two (2) stalls. 

 

	 	1.08	 Allowance(s): $511,680.00 

 

	 	1.09	 “Letter of Credit”: $731,226.67 (See Exhibit F, Section 1). 

 

	 	1.10	 “Guarantor(s)”: None. 

 

	 	1.11	 “Broker(s)”: Jones Lang LaSalle, representing Landlord, and Cushman & Wakefield of
California representing Tenant. 

  

	 	1.12	 “Permitted Use”: General office and administrative use. 

 

	 	1.13	 “Notice Address(es)”: 

 

			
	 Landlord:
 Jones Lang LaSalle Americas, Inc.

201 Mission Street, Suite 250
 San Francisco, California 94105

Attn: General Manager
  

and:
  
	  	 Tenant:
 Prior to the Commencement Date:

 
 33 New Montgomery Street

Suite 1150
 San Francisco, California 94105

Attn: Legal
  

  
 2 

			
	 CA-Mission Street Limited

Partnership do LaSalle Investment
 Management, Inc.

3344 Peachtree Road NE, Ste. 1200
 Atlanta, GA 30326

Attn: Caleb Brenneman
  

With a copy to:
  

Shartsis Friese LLP
 One Maritime Plaza, 18th Floor

San Francisco, California 94111
 Attn: Jonathan M.
Kennedy
	  	 From and after the
 Commencement Date:

 
 At the Premises

 
 With a copy to:

 
 Hopkins & Carley. ALC

200 Page Mill Road, Suite 200
 Palo Alto, California 94306

Attn: David W. Brown, Esq.

 Rent Payments: Rent shall be payable to “CA-Mission
Street Limited Partnership” at the following address: 
 CA-Mission Street Limited
Partnership 
 Jones Lang LaSalle Americas as Agent 

39481 Treasury Center 
 Chicago,
IL 60694-9400 
  

	 	1.14	 “Business Day(s)” are Monday through Friday of each week, exclusive of New Year’s
Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day (“Holidays”). Landlord may designate additional Holidays that are commonly recognized by other office buildings in the area where the
Building is located. “Building Service Hours” are 7:00 A.M. to 6:00 P.M. on Business Days and 9:00 A.M. to 1:00 P.M. on Saturdays (other than Holidays). 

 

	 	1.15	 “Tenant Improvements” mean the work that Landlord will perform on Tenant’s behalf
in the Premises, pursuant to the work agreement, attached to this Lease as Exhibit C (the “Work Agreement”). 

  

	 	1.16	 “Property” means the Building and the parcel(s) of land on which it is located and, at
Landlord’s discretion, the parking facilities and other improvements, if any, serving the Building and the parcel(s) of land on which they are located. 

  

	2.	 Lease Grant 

The Premises are hereby leased to Tenant from Landlord for the Term, together with the right to use the Common Areas, subject to the terms and
conditions of this Lease. For purposes of this Lease, “Common Areas” mean those certain areas and facilities of the Building and other improvements on the Property which are from time to time provided by Landlord for the use in
common of tenants of the Building and their employees, clients, customers, licensees and invitees or for use by the public, which facilities and improvements include any and all common corridors, elevator foyers, the lobby, vending areas, bathrooms
on multi-tenant floors, electrical and telephone rooms, mechanical rooms, janitorial areas and other similar facilities of the Building and any and all grounds, landscaped areas, outside sitting areas, sidewalks, walkways and pedestrianways. 

  
 3 

	3.	 Possession. 

3.01    Subject to Landlord’s obligation to perform its maintenance obligations as set forth herein and to complete
the Tenant Improvements, Tenant is leasing the Premises in “as-is, where is” condition, without any obligation on the part of Landlord to make or pay for any improvements therein except as expressly
set forth in this Lease. Subject to the foregoing, no representation or warranty, express or implied, has been made by Landlord with respect to any matter whatsoever, including the condition of the Premises or the Building, the suitability of the
Premises or the Building for Tenant’s particular use, or any other conditions that may affect Tenant’s use and enjoyment of the Premises or the Building. No rights to any view or to light or air over the Building or any other property,
whether belonging to Landlord or any other person, are granted to Tenant by this Lease. Landlord’s failure to Substantially Complete the applicable portion of the Tenant Improvements by the Target Commencement Date (described in
Section 1.06) shall not be a Landlord Default or otherwise render Landlord liable for damages. Landlord shall not be liable for a failure to deliver possession of the Premises or any other space due to the holdover or unlawful possession of
such space by another party, provided, however, Landlord shall use commercially reasonable efforts to obtain possession of any such space. Except as provided in Section 3.02 below, Tenant shall not be permitted to take possession of or enter
the Premises prior to the Commencement Date without Landlord’s permission. Promptly after the determination of the Commencement Date, Landlord and Tenant shall execute and deliver a letter in the form attached hereto as Exhibit D (the
“Commencement Letter”). Tenant’s failure to execute and return the Commencement Letter, or to provide a good faith written objection to the statements contained in the Commencement Letter, within ten (10) Business Days
after the delivery of the Commencement Letter to Tenant, shall be deemed an approval by Tenant of the statements contained therein. 

3.02    Subject to the terms and conditions of this Lease including, without limitation, Section 13, and provided
Landlord has received the pre-paid Base Rent required by Section 4.01 below, the Letter of Credit and evidence of Tenant’s procurement of all insurance coverage required hereunder, Tenant, at
Tenant’s sole risk, shall be permitted to enter the Premises from and after the date that is fourteen (14) days prior to the date that Landlord anticipates to be the Commencement Date, solely for the purpose of installing furniture,
fixtures and equipment. Landlord may withdraw such permission for Tenant to enter the Premises, if Landlord reasonably determines that such entry is causing a dangerous situation for Landlord, Tenant, Tenant’s vendors and contractors or other
tenants in the Building or is delaying or materially interfering with the progress of any work within the Building. Tenant will have no obligation to pay Rent during such early access period, except for the cost of services requested by Tenant
(e.g., after hours HVAC service, after hours security, etc.), unless Tenant commences business operations in the Premises during such early access period. If Tenant so commences business operations in the Premises, then the Commencement Date shall
be deemed to have occurred on the date that Tenant commences such business operations. 

  
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	4.	 Rent. 

4.01    From and after the Commencement Date, Tenant shall pay Landlord, without any setoff or deduction, unless expressly
set forth in this Lease, all Base Rent and Additional Rent due for the Term (collectively referred to as “Rent”). “Additional Rent” means all sums (exclusive of Base Rent) that Tenant is required to pay
Landlord under this Lease. Tenant shall pay and be liable for all rental, sales and use taxes (but excluding income taxes), if any, imposed upon or measured by Rent. Base Rent and recurring monthly charges of Additional Rent shall be due and payable
in advance on the first day of each calendar month without notice or demand, provided that the installment of Base Rent attributable to the first (1st) full calendar month of the Term shall be due concurrently with the execution of this Lease by
Tenant. All other items of Rent shall be due and payable on or before thirty (30) days after billing by Landlord. Rent shall be made payable to the entity, and sent to the address, that Landlord designates and shall be made by good and
sufficient check or by other means acceptable to Landlord. Landlord may return to Tenant, at any time within fifteen (15) days after receiving same, any payment of Rent (a) made following any Default (irrespective of whether Landlord has
commenced the exercise of any remedy), or (b) that is less than the amount due. Each such returned payment (whether made by returning Tenant’s actual check, or by issuing a refund in the event Tenant’s check was deposited) shall be
conclusively presumed not to have been received or approved by Landlord. If Tenant does not pay any Rent when due hereunder, Tenant shall pay Landlord an administration fee in the amount of five percent (5%) of the past due amount. Notwithstanding
the foregoing, Landlord will not assess a late charge until Landlord has delivered written notice to Tenant of such late payment for the first late payment in any twelve (12) month period and after Tenant has not cured such late payment within
three (3) days from receipt of such notice. No other notices will be required during the following twelve (12) months for a late charge to be incurred. In addition, past due Rent shall accrue interest at a rate equal to the lesser of
(i) twelve percent (12%) per annum or (ii) the maximum legal rate, and Tenant shall pay Landlord a fee for any checks returned by Tenant’s bank for any reason. To ascertain whether any interest payable exceeds the legal limits
imposed, any non-principal payment (including the administration fee) shall be considered to the extent permitted by Law to be an expense or a fee, premium or penalty, rather than interest. Landlord’s
acceptance of less than the correct amount of Rent shall be considered a payment on account of the oldest obligation due from Tenant hereunder, then to any current Rent then due hereunder, notwithstanding any statement to the contrary contained on
or accompanying any such payment from Tenant. Rent for any partial month during the Term shall be prorated. No endorsement or statement on a check or letter accompanying payment shall be considered an accord and satisfaction. Accordingly, Tenant
hereby waives the provisions of California Uniform Commercial Code §3311 (and any similar Law that would permit an accord and satisfaction contrary to the provisions of this Section 4.01). Any partial payment shall be treated as a payment
on account, and Landlord may accept such payment without prejudice to Landlord’s right to recover any balance due or to pursue any other remedy permitted by this Lease. No payment, receipt or acceptance of Rent following (a) any. Default;
(b) the commencement of any action against Tenant; (c) termination of this Lease or the entry of judgment against Tenant for possession of the Premises; or (d) the exercise of any other remedy by Landlord, shall cure the Default,
reinstate the Lease, grant any relief from forfeiture, continue or extend the Term, or otherwise affect or constitute a waiver of Landlord’s right to or exercise of any remedy, including Landlord’s right to terminate the Lease and recover
possession of the Premises; provided, however, the full payment of all amounts required to cure any Monetary Default shall operate to cure said Default if paid within the time period provided in this Lease. The foregoing constitutes actual notice to
Tenant of the provisions of California Code of Civil Procedure §1161.1(c). 

  
 5 

 4.02    Notwithstanding Section 4.01 above to the contrary, so long
as Tenant is not in Default, Tenant shall be entitled to an abatement of Base Rent for the first four (4) full calendar months of the Term (in the amount of $351,616, plus a portion of the fifth (5th) full calendar month of the Term (in the
amount of $53,158.69) (the “Abatement Period”). The total amount of Base Rent abated during the Abatement Period, in the amount of $404,774.69, is referred to herein as the “Abated Rent”. If Tenant is in Default at any time prior
to the expiration of the Abatement Period, there will be no further abatement of Base Rent pursuant to this Section 4.02. 

4.03    Tenant shall pay Tenant’s Share of Taxes, Insurance Expenses and Expenses in accordance with Exhibit B
of this Lease. In addition, Tenant shall pay before delinquency any and all taxes levied or assessed and which become payable by Tenant (or directly or indirectly by Landlord) during the Term (excluding, however, state and federal personal or
corporate income taxes measured by the net income of Landlord from all sources, capital stock taxes, and estate and inheritance taxes), whether or not now customary or within the contemplation of the parties hereto, which are based upon, measured by
or otherwise calculated with respect to: (i) the gross or net rental income of Landlord under this Lease, including, without limitation, any gross receipts tax levied by any taxing authority, or any other gross income tax or excise tax levied
by any taxing authority with respect to the receipt of the rental payable hereunder, except to the extent Landlord elects to include any of the foregoing in Taxes; (ii) the value of Tenant’s equipment, furniture, fixtures or other personal
property located in the Premises; (iii) the possession, lease, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion thereof; (iv) the value of any leasehold improvements,
alterations or additions made in or to the Premises, regardless of whether title to such improvements, alterations or additions shall be in Tenant or Landlord; or (v) this transaction or any document to which Tenant is a party creating or
transferring an interest or an estate in the Premises. 
  

	5.	 Compliance with Laws; Use. 

The Premises shall be used for the Permitted Use and for no other use whatsoever. Tenant shall comply with all statutes, codes, ordinances,
orders, rules and regulations of any municipal or governmental entity whether in effect now or later, including the Americans with Disabilities Act (“Law(s)”), regarding the operation of Tenant’s business and the use (other
than for general office use), condition, configuration and occupancy of the Premises. In addition, Tenant, at its sole cost and expense, will promptly comply with any Laws that relate to the “Base Building” (defined below), but only to the
extent such obligations are triggered by Tenant’s use of the Premises (other than for general office use) or Alterations or improvements in the Premises performed by or on behalf of Tenant. “Base Building” shall mean the
structural portions of the Building, the public restrooms and the Building mechanical, electrical, fire/life-safety and plumbing systems and equipment. Tenant shall promptly provide Landlord with copies of any notices it receives regarding an
alleged violation of Law in connection with the Premises. Tenant shall not exceed the standard density limit for the Building (i.e., one (1) person per every 200 square feet of Rentable Area of the Premises (the “Standard
Density”)). Notwithstanding the foregoing, Tenant may occupy the Premises at a density greater than the Standard Density (but no greater than one (1) person for every 143 square feet of Rentable Area), provided that such occupancy
density is in 

  
 6 

 
compliance with applicable Law; however, Tenant acknowledges that the Building’s HVAC and electrical systems are not designed to service space occupied at a density greater than the Standard
Density, and, as a consequence, if and to the extent that Tenant desires additional HVAC services or electrical infrastructure to service any portion of the Premises as a result of Tenant’s occupancy of any portion of the Premises at a density
greater than the Standard Density, Tenant will bear the actual cost of providing such additional HVAC service or electrical infrastructure, and, further, if and to the extent that pursuant to applicable Law, any changes to the Base Building or
Premises are necessitated as a consequence of such increased occupancy density, Tenant shall be solely responsible for the cost of such changes (which may be carried out by Landlord for the account of Tenant). Tenant shall comply with the rules and
regulations attached hereto as Exhibit E and such other reasonable rules and regulations adopted by Landlord from time to time, including rules and regulations for the performance of Alterations (defined in Section 9.03). Landlord, at
its sole cost and expense (except to the extent properly included in Expenses), shall be responsible for correcting any violations of Title III of the Americans with Disabilities Act with respect to the Common Areas. Such responsibility shall extend
to correcting any violations of Title III of the Americans with Disabilities Act with respect to the restrooms located on the 29th floor that are a part of Tenant’s Premises, but solely with respect to correcting any violations that are
triggered by the construction of the Tenant Improvements, and any alterations or improvements necessary in connection with such violations shall be performed by Landlord at its sole cost and expense. In all other cases, Landlord’s obligation to
correct any violations of Title III of the Americans with Disabilities Act with respect to the Premises shall be limited to violations that arise out of the condition of the Premises prior to the construction of the Tenant Improvements and the
installation of any furniture, equipment and other personal property of Tenant. Notwithstanding the foregoing, Landlord shall have the right to contest any alleged violation in good faith, including, without limitation, the right to apply for and
obtain a waiver or deferment of compliance, the right to assert any and all defenses allowed by Law and the right to appeal any decisions, judgments or rulings to the fullest extent permitted by Law. Notwithstanding the foregoing, Tenant, not
Landlord, shall be responsible for the correction of any violations that arise out of or in connection with the specific nature of Tenant’s business in the Premises (other than general office use) and/or the acts or omissions of Tenant, its
agents, employees or contractors, Tenant’s arrangement of any furniture, equipment or other property in the Premises, any repairs, or alterations performed by or on behalf of Tenant and any design or configuration of the Premises specifically
requested by Tenant. 
  

	6.	 Security for Lease. 

6.01    Tenant shall provide the Letter of Credit, pursuant to the provisions of Exhibit F attached hereto, which Letter of
Credit shall be delivered to Landlord within five (5) Business Days after the execution of this Lease by Tenant. 
  

	7.	 Building Services. 

7.01    Landlord shall furnish Tenant with the following services: (a) water for use in the Base Building lavatories;
(b) heat and air conditioning in season during Building Service Hours, although (i) Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then standard charge for
additional HVAC service and providing prior notice as is set forth below (Landlord’s charge for additional HVAC service shall be based on a minimum of four (4) hours of usage), and (ii) connection of Tenant supplemental

  
 7 

 
HVAC unit to the Building’s condenser water loop or chilled water line as set forth below; (c) janitorial service on Business Days; (d) elevator service; (e) electricity in
accordance with the terms and conditions of Section 7.02; (f) access to the Building for Tenant and its employees twenty-four (24) hours per day/7 days per week, subject to the terms of this Lease and such protective services or monitoring
systems, if any, as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or presentation of identification cards; (g) lobby attendants on a twenty-four (24) hours per
day/7 days per week, 365 days per year basis; (h) access to and reasonable use of the Building’s bicycle storage room at no charge to Tenant; and (i) such other services as Landlord reasonably determines are necessary or appropriate
for the Property. If Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease, including, without limitation, any repairs which are Tenant’s responsibility pursuant to
Section 9 below, Tenant shall pay Landlord, or such other party designated by Landlord, the cost of providing such service plus a reasonable administrative charge. 

HVAC service during hours other than Building Service Hours requires at least twenty-four (24) hours prior notice to Landlord, and can be
requested for either “Economizer” service, or for “fan only” service. Full HVAC service during hours other than Building Service Hours requires at least one (1) week prior notice to Landlord. Landlord’s charges for such
services as of the Effective Date are as follows: 
 Economizer:     $50.00 per hour, four hour minimum, plus a $25.00
programming fee 
 Fan Only:         $180.00 per hour, four hour minimum, plus engineering and labor
costs 
 Full HVAC:     $230.00 per hour, four hour minimum, plus engineering and labor costs 

Tenant may connect a five (5) ton supplemental cooling unit to the Building’s condenser water loop or chilled water line,
conditioned upon Landlord having adequate excess capacity from time to time, and subject to Landlord’s review and approval of the plans for construction, and use of a contractor approved in advance by Landlord, which approval will not be
unreasonably withheld. Such use is subject to reasonable restrictions imposed by Landlord, and in connection therewith, Tenant shall be responsible for supplying a circulation pump properly sized for the water supply between supply and return
condenser risers with enough capacity to circulate condensing water through the Building cooling tower(s) and installation of a sub-meter for electrical demand. Landlord shall charge Tenant a monthly usage fee
at Landlord’s then current rates, and such monthly usage fee shall constitute Additional Rent hereunder. In addition, Tenant may use the existing three (3) ton unit already installed in the Premises server room, on all of the same terms
and conditions. 
 7.02    Electricity used by Tenant in the Premises shall be paid for by Tenant through inclusion in
Expenses (except as provided for excess usage). Without the consent of Landlord, Tenant’s use of electrical service shall not exceed Building standard usage, per square foot, as reasonably determined by Landlord, based upon the Building
standard electrical design load. Landlord shall have the right to measure electrical usage by commonly accepted methods, including the installation of measuring devices such as submeters and check meters. If it is determined that Tenant is using
electricity in such quantities or during such periods as to cause the total cost of Tenant’s electrical usage, on a monthly, per-rentable-square-foot basis, to materially exceed that which Landlord
reasonably deems to be standard for the Building, Tenant shall pay Landlord Additional Rent for the cost of such excess electrical usage and, if applicable, for the cost of purchasing and installing the measuring device(s). 

  
 8 

 7.03    Landlord’s failure to furnish, or any interruption,
diminishment or termination of services due to the application of Laws, the failure of any equipment, the performance of a maintenance, repairs, improvements or alterations, utility interruptions or the occurrence of an event of Force Majeure
(defined in Section 26.04) (collectively a “Service Failure”) shall not render Landlord liable to Tenant, constitute a constructive eviction of Tenant, give rise to an abatement of Rent, nor relieve Tenant from the obligation
to fulfill any covenant or agreement. Tenant hereby waives the provisions of California Civil Code Section 1932(1) or any other applicable existing or future law, ordinance or governmental regulation permitting the termination of this Lease due
to an interruption, failure or inability to provide any services. However, if Tenant is unable to operate, and does not operate, its business from the Premises, or a material portion of the Premises, for a period in excess of five
(5) consecutive Business Days (and the Premises are not being used by Tenant) as a result of a Service Failure that is reasonably within the control of Landlord to correct, then Tenant, as its sole remedy, shall be entitled to receive an
abatement of Rent payable hereunder during the period beginning on the sixth (6th) consecutive Business Day of the Service Failure and ending on the day the service has been restored. If Tenant is unable to operate, and does not operate, its
business from less than the entire Premises as provided herein due to the Service Failure, the amount of abatement shall be equitably prorated. 
  

	8.	 Leasehold Improvements. 

All improvements in and to the Premises, including any Alterations (defined in Section 9.03) (collectively, “Leasehold
Improvements”) shall remain upon the Premises at the end of the Term without compensation to Tenant, provided that Tenant, at its expense, shall remove all Cable (defined in Section 9.01 below). In addition, Landlord, by written notice
delivered to Tenant at least 30 days prior to the Termination Date, may require Tenant, at Tenant’s expense, to remove any Alterations (the Cable and such other items collectively are referred to as “Required Removables”). At
the time of approval by Landlord of the final plans for the Tenant Improvements, Landlord shall inform Tenant as to which, if any, of the Tenant Improvements will constitute Required Removables. Required Removables shall include, without limitation,
internal stairways, raised floors, personal baths and showers, vaults, supplemental HVAC units (and associated mechanical infrastructure), rolling file systems and structural alterations and modifications and specialized non-standard office improvements (game room, bowling alley, etc.). Notwithstanding the foregoing, Tenant, at the time it requests approval for a proposed Alteration, including any initial Alterations or Tenant
Improvements, may request in writing that Landlord advise Tenant whether the improvement is a Required Removable. In such event, if Landlord approves the Alteration(s) in question, Landlord shall advise Tenant concurrently with such approval as to
which portions of the proposed Alterations or other improvements are Required Removables. Required Removables shall be removed by Tenant before the Termination Date. Tenant shall repair damage caused by the installation or removal of Required
Removables to Landlord’s reasonable satisfaction. If Tenant fails to perform its obligations in a timely manner, Landlord may perform such work at Tenant’s expense. 

  
 9 

	9.	 Repairs and Alterations. 

9.01    Tenant, at its sole cost and expense, shall perform all maintenance and repairs to the Premises that are not
Landlord’s express responsibility under this Lease, and keep the Premises in the same condition and repair as received, reasonable wear and tear excepted, and casualty and condemnation damage, as to which Sections 16 and 17 shall control.
Tenant’s repair and maintenance obligations include, without limitation, repairs to: (a) floor covering; (b) interior partitions; (c) doors; (d) the interior side of demising walls; (e) Alterations; (f) supplemental air
conditioning units, kitchens, including hot water heaters, plumbing, and similar facilities exclusively serving the Premises, whether such items are installed by Tenant or are currently existing in the Premises and whether such items are located
within or outside of the Premises; and (g) electronic, fiber, phone and data cabling and related equipment installed by or for the exclusive benefit of Tenant (collectively, “Cable”). All repairs and other work performed by
Tenant or its contractors, including that involving Cable, shall be subject to the terms of Section 9.03 below. If Tenant fails to make any repairs to the Premises for more than fifteen (15) days after notice from Landlord (although notice
shall not be required in an emergency), Landlord may make the repairs and Tenant shall pay the reasonable cost of the repairs, together with an administrative charge equal to ten percent (10%) of the cost of the repairs. 

9.02    Landlord shall keep and maintain in good repair and working order and perform maintenance upon the: (a) Base
Building; (b) mechanical (including HVAC), electrical, plumbing and fire/life safety systems serving the Building in general (the “Building Systems”); (c) Common Areas; (d) roof of the Building, including its membrane;
(e) exterior windows of the Building; and (f) elevators. Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932, and Sections 1941 and 1942 of the California Civil Code, or any similar or successor
Laws now or hereafter in effect. 
 9.03    Tenant shall not make alterations, repairs, additions or improvements to the
Premises or install any Cable within or outside of the Premises (collectively referred to as “Alterations”) without first obtaining the written consent of Landlord in each instance, which consent shall not be unreasonably withheld
or delayed. However, Landlord’s consent shall not be required for any Alteration that satisfies all of the following criteria (a “Cosmetic Alteration”): (a) is of a cosmetic nature such as painting, wallpapering, hanging
pictures and installing carpeting; (b) is not visible from the exterior of the Premises or Building; (c) will not affect the Base Building (defined in Section 5); (d) does not require work to be performed inside the walls or above the
ceiling of the Premises; (e) will not create excessive noise or result in the dispersal of odors or debris (including dust or airborne particulate matter); (f) costs less than $50,000.00; and (g) does not require the issuance of a
construction permit. Cosmetic Alterations shall be subject to all the other provisions of this Section 9.03. Prior to starting any work, Tenant shall furnish Landlord with detailed plans and specifications (which shall be in CAD format if
requested by Landlord) prepared by a duly licensed architect or engineer; names of contractors reasonably acceptable to Landlord (provided that Landlord may designate specific contractors with respect to Base Building, Building Systems and vertical
Cable, as may be described more fully below); required permits and approvals; evidence of contractor’s and subcontractor’s insurance in form and amounts reasonably required by Landlord; and any security for performance in amounts
reasonably required by Landlord. Landlord may designate specific contractors with respect to oversight, installation, repair, connection to, and removal of vertical Cable. All Cable shall be 

  
 10 

 
clearly marked with adhesive plastic labels (or plastic tags attached to such Cable with wire) to show Tenant’s name, suite number, and the purpose of such Cable (i) every 6 feet
outside the Premises (specifically including, but not limited to, the electrical room risers and any Common Areas), and (ii) at the termination point(s) of such Cable. All changes to plans and specifications must also be submitted to Landlord
for its approval, which approval will not be unreasonably withheld. Alterations shall be constructed in a good and workmanlike manner using materials of a quality reasonably approved by Landlord, and Tenant shall ensure that no Alteration impairs
any Building system or Landlord’s ability to perform its obligations hereunder. Landlord’s consent shall be deemed to have been reasonably withheld if the proposed Alterations could (a) affect any structural component of the Building;
(b) be visible from or All otherwise affect any portion of the Building other than the interior of the Premises; (c) affect the Base Building or any Building Systems; (d) result in Landlord being required under any Laws to perform any
work that Landlord could otherwise avoid or defer; (e) result in an increase in the demand for utilities or services that Landlord is required to provide (whether to Tenant or to any other tenant in the Building); (f) cause an increase in any
Insurance Expenses; (g) result in the disturbance or exposure of, or damage to, any ACM or other Hazardous Material (defined below); or (h) violate or result in a violation of any Law, Rule or requirement under this Lease. Tenant shall
reimburse Landlord for any reasonable sums paid by Landlord for third party examination of Tenant’s plans for non-Cosmetic Alterations. In addition, Tenant shall pay Landlord a fee for Landlord’s
oversight and coordination of any non-Cosmetic Alterations equal to five percent (5%) of the cost of the Alterations. Landlord may require a deposit of its estimated fees in advance of performing any review.
Neither the payment of any such fees or costs, nor the monitoring, administration or control by Landlord of any contractor or any part of the Alterations shall be deemed to constitute any express or implied warranty or representation that any
Alteration was properly designed or constructed, nor shall it create any liability on the part of Landlord. Landlord’s approval of an Alteration shall not be deemed a representation by Landlord that the Alteration complies with Law. Upon
completion of any Alteration, Tenant shall (a) furnish Landlord with “as-built” plans (in CAD format, if requested by Landlord) for non-Cosmetic
Alterations, (b) cause a timely notice of completion to be recorded in the Office of the Recorder of the county in which the Building is located, in accordance with California Civil Code § 8181 or any successor statute; and
(c) deliver to Landlord evidence of full payment and unconditional final lien waivers for all labor, services and materials furnished in connection therewith. 
  

	10.	 Entry by Landlord. 

Landlord may enter the Premises to inspect, show or clean the Premises or to perform or facilitate the performance of repairs, alterations or
additions to the Premises or any portion of the Building. Except in emergencies or to provide services, Landlord shall provide Tenant with at least twenty four hours’ prior notice of entry, which notice may be by email or telephone, and shall
use reasonable efforts to minimize any interference with Tenant’s use of the Premises. If necessary, Landlord may temporarily close all or a portion of the Premises to perform repairs, alterations and additions. However, except in emergencies,
Landlord will not close the Premises if the work can reasonably be completed on weekends and after Building Service Hours. Entry by Landlord shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of Rent. 

  
 11 

	11.	 Assignment and Subletting. 

11.01    Tenant shall not assign, sublease, transfer or encumber any interest in this Lease or allow any third party to use
any portion of the Premises (collectively or individually, a “Transfer”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Without limitation, Landlord’s
consent shall not be considered unreasonably withheld if the proposed transferee is (i) a governmental entity, or (ii) an occupant of the Building, whether or not Landlord is in discussions with such occupant regarding the leasing of space
within the Building, and Landlord has (or reasonably believes, based on the scheduled expiration dates of existing leases and/or Landlord’s rights to relocate existing tenants, that Landlord will have) space available in the Building that, in
Landlord’s reasonable judgment, will meet such proposed transferee’s leasing needs; or (iii) if the proposed transferee is not an occupant of the Building, but is in discussions with Landlord regarding the leasing of space within the
Building and Landlord has (or reasonably believes, based on the scheduled expiration dates of existing leases and/or Landlord’s rights to relocate existing tenants, that Landlord will have) space available in the Building that, in
Landlord’s reasonable judgment, will meet such proposed transferee’s leasing needs. If the entity(ies) which directly or indirectly controls the voting shares/rights of Tenant (other than through the ownership of voting securities listed
on a recognized securities exchange) changes at any time, such change of ownership or control shall constitute a Transfer. Tenant hereby waives the provisions of Section 1995.310(b) of the California Civil Code, or any similar or successor
Laws, now or hereafter in effect, and all other remedies that would give rise to a right to terminate this Lease, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under
all applicable Laws, on behalf of the proposed transferee. Any Transfer in violation of this Section shall, at Landlord’s option, be deemed a Default by Tenant and shall be voidable by Landlord. In no event shall any Transfer, including a
Permitted Transfer, release or relieve Tenant from any obligation under this Lease, and Tenant shall remain primarily liable for the performance of the Tenant’s obligations under this Lease, as amended from time to time. 

11.02    Tenant shall provide Landlord with financial statements (prepared in accordance with generally accepted accounting
principles), a reasonably determined calculation of excess rent (described in Section 11.03 below) and company information for the proposed transferee (or, in the case of a change of ownership or control, for the proposed new controlling
entity(ies)), a fully executed copy of the proposed assignment, sublease or other Transfer documentation and such other information as Landlord may reasonably request. Within twenty (20) days after receipt of the required information and
documentation, Landlord shall either: (a) consent to the Transfer by execution of Landlord’s form of consent agreement; or (b) reasonably refuse to consent to the Transfer in writing. Concurrently with Tenant’s request for a
proposed Transfer, Tenant shall pay Landlord a review fee of $1,500.00 for Landlord’s review of any requested Transfer, regardless of whether consent is granted, and thereafter Tenant shall be obligated to pay all reasonable costs incurred by
Landlord in preparing the documents for any requested Transfer, including but not limited to Landlord’s attorneys’ fees. 

11.03    Tenant shall pay Landlord fifty percent (50%) of all rent and other consideration which Tenant receives as a
result of a Transfer that is in excess of the Rent payable to Landlord for the portion of the Premises and Term covered by the Transfer. Tenant shall pay Landlord for Landlord’s share of the excess within thirty (30) days after
Tenant’s receipt of the excess. In determining the excess due Landlord, Tenant may deduct from the excess the following reasonable and customary expenses directly incurred by Tenant attributable to the Transfer: commercially reasonable
attorneys’ fees and brokerage commissions, and the cost of any Alterations to the extent reasonably incurred in connection with the Transfer. 

  
 12 

 11.04    Notwithstanding anything to the contrary contained in this
Section 11, neither Tenant nor any other person having a right to possess, use, or occupy (for convenience, collectively referred to in this subsection as “Use”) the Premises shall enter into any lease, sublease, license,
concession or other agreement for Use of all or any portion of the Premises which provides for rental or other payment for such Use based, in whole or in part, on the net income or profits derived by any person that leases, possesses, uses, or
occupies all or any portion of the Premises (other than an amount based on a fixed percentage or percentages of receipts or sales), and any such purported lease, sublease, license, concession or other agreement shall be absolutely void and
ineffective as a transfer of any right or interest in the Use of all or any part of the Premises. 
 11.05    If
Tenant’s interest in this Lease is assigned, Landlord may elect to collect Rent directly from the assignee. If the Premises or any part thereof is sublet or used or occupied by anyone other than Tenant, Landlord may, after any Default(s) by
Tenant (or if Tenant becomes insolvent or rejects this Lease or the relevant sublease under section 365 of the Bankruptcy Code), collect from the subtenant or occupant all amounts due from such party to Tenant. Tenant hereby authorizes and directs
any assignee or subtenant (a “Transferee”) to make payments of rent or other consideration directly to Landlord upon receipt of any notice from Landlord requesting such action. Landlord may apply all such amounts collected to Rent
due or coming due hereunder, and no such collection or application shall be deemed a waiver of any of Landlord’s rights or remedies hereunder, or the acceptance by Landlord of such party as a permitted Transferee, or the release of Tenant or
any Guarantor from any of its obligations under or in connection with this Lease. The consent by Landlord to any Transfer shall not relieve Tenant from obtaining the express written consent of Landlord to any other Transfer. The listing of any name
other than that of Tenant on any door of the Premises or on any directory or in any elevator in the Building, or otherwise, or the acceptance of Rent for the Premises from any entity other than Tenant shall not operate to vest in the person so named
any right or interest in this Lease or in the Premises, or be deemed to constitute, or serve as a substitute for, or any waiver of, any consent of Landlord required under this Section 11. 

11.06    So long as Tenant is not entering into the Permitted Transfer for the purpose of avoiding or otherwise
circumventing the remaining terms of this Article 11, Tenant may assign its entire interest in this Lease, without the consent of Landlord, to (i) an affiliate, subsidiary, or parent of Tenant, or a corporation, partnership or other legal
entity wholly owned by Tenant (collectively, an “Affiliated Party”), or (ii) a successor to Tenant by purchase, merger, consolidation or reorganization, provided that all of the following conditions are satisfied (each
such Transfer a “Permitted Transfer”): (1) Tenant is not in Default; (2) Tenant gives Landlord written notice at least fifteen (15) days prior to the effective date of the proposed Permitted Transfer (provided, however, if
Tenant is prohibited from providing such prior notice under applicable Law or the terms of a confidentiality agreement, Tenant shall provide such notice within ten (10) days after the effective date of the proposed Permitted Transfer); and
(3) with respect to a purchase, merger, consolidation or reorganization or any other Permitted Transfer which results in Tenant ceasing to exist as a separate legal entity, (a) Tenant’s successor shall own all or substantially all of
the assets 

  
 13 

 
of Tenant, and (b) Tenant’s successor shall have a net worth which is at least equal to the greater of Tenant’s net worth at the date of this Lease or Tenant’s net worth as of
the day prior to the proposed purchase, merger, consolidation or reorganization. Tenant’s notice to Landlord shall include information and documentation showing that each of the above conditions has been satisfied. If requested by Landlord,
Tenant’s successor shall sign a commercially reasonable form of assumption agreement. As used herein, (A) “parent” shall mean a company which owns a majority of Tenant’s voting equity; (B) “subsidiary” shall mean an
entity wholly owned by Tenant or at least 51% of whose voting equity is owned by Tenant; and (C) “affiliate” shall mean an entity controlled by, controlling or under common control with Tenant. Notwithstanding the foregoing, if any parent,
affiliate or subsidiary to which this Lease has been assigned or transferred subsequently sells or transfers its voting equity or its interest under this Lease other than to another parent, subsidiary or affiliate of the original Tenant named
hereunder, such sale or transfer shall be deemed to be a Transfer requiring the consent of Landlord hereunder. For purposes of this Section 11, the sale of Tenant’s capital stock through any public exchange shall not be deemed a Transfer
hereunder. 
  

	12.	 Liens. 

Tenant shall not permit mechanics’ or other liens to be placed upon or otherwise encumber the Property, Premises or Tenant’s
leasehold interest in connection with any work or service done or purportedly done by or for the benefit of Tenant or its transferees, or the Premises. Tenant shall give Landlord notice at least fifteen (15) days prior to the commencement of
any work in the Premises to afford Landlord the opportunity, where applicable, to post and record notices of non-responsibility. Tenant, within ten (10) days of notice from Landlord, shall fully discharge
any lien by settlement, by payment of the claim, posting a proper bond, or by insuring over the lien in the manner prescribed by the applicable lien Law and, if Tenant fails to do so, Tenant shall be deemed in Default and, in addition to any other
remedies available to Landlord as a result of such Default, Landlord, at its option (without any duty to investigate the validity of the lien or other encumbrance), may bond, insure over or otherwise discharge the lien. Tenant shall reimburse
Landlord for any amount paid by Landlord in connection therewith, including, without limitation, reasonable attorneys’ fees. 
  

	13.	 Indemnity and Waiver of Claims. 

13.01    Except to the extent caused solely by the negligence or willful misconduct of Landlord or any Landlord Related
Parties (defined below), Tenant shall indemnify, protect, defend and hold Landlord and all Landlord Related Parties harmless against and from all liabilities, obligations, losses, damages, penalties, claims, actions, costs, charges and expenses,
including, without limitation, reasonable attorneys’ fees and other professional fees (if and to the extent permitted by Law) (collectively referred to as “Losses”), which may be imposed upon, incurred by or asserted
against Landlord or any Landlord Related Parties by any third party and arising out of or in connection with any damage or injury occurring in the Premises during Tenant’s or any Transferee’s occupancy, or any acts or omissions (including
violations of Law) of Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees and agents (each a “Tenant Related Party”) or any of Tenant’s transferees, contractors, invitees or
licensees in or about the Property (inclusive of any Common Areas). Tenant hereby waives all claims against and releases Landlord and its trustees, members, principals, beneficiaries, partners, 

  
 14 

 
officers, directors, employees, Mortgagees (defined in Section 23) and agents (the “Landlord Related Parties”) from all claims for any injury to or death of persons, damage
to property or business loss in any manner related to (a) Force Majeure, (b) acts of third parties, (c) the bursting or leaking of any tank, water closet, drain or other pipe, (d) the inadequacy or failure of any security or
protective services, personnel or equipment, or (e) any matter not within the reasonable control of Landlord. 

13.02    “Environmental Laws” means all Laws pertaining to (a) protection of health against
environmental hazards; (b) the protection of the environment, including air, soils, wetlands, and surface and underground water, from contamination by any substance that may have any adverse health effect; (c) underground storage tank
regulation or removal; (d) protection or regulation of natural resources; (e) protection of wetlands or wildlife; (f) management, regulation and disposal of solid and hazardous wastes; (g) radioactive materials;
(h) biologically hazardous materials; (i) indoor air quality; (j) the manufacture, possession, presence, use, generation, storage, transportation, treatment, release, emission, discharge, disposal, abatement, cleanup, removal,
remediation or handling of any Hazardous Substances. Environmental Laws include the Comprehensive Environmental Response, Compensation, and Liability Act, as amended by the Superfund Amendments and Reauthorization Act of 1986, 42 U.S.C. §9601
et seq. (“CERCLA”); the Resource Conservation and Recovery Act, 42 U.S.C. §6901 et seq. (“RCRA”); the Federal Water Pollution Control Act, as amended by the Clean Water Act, 33 U.S.C. §1251 et seq.; the Clean Air Act,
42 U.S.C. §7401 et seq.; and the Toxic Substances Control Act, 15 U.S.C. §2601 et seq., as well as all similar state and local Laws. “Hazardous Material” means any substance the release of or the exposure to which
is prohibited, limited or regulated by any Environmental Law, or which poses a hazard to human health because of its toxicity or other adverse effect, including (a) any “oil,” as defined by the Federal Water Pollution Control Act and
regulations promulgated thereunder (including crude oil or any fraction of crude oil); (b) any radioactive material, including any source, special nuclear, or byproduct material as defined in 42 United States Code §2011 et seq.; (c)
Stacchybotris chartarum and other molds; (d) asbestos containing materials (“ACM”) in any form or condition; and (e) polychlorinated biphenyls (“PCBs”) and any substances or compounds containing PCBs. 

 

	 	(a)	 Tenant shall not use, store or permit Hazardous Materials to be present on or about the Premises.
Notwithstanding the foregoing, Tenant may keep and use, solely for maintenance and administrative purposes, small amounts of ordinary cleaning and office supplies customarily used in business offices (such as, for example, glass cleaner, carpet spot
remover, and toner for Tenant’s business equipment in use on the Premises), provided that Tenant complies with all Environmental Laws relating to the use, storage or disposal of all such supplies. With respect to the presence of Hazardous
Materials in or about the Premises that are stored, used or permitted by Tenant or any Tenant Related Party, Tenant shall provide to Landlord on January 1st of each calendar year during the Term, or upon request from Landlord, Material Safety Data
Sheets (MSDS) in compliance with Hazard Communication Standards of the Occupational Safety & Health Administration. 

  
 15 

	 	(b)	 If the use, storage or possession of Hazardous Materials by Tenant or any Tenant Related Party on or about the
Premises results in a release, discharge or disposal of Hazardous Materials on, in, at, under, or emanating from, the Premises or the Building, Tenant agrees to investigate, clean up, remove or remediate such Hazardous Materials in full compliance
with (a) the requirements of all Environmental Laws, and any Governmental Authority responsible for the enforcement of any Environmental Laws; and (b) any additional requirements of Landlord that are necessary, in Landlord’s sole
discretion, to protect the value of the Premises and the Building. Landlord shall also have the right, but not the obligation, to take whatever action with respect to any such Hazardous Materials that it deems necessary, in Landlord’s sole
discretion, to protect the value of the Premises and the Building. All costs and expenses paid or incurred by Landlord in the exercise of such right shall be payable by Tenant upon demand. 

 

	 	(c)	 Upon reasonable notice to Tenant, Landlord may inspect the Premises for the purpose of determining whether
there exists on the Premises any Hazardous Materials or other condition or activity that is in violation of the requirements of this Lease or of any Environmental Laws. The right granted to Landlord herein to perform inspections shall not create a
duty on Landlord’s part to inspect the Premises, or liability on the part of Landlord for Tenant’s use, storage or disposal of Hazardous Materials, it being understood that Tenant shall be solely responsible for all liability in connection
therewith. Tenant shall surrender the Premises to Landlord upon the expiration or earlier termination of this Lease free of debris, waste or Hazardous Materials placed on or about the Premises by Tenant or any Tenant Related Party, and in a
condition that complies with all Environmental Laws. 

  

	 	(d)	 Tenant shall indemnify, defend, protect and hold harmless Landlord from and against any and all claims,
damages, liabilities, fines, judgments, penalties, costs, losses (including loss in value of the Premises or the Building, the loss of rentable or usable space, any adverse effect on marketability of the Building or any space therein, and all sums
paid for settlement of claims), costs incurred in connection with any site investigation or any cleanup, removal or restoration mandated by any Governmental Authority, and expenses (including attorneys’ fees, consultant and expert fees) to the
extent attributable to (i) any Hazardous Materials placed on or about the Building by Tenant or any Tenant Related Party, or on or about the Premises by any party other than Landlord, at any time during the Term, or (ii) Tenant’s
failure to comply with any of its obligations under this Article 13, all of which shall survive the expiration or earlier termination of this Lease. 

  

	14.	 Insurance. 

14.01    From and after the date Tenant first has access to the Premises, Tenant shall maintain the following insurance
(“Tenant’s Insurance”): 
  

	 	(a)	 Commercial General Liability Insurance applicable to the Premises and its appurtenances written on an
occurrence (rather than “claims made”) basis providing, on an occurrence basis; covering the Premises and all operations of Tenant in or about the Premises against claims for bodily injury, death, property damage, advertising injury and
products liability and to include contractual liability 

  
 16 

	 	
coverage insuring Tenant’s indemnification obligations under this Lease, to be in combined single limits of not less than $1,000,000 each occurrence for bodily injury, death and property
damage, $2,000,000 for products/completed operations aggregate, $2,000,000 for personal injury, and to have general aggregate limits of not less than $2,000,000 (per location) and Umbrella Liability Insurance in an amount not less than $5,000,000
per occurrence and $5,000,000 annual aggregate. The general aggregate limits under the Commercial General Liability insurance policy or policies shall apply separately to the Premises and to Tenant’s use thereof (and not to any other location
or use of Tenant) and such policy shall contain an endorsement to that effect. The certificate of insurance evidencing the form of policy shall specify all endorsements required herein and shall specify on the face thereof that the limits of such
policy apply separately to the Premises. 

  

	 	(b)	 Insurance covering any of the items included in any equipment maintained by Tenant, as well as trade fixtures,
merchandise, movable partitions, furniture and other personal property from time to time in, on or upon the Premises (“Tenant’s Property”), and all Leasehold Improvements, in an amount not less than one hundred percent (100%)
of their full replacement value from time to time during the Term, providing protection against perils included within the standard form of “all-risk” (i.e., “Special Cause of Loss”) fire
and casualty insurance policy, and including earthquake sprinkler leakage coverage; 

  

	 	(c)	 Workers’ Compensation Insurance in amounts required by Law; 

 

	 	(d)	 Employers Liability Coverage of at least $500,000.00 per occurrence (with $500,000.00 disease coverage per
employee); 

  

	 	(e)	 if Tenant owns or leases any vehicles, automobile liability coverage for all vehicles owned or leased by Tenant
in an amount not less than $1,000,000.00 per accident; and 

  

	 	(f)	 business interruption coverage in an amount equal to 100% of Tenant’s estimated gross revenues from the
Premises for a twelve (12) month period. 

 All policies of the insurance provided for in this Section 14.01
above shall be issued in form acceptable to Landlord by insurance companies with a rating and financial size of not less than A:XII in the most current available “Best’s Insurance Reports”, and licensed to do business in the state of
California. Each and every such policy: 
  

	 	(i)	 shall designate Landlord (as well as Landlord’s managing agent, asset manager, and any mortgagee of
Landlord and any other party reasonably designated by Landlord) as an additional insured, except with respect to the insurance described in clauses (c) and (d) above; 

 

	 	(ii)	 shall be delivered in its entirety (or, in lieu thereof, a certificate in form and substance satisfactory to
Landlord) to each of Landlord and any such other parties in interest prior to any entry by Tenant or Tenant’s employees or contractors onto the Premises and thereafter within five (5) days after the inception (or renewal) of each new
policy, and as often as any such policy shall expire or terminate. Renewal or additional policies shall be procured and maintained by Tenant in like manner and to like extent; 

  
 17 

	 	(iii)	 shall contain an endorsement, if available for no more than a nominal premium, providing that the insurer will
give to Landlord at least thirty (30) days notice in writing (and ten (10) days in the case of non-payment) in advance of any material change, cancellation, termination or lapse, or the effective
date of any reduction in the amounts of insurance, and if unavailable, Tenant will provide notice to Landlord as to any such change, cancellation, termination or lapse; and 

 

	 	(iv)	 shall be written as a primary policy which does not contribute to and is not in excess of coverage which
Landlord may carry. 

 In addition, Landlord shall be named as a loss payee with respect to Tenant’s Property
insurance on the Leasehold Improvements. Tenant will be responsible for the payment of any deductible amount under any policy of insurance maintained by Tenant. Tenant shall additionally carry and maintain such other types of insurance coverage in
such reasonable amounts as may be reasonably requested from time to time by Landlord. 
 14.02    Landlord shall maintain
so called All Risk property insurance on the Building in amounts reasonably determined by Landlord to be necessary, together with such other insurance coverage as Landlord, in its reasonable judgment, may elect to maintain; Landlord may elect to
self-insure with respect to any such coverage. 
  

	15.	 Subrogation. 

Landlord and Tenant hereby waive and release, and shall cause their respective insurance carriers to waive and release, any and all rights of
recovery, claims, actions or causes of action against the other for any loss or damage with respect to Tenant’s Property, Leasehold Improvements, the Building, the Premises, or any contents thereof, including rights, claims, actions and causes
of action based on negligence, which loss or damage is (or would have been, had the insurance required by this Lease been carried) covered by insurance. The parties agree that the foregoing waiver shall be binding upon their respective property and
business income insurance carriers, and (except for any insurance policy that provides that the insured thereunder may effectively waive subrogation without further action on the part of the insured) each party shall obtain endorsements or take such
other action as may be required to effect such insurer’s waiver of subrogation under each such policy. 
  

	16.	 Casualty Damage. 

16.01    If, as a result of fire or other casualty (each, a “Casualty”), all or any portion of the
Premises becomes untenantable or inaccessible, Landlord, with reasonable promptness, shall cause a general contractor selected by Landlord to provide Landlord with a written estimate of the amount of time required, using standard working methods, to
substantially complete the repair and restoration of the Premises and any Common Areas necessary to provide access to the Premises (“Completion Estimate”). Landlord shall promptly forward a copy of the Completion Estimate

  
 18 

 
to Tenant. If the Completion Estimate indicates that the Premises or any Common Areas necessary to provide access to the Premises cannot be made tenantable within 270 days from the date of the
Casualty (when such repairs are made without the payment of overtime or other premiums), then either party shall have the right to terminate this Lease upon written notice to the other within ten (10) days after Landlord’s delivery of the
Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the Casualty was caused by the negligence or intentional misconduct of Tenant or any Tenant Related Parties. In addition, Landlord, by notice delivered to
Tenant within ninety (90) days after the date of the Casualty, shall have the right to terminate this Lease if the Building or Property shall be damaged by Casualty, whether or not the Premises are affected, and one or more of the following
conditions is present: (1) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within two hundred seventy (270) days from the date the repairs are started (when such repairs are made without the payment of
overtime or other premiums); (2) any Mortgagee requires that the insurance proceeds or any portion thereof be applied to the payment of the mortgage debt; (3) the damage is not fully covered by Landlord’s insurance policies and deductible
amounts; (4) Landlord decides to rebuild the Building or Common Areas so that they will be substantially different structurally or architecturally (provided Landlord shall terminate all leases in the Building which are similarly affected); or
(5) the damage occurs during the last twelve (12) months of the Term. 
 16.02    If this Lease is not
terminated, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, restore the Premises and Common Areas. Such restoration shall be to substantially
the same condition that existed prior to the Casualty, except for modifications required by Law or any other modifications to the Common Areas deemed desirable by Landlord. Upon notice from Landlord, Tenant shall assign or endorse over to Landlord
(or to any party designated by Landlord) all property insurance proceeds payable to Tenant under Tenant’s Insurance with respect to any Leasehold Improvements performed by or for the benefit of Tenant; provided if the estimated cost to repair
such Leasehold Improvements exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repairs.
Within 15 days of demand, Tenant shall also pay Landlord for any additional excess costs that are determined during the performance of the repairs to such Leasehold Improvements. Notwithstanding the foregoing provisions of this Section 16.02 to
the contrary, in the event that Leasehold Improvements within the Premises are damaged as the result of a casualty which Tenant is not required to insure against hereunder (for example, but not by way of limitation, earthquake) Tenant shall only be
responsible for the reconstruction of any Tenant Improvements and Alterations, but not reconstruction of the remaining Leasehold Improvements, which Landlord may elect to reconstruct; if Landlord elects not to reconstruct some or all of the
Leasehold Improvements, Landlord will notify Tenant, setting forth in such notice the extent, if any, to which Landlord is willing to reconstruct the damaged Leasehold Improvements; and if such election on the part of Landlord would result in Tenant
not being able to use the Premises (or a material portion) for the Permitted Use (or not being able to reconstruct its Tenant Improvements and Alterations) then either party hereto may terminate this Lease within thirty (30) days after
Landlord’s delivery of notice to Tenant that Landlord has elected not to reconstruct some or all of the Leasehold Improvements. In no event shall Landlord be required to spend more for the restoration of the Premises and Common Areas than the
proceeds received by Landlord and the deductible amounts, whether insurance proceeds under Landlord’s insurance or insurance proceeds or other amounts received from Tenant. Landlord shall not be

  
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liable for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the Casualty or the repair thereof. During any period of time that all or a material portion
of the Premises is rendered untenantable or inaccessible as a result of a Casualty, the Rent shall abate for the portion of the Premises that is untenantable or inaccessible and not used by Tenant. 

16.03    The provisions of this Section 16, constitute an express agreement between Landlord and Tenant with respect
to any and all damage to, or destruction of, all or any part of the Premises or the Property, and any Laws, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations
concerning damage or destruction in the absence of an express agreement between the parties, and any similar or successor Laws now or hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the
Premises or the Property. 
  

	17.	 Condemnation. 

Either party may terminate this Lease if any material part of the Premises is taken or condemned for any public or quasi-public use under Law,
by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Property which would have a material adverse
effect on Landlord’s ability to profitably operate the remainder of the Building. The terminating party shall provide written notice of termination to the other party within 45 days after it first receives notice of the Taking. The termination
shall be effective as of the effective date of any order granting possession to, or vesting legal title in, the condemning authority. If this, Lease is not terminated, Base Rent and Tenant’s Share shall be appropriately adjusted to account for
any reduction in the square footage of the Building or Premises. All compensation awarded for a Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly waived by Tenant, provided, however, Tenant may
file a separate claim for Tenant’s Property and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the amount of Landlord’s award. If only a part of the Premises is subject to a Taking and this
Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the Premises as nearly as practicable to the condition immediately prior to the Taking. Tenant hereby waives any and all rights it might otherwise
have pursuant to Section 1265.130 of the California Code of Civil Procedure, or any similar or successor Laws. 
  

	18.	 Events of Default. 

In addition to any other default specifically described in this Lease, each of the following occurrences shall be a “Default”:
(a) Tenant’s failure to pay any portion of Rent when due, if the failure continues for three (3) Business Days after written notice to Tenant (“Monetary Default”); (b) Tenant’s failure (other than a Monetary Default)
to comply with any term, provision, condition or covenant of this Lease, if the failure is not cured within twenty (20) days after written notice to Tenant provided, however, if Tenant’s failure to comply cannot reasonably be cured within
twenty (20) days, Tenant shall be allowed additional time (not to exceed 60 days) as is reasonably necessary to cure the failure so long as Tenant begins the cure within twenty (20) days and diligently pursues the cure to completion;
(c) Tenant permits a Transfer without Landlord’s required approval or otherwise in violation of Section 11 of this Lease; (d) Tenant or any Guarantor becomes insolvent, makes a transfer in fraud of creditors, makes an assignment
for the benefit of 

  
 20 

 
creditors, admits in writing its inability to pay its debts when due or forfeits or loses its right to conduct business; (e) the leasehold estate is taken by process or operation of Law;
(f) in the case of any ground floor or retail Tenant, Tenant does not take possession of or abandons or vacates all or any portion of the Premises; or (g) Tenant is in default beyond any notice and cure period under any other lease or
agreement with Landlord at the Building or Property. If Landlord provides Tenant with notice of Tenant’s failure to comply with any specific provision of this Lease on three (3) or more occasions during any twelve (12) month period,
Tenant’s subsequent violation of such provision shall, at Landlord’s option, be an incurable Default by Tenant and Tenant shall lose any renewal and/or expansion options. Tenant acknowledges that its obligation to pay Rent hereunder is a
condition as well as a covenant, and that such obligation is independent of any and all covenants of Landlord hereunder. Tenant may not interpose any counterclaim of whatever nature or description in any summary proceeding commenced by Landlord for non-payment of Rent. Tenant waives any rights of redemption or relief from forfeiture under California Code of Civil Procedure sections 1174 and 1179, or under any other applicable present or future Law, if Tenant
is evicted or Landlord takes possession of the Premises by reason of any Default. 
  

	19.	 Remedies. 

19.01    Upon the occurrence of any Default under this Lease, whether enumerated in Section 18 or not, Landlord shall
have the option to pursue any one or more of the following remedies without any notice (except as expressly prescribed herein) or demand whatsoever (and without limiting the generality of the foregoing, Tenant hereby specifically waives notice and
demand for payment of Rent or other obligations, except for those notices specifically required pursuant to the terms of Section 18 or this Section 19, and waives any and all other notices or demand requirements imposed by applicable Law):

  

	 	(a)	 Terminate this Lease and Tenant’s right to possession of the Premises and recover from Tenant an award of
damages equal to the sum of the following: 

  

	 	(i)	 The Worth at the Time of Award of the unpaid Rent which had been earned at the time of termination;

  

	 	(ii)	 The Worth at the Time of Award of the amount by which the unpaid Rent which would have been earned after
termination until the time of award exceeds the amount of such Rent loss that Tenant affirmatively proves could have been reasonably avoided; 

  

	 	(iii)	 The Worth at the Time of Award of the amount by which the unpaid Rent for the balance of the Term after the
time of award exceeds the amount of such Rent loss that Tenant affirmatively proves could be reasonably avoided; 

  

	 	(iv)	 Any other amount necessary to compensate Landlord for all the detriment either proximately caused by
Tenant’s failure to perform Tenant’s obligations under this Lease or which in the ordinary course of things would be likely to result therefrom; and 

  
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	 	(v)	 All such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time under applicable law.

 The “Worth at the Time of Award” of the amounts referred to in parts (i) and (ii) above, shall be
computed by allowing interest at an annual rate equal to the lesser of (A) the maximum rate permitted by Law, or (B) the Prime Rate plus five (5%). For purposes hereof, the “Prime Rate” shall be annual interest rate publicly
announced as its prime or base rate by a federally insured bank selected by Landlord in the State of California. The “Worth at the Time of Award” of the amount referred to in part (iii), above, shall be computed by discounting such amount
at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%; 
  

	 	(b)	 Employ the remedy described in California Civil Code § 1951.4 (Landlord may continue this Lease in effect
after Tenant’s breach and abandonment and recover Rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any
Default by Tenant, Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all Rent as it becomes due; or 

 

	 	(c)	 Notwithstanding Landlord’s exercise of the remedy described in California Civil Code § 1951.4 in
respect of an event or events of default, at such time thereafter as Landlord may elect in writing, to terminate this Lease and Tenant’s right to possession of the Premises and recover an award of damages as provided above in
Section 19.01(a). 

 19.02    The subsequent acceptance of Rent hereunder by Landlord shall not be
deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at
the time of acceptance of such Rent. No waiver by Landlord of any breach hereof shall be effective unless such waiver is in writing and signed by Landlord. 

19.03    TENANT HEREBY WAIVES ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF THE CIVIL CODE OF CALIFORNIA AND BY SECTIONS
1174 (c) AND 1179 OF THE CODE OF CIVIL PROCEDURE OF CALIFORNIA AND ANY AND ALL OTHER LAWS AND RULES OF LAW FROM TIME TO TIME IN EFFECT DURING THE LEASE TERM OR THEREAFTER PROVIDING THAT TENANT SHALL HAVE ANY RIGHT TO REDEEM, REINSTATE OR RESTORE
THIS LEASE FOLLOWING ITS TERMINATION BY REASON OF TENANT’S BREACH. 
 THE PARTIES HEREBY WAIVE, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO
TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR RELATING TO THIS LEASE. IF THE JURY WAIVER PROVISIONS OF THIS SECTION 19.03 ARE NOT ENFORCEABLE UNDER CALIFORNIA LAW, THEN THE FOLLOWING PROVISIONS SHALL APPLY. It is the desire and intention of the
parties to agree upon a mechanism and procedure under which controversies and disputes arising out of this Lease or related to the 

  
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Premises will be resolved in a prompt and expeditious manner. Accordingly, except with respect to actions for unlawful or forcible detainer or with respect to the prejudgment remedy of
attachment, any action, proceeding or counterclaim brought by either party hereto against the other (and/or against its officers, directors, employees, agents or subsidiaries or affiliated entities) on any matters whatsoever arising out of or in any
way connected with this Lease, Tenant’s use or occupancy of the Premises and/or any claim of injury or damage, whether sounding in contract, tort, or otherwise, shall be heard and resolved by a referee under the provisions of the California
Code of Civil Procedure, Sections 638 — 645.1, inclusive (as same may be amended, or any successor statute(s) thereto) (the “Referee Sections”). Any fee to initiate the judicial reference proceedings and all fees charged and
costs incurred by the referee shall be paid by the party initiating such procedure (except that if a reporter is requested by either party, then a reporter shall be present at all proceedings where requested and the fees of such reporter —
except for copies ordered by the other parties — shall be borne by the party requesting the reporter); provided however, that allocation of the costs and fees, including any initiation fee, of such proceeding shall be ultimately determined in
accordance with Section 26.02 below. The venue of the proceedings shall be in the county in which the Premises are located. Within 10 days of receipt by any party of a written request to resolve any dispute or controversy pursuant to this
Section 19.03, the parties shall agree upon a single referee who shall try all issues, whether of fact or law, and report a finding and judgment on such issues as required by the Referee Sections. If the parties are unable to agree upon a
referee within such 10 day period, then any party may thereafter file a lawsuit in the county in which the Premises are located for the purpose of appointment of a referee under the Referee Sections. If the referee is appointed by the court, the
referee shall be a neutral and impartial retired judge with substantial experience in the relevant matters to be determined, from Jams/Endispute, Inc., the American Arbitration Association or similar mediation/arbitration entity. The proposed
referee may be challenged by any party for any of the grounds listed in the Referee Sections. The referee shall have the power to decide all issues of fact and law and report his or her decision on such issues, and to issue all recognized remedies
available at Law or in equity for any cause of action that is before the referee, including an award of attorneys’ fees and costs in accordance with this Lease. The referee shall not, however, have the power to award punitive damages, nor any
other damages which are not permitted by the express provisions of this Lease, and the parties hereby waive any right to recover any such damages. The parties shall be entitled to conduct all discovery as provided in the California Code of Civil
Procedure, and the referee shall oversee discovery and may enforce all discovery orders in the same manner as any trial court judge, with rights to regulate discovery and to issue and enforce subpoenas, protective orders and other limitations on
discovery available under California law. The reference proceeding shall be conducted in accordance with California law (including the rules of evidence), and in all regards, the referee shall follow California law applicable at the time of the
reference proceeding. The parties shall promptly and diligently cooperate with one another and the referee, and shall perform such acts as may be necessary to obtain a prompt and expeditious resolution of the dispute or controversy in accordance
with the terms of this Section 19.03. In this regard, the parties agree that the parties and the referee shall use best efforts to ensure that (a) discovery be conducted for a period no longer than 6 months from the date the referee is
appointed, excluding motions regarding discovery, and (b) a trial date be set within 9 months of the date the referee is appointed. In accordance with Section 644 of the California Code of Civil Procedure, the decision of the referee upon
the whole issue must stand as the decision of the court, and upon the filing of the statement of decision with the clerk of the court, or with the judge if there is no clerk, judgment 

  
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may be entered thereon in the same manner as if the action had been tried by the court. Any decision of the referee and/or judgment or other order entered thereon shall be appealable to the same
extent and in the same manner that such decision, judgment, or order would be appealable if rendered by a judge of the superior court in which venue is proper hereunder. The referee shall in his/her statement of decision set forth his/her findings
of fact and conclusions of law. The parties intend this general reference agreement to be specifically enforceable in accordance with the Code of Civil Procedure. Nothing in this Section 19.03 shall prejudice the right of any party to obtain
provisional relief or other equitable remedies from a court of competent jurisdiction as shall otherwise be available under the Code of Civil Procedure and/or applicable court rules. 

19.04    No right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right
or remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing by agreement, applicable Law or in equity. In addition to other remedies provided in this
Lease, Landlord shall be entitled, to the extent permitted by applicable Law, to injunctive relief, or to a decree compelling performance of any of the covenants, agreements, conditions or provisions of this Lease, or to any other remedy allowed to
Landlord at law or in equity. Forbearance by Landlord to enforce one or more of the remedies herein provided upon any Default shall not be deemed or construed to constitute a waiver of such Default. 

19.05    If Tenant is in Default of any of its non-monetary obligations under the
Lease, Landlord shall have the right to perform such obligations. Tenant shall reimburse Landlord for the cost of such performance upon demand together with an administrative charge equal to ten percent (10%) of the cost of the work performed by
Landlord. 
 19.06    No act of Landlord or of any Landlord Related Party, including Landlord’s acceptance of the
keys to the Premises, shall constitute Landlord’s acceptance of a surrender or abandonment of the Premises by Tenant prior to the expiration of the Term unless such acceptance is expressly acknowledged by Landlord in a written agreement
executed by both parties. 
 19.07    This Section 19 shall be enforceable to the maximum extent such enforcement is
not prohibited by applicable Law, and the unenforceability of any portion thereof shall not thereby render unenforceable any other portion. 
  

	20.	 Landlord Default; Limitation of Liability. 

20.01    Landlord shall be in default hereunder (a “Landlord Default”) if Landlord has not commenced and
pursued with reasonable diligence the cure of any failure of Landlord to meet its obligations hereunder within thirty (30) days after the receipt by Landlord of written notice from Tenant of the alleged failure to perform, which notice must be
delivered by Tenant in strict accordance with the notice provisions of Section 24. In no event shall Tenant have the right to terminate or rescind this Lease as a result of any Landlord Default as to any covenant or agreement contained in this
Lease. Tenant hereby waives such remedies of termination and rescission and hereby agrees that Tenant’s remedies for any Landlord Default hereunder and for breach of any promise or inducement shall be limited to a suit for damages and/or
injunction. In addition, Tenant hereby covenants that, prior to the exercise of any such remedies, it will (i) use reasonable efforts to mitigate its damages and losses arising from any Landlord Default to the extent required under applicable
Law, and (ii) give the Mortgagee (defined below), if any, notice and a reasonable time to cure any default by Landlord. 

  
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 20.02    NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS
LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) SHALL BE LIMITED TO THE LESSER OF (A) THE INTEREST OF LANDLORD IN THE PROPERTY, OR (B) THE EQUITY INTEREST LANDLORD WOULD HAVE IN THE PROPERTY IF THE PROPERTY WERE ENCUMBERED
BY THIRD PARTY DEBT IN AN AMOUNT EQUAL TO 70% OF THE VALUE OF THE PROPERTY. FOR THE PURPOSES OF THIS SECTION 20.12, THE “VALUE OF THE PROPERTY” INCLUDES RENTS DUE FROM TENANTS, INSURANCE PROCEEDS, AND PROCEEDS FROM CONDEMNATION OR EMINENT
DOMAIN PROCEEDINGS (PRIOR TO THE DISTRIBUTION OF SAME TO ANY PARTNER OR SHAREHOLDER OF LANDLORD OR ANY OTHER THIRD PARTY). TENANT SHALL LOOK SOLELY TO LANDLORD’S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST
LANDLORD OR ANY LANDLORD RELATED PARTY. NEITHER ANY LIMITED PARTNER OF LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY, AND IN NO EVENT SHALL LANDLORD OR ANY LANDLORD RELATED PARTY BE LIABLE TO
TENANT FOR ANY LOST PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) WHOM TENANT HAS BEEN NOTIFIED
HOLD MORTGAGES (DEFINED IN SECTION 23 BELOW), WRITTEN NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT, AND LANDLORD SHALL NOT BE IN DEFAULT UNDER THIS LEASE UNLESS LANDLORD AND THE MORTGAGEE(S) HAVE FAILED TO CURE OR COMMENCE TO CURE OF SUCH
ALLEGED DEFAULT WITHIN THE PERIOD SET FORTH IN SECTION 20.1 ABOVE. 
  

	21.	 Intentionally Omitted. 

 

	22.	 Holding Over. 

If Tenant fails to surrender all or any part of the Premises at the termination of this Lease, occupancy of the Premises after termination
shall be that of a tenancy at sufferance. Tenant’s occupancy shall be subject to all the terms and provisions of this Lease, and Tenant shall pay an amount (on a per month basis without reduction for partial months during the holdover) equal to
the greater of (a) 150% of the Base Rent in effect immediately preceding such termination or (b) the fair market rent for the Premises, as determined in good faith by Landlord, plus in each case, 100% of all applicable Additional Rent. No
holdover by Tenant or payment by Tenant after the termination of this Lease shall be construed to extend the Term or prevent Landlord from immediate recovery of possession of the Premises by summary proceedings or otherwise. If Landlord is unable to
deliver possession of the Premises to a new tenant or to perform improvements for a new tenant as a result of Tenant’s holdover, Tenant shall be liable for any and all damages, fees, and/or costs incurred or to be incurred (including
consequential damages) that Landlord suffers from the holdover. Tenant shall have the right, by written notice delivered to Landlord at least thirty (30) days prior to the date of expiration of the Term, to request in writing

  
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that Landlord notify Tenant if, as of the date of such request, Landlord is then negotiating the terms of a lease which will require Landlord to have possession of the Premises as of the date of
expiration of the Term, and Landlord shall promptly respond to such request, informing Tenant (subject to the limitations of any confidentiality or nondisclosure agreement then binding Landlord) as to whether Landlord is negotiating (or has
completed) such a lease; however, the provisions of this sentence will in no event limit Tenant’s obligations under this Section 22 and shall be for informational purposes only. Tenant expressly acknowledges that even if Landlord is not,
at the time Landlord delivers such notice to Tenant, in the process of negotiating such lease, the same shall not diminish Tenant’s rights, liabilities or obligations hereunder in the event that Landlord subsequently commences any such
negotiations. 
  

	23.	 Subordination to Mortgages; Estoppel Certificate. 

Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently
arising upon the Premises, the Building or the Property, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”). The party having the benefit of a Mortgage shall be referred to
as a “Mortgagee”. As of the Effective Date, the Building is not encumbered by a Mortgage. This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute Mortgagee’s standard form subordination
agreement in favor of the Mortgagee. As an • alternative, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. Upon request, Tenant, without charge, shall attorn to any successor to Landlord’s interest in
this Lease. Tenant shall, within ten (10) Business Days after receipt of a written request from Landlord, execute and deliver (or provide good faith comments to) a subordination agreement and/or estoppel certificate to those parties as are
reasonably requested by the other (including a Mortgagee or prospective purchaser). Without limitation, such estoppel certificate may include a certification as to the status of this Lease, the existence of any defaults and the amount of Rent that
is due and payable. If Tenant has not provided any such subordination agreement or estoppel certificate within twenty (20) days following Landlord’s written request therefor, Tenant hereby appoints Landlord as Tenant’s attorney-in-fact, which appointment is coupled with an interest, to execute, acknowledge and deliver any such subordination agreement or estoppel certificate for and on behalf
of Tenant, without any liability on the part of Landlord for the accuracy of any information contained therein, and Tenant shall thereupon be deemed to have acknowledged the accuracy of all information set forth therein for the benefit of Landlord,
any current or prospective Mortgagee, or any prospective purchaser of any interest of Landlord in the Building. If a Mortgage is created following the Effective Date, the subordination of this Lease to such Mortgage is conditioned upon the Mortgagee
executing a SNDA (defined below) for the benefit of Tenant. The execution and delivery by any future Mortgagee of such a SNDA shall be a condition precedent to the subordination of this Lease to the lien of any such Mortgage. As used herein,
“SNDA” shall mean the Mortgagee’s standard form subordination, non-disturbance and attornment agreement (i) evidencing such attornment, (ii) setting forth the terms and
conditions of Tenant’s tenancy, (iii) providing Tenant’s tenancy will not be disturbed in the absence of a Default hereunder by Tenant which will grant Landlord the right to terminate the Lease, and (iv) containing such other
terms and conditions as may reasonably be required by such Mortgagee, provided such terms and conditions do not amend or revise the terms of this Lease or adversely affect Tenant’s rights under this Lease or use or occupancy of the Premises in
any material way or materially increase Tenant’s obligations with respect to the Premises or this Lease. 

  
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	24.	 Notice. 

All demands, approvals, consents or notices (collectively referred to as a “notice”) shall be in writing and delivered by hand
or sent by registered, express, or certified mail, with return receipt requested or with delivery confirmation requested from the U.S. postal service, or sent by overnight or same day courier service at the party’s respective Notice Address(es)
set forth in Section 1; provided, however, notices sent by Landlord regarding general Building operational matters may be posted in the Building mailroom or the general Building newsletter or sent via
e-mail to the e-mail address provided by Tenant to Landlord for such purpose. In addition, if the Building is closed (whether due to emergency, governmental order or any
other reason), then any notice address at the Building shall not be deemed a required notice address during such closure, and, unless Tenant has provided an alternative valid notice address to Landlord for use during such closure, any notices sent
during such closure may be sent via email or in any other practical manner reasonably designed to ensure receipt by the intended recipient. Each notice shall be deemed to have been received on the earlier to occur of actual delivery or the date on
which delivery is refused, or, if Tenant has vacated the Premises or any other Notice Address of Tenant without providing a new Notice Address, 3 days after notice is deposited in the U.S. mail or with a courier service in the manner described
above. Either party may, at any time, change its Notice Address (other than to a post office box address) by giving the other party written notice of the new address. 
  

	25.	 Surrender of Premises. 

At the termination of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Property and any and all Required
Removables from the Premises, and quit and surrender the Premises to Landlord, broom clean, and in the same order, condition and repair as received, ordinary wear and tear and damage which Landlord is obligated to repair hereunder excepted, and
casualty and condemnation damage, as to which Sections 16 and 17 shall control. If Tenant fails to remove any of Tenant’s Property or Required Removables, or to restore the Premises to the required condition as of the date of termination of
this Lease or Tenant’s right to possession of the Premises, Landlord, at Tenant’s sole cost and expense, shall be entitled (but not obligated) to remove and/or store Tenant’s Property and Required Removables, as the case may be,
and/or perform such restoration of the Premises. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant’s Property. Tenant shall pay Landlord the expenses and storage charges incurred. If Tenant fails to remove
Tenant’s Property from the Premises or storage, within thirty (30) days after notice, Landlord may deem all or any part of Tenant’s Property to be abandoned and, at Landlord’s option, title to Tenant’s Property shall vest in
Landlord or Landlord may dispose of Tenant’s Property in any manner Landlord deems appropriate. 
  

	26.	 Miscellaneous. 

26.01    This Lease shall be interpreted and enforced in accordance with the Laws of the State of California and Landlord
and Tenant hereby irrevocably consent to the jurisdiction and proper venue of California. In addition to any methods of service of process provided for under applicable law, all service of process in any proceeding in any California state or United
States court sitting in the county where the Premises are located, may be made by certified or registered mail, return receipt requested, to the Tenant’s Notice Address, and service so made shall be complete upon receipt; except that if Tenant
shall refuse to accept delivery, service shall be deemed complete on the date such delivery was attempted and refused. 

  
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 26.02    If Landlord utilizes the services of an attorney due to
Tenant’s failure to pay Rent when due or otherwise comply with the provisions of this Lease, then Tenant shall be required to pay Additional Rent in an amount equal to the actual attorneys’ fees and costs actually incurred by Landlord in
connection therewith irrespective of whether any legal action or proceeding may be commenced or filed by Landlord. If any such work is performed by in-house counsel for Landlord, the value of such work shall
be determined at a reasonable hourly rate for comparable outside counsel; provided, however, such fees shall be recoverable with respect to legal work performed by Landlord’s in-house counsel only to the
extent that such work is not duplicative of legal work performed by outside counsel representing Landlord in such matter. Notwithstanding the foregoing, in any action or proceeding between Landlord and Tenant, including any appellate or alternative
dispute resolution proceeding, the prevailing party shall be entitled to recover from the non-prevailing party all of its costs and expenses in connection therewith, including, but not limited to, reasonable
attorneys’ fees actually incurred. Any such fees and other expenses incurred by either party in enforcing a judgment in its favor under this Lease shall be recoverable separately from and in addition to any other amount included in such
judgment, and such obligation is intended to be severable from the other provisions of this Lease and to survive and not be merged into any such judgment. 

26.03    No failure by either party to declare a default immediately upon its occurrence, nor any delay by either party in
taking action for a default, nor Landlord’s acceptance of Rent with knowledge of a Default by Tenant, shall constitute a waiver of the Default, nor shall it constitute an estoppel. 

26.04 Whenever a period of time is prescribed for the taking of an action by Landlord, the period of time for the performance of such action
shall be extended by the number of days that the performance is actually delayed due to strikes, acts of God, shortages of labor or materials, war, terrorist acts, pandemics, civil disturbances and other causes beyond the reasonable control of
Landlord (“Force Majeure”). 
 26.05    Landlord shall have the right to transfer and assign its rights
and obligations under this Lease and in the Building and Property. Upon transfer, Landlord shall be released from any further obligations hereunder and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such
obligations, provided that any successor pursuant to a voluntary, third party transfer (but not as part of an involuntary transfer resulting from a foreclosure or deed in lieu thereof) shall have assumed Landlord’s obligations under this Lease.

 26.06    Landlord has delivered a copy of this lease to Tenant for Tenant’s review only and the delivery of it
does not constitute an offer to Tenant or an option. Tenant represents that it has dealt directly with and only with Tenant’s Broker as a broker in connection with this Lease. Tenant shall defend, indemnify and hold Landlord and the Landlord
Related Parties harmless from all claims of any other brokers claiming to have represented Tenant in connection with this Lease. Landlord shall defend, indemnify and hold Tenant and the Tenant Related Parties harmless from all claims of any brokers
claiming to have represented Landlord in connection with this Lease. 

  
 28 

 26.07    Landlord, at Landlord’s cost, shall provide “Building
Standard” signage at the main lobby directory and the 29th floor elevator lobby identifying Tenant; any replacements of or changes to such signage shall be at Tenant’s sole cost and expense. Tenant shall not place or permit to be placed
any, lights, decorations, banners, signs, window or door lettering, advertising media, or any other item that can be viewed from the exterior of the Premises without obtaining Landlord’s prior written consent, which may be withheld in
Landlord’s sole discretion. Subject to the foregoing, Tenant shall have the right to install custom signage in the Premises and at the entrance to the Premises; any such signage shall be a Required Removable. Landlord’s consent to custom
signage at the entrance to the Premises shall not be unreasonably withheld. By no later than the Termination Date (or earlier the date of any earlier termination of this Lease), Tenant shall repair any damage to the Premises or the Building caused
by any installation, maintenance or removal of signage, all at Tenant’s expense. If any such items are installed without Landlord’s consent, or are not timely removed, or repairs are not timely made, Landlord shall have the right (but not
the obligation) to remove any or all of such items and/or repair any such damage or injury, all at Tenant’s sole cost and expense. 

26.08    Time is of the essence of each and every term, condition and provision of this Lease in which time of performance
is a factor. The parties agree that notwithstanding any Law to the contrary, Landlord has no duty to notify Tenant that Tenant has failed to give any notice that Tenant has the right to give under the Lease, including notice of the exercise of any
option. 
 26.09    Tenant may peacefully have, hold and enjoy the Premises, subject to the terms of this Lease, provided
Tenant pays the Rent and fully performs all of its covenants and agreements. This covenant shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the Building. 

26.10    This Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves
exclusively to itself any and all rights not specifically granted to Tenant under this Lease. Landlord reserves the right to make changes to the Property, Building and Common Areas as Landlord deems appropriate, provided that such changes do not
materially interfere with Tenant’s use and occupancy of the Premises. 
 26.11    If Tenant comprises more than one
person, all such persons shall be jointly and severally liable for payment of Rent and the performance of Tenant’s obligations hereunder. If Tenant is a partnership, all current and future general partners of Tenant shall be jointly and
severally liable for such obligations. No individual partner or other person shall be deemed to be released from its obligations hereunder except to the extent any such release is expressly set forth in a written agreement executed by Landlord in
the exercise of its sole discretion. If there is more than one Tenant or if Tenant is comprised of more than one party or entity, requests or demands from any one person or entity comprising Tenant shall be deemed to have been made by all such
persons or entities. Notices to any one person or entity shall be deemed to have been given to all persons and entities. 

  
 29 

 26.12    Tenant represents, warrants and covenants that: 

(a)    Tenant and its principals are not acting, and will not act, directly or indirectly, for or on behalf of any person,
group, entity, or nation named by any Executive Order or the United States Treasury Department as a terrorist, “Specially Designated and Blocked Person,” or other banned or blocked person, entity, nation, or transaction pursuant to any
law, order, rule, or regulation that is enforced or administered by the Office of Foreign Assets Control; 

(b)    Tenant and its principals are not engaged, and will not engage, in this transaction, directly or indirectly, on
behalf of, or instigating or facilitating, and will not instigate or facilitate, this transaction, directly or indirectly, on behalf of, any such person, group, entity, or nation; and 

(c)    Tenant acknowledges that the breach of this representation, warranty and covenant by Tenant shall be an immediate
Default under the Lease. 
 26.13    If any term or provision of this Lease shall to any extent be void or unenforceable,
the remainder of this Lease shall not be affected. Tenant represents and warrants to Landlord, and agrees, that each individual executing this Lease on behalf of Tenant is authorized to do so on behalf of Tenant and that the entity(ies) or
individual(s) constituting Tenant or Guarantor or which may own or control Tenant or Guarantor or which may be owned or controlled by Tenant or Guarantor are not and at no time will be (i) in violation of any Laws relating to terrorism or money
laundering, or (ii) among the individuals or entities identified on any list compiled pursuant to Executive Order 13224 for the purpose of identifying suspected terrorists or on the most current list published by the U.S. Treasury Department
Office of Foreign Assets Control at its official website, http://www.treasurv.gov/ofac/downloads/t11sdn.pdf or any replacement website or other replacement official publication of such list 

26.14    This Lease has been negotiated at arms’ length between persons knowledgeable in business and real estate
matters who have had the opportunity to confer with counsel in the negotiation hereof. Accordingly, any rule of law or legal decision that would require interpretation of this Lease against the party that drafted it is not applicable and is waived,
and this Lease shall be given a fair and reasonable interpretation in accordance with the meaning of its terms. References in this Lease to articles, sections, paragraphs or exhibits pertain to articles, sections, paragraphs and exhibits of this
Lease unless otherwise specified. The word “including” means “including, without limitation.” The word “or” means “and/or” unless the context clearly indicates an obligation to choose one of two or more
alternatives. The word “person” includes legal entities as well as natural persons. The word “may” means “may, but shall not be required to.” Unless otherwise expressly specified in the applicable provisions, the phrase
“at any time” means “at any time and from time to time.” The article, section and paragraph headings in this Lease are solely for convenience of reference and shall not constitute a part of this Lease, nor shall they affect the
meaning, construction or effect hereof. All terms and words used in this Lease, regardless of the number or gender in which they are used, shall be deemed to include the appropriate number and gender, as the context may require. Any reference to any
specific statute, ordinance or other Law shall be deemed to include any amendments thereto, or any successor or similar Law addressing the same subject matter. 

26.15    The terms of this Lease and the details of its negotiation constitute confidential information pertaining to the
Building that is proprietary to Landlord. Tenant acknowledges that its disclosure of any of such information could adversely affect the ability of Landlord to negotiate other leases and impair Landlord’s relationship with other tenants.
Accordingly, Tenant agrees that it shall keep (and shall cause its employees, agents, principals and all other Tenant Related 

  
 30 

 
Parties to keep) all such information confidential and shall not disclose all or any portion thereof to any person except: (a) as and to the extent required by Law; and (b) to bona fide
prospective assignees or sublessees of Tenant, or to Tenant’s attorneys, real estate brokers, tax and financial advisors, lenders and investors, to the extent such persons have a need to know and as necessary for the conduct of Tenant’s
business. 
 26.16    Neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be
recorded by Tenant, by any Tenant Related Party, or by any other person except Landlord. Any such recording in violation of this Section 26.16 shall constitute a Default. 

26.17    Within ten (10) Business Days after written request from Landlord from time to time during the Term, but no
more often than once in any twelve (12) month period (except in the case of a Default by Tenant, or a sale, financing or refinancing of the Building by Landlord) Tenant shall provide Landlord with current financial statements and a statement of
Tenant’s cash flow setting forth Tenant’s financial condition and net worth for the most recent quarter, including balance sheets and statements of profits and losses. Such statements shall be prepared by an independent accountant and
certified by Tenant’s president, chief executive officer or chief financial officer. Landlord shall keep such financial information confidential and shall only disclose such information to Landlord’s lenders, consultants, purchasers or
investors, or other agents (who shall be subject to the same confidentiality obligations) on a need to know basis in connection with the administration of this Lease. 

26.18    This Lease shall only become effective and binding upon full execution hereof by Landlord and Tenant and delivery
by Landlord of a fully executed copy to Tenant. This Lease may be executed in one or more counterparts, and each of which, so executed, shall be deemed to be an original, and all such counterparts together shall constitute one and the same
instrument. This Lease may be executed in so-called “pdf’ format and each party has the right to rely upon a pdf counterpart of this Lease signed by the other party to the same extent as if such
party had received an original counterpart. 
 26.19    This Lease constitutes the final, complete and exclusive
statement among the parties hereto, supersedes all prior and contemporaneous understandings or agreements of the parties, and is binding on and, subject to the provisions herein, inures to the benefit of their respective heirs, representatives,
successors and assigns. No party has been induced to enter into this Lease by, nor is any party relying on, any representation or warranty outside those expressly set forth in this Lease. Any agreement made after the date of this Lease is
ineffective to modify, waive, or terminate this Lease, in whole or in part, unless such agreement is in writing, signed by the parties to this Lease, and specifically states that such agreement modifies this Lease. 

26.20    The Premises have not undergone an inspection by a Certified Access Specialist (CASp). This notice is given
pursuant to California Civil Code Section 1938. 

  
 31 

 Landlord and Tenant have executed this Lease as of the day and year first above written.

  

					
	LANDLORD:
	
	CA-MISSION STREET LIMITED PARTNERSHIP, a Delaware limited partnership
		
	By:	 	NAPI REIT TRS, INC., a Maryland corporation
	Its:	 	General Partner
			
		 	By:	 	 /s/ Kathy A. Broderick

		 	Name:	 	Kathy A. Broderick
		 	Title:	 	Secretary & Treasurer
	
	TENANT:
	
	FORGEROCK, INC.,
	a Delaware corporation
		
	By:	 	 /s/ John Fernandez

	Name:	 	John Fernandez
	Its:	 	CFO
	Tenant’s Tax ID Number (SSN or FEIN):
	 [***]

  
 32 

 REQUIREMENTS FOR TENANT EXECUTION OF LEASE 

 
 If Tenant is foreign (non-California) corporation, the following conditions must be satisfied: 
  

	(A)	 Tenant shall provide Landlord a copy of a corporate resolution signed by all directors of the corporation and
in a form reasonably acceptable to Landlord authorizing the person or persons designated to sign the Lease to do so. 

  

	(B)	 Tenant shall provide Landlord a certificate from the Secretary of State of the Tenant’s state of
incorporation confirming that Tenant is in good standing and qualified to do business in its state of incorporation, and Tenant shall also provide a certificate from the California Secretary of State confirming that Tenant is qualified to do
business in California. 

  
 33 

 EXHIBIT A 

OUTLINE AND LOCATION OF PREMISES AND DEFERRED SPACE 

This Exhibit is attached to and made a part of the Office Lease Agreement (the “Lease”) by and between CA-MISSION STREET LIMITED PARTNERSHIP (“Landlord”) and FORGEROCK, INC., a Delaware corporation (“Tenant”) for space in the Building located at 201 Mission Street, San Francisco,
California. 
  
 

 

  
 A-1 

 EXHIBIT B 

EXPENSES, TAXES AND INSURANCE EXPENSES 

This Exhibit is attached to and made a part of the Office Lease Agreement (the “Lease”) by and between CA-MISSION STREET LIMITED PARTNERSHIP (“Landlord”) and FORGEROCK, INC., a Delaware corporation (“Tenant”) for space in the Building located at 201 Mission Street, San Francisco,
California. 
  

	1.	 Payments. 

1.01    Commencing as of the first (1st) day of the calendar year
following the Base Year (each such calendar year or any portion thereof during the Term being referred to herein as an “Adjustment Year”), Tenant shall pay Tenant’s Share of the amount, if any, by which Expenses (defined below)
for each applicable Adjustment Year exceed Expenses for the Base Year (the “Expense Excess”) and also the amount, if any, by which Taxes (defined below) for each applicable Adjustment Year exceed Taxes for the Base Year (the
“Tax Excess”) and the amount, if any, by which Insurance Expenses (defined below) for each applicable Adjustment Year exceed Insurance Expenses for the Base Year (the “Insurance Expense Excess”). If Expenses, Taxes
or Insurance Expenses in any Adjustment Year decrease below the amount of Expenses, Taxes or Insurance Expenses for the Base Year, Tenant’s Share of Expenses, Taxes or Insurance Expenses, as the case may be, for such Adjustment Year shall be
$0. Landlord shall provide Tenant with a good faith estimate of the Expense Excess, the Tax Excess and the Insurance Expense Excess for each Adjustment Year. On or before the first day of each month, Tenant shall pay to Landlord a monthly
installment equal to one-twelfth of Tenant’s Share of Landlord’s estimate of the Expense Excess, Tax Excess and the Insurance Expense Excess. If Landlord determines that any such estimate was
incorrect by a material amount, Landlord may provide Tenant with a revised estimate. After its receipt of the revised estimate, Tenant’s monthly payments of the applicable category of expense shall be based upon the revised estimate. If
Landlord does not provide Tenant with an estimate of the Expense Excess, the Tax Excess or the Insurance Expense Excess for any Adjustment Year by December 15th of the immediately preceding
calendar year, Tenant shall continue to pay monthly installments based on the estimate for the previous calendar year if such year was an Adjustment Year, until Landlord provides Tenant with an estimate for the then current Adjustment Year. Upon
delivery of such estimate, an adjustment shall be made for any month for which Tenant paid monthly installments based on the estimate for the previous calendar year. Tenant shall pay Landlord the amount of any underpayment within thirty
(30) days after receipt of the applicable estimate. Any overpayment shall be refunded to Tenant within (30) days or credited against the next due future installment(s) of Additional Rent. 

1.02    As soon as is practical following the end of each Adjustment Year, Landlord shall furnish Tenant with a statement.
(each, a “Final Statement”) of the actual Expenses and Expense Excess, actual Taxes and Tax Excess and actual Insurance Expenses and Insurance Expense Excess for the applicable Adjustment Year. If the estimated Expense Excess,
estimated Tax Excess or Insurance Excess for the applicable Adjustment Year is more than the actual Expense Excess, the actual Tax Excess or the actual Insurance Expense Excess, as the case may be, for such Adjustment Year, Landlord shall apply any
overpayment by Tenant against Additional Rent due or next becoming due; provided, however, if the Term expires before the determination of the 

  
 B-1 

 
overpayment or if no further Rent is due, Landlord shall refund any overpayment to Tenant after first deducting any amount of Rent due. If the estimated Expense Excess, estimated Tax Excess or
estimated Insurance Expense Excess for the applicable Adjustment Year is less than the actual Expense Excess, actual Tax Excess or actual Insurance Expense Excess, as the case may be, for such Adjustment Year, Tenant shall pay Landlord, within
thirty (30) days after Tenant’s receipt of the applicable Final Statement, any underpayment for the applicable Adjustment Year. 
  

	2.	 Expenses. 

2.01    “Expenses” means all costs and expenses incurred in each calendar year during the Term in
connection with operating, maintaining, repairing, and managing the Building and the Property. Expenses include, without limitation: (a) all labor and labor related costs, including wages, salaries, bonuses, taxes, insurance, uniforms,
training, retirement plans, pension plans and other employee benefits for service personnel engaged in the operation, maintenance and security of the Building and the direct costs of training such employees limiting such charges only to amounts
reasonably estimated by the Landlord to be directly allocable to services rendered by the employees and personnel for the benefit of the Building; provided, that in no event shall Expenses for purposes of this Lease include wages and/or benefits
attributable to executive officers of Landlord to the extent such officers perform services not in connection with the management, operation, repair and maintenance of the Building; (b) fees payable by Landlord for management of the Building,
not to exceed three and one-half percent (3.5%) of Landlord’s gross rental revenues, adjusted and grossed up to reflect a one hundred percent (100%) occupancy of the Building with all tenants paying rent,
including base rent, pass-throughs, and parking fees from the Building for any calendar year or portion thereof; (c) the cost of equipping, staffing and operating an on-site and/or off-site management office for the Building, provided if the management office services one or more other buildings or properties, the shared costs and expenses of equipping, staffing and operating such management
office(s) shall be equitably prorated and apportioned between the Building and the other buildings or properties; (d) accounting costs; (e) the cost of services; (f) rental and purchase cost of parts, supplies, tools and equipment;
(g) electricity, gas and other utility costs; and (h) the amortized cost of capital improvements (as distinguished from replacement parts or components installed in the ordinary course of business) made subsequent to the Base Year which
are: (1) performed primarily to reduce current or future operating expense costs, upgrade Building security or otherwise materially improve the operating efficiency of the Property; or (2) required to comply with any Laws that are enacted,
or first interpreted to apply to the Property, after the date of the Lease. The cost of any such included capital improvements shall be amortized by Landlord over the lesser of the Payback Period (defined below) or the useful life of the capital
improvement as reasonably determined by Landlord. The amortized cost of capital improvements may, at Landlord’s option, include actual or imputed interest at the rate that Landlord would reasonably be required to pay to finance the cost of the
capital improvement. “Payback Period” means the reasonably estimated period of time that it takes for the cost savings resulting from a capital improvement to equal the total cost of the capital improvement. Landlord, by itself or
through an affiliate, shall have the right to directly perform, provide and be compensated for any services under the Lease. If Landlord incurs Expenses for the Building or Property together with one or more other buildings or properties, whether
pursuant to a reciprocal easement agreement, common area agreement or otherwise, the shared costs and expenses shall be equitably prorated and apportioned between the Building and Property and the other buildings or properties. 

  
 B-2 

 2.02    Anything to the contrary contained in Section 2.01
notwithstanding, Expenses shall not include: (i) the cost of capital improvements (except as expressly set forth above, and as amortized above); (ii) depreciation; (iii) principal or interest payments, fees, charges or other costs of
mortgage and other non-operating debts of Landlord; (iv) the cost of repairs or other work to the extent Landlord is reimbursed by insurance or condemnation proceeds, any contractor, manufacturer or
supplier warranty of service contract or any other costs for which Landlord has been reimbursed or receives a credit refund or discount for same; (v) all costs in connection with leasing space in the Building, including brokerage commissions;
lease concessions, rental abatements and construction allowances granted to specific tenants; (vi) costs incurred in connection with the sale, financing or refinancing of the Building; (vii) fines, interest and penalties incurred due to
the late payment of Taxes or Expenses; (viii) organizational expenses associated with the creation and operation of the entity which constitutes Landlord; (ix) any penalties or damages that Landlord pays to Tenant under this Lease or to
other tenants in the Building under their respective leases; (x) reserves of any kind, including, but not limited to replacement reserves, and reserves for bad debts or lost rent or any similar charge not involving the payment of money to third
parties; (xi) rent paid to any ground lessor; (xii) the cost of services, goods or materials for the benefit solely of tenants of the Building other than Tenant to the extent that Tenant could not obtain similar services, goods or
materials from Landlord without an obligation to reimburse Landlord for the entire cost thereof under the provisions of this Lease; (xiii) costs incurred by Landlord in connection with the correction of defects in design and original
construction of the Building; (xiv) costs associated with the operation of the business of the partnership or entity which constitutes the Landlord, as the same are distinguished from the costs of operation of the Building; (xv) legal
fees, consulting fees, and accountants fees and related expenses relating to leasing and enforcement of leases, or related to the defense of Landlord’s title to the Property or any part thereof; (xvi) attorney’s fees and other
expenses incurred in connection with negotiations or disputes with tenants or other occupants of the Building. 

3.    “Taxes” shall mean: (a) all real property taxes and other assessments on the Building and/or Property,
including, but not limited to, gross receipts taxes, assessments for special improvement districts and building improvement districts, governmental charges, fees and assessments for police, fire, traffic mitigation or other governmental service of
purported benefit to the Property, taxes and assessments levied in substitution or supplementation in whole or in part of any such taxes and assessments and the Property’s share of any real estate taxes and assessments under any reciprocal
easement agreement, common area agreement or similar agreement as to the Property; (b) all personal property taxes for property that is owned by Landlord and used in connection with the operation, maintenance and repair of the Property
(equitably adjusted with respect to any such personal property that is used by Landlord in connection with the operation, maintenance and repair of properties other than the Property); and (c) all costs and fees incurred in connection with the
seeking of reductions in any tax liabilities described in (a) and (b), including, without limitation, any costs incurred by Landlord for compliance, review and appeal of tax liabilities. Without limitation, Taxes shall not include any income,
capital levy, transfer, capital stock, gift, estate or inheritance tax. If a change is obtained for Taxes for the Base Year, Taxes for the Base Year shall be restated and the Tax Excess for all Adjustment Years shall be recomputed. Tenant shall pay
Landlord the amount of Tenant’s Share of any such increase in the Tax Excess within thirty (30) days after Tenant’s receipt of a statement from Landlord. 

  
 B-3 

 4.    “Insurance Expenses” shall mean the amount paid or incurred by
Landlord (i) in insuring all or any portion of the Property under policies of insurance, which may include commercial general liability insurance, property insurance, worker’s compensation insurance, rent interruption insurance, contingent
liability and builder’s risk insurance, and any insurance as may from time to time be maintained by Landlord and (ii) for deductible payments under any insured claims. If Landlord elects to self-insure, Landlord shall include within
Insurance Expenses for purposes of the Base Year amounts equal to commercially reasonable premium payments that would otherwise have been payable by Landlord, had Landlord not elected to self-insure, and for each year thereafter, commercially
reasonable increases in such premium payments, based upon increases typical of third party insurance of the same type over the Base Year as determined by Landlord in its reasonable discretion. In the event of a loss that would otherwise be covered
by third party insurance but for which Landlord elected to self-insure, Insurance Expenses shall include commercially reasonable deductible amounts based upon deductible amounts typical of third party insurance of the same type, as determined by
Landlord in its reasonable discretion. For the purpose of this Lease, Landlord and Tenant agree that a commercially reasonable deductible under an earthquake insurance policy shall mean a commercially reasonable percentage of the total loss incurred
as a result of an earthquake event. 
 5.    “Occupancy Adjustment”. If at any time during a calendar year (or portion
thereof), including the Base Year, the Building is less than ninety-five percent (95%) occupied or Landlord is not supplying services to at least 95% of the total Rentable Area of the Building, those components of Expenses that vary based on
occupancy shall be determined as if the Building had been 95% occupied and Landlord had been supplying services to 95% of the Rentable Area of the Building during such calendar year. Notwithstanding the foregoing, Landlord may calculate the
extrapolation of Expenses under this Section based on 100% occupancy and service so long as such percentage is used consistently for each year of the Term. The extrapolation of Expenses under this Section shall be performed in accordance with the
methodology specified by the Building Owners and Managers Association or other generally accepted industry practices. 
 6.    Cost
Pools. Landlord shall have the right, from time to time, to equitably allocate some or all of the Expenses and/or Insurance Expenses among different portions or occupants of the Building (the “Cost Pools”), in Landlord’s
discretion. Such Cost Pools may, for example, include, but shall not be limited to, the office space tenants of the Building and the retail space tenants. The Expenses and/or Insurance Expenses allocable to each such Cost Pool shall be allocated to
such Cost Pool and charged to the tenants within such Cost Pool in an equitable manner. 
 7.    Tenant’s Audit Right.
Tenant shall have the right to conduct an audit of Landlord’s books and records relating to Expenses, Taxes and Insurance Expenses in accordance with the following terms and provisions, provided that Tenant delivers written notice of its intent
to audit within ninety (90) days after receipt by Tenant of a Final Statement and completes such audit within thirty (30) days after the date Landlord makes Landlord’s books and records available to Tenant: 

(i)    No Default on the part of Tenant then exists. 

(ii)    Tenant shall have the right to have a Qualified Auditor (as defined below) inspect Landlord’s accounting
records at Landlord’s office. 

  
 B-4 

 (iii)    The Qualified Auditor shall not be employed or engaged on a
contingency basis, in whole or in part. 
 (iv)    Prior to commencing the audit, Tenant and the auditor shall:
(A) if the auditor is not an employee of Tenant, provide Landlord with evidence that the auditor is from a nationally recognized accounting firm and that the individual performing the audit is a certified public accountant (a “Qualified
Auditor); (B) each sign a confidentiality letter to be provided by Landlord; and (C) provide Landlord with evidence of the fee arrangement between the auditor and Tenant. 

(v)    The audit shall be limited solely to confirming that the Expenses, Taxes and Insurance Expenses reported in the
Landlord’s Statement are consistent with the terms of this Lease. The auditor shall not make any judgments as to the reasonableness of any item of expense and/or the total Expenses, total Taxes, or total Insurance Expenses, nor shall such
reasonableness be subject to audit except where this Exhibit B specifically states that a particular item must be reasonable. 

(vi)    If Tenant’s auditor finds errors or overcharges in the Final Statement that Tenant wishes to pursue, then
within the time period set forth above Tenant shall advise Landlord thereof in writing with specific reference to claimed errors and overcharges and the relevant Lease provisions disqualifying such expenses. Landlord shall have .a reasonable
opportunity to meet with Tenant’s auditor (and any third auditor selected as provided below, if applicable) to explain its calculation of Expenses, Taxes, or Insurance Expenses, it being the understanding of Landlord and Tenant that Landlord
intends to operate the Building as a first-class office building with services at or near the top of the market. If Landlord agrees with said findings, appropriate rebates or charges shall be made to Tenant. If Landlord does not agree, Landlord
shall engage its own auditor to review the findings ,of Tenant’s auditor and Landlord’s books and records. The two (2) auditors and the parties shall then meet to resolve any difference between the audits. 

(vii)    If agreement cannot be reached within two (2) weeks thereafter, then the auditors shall together select a
third auditor (who shall be a Qualified Auditor not affiliated with and who does not perform services for either party or their affiliates) to which they shall each promptly submit their findings in a final report, with copies submitted
simultaneously to the first two (2) auditors, Tenant and Landlord. Within two (2) weeks after receipt of such findings, the third auditor shall determine which of the two reports best meets the terms of the Lease, which report shall become
the “Final Finding”. The third auditor shall not have the option of selecting a compromise between the first two auditors’ findings, nor to make any other finding. 

(viii)    If the Final Finding determines that Landlord has overcharged Tenant, Landlord shall credit Tenant toward the
payment of additional Rent next due and payable under this Lease the amount of such overcharge. If the Final Finding determines that Tenant was undercharged, then within thirty (30) days after the Final Finding, Tenant shall reimburse Landlord
the amount of such undercharge. 
 (ix)    If the Final Finding results in a determination that Landlord overstated the
total amount charged to Tenant for Expenses, Taxes or Insurance Expenses by more than five percent (5%) for the calendar year subject to the audit, Landlord shall pay its own audit costs and reimburse

  
 B-5 

 
Tenant for its costs associated with said audits. If the Final Finding results in a credit to Tenant of less than five percent (5%) of Tenant’s Share of the Expenses, Taxes or Insurance
Expenses for the calendar year subject to the audit (or in a determination that Tenant underpaid Expense for such year), Tenant shall pay its own costs and shall reimburse Landlord for Landlord’s costs associated with said audits. In all other
events, each party shall pay its own audit costs, including one-half (1/2) of the cost of the third auditor. 

  
 B-6 

 EXHIBIT C 

WORK AGREEMENT 

THIS WORK AGREEMENT (this “Work Agreement”) is attached to and made a part of that certain Lease (the
“Lease”) between CA-MISSION STREET LIMITED PARTNERSHIP (“Landlord”) and FORGEROCK, INC., a Delaware corporation (“Tenant”). All
capitalized terms used but not defined herein shall have the respective meanings given such terms in the Lease. This Work Agreement sets forth the terms and conditions relating to the construction of Tenant Improvements (defined below) in the
Premises. For purposes of this Work Agreement, the term “Premises” includes the Deferred Space. 
 SECTION 1 

ALLOWANCE; TENANT IMPROVEMENTS 

1.1    Allowance. Tenant shall be entitled to an allowance (the “Allowance”) in an amount
not to exceed $32.50 per rentable square foot of the Premises (i.e., $511,680.00) for the costs relating to the design, permitting and construction of Tenant’s improvements which are permanently affixed to the Premises (the “Tenant
Improvements”). In no event will Landlord be obligated to make disbursements or incur costs pursuant to this Work Agreement in a total amount which exceeds the Allowance. Any portion of the Allowance not disbursed in accordance with
the terms of this Work Agreement shall revert to Landlord and Tenant shall have no rights thereto. 

1.2    Disbursement of the Allowance. 

(a)    Allowance Items. The Allowance shall be disbursed by Landlord only for the following items and costs
(collectively the “Allowance Items”): 
 (i)    Payment of the fees of the Architect and the Building
Consultants (as those terms are defined below) and payment of fees and costs reasonably incurred by Landlord for the review of the Construction Drawings (defined below) by Landlord’s third party consultants; 

(ii)    The payment of plan check, permit and license fees relating to the Tenant Improvements; 

(iii)    The cost of construction of the Tenant Improvements, including, without limitation, after hours charges, testing
and inspection costs, freight elevator usage, trash removal costs, and contractors’ fees and general conditions; 

(iv)    The cost of any changes to the Building when such changes are required by the Construction Drawings, such cost to
include all architectural and/or engineering fees and expenses incurred in connection therewith; 
 (v)    The cost of
any changes to the Construction Drawings (defined below) or Tenant Improvements required by applicable building codes (collectively, “Code”); and 

(vi)    The Supervision Fee (defined below). 

  
 C-1 

 SECTION 2 

CONSTRUCTION DRAWINGS 

2.1    Selection of Architect; Construction Drawings. Tenant shall retain an architect/space planner approved in
writing, in advance by Landlord, such approval not to be unreasonably withheld (the “Architect”) to prepare the Construction Drawings. Tenant shall retain the engineering consultants designated by Landlord listed below (the
“Building Consultants”) to prepare all plans and engineering working drawings and perform all work relating to mechanical, electrical and plumbing (“MEP”), HVAC/Air Balancing, life-safety, structural,
sprinkler and riser work: 
  

			
	MEP:	  	AWA
		
	Air Balancing:	  	Acco
		
	Life Safety:	  	Red Hawk
		
	Structural:	  	Rivera Consulting Group, Inc.
		
	Sprinkler	  	Ayoob Mechanical
		
	Riser Management:	  	IMG Technologies

 The plans and drawings to be prepared by Architect arid the Building Consultants hereunder (i.e., both
the Space Plan and the Working Drawings, as each term is defined below) shall be known collectively as the “Construction Drawings.” All Construction Drawings shall comply with the drawing format and specifications determined or
approved by Landlord and shall be subject to Landlord’s prior written approval, not to be unreasonably withheld, conditioned or delayed. All MEP drawings must be fully engineered and cannot be prepared on a “design-build”
basis. Landlord’s review of the Construction Drawings shall be for its sole purpose and shall not obligate Landlord to review the same, for quality, design, Code compliance or other like matters. Accordingly, notwithstanding that any
Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect,
engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any omissions or errors contained in the Construction Drawings. 

2.2    Space Plan. No later than fifteen (15) days after the Effective Date, Tenant shall supply Landlord for
Landlord’s review and approval with four (4) copies signed by Tenant of its space plan for the Premises (the “Space Plan”) before any architectural working drawings or engineering drawings have been commenced. The
Space Plan shall include a layout and designation of all offices, rooms and other partitioning, their intended use, and equipment to be contained therein. Landlord may request clarification or more specific drawings for special use items not
included in the Space Plan. Landlord shall advise Tenant within ten (10) business days after Landlord’s receipt of the Space Plan (or, if applicable, such additional information requested by Landlord pursuant to the provisions of the
immediately preceding sentence) if the same is approved or is unsatisfactory or incomplete in any respect. If Tenant is so advised, Tenant shall, 

  
 C-2 

 
within five (5) business days, cause the Space Plan to be revised to correct any deficiencies or other matters Landlord may reasonably require. If Landlord reasonably disapproves any such
revised Space Plan (or any subsequent revisions) because such revised Space Plan does not address Landlord’s prior disapproval, any delay in the Substantial Completion of the Tenant Improvements resulting therefrom will be Tenant Delay. At
Landlord’s option, following Landlord’s approval of the Space Plan and prior to Tenant’s submission to Landlord of the Working Drawings, Tenant shall supply Landlord with such intermediate stages of the Construction Drawings as
Landlord reasonably requests for Landlord’s review and approval. 
 2.3    Working Drawings. After the Space
Plan has been approved by Landlord, Tenant shall supply the Architect and the Building Consultants with a complete listing of standard and non-standard equipment and specifications, including, without
limitation, B.T.U. calculations, electrical requirements and special electrical receptacle requirements for the Premises, to enable the Architect and the Building Consultants to complete the Working Drawings and shall cause the Architect and the
Engineers to promptly complete the architectural and engineering drawings for the Premises, and Architect shall compile a fully coordinated set of architectural, structural, mechanical, electrical and plumbing working drawings in a form which is
complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Working Drawings”) and shall submit the same to Landlord for Landlord’s review and approval within ten
(10) business days after Landlord’s approval of the Space Plan. Tenant shall supply Landlord with four (4) copies signed by Tenant of the Working Drawings. Landlord shall advise Tenant within ten (10) business days after
Landlord’s receipt of the Working Drawings if Landlord, in good faith, determines that the same are approved or are unsatisfactory or incomplete. If Tenant is so advised, Tenant shall, within five (5) business days, revise the Working
Drawings to correct any deficiencies or other matters Landlord may reasonably require. If Landlord disapproves any such revised Working Drawings (or any subsequent revisions) because such revised Working Drawings do not address Landlord’s prior
disapproval, any delay in the Substantial Completion of the Tenant Improvements resulting therefrom will be Tenant Delay. 

2.4    Landlord’s Approval. Landlord’s approval of any matter under this Work Agreement may be withheld if
Landlord reasonably determines that the same would violate any provision of the Lease or this Work Agreement or would adversely affect the mechanical, electrical, plumbing, heating, ventilating and air conditioning, life-safety or other systems of
the Building, the curtain wall of the Building, the structure or exterior appearance of the Building, or any other tenant’s use of such other tenant’s leased premises in the Building. 

SECTION 3 

CONSTRUCTION OF THE TENANT IMPROVEMENTS 

3.1    Contractor. A general contractor selected by Tenant pursuant to three (3) competitive bids obtained by
Landlord, and retained by Landlord (“Contractor”) shall construct the Tenant Improvements. 

  
 C-3 

 3.2    Cost Proposal. Following the selection of Contractor,
Landlord shall provide Tenant with a cost proposal based upon Contractor’s bid, which cost proposal shall include, as nearly as possible, the cost of all Allowance Items to be incurred in connection with the construction of the Tenant
Improvements (the “Cost Proposal”). The date on which Landlord delivers the Cost Proposal to Tenant shall be known hereafter as the “Cost Proposal Delivery Date”. If, within five (5) Business Days following the
Cost Proposal Delivery Date, Tenant approves the Cost Proposal or does not respond to the Cost Proposal, Landlord shall be released by Tenant to purchase the items set forth in the Cost Proposal and to commence the construction relating to such
items. If Tenant disapproves the Cost Proposal, Tenant will specify the basis for such disapproval in reasonable detail and, assuming Landlord does not reject Tenant’s proposed change(s), Landlord will revise the Cost Proposal and submit the
same to Tenant. The scope of Tenant’s review of any such revised Cost Proposal will be limited to Landlord’s correction of the items specified by Tenant in Tenant’s notice of disapproval. Tenant will notify Landlord of Tenant’s
approval or disapproval of such revised Cost Proposal within three (3) Business Days following receipt of same, and this process will continue (with Tenant responding within three (3) Business Days in each case) until Tenant has approved
the Cost Proposal; provided, however, that if Tenant disapproves the Cost Proposal, including any revised version thereof, any delay in construction resulting from any such further disapproval will be Tenant Delay. 

3.3    Construction Costs. 

(a)    Over-Allowance Amount. Not later than five (5) Business Days after the date Landlord notifies Tenant of
Contractor’s bid, Tenant shall deliver to Landlord cash in an amount (the “Over-Allowance Amount”) equal to the difference between (i) the estimated cost of all Allowance Items to be incurred in connection with the
construction of the Tenant Improvements, based in part upon Contractor’s bid (the “Final Costs”) and (ii) the amount of the Allowance (less any portion thereof already disbursed by Landlord, or in the process of being
disbursed by Landlord, on or before such date). The Over-Allowance Amount shall be disbursed by Landlord prior to the disbursement of any then remaining portion of the Allowance, and such disbursement shall be pursuant to the same procedure as the
Allowance. If at any time thereafter any revisions, changes, or substitutions shall be made to the Construction Drawings or the Tenant Improvements, any additional costs which arise in connection with such revisions, changes or substitutions or any
other additional costs shall be paid by Tenant to Landlord immediately upon Landlord’s request as an addition to the Over-Allowance Amount. Tenant shall be responsible for all costs associated with the Tenant Improvements to the extent the same
exceed the Allowance (notwithstanding the content of the Cost Proposal). If after final determination of the actual cost of the Tenant Improvements, such actual costs are less than the Final Costs as determined above, Landlord shall refund to Tenant
the amount of such difference, up to the amount of the Over-Allowance Amount paid by Tenant. 
 (b)    Landlord
Supervision Fee. Landlord shall supervise the construction by Contractor, and Tenant shall pay to Landlord a construction supervision and management fee (the “Landlord Supervision Fee”) in an amount equal to $1.50 per rentable
square foot of the Premises (i.e., $23,616.00). The Landlord Supervision Fee will be deducted from the Allowance. 

(c)    Contractor’s Warranties and Guaranties. Landlord hereby assigns to Tenant, on a nonexclusive basis, all
warranties and guaranties by Contractor relating to the Tenant Improvements, and Tenant hereby waives all claims against Landlord relating to or arising out of the design or construction of the Tenant Improvements. 

  
 C-4 

 (d)    Compliance with Laws. Landlord shall have the
responsibilities with respect to alterations to the Common Areas and the 29th floor restrooms as set forth in Section 5 of the Lease. 

SECTION 4 

SUBSTANTIAL COMPLETION OF THE TENANT IMPROVEMENTS 

4.1    Substantial Completion. For purposes of the Lease, “Substantial Completion” of the
Tenant Improvements shall occur upon the completion of construction of the Tenant Improvements pursuant to the Working Drawings (as reasonably determined by Landlord), with the exception of any punch list items and any tenant fixtures, equipment
(including security and other Tenant systems), work-stations (including any related fixtures and/or equipment electrification), built-in furniture, and telecommunications and data cabling and equipment, all of
which shall be the responsibility of Tenant to purchase and install at Tenant’s sole cost and expense. 

4.2    Delay in Substantial Completion. If there shall be a delay or delays in the Substantial Completion of the
Tenant Improvements, as a result of any of the following (each, a “Tenant Delay”) then, notwithstanding anything to the contrary set forth in the Lease or this Work Agreement and regardless of the actual date of the
Substantial Completion of the Tenant Improvements, for the purpose of determining the commencement of Tenant’s obligation to commence the payment of Rent under the Lease, the date of Substantial Completion of the Tenant Improvements shall be
deemed to be the date the Substantial Completion of the Tenant Improvements would have occurred if no Tenant Delay had occurred: 

(a)    Tenant’s failure to timely respond to any matter requiring Tenant’s approval; 

(b)    Tenant’s failure to timely pay any amount hereunder (including, without limitation, the Over-Allowance Amount
or Tenant’s Share of any costs); 
 (c)    A breach by Tenant of the terms of the Lease or this Work Agreement
(including, without limitation, Tenant’s failure to comply with any time deadlines specified in this Work Agreement); 

(d)    Changes in any of the Construction Drawings after approval of the same for any reason; 

(e)    Tenant’s requirement for materials, components, finishes or improvements which are not available in a
commercially reasonable time, and which are different from, or not included in, the Building Standards; 
 (f)    Changes
to the Building required by the Working Drawings; or 
 (g)    Any other acts or omissions of Tenant, its agents,
employees, contractors or vendors. 

  
 C-5 

 SECTION 5 

MISCELLANEOUS 

5.1    Tenant’s Representative. Tenant has designated John Fernandez as its sole representative with respect
to the matters set forth in this Work Agreement, until further notice to Landlord, who shall have full authority and responsibility to act on behalf of Tenant as required in this Work Agreement. 

5.2    Landlord’s Representative. Landlord has designated Cydney Richardson as its sole representative with
respect to the matters set forth in this Work Agreement, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of Landlord as required in this Work Agreement. 

5.3    Tenant’s Default. Notwithstanding any provision to the contrary contained in the Lease, if a Default by
Tenant under the Lease (including, without limitation, this Work Agreement) has occurred at any time on or before the substantial completion of the Tenant Improvements, then (i) in addition to all other rights and remedies granted to Landlord
pursuant to the Lease, Landlord shall have the right to withhold payment of all or any portion of the Allowance until such time, if any, as the default is cured in accordance with the terms of the Lease, and (ii) all other obligations of
Landlord under the terms of this Work Agreement shall be forgiven until such time as such default is cured pursuant to the terms of the Lease. 

  
 C-6 

 EXHIBIT D 

COMMENCEMENT LETTER 

(EXAMPLE) 
  

			
	Date	  	                                      
      
		
	Tenant	  	FORGEROCK, INC.
	Address	  	                                      
      
		  	                                      
      
		  	                                      
      

  

	Re:	 Commencement Letter with respect to that certain Lease dated as of_______ 2014, by and between CA-MISSION STREET LIMITED PARTNERSHIP, as Landlord, and _______________________ as Tenant, for 15,744 rentable square feet on the twenty-ninth (29th) floor of the Building located at 201 Mission Street, San
Francisco, California. 

 Dear :
                                         
    
 In accordance with the terms and conditions of the above referenced Lease, Tenant accepts possession of the
Premises and acknowledges: 
 1. The Commencement Date is
                                    ; 

2. The Schedule of Base Rent is
                                  ; 

3. The Termination Date is
                                         
 . 
 Please acknowledge the foregoing and your acceptance of possession by signing and returning 3 fully executed counterparts of
this Commencement Letter to my attention. Tenant’s failure to execute and return this letter, or to provide written objection to the statements contained in this letter, within 10 days after the date of this letter shall be deemed an approval
by Tenant of the statements contained herein. 
 CA-MISSION STREET LIMITED PARTNERSHIP, a Delaware limited
partnership 
  

	By:	 NAPI REIT TRS, INC., a Maryland corporation 

	Its:	 General Partner 

By:
                                        
     
 Name:
                                        
     
 Title:
                                        
     

  
 D-1 

			
	Acknowledged and Accepted:
	
	Tenant: FORGEROCK, INC.
		
	By:	 	[EXHIBIT - DO NOT SIGN]
	Name:	 	  

	Title:	 	  

	Date:	 	  

  
 D-2 

 EXHIBIT E 

BUILDING RULES AND REGULATIONS 

This Exhibit is attached to and made a part of the Office Lease Agreement (the “Lease”) by and between CA-MISSION STREET LIMITED PARTNERSHIP (“Landlord”) and FORGEROCK, INC., a Delaware corporation (“Tenant”) for space in the Building located at 201 Mission Street, San Francisco,
California. 
 The following rules and regulations shall apply, where applicable, to the Premises, the Building, the parking facilities (if
any), the Property and the appurtenances. In the event of a conflict between the following rules and regulations and the remainder of the terms of the Lease, the remainder of the terms of the Lease shall control. 

 

	1.	 Sidewalks, doorways, vestibules, halls, stairways and other similar areas shall not be obstructed by Tenant or
used by Tenant for any purpose other than ingress and egress to and from the Premises. No rubbish, litter, trash, or material shall be placed, emptied, or thrown in those areas. At no time shall Tenant permit Tenant’s employees to loiter in
Common Areas or elsewhere about the Building or Property. 

  

	2.	 Plumbing fixtures and appliances shall be used only for the purposes for which designed and no sweepings,
rubbish, rags or other unsuitable material shall be thrown or placed in the fixtures or appliances. 

  

	3.	 No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts of the
Building, except those of such color, size, style and in such places as are first approved in writing by Landlord. All tenant identification and suite numbers at the entrance to the Premises shall be installed by Landlord, at Tenant’s cost and
expense, using the standard graphics for the Building. Except in connection with the hanging of lightweight pictures and wall decorations, no nails, hooks or screws shall be inserted into any part of the Premises or Building except by the Building
maintenance personnel without Landlord’s prior approval, which approval shall not be unreasonably withheld. 

  

	4.	 Landlord may provide and maintain in the first floor (main lobby) of the Building an alphabetical directory
board or other directory device listing tenants and no other directory shall be permitted unless previously consented to by Landlord in writing. 

  

	5.	 Tenant shall not place any lock(s) on any door in the Premises or Building without Landlord’s prior
written consent, which consent shall not be unreasonably withheld, and Landlord shall have the right at all times to retain and use keys or other access codes or devices to all locks within and into the Premises. A reasonable number of keys to the
locks on the entry doors in the Premises shall be furnished by Landlord to Tenant at Tenant’s cost and Tenant shall not make any duplicate keys. One hundred (100) key card for access to the Building shall be furnished by Landlord to Tenant
at Landlord’s cost; any additional key cards or replacement key cards shall be at Tenant’s expense. All keys and key cards shall be returned to Landlord at the expiration or early termination of the Lease. 

  
 E-1 

	6.	 All contractors, contractor’s representatives and installation technicians performing work in the Building
shall be subject to Landlord’s prior approval, which approval shall not be unreasonably withheld, and shall be required to comply with Landlord’s standard rules, regulations, policies and procedures, which may be revised from time to time.

  

	7.	 Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of
merchandise or materials requiring the use of elevators, stairways, lobby areas or loading dock areas, shall be performed in a manner and restricted to hours reasonably designated by Landlord. Tenant shall obtain Landlord’s prior approval by
providing a detailed listing of the activity, including the names of any contractors, vendors or delivery companies, which approval shall not be unreasonably withheld. Tenant shall assume all risk for damage, injury or loss in connection with the
activity. 

  

	8.	 Landlord shall have the right to approve the weight, size, or location of heavy equipment or articles in and
about the Premises, which approval shall not be unreasonably withheld; provided that approval by Landlord shall not relieve Tenant from liability for any damage in connection with such heavy equipment or articles 

 

	9.	 Tenant shall not: (a) make or permit any improper, objectionable or unpleasant noises or odors in the
Building, or otherwise interfere in any way with other tenants or persons having business with them; (b) solicit business or distribute or cause to be distributed, in any portion of the Building, handbills, promotional materials or other
advertising; or (c) conduct or permit other activities in the Building that might, in Landlord’s sole opinion, constitute a nuisance. 

  

	10.	 No animals, except those assisting individuals with disabilities, shall be brought into the Building or kept in
or about the Premises. 

  

	11.	 No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises,
Building or about the Property, except for those substances as are typically found in similar premises used for general office purposes and are being used by Tenant in a safe manner and in accordance with all applicable Laws. Tenant shall not,
without Landlord’s prior written consent, use, store, install, spill, remove, release or dispose of, within or about the Premises or any other portion of the Property, any asbestos-containing materials or any solid, liquid or gaseous material
now or subsequently considered toxic or hazardous under the provisions of 42 U.S.C. Section 9601 et seq. or any other applicable environmental Law which may now or later be in effect. Tenant shall comply with all Laws pertaining to and
governing the use of these materials by Tenant and shall remain solely liable for the costs of abatement and removal. 

  

	12.	 Tenant shall not use or occupy the Premises in any manner or for any purpose which might injure the reputation
or impair the present or future value of the Premises or the Building. Tenant shall not use, or permit any part of the Premises to be used for lodging, sleeping or for any illegal purpose. 

  
 E-2 

	13.	 Tenant shall not take any action which would violate Landlord’s labor contracts or which would cause a
work stoppage, picketing, labor disruption or dispute or interfere with Landlord’s or any other tenant’s or occupant’s business or with the rights and privileges of any person lawfully in the Building (“Labor
Disruption”). Tenant shall take the actions necessary to resolve the Labor Disruption, and shall have pickets removed and, at the request of Landlord, immediately terminate any work in the Premises that gave rise to the Labor Disruption,
until Landlord gives its written consent for the work to resume. Tenant shall have no claim for damages against Landlord or any of the Landlord Related Parties nor shall the Commencement Date of the Term be extended as a result of the above actions.

  

	14.	 Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, electrical
equipment that would overload the electrical system beyond its capacity for proper, efficient and safe operation as determined solely by Landlord. Tenant shall not furnish cooling or heating to the Premises, including, without limitation, the use of
electric or gas heating devices, without Landlord’s prior written consent. Tenant shall not use more than its proportionate share of telephone lines and other telecommunication facilities available to service the Building.

  

	15.	 Tenant shall not operate or permit to be operated a coin or token operated vending machine or similar device
(including, without limitation, telephones, lockers, toilets, scales, amusement devices and machines for sale of beverages, foods, candy, cigarettes and other goods), except for machines for the exclusive use of Tenant’s employees and invitees.

  

	16.	 Bicycles and other vehicles are not permitted inside the Building or on the walkways outside the Building,
except in areas designated by Landlord. 

  

	17.	 Landlord may from time to time adopt systems and procedures for the security and safety of the Building and
Property, its occupants, entry, use and contents. Tenant, its agents, employees, contractors, guests and invitees shall comply with Landlord’s systems and procedures. 

 

	18.	 Landlord shall have the right to prohibit the use of the name of the Building or any other publicity by Tenant
that in Landlord’s sole opinion may impair the reputation of the Building or its desirability. Upon written notice from Landlord, Tenant shall refrain from and discontinue such publicity immediately. 

 

	19.	 Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the
Common Areas, unless a portion of the Common Areas have been declared a designated smoking area by Landlord, nor shall the above parties allow smoke from the Premises to emanate into the Common Areas or any other part of the Building. Landlord shall
have the right to designate the Building (including the Premises) as a non-smoking building. 

  

	20.	 Landlord shall have the right to designate and approve standard window coverings for the Premises and to
establish rules to assure that the Building presents a uniform exterior appearance. Tenant shall ensure, to the extent reasonably practicable, that window coverings are closed on windows in the Premises while they are exposed to the direct rays of
the sun. 

  
 E-3 

	21.	 Deliveries to and from the Premises shall be made only at the times in the areas and through the entrances and
exits reasonably designated by Landlord. Tenant shall not make deliveries to or from the Premises in a manner that might interfere with the use by any other tenant of its premises or of the Common Areas, any pedestrian use, or any use which is
inconsistent with good business practice. 

  

	22.	 The work of cleaning personnel shall not be hindered by Tenant after 5:30 P.M., and cleaning work may be done
at any time when the offices are vacant. Windows, doors and fixtures may be cleaned at any time. Tenant shall provide adequate waste and rubbish receptacles to prevent unreasonable hardship to the cleaning service. 

 

	23.	 Window coverings shall be closed when the effect of sunlight would impose unnecessary loads on the air
conditioning system. 

  

	24.	 Tenant shall not tamper with or attempt to adjust temperature control thermostats in the Premises. Landlord
shall make adjustments in thermostats on call from Tenant. 

  

	25.	 In no event will Tenant install equipment in the Premises of a type or at a level which adversely affects the
temperature range maintained by the Building’s heating and air conditioning system. 

  

	26.	 Landlord reserves the right to make such other and reasonable rules and regulations as in its judgment may from
time to time be needed for the safety, care and cleanliness of the Building and for the preservation of good order therein and will use commercially reasonable efforts to apply such rules and regulations consistently to all tenants of the Building.

  
 E-4 

 EXHIBIT F 

ADDITIONAL PROVISIONS 

This Exhibit is attached to and made a part of the Office Lease Agreement (the “Lease”) by and between CA-MISSION STREET LIMITED PARTNERSHIP (“Landlord”) and FORGEROCK, INC., a Delaware corporation (“Tenant’) for space in the Building located at 201 Mission Street, San Francisco,
California. 
 1.    Letter of Credit. 

(a)    General Provisions. No later than five (5) Business Days after Tenant’s execution of this Lease,
Tenant shall deliver to Landlord, as collateral for the full performance by Tenant of all of its obligations under the Lease and for all losses and damages Landlord may suffer as a result of Tenant’s failure to comply with one or more
provisions of the Lease, including, but not limited to, any post lease termination damages under section 1951.2 of the California Civil Code, a standby, unconditional, irrevocable, transferable letter of credit (the “Letter of
Credit”) in the form of Exhibit H to the Lease and containing the terms required herein, in the face amount of $731,226.67 (the “Letter of Credit Amount”), naming Landlord as beneficiary, issued (or confirmed) by
Silicon Valley Bank or another financial institution reasonably acceptable to Landlord (the “Issuing Bank”), permitting multiple and partial draws thereon from a location in San Francisco, California (or, alternatively, permitting
draws via overnight courier or facsimile), and otherwise in form acceptable to Landlord in its sole discretion. Tenant shall cause the Letter of Credit to be continuously maintained in effect (whether through replacement, amendment, renewal,
amendment or extension) in the Letter of Credit Amount through the date (the “Final LC Expiration Date”) that is 100 days after the scheduled expiration date of the Term. If the Letter of Credit held by Landlord expires earlier than
the Final LC Expiration Date (whether by reason of a stated expiration date or a notice of termination or non-renewal given by the Issuing Bank), Tenant shall deliver a new or amended Letter of Credit or
certificate of renewal or extension to Landlord not later than thirty (30) days prior to the expiration date of the Letter of Credit then held by Landlord. Any renewal, amended or replacement Letter of Credit shall comply with all of the
provisions of this Section 1, shall be irrevocable, transferable (with all transfer costs being the responsibility of Tenant) and shall remain in effect (or be automatically renewable) through the Final LC Expiration Date upon the same terms as
the expiring Letter of Credit or such other terms as may be acceptable to Landlord in its sole discretion. 

(b)    Drawings under Letter of Credit. Upon Tenant’s Default under the Lease(or would be a Default but
Landlord is precluded by applicable Law from sending a notice of default to Tenant), Landlord may, without prejudice to any other remedy provided in this Lease or by law, draw on the Letter of Credit and use all or part of the proceeds as set forth
in Section 1(c) below. In addition, if Tenant fails to furnish such renewal or replacement at least thirty (30) days prior to the stated expiration date of the Letter of Credit then held by Landlord, Landlord may draw upon such Letter of
Credit and hold the proceeds thereof (and such proceeds need not be segregated) in accordance with the terms of this Section 1. 

  
 F-1 

 (c)    Use of Proceeds by Landlord. The proceeds of the Letter of
Credit shall constitute Landlord’s sole and separate property (and not Tenant’s property or the property of Tenant’s bankruptcy estate) and Landlord may immediately upon any draw permitted under the Lease (and without notice to Tenant
except as may be expressly provided in the Lease) apply or offset the proceeds of the Letter of Credit: (i) against any Rent payable by Tenant under the Lease that is not paid when due following any applicable notice and cure periods;
(ii) against all losses and damages that Landlord has suffered or that Landlord reasonably estimates that it may suffer as a result of Tenant’s failure to comply with one or more provisions of the Lease, including any damages arising under
section 1951.2 of the California Civil Code following termination of the Lease, to the extent permitted by the Lease; (iii) against any costs incurred by Landlord permitted to be reimbursed pursuant to the Lease (including attorneys’
fees); and (iv) against any other amount that Landlord may spend or become obligated to spend by reason of Tenant’s Default for which Landlord shall be entitled to seek reimbursement in accordance with the Lease. Provided Tenant has
performed all of its obligations under the Lease, Landlord agrees to pay to Tenant by the Final LC Expiration Date the amount of any proceeds of the Letter of Credit received by Landlord and not applied as allowed above; provided, that if prior to
the Final LC Expiration Date a voluntary petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors, under the Federal Bankruptcy Code, then Landlord shall not be obligated to make such payment
in the amount of the unused Letter of Credit proceeds until either all preference issues relating to payments under the Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy or reorganization case has been dismissed,
in each case pursuant to a final court order not subject to appeal or any stay pending appeal. 
 (d)    Additional
Covenants of Tenant. 
 (i)    If, at any time during the Term, Landlord determines that (i) the Issuing Bank
fails to meet any of the following three ratings standards as to its unsecured and senior, long-term debt obligations (not supported by third party credit enhancement): (x) “AZ or better by Moody’s Investors Service, or its successor, (y)
“A” or better by Standard & Poor’s Rating Service, or its successor; or (z) “A” or better by Fitch Ratings, or its successor or (ii) the Issuing Bank is no longer considered to be well capitalized under the
“Prompt Corrective Action” rules of the FDIC (as disclosed by the Issuing Bank’s Report of Condition and Income (commonly known as the “Call Report”) or otherwise) or (iii) the Issuing Bank has been placed into
receivership by the FDIC, or (iv) the Issuing Bank has entered into any other form of regulatory or governmental receivership, conservatorship or other similar regulatory or governmental proceeding, or is otherwise declared insolvent or
downgraded by the FDIC or closed for any reason, then, within ten (10) calendar days following Landlord’s notice to Tenant, Tenant shall deliver to Landlord a new Letter of Credit meeting the terms of this Section 1 issued by an
Issuing Bank meeting Landlord’s credit rating standards and otherwise acceptable to Landlord, in which event, Landlord shall return to Tenant the previously held Letter of Credit. If Tenant fails to timely deliver such replacement Letter of
Credit to Landlord, such failure shall be deemed a Default under the Lease without the necessity of additional notice or the passage of additional grace periods. 

(ii)    If, as result of any application or use by Landlord of or any part of the Letter of Credit, the amount of the
Letter of Credit plus any cash proceeds previously drawn by Landlord and not applied pursuant to Section 1(c) above, shall be less than the Letter of Credit Amount, Tenant shall, within five (5) days thereafter, provide Landlord with
additional letter(s) of credit in an amount equal to the deficiency (or replacement or amended letter of credit in the total Letter of Credit Amount), and a such additional (or replacement or amended) letter of credit shall

  
 F-2 

 
comply with all of the provisions of this Section 1, and if Tenant fails to comply with the foregoing, notwithstanding anything to the contrary contained in the Lease, the same shall
constitute a Default by Tenant. Tenant further covenants and warrants that it will neither assign, nor encumber the Letter of Credit or any part thereof and that neither Landlord nor successors or assigns will be bound by any such assignment,
encumbrance, attempt assignment or attempted encumbrance. 
 (e)    Nature of Letter of Credit. Landlord and
Tenant (1) acknowledge and agree that in no event or circumstance shall the Letter of Credit or any renewal thereof or substitute therefor or any proceeds thereof be deemed to be or be treated as a “security deposit” and any Law
applicable to security deposits in the commercial context including Section 1950.7 of the California Civil Code, as such section now exists or as may be hereafter amended or succeeded (“Security Deposit Laws”), (2) acknowledge
and agree that the Letter of Credit (including any renewal thereof or substitute therefor or any proceed thereof) is not intended to serve as a security deposit, and the Security Deposit Laws shall have no applicability or relevancy thereto, and
(3) waive any and all rights, duties and obligations either party may now or, in the future, will have relating to or arising from the Security Deposit Laws. Tenant hereby waives the provisions of Section 1950.7 of the California Civil
Code and all other provisions of Law, now or hereafter in effect, which (i) establish the time frame by which Landlord must refund a security deposit under lease, and/or (ii) provide that Landlord may claim from the Security Deposit only
those sums reasonably necessary to remedy defaults in the payment of rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim those sums specified in this Section 1 above and/or
those sums reasonably necessary to compensate Landlord for any loss or damage caused by Tenant’s breach of the Lease or the acts or omission of Tenant or any other Tenant Related Parties, including any damages Landlord suffers following
termination of the Lease, all to the extent Landlord is entitled to recover the same from Tenant pursuant to the terms of the Lease. 

(f)    Reduction in the Letter of Credit Amount. Provided that the Reduction Conditions (defined below) are
satisfied as of the later to occur of a Reduction Date (defined below) and the date of Tenant’s applicable reduction request, upon written request by Tenant, the face amount of the Letter of Credit may be reduced as follows: (i) to
$639,823.34 as of the first (1st) Reduction Date; and (ii) to $548,420.00 as of the second (2nd) Reduction Date; (iii) to $457,016.67 as of the third (3rd) Reduction Date; and (iv) to $365,613.35 as of the fourth (4th) Reduction Date.
Any reduction in the Letter of Credit Amount shall be accomplished by Tenant providing Landlord with a substitute Letter of Credit or an amendment to the existing Letter of Credit, in the reduced amount. In no event shall the Letter of Credit Amount
be reduced below $365,613.35 during the Term. As used herein, the “Reduction Conditions” shall mean that (1) Tenant is not in Monetary Default, (2) no Insolvency Event then exists, (3) no Insolvency Event involving
Tenant has previously occurred, and (4) Tenant has had no more than two (2) previous Monetary Defaults, and both such Monetary Defaults were cured. As used herein, the “Reduction Date” shall mean the date(s) of expiration
of the twenty fourth (24th), thirty sixth (36th), forty eighth (48th) and sixtieth (60th) full calendar months of the Term. If Tenant has failed to meet the Reduction Conditions or any of them as to any Reduction Date, then any subsequent
reduction(s) Tenant is entitled to hereunder shall be reduced by the amount of the reduction Tenant would have been entitled to had Tenant not failed to satisfy the Reduction Conditions or any of them as to such earlier reduction. For example, if
Tenant fails to meet the Reduction Conditions or any of them as to the first Reduction Date, but meets the Reduction Conditions for all subsequent Reduction Dates, then the face amount of the Letter of Credit will be reduced as of the second
Reduction Date to $672,360.64, as of the third Reduction Date to $576,309.12, and as of the fourth Reduction Date to $480,257.60, and will thereafter not be reduced below such amount during the Term. 

  
 F-3 

 2.    Renewal Option. 

(a)    Grant of Option: Conditions. Tenant shall have the right to extend the Term of the Lease (the
“Renewal Option”) for one (1) additional period of five (5) years commencing on the day following the Termination Date and ending on the fifth (5th) anniversary of the Termination Date (the “Renewal
Term”), if: 
 (i)    Landlord receives irrevocable notice of exercise (“Initial Renewal
Notice”) not less than twelve (12) full calendar months prior to the Termination Date and not more than eighteen (18) full calendar months prior to the Termination Date; and 

(ii)    Tenant is not in Default under the Lease at the time that Tenant delivers its Initial Renewal Notice or as of the
Termination Date; and 
 (iii)    No more than twenty-five percent (25%) of the Premises is sublet (other than pursuant
to a Permitted Transfer) at the time that Tenant delivers its Initial Renewal Notice or as of the as of the Termination Date; and 

(iv)    Tenant’s interest in the Lease has not been assigned (other than pursuant to a Permitted Transfer) prior to
the date that Tenant delivers its Initial Renewal Notice or as of the Termination Date. 
 (b)    Terms Applicable to
Premises During Renewal Term. The initial Base Rent rate per rentable square foot of the Premises during the Renewal Term shall equal the Prevailing Market (hereinafter defined) rate per rentable square foot for the Premises. Base Rent during
the Renewal Term shall increase, if at all, in accordance with the increases assumed in the determination of Prevailing Market rate. Tenant shall pay Expenses, Taxes and Insurance Expenses for the Premises during the Renewal Term in accordance with
the terms of the Lease. 
 (c)    Initial Procedure for Determining Prevailing Market. Within thirty
(30) days after receipt of Tenant’s Initial Renewal Notice, Landlord shall advise Tenant of the applicable Base Rent rate for the Premises for the Renewal Term. Within fifteen (15) days after the date on which Landlord advises Tenant
of the applicable Base Rent rate for the Renewal Term, Tenant shall either (i) give Landlord final binding written notice (“Binding Notice”) of Tenant’s agreement with Landlord’s determination of the Prevailing Market
rate for the Renewal Term, or (ii) if Tenant disagrees with Landlord’s determination, provide Landlord with written notice of rejection (the “Rejection Notice”). If Tenant fails to provide Landlord with either a Binding
Notice or Rejection Notice within such fifteen (15) day period, Tenant will be deemed to have delivered a Rejection Notice. If Tenant provides Landlord with a Binding Notice, Landlord and Tenant shall enter into the Renewal Amendment (as
defined below) upon the terms and conditions set forth herein. If Tenant provides (or is deemed to have provided) Landlord with a Rejection Notice, Landlord and Tenant shall work together in good faith to agree upon the Prevailing Market rate for
the Premises during the Renewal Term. Upon agreement, Landlord and Tenant shall enter into the Renewal Amendment in accordance with the terms and conditions hereof. Notwithstanding the foregoing, if Landlord and Tenant fail to agree upon the
Prevailing Market rate within thirty (30) days after the date Tenant provides Landlord with a Rejection Notice (the “Negotiation Period”), the Prevailing Market rate will be determined in accordance with the arbitration
procedures described below. 

  
 F-4 

 (d)    Arbitration Procedure. 

(i)     Landlord and Tenant, within five (5) days after the date of expiration of the Negotiation Period, shall each
simultaneously submit to the other, in a sealed envelope, its good faith estimate of the Prevailing Market rate for the Premises during the Renewal Term (collectively referred to as the “Estimates”). If the higher of such Estimates
is not more than 105% of the lower of such Estimates, then the Prevailing Market rate shall be the average of the two Estimates. If the Prevailing Market rate is not resolved by the exchange of Estimates, then, within fourteen (14) days after
the exchange of Estimates, Landlord and Tenant shall each select a real estate broker to determine which of the two Estimates most closely reflects the Prevailing Market rate for the Premises during the Renewal Term. Each such real estate broker so
selected shall have had at least the immediately preceding ten (10) years’ experience as a real estate broker leasing first-class office space in the San Francisco financial district, with working knowledge of current rental rates and
practices. 
 (ii)    Upon selection, Landlord’s and Tenant’s brokers shall work together in good faith to
agree upon which of the two Estimates most closely reflects the Prevailing Market rate for the Premises. The Estimate chosen by the brokers shall be binding on both Landlord and Tenant. If either Landlord or Tenant fails to appoint a broker within
the fourteen (14) day period referred to above, the broker appointed by the other party shall be the sole broker for the purposes hereof. If the two brokers cannot agree upon which of the two Estimates most closely reflects the Prevailing
Market within twenty (20) days after their appointment, then, within fourteen (14) days after the expiration of such twenty (20) day period, the two brokers shall select a third broker meeting the aforementioned criteria. Once the
third broker (the “Arbitrator”) has been selected as provided for above, then, as soon thereafter as practicable but in any case within fourteen (14) days, the Arbitrator shall select which of the two Estimates most closely
reflects the Prevailing Market rate and such Estimate shall be binding on both Landlord and Tenant. The parties shall share equally in the costs of the Arbitrator. Any fees of any appraiser, counsel or experts engaged directly by Landlord or Tenant,
however, shall be borne by the party retaining such appraiser, counsel or expert. 
 (iii)    If the Prevailing Market
rate has not been determined by the commencement date of the Renewal Term, Tenant shall pay Base Rent upon the terms and conditions in effect during the last month of the Term for the Premises until such time as the Prevailing Market rate has been
determined. Upon such determination, the Base Rent for the Premises shall be retroactively adjusted to the commencement of the Renewal Term. If such adjustment results in an underpayment of Base Rent by Tenant, Tenant shall pay Landlord the amount
of such underpayment within thirty (30) days after the determination thereof. If such adjustment results in an overpayment of Base Rent by Tenant, Landlord shall credit such overpayment against the next installment of Base Rent due under the
Lease and, to the extent necessary, any subsequent installments, until the entire amount of such overpayment has been credited against Base Rent. 

  
 F-5 

 (e)    Renewal Amendment. If Tenant is entitled to and properly
exercises the Renewal Option, Landlord shall prepare an amendment (the “Renewal Amendment”) to reflect changes in the Base Rent, Base Year, term, termination date and other appropriate terms. Tenant shall execute and return the
Renewal Amendment to Landlord within fifteen (15) Business Days after Tenant’s receipt of same, but an otherwise valid exercise of the Renewal Option shall be fully effective whether or not the Renewal Amendment is executed. 

(f)    Prevailing Market. For purposes hereof, “Prevailing Market” shall mean the arms’
length fair market annual rental rate per rentable square foot under new and renewal leases and amendments (other than renewal amendments with rental rates not based on 100% of the then applicable fair market rental rates) with terms
commencing on or about the date on which the Prevailing Market is being determined hereunder, for tenants of comparable credit worthiness to the Tenant, for space comparable to the Premises in the Building and office buildings comparable to the
Building in the San Francisco, California, Financial District. The determination of Prevailing Market shall take into account any material economic differences between the terms of the Lease and any comparison lease or amendment, such as brokerage
commissions, rent abatements, construction costs, and other concessions and the manner, if any, in which the landlord under any such lease is reimbursed for operating expenses and taxes, as well as the level of improvements existing in the Premises.

 3.    Deferred Space. 

(a)    Tenant hereby leases from Landlord and Landlord leases to Tenant approximately 5,744 rentable square feet on the
twenty-ninth (29th) floor of the Building as shown on Exhibit A and labeled “Deferred Space A” and “Deferred Space B” (collectively referred to herein as the “Deferred Space”).
Deferred Space A is deemed to be 2,000 rentable square feet, and Deferred Space B is deemed to be 3,744 rentable square feet. The Lease Term with respect to the Deferred Space A shall commence effective as of the first day of the ninth (9th) full
calendar month after the Commencement Date (the “Deferred Space A Commencement Date”). The Lease Term with respect to Deferred Space B shall commence effective as of the first day of the sixteenth (16th) full calendar month after
the Commencement Date (the “Deferred Space B Commencement Date”). 
 (b)    No delays in Substantial
Completion of any Tenant Improvements shall result in a delay in the Deferred Space A Commencement Date or the Deferred Space B Commencement Date. The Deferred Space shall be a part of the Premises and subject to all the terms and conditions of this
Lease, except that no allowances, credits, abatements or other concessions (if any) set forth in this Lease for the Premises as constituted on the Effective Date or any other expansions shall apply to the Deferred Space except as expressly set forth
in the Lease. 
 (c)    The Deferred Space shall be leased by Tenant pursuant to all the terms and conditions of the
Lease, except that Base Rent rate per rentable square foot for the Deferred Space shall be the same as the Base Rent rate per square foot for the Premises on the Deferred Space Commencement Date, as provided in Section 1.03 of the Lease, and
shall increase at such times and in such amounts as the Base Rent for the Premises as provided in Section 1.03 of the Lease, .and the Base Year for Real Estate Taxes and for Operating Expenses for both Deferred Space A and Deferred Space B
shall be 2015. 

  
 F-6 

 (d)    Tenant acknowledges that there is and will not be a demising wall
or walls between Premises as it exists prior to the addition of the Deferred Space, and the Deferred Space. Tenant agrees that Tenant, its employees, contractors, officers, shareholders, visitors, invitees, and agents (the “Tenant
Parties”) shall not have the right to use or occupy any portion of Deferred Space A prior to the Deferred Space A Commencement Date, and shall not have the right to use or occupy any portion of Deferred Space B prior to the Deferred Space B
Commencement Date. For purposes of this Section 3(d), “use” includes, without limitation, having furniture or equipment within or resting on any portion of the Deferred Space, or use of such space for storage of any kind, but does not
include walking through the Deferred Space to reach another portion of the Premises. If at any time prior to the Deferred Space A Commencement Date, as to Deferred Space A and Deferred Space B, and at any time prior to the Deferred Space B
Commencement Date, as to Deferred Space B, and effective immediately as of such time as any Tenant Parties for any reason whatsoever violates the use restrictions for the Deferred Space as set forth in this Section 3(d), Landlord shall be
entitled, from that date forward, and without notice and without any opportunity to cure, to receive Rent on the entirety of the Deferred Space from Tenant in an amount equal to the per rentable square foot amount payable per month by Tenant at
that-time as to the Premises, increasing over time as set forth in Section 1.03 of the Lease. In addition, Tenant specifically agrees that its indemnity and waiver of claims contained in Section 13 of the Lease shall apply to Deferred
Space A and Deferred Space B as of the Commencement Date of this Lease, and that Tenant furthermore acknowledges and agrees that Tenant’s Insurance shall extend to and be contractually endorsed to cover all of Deferred Space A and Deferred
Space B as of the Commencement Date of this Lease. 

  
 F-7 

 EXHIBIT G 

PARKING AGREEMENT 

This Exhibit (the “Parking Agreement”) is attached to and made a part of the Office Lease Agreement (the
“Lease”) by and between CA-MISSION STREET LIMITED PARTNERSHIP (“Landlord”) and FORGEROCK, INC. (“Tenant”) for space in the Building located at 201 Mission
Street, San Francisco, California. 
 1.    During the Term, Tenant has the right to lease from Landlord and Landlord
agrees to lease to Tenant two (2) parking spaces (the “Spaces”) for the use of Tenant and Tenant’s clients and their respective employees in the surface parking lot servicing the Building (the “Parking
Lot”), located adjacent to the Building on the southeast side. Tenant’s rights under this Parking Agreement are contingent upon Tenant delivering not less than ten (10) days’ written notice to Landlord stating its election to
lease the Space(s), provided that Landlord may permit Tenant to lease the applicable Space(s) prior to the passage of such ten (10)-day period if such Space(s) are readily available. Tenant may elect not to
lease any or all of the Spaces by delivering written notice to Landlord, and such termination will be effective on the last day of the calendar month during which Tenant delivers such notice, provided that if Landlord receives such notice less than
three (3) days prior to the last day of the month, then such termination shall be effective on the last day of the following calendar month. If, following any such termination described in the foregoing sentence, Tenant may elect to re-lease the applicable Space(s) (subject to availability) under the terms and conditions hereof by delivering written notice of such election to Landlord. In addition to the Spaces described above, Tenant may lease
from Landlord additional spaces in the Parking Lot on a month-to-month basis, subject to the availability, and subject to the terms and conditions of this Parking
Agreement. The rent for such Spaces will initially be as follows: Tenant will pay $425.00 per month for each Space; said rate is subject to adjustment from time to time in Landlord’s sole but reasonable discretion. Such charges, if any, shall
be payable in advance to Landlord or such other entity as designated by Landlord, and shall be sent concurrent with Tenant’s payment of monthly Base Rent to the address Landlord designates from time to time. Except as otherwise set forth herein
below, no deductions from such charges, if any, shall be made for days on which the Parking Lot is not used by Tenant. 

2.    Tenant shall at all times comply with all applicable ordinances, rules, regulations, codes, laws, statutes and
requirements of all federal, state, county and municipal governmental bodies or their subdivisions respecting the use of the Parking Lot. Landlord reserves the right to adopt, modify and enforce reasonable rules (“Rules”) governing
the use of the Parking Lot from time to time. Landlord shall provide Tenant with one (1) parking pass for each of the Spaces, provided that Landlord shall have the right to require Tenant to place a deposit on each such parking pass and to pay
a fee for any lost or damaged parking pass. Landlord may refuse to permit any person who violates such Rules to park in the Parking Lot, and any violation of the Rules shall subject the car to removal from the Parking Lot following reasonable
notice. Tenant shall comply with and cause its employees to comply with all the Rules as well as all reasonable additions and amendments thereto. 

  
 G-1 

 3.    Unless specified to the contrary above, the Spaces hereunder shall
be provided on a non-designated “first-come, first-served” basis. Landlord reserves the right to assign other specific parking spaces, and to reserve other parking spaces for visitors, small cars,
handicapped persons and for other tenants, guests of tenants or other parties, which assignment and reservation or spaces may be relocated as determined by Landlord from time to time, and Tenant and persons designated by Tenant hereunder shall not
park in any such location designated for such assigned or reserved parking spaces. 
 4.    Tenant shall not store or
permit its employees to store any automobiles in the Parking Lot without the prior written consent of the operator. Except for emergency repairs, Tenant and its employees shall not perform any work on any automobiles while located in the Parking
Lot. If it is necessary for Tenant or its employees to leave an automobile in the Parking Lot overnight, Tenant shall provide the operator with prior notice thereof designating the license plate number and model of such automobile. 

5.    Landlord shall have the right to temporarily close the Parking Lot, or certain areas therein in order to perform
necessary repairs, maintenance and improvements to the Parking Lot, and in such events, Landlord shall refund any prepaid parking fee hereunder for any Spaces affected by such closure, prorated on a per diem basis. 

6.    LANDLORD SHALL NOT BE LIABLE FOR ANY LOSS, INJURY OR DAMAGE TO PERSONS USING THE PARKING LOT OR AUTOMOBILES OR
OTHER PROPERTY THEREIN, IT BEING AGREED THAT, TO THE FULLEST EXTENT PERMITTED BY LAW, THE USE OF THE SPACES SHALL BE AT THE SOLE RISK OF TENANT AND ITS EMPLOYEES. WITHOUT LIMITING THE FOREGOING, TENANT HEREBY VOLUNTARILY RELEASES, DISCHARGES, WAIVES
AND RELINQUISHES ANY AND ALL ACTIONS OR CAUSES OF ACTION FOR PERSONAL INJURY OR PROPERTY DAMAGE OCCURRING TO TENANT ARISING AS A RESULT OF PARKING IN THE PARKING LOT, OR ANY ACTIVITIES INCIDENTAL THERETO, WHEREVER OR HOWEVER THE SAME MAY OCCUR, AND
FURTHER AGREES THAT TENANT WILL NOT PROSECUTE ANY CLAIM FOR PERSONAL INJURY OR PROPERTY DAMAGE AGAINST LANDLORD OR ANY OF THE LANDLORD RELATED PARTIES FOR ANY SAID CAUSES OF ACTION. IN ALL EVENTS, TENANT AGREES TO LOOK FIRST TO ITS INSURANCE CARRIER
AND TO REQUIRE THAT TENANT’S EMPLOYEES LOOK FIRST TO THEIR RESPECTIVE INSURANCE CARRIERS FOR PAYMENT OF ANY LOSSES SUSTAINED IN CONNECTION WITH ANY USE OF THE PARKING LOT. TENANT HEREBY WAIVES ON BEHALF OF ITS INSURANCE CARRIERS ALL RIGHTS OF
SUBROGATION AGAINST LANDLORD OR LANDLORD RELATED PARTIES. 
 7.    Except in connection with a Permitted Transfer, or
in connection with a Transfer of this Lease consented to by Landlord in accordance with the provisions of Section 11 of the Lease, Tenant shall not assign its rights under this Parking Agreement or sublease any Space without the consent of
Landlord. Landlord shall have the right to terminate this Parking Agreement with respect to any Space that Tenant desires to sublet or assign its rights thereto. 

  
 G-2 

 8.    Landlord hereby reserves the right to enter into a management
agreement or lease with another entity for the operation of the Parking Lot (“Operator”). In such event, Tenant, upon request of Landlord, shall enter into a parking agreement upon substantially the same terms hereunder with the
Operator and pay the Operator the monthly charge established hereunder, and Landlord shall have no liability for claims arising through acts or omissions of the Operator. It is understood and agreed that the identity of the Operator may change from
time to time during the Term. In connection therewith, any parking lease or agreement entered into between Tenant and any Operator shall be freely assignable by such Operator or any successors thereto. 

  
 G-3 

 EXHIBIT H 

FORM LETTER OF CREDIT 

  
 H-1SusGlobal Energy Corp.: Exhibit 4.1 - Filed by newsfilecorp.com

    

    
        	
                    LRO # 62    Charge/Mortgage

                	
                    Receipted as WE1538567 on 2021 08 17

                	
                    at 16:49

                
	 	 	 
	
                    The applicant(s) hereby applies to the Land Registrar.

                	
                    yyyy mm dd

                	
                    Page 1 of 24

                

    

    

    	Properties

    

    	
                PIN

            	
                17566 - 0044 LT

            	
                Interest/Estate

            	
                Fee Simple

            
	
                Description

            	
                PT LT 28 CON 1 SALTFLEET, PART 1 ON 62R9597, EXCEPT PARTS 1 & 2 ON

            
	
                 

            	
                EXPROPRIATION PLAN WE158566, S/T NS288847 ; HAMILTON

            
	
                Address

            	
                520 NASH ROAD

            
	
                 

            	
                HAMILTON

            

    

    	Chargor(s)

    The chargor(s) hereby charges the land to the chargee(s). The chargor(s) acknowledges the receipt of the charge and the standard charge terms, if any.

    	
                Name

            	
                SUSGLOBAL ENERGY CANADA I LTD.

            
	
                Address for Service

            	
                200 Davenport Road

            
	
                 

            	
                Toronto, Ontario, M5R 1J2

            
	
                I, Marc Hazout, President and CEO, have the authority to bind the corporation.

            
	
                This document is not authorized under Power of Attorney by this party.

            

    

    	
                Chargee(s)

            	
                Capacity

            	
                Share

            

    

    	
                Name

            	
                ROMSPEN INVESTMENT CORPORATION

            
	
                Address for Service

            	
                162 Cumberland Street, Suite 300

            
	
                 

            	
                Toronto, Ontario M5R 3N5

            
	
                 

            	
                 

            
	
                Statements

            	
                 

            

    Schedule: See Schedules

    	Provisions

    

    	
                Principal

            	
                $2,000,000.00

            	
                Currency

            	
                CDN

            
	
                Calculation Period

            	
                monthly, not in advance

            	
                 

            	
                 

            
	
                Balance Due Date

            	
                2023/0817

            	
                 

            	
                 

            
	
                Interest Rate

            	
                2% per annum

            	
                 

            	
                 

            
	
                Payments

            	
                 

            	
                 

            	
                 

            
	
                Interest Adjustment Date

            	
                2021 08 17

            	
                 

            	
                 

            
	
                Payment Date

            	
                17th of each and every month

            	
                 

            	
                 

            
	
                First Payment Date

            	
                2021 09 17

            	
                 

            	
                 

            
	
                Last Payment Date

            	
                2023 08 17

            	
                 

            	
                 

            
	
                Standard Charge Terms

            	
                200033

            	
                 

            	
                 

            
	
                Insurance Amount

            	
                Full insurable value

            	
                 

            	
                 

            
	
                Guarantor

            	
                 

            	
                 

            	
                 

            

    

    	Signed By

    

    	
                Sean Ian Moore

            	
                Bay Adelaide Centre 333 Bay

            	
                acting for

            	
                Signed 2021 08 17

            
	
                 

            	
                 

            	
                Street Suite 3400

            	
                Chargor(s)

            	
                 

            
	
                 

            	
                 

            	
                Toronto

            	
                 

            	
                 

            
	
                 

            	
                 

            	
                M5H 2S7

            	
                 

            	
                 

            
	
                Tel

            	
                416-979-2211

            	
                 

            	
                 

            	
                 

            
	
                Fax

            	
                416-979-1234

            	
                 

            	
                 

            	
                 

            
	
                I have the authority to sign and register the document on behalf of the Chargor(s).

            	
                 

            	
                 

            

    

    	Submitted By

    

    	
                GOODMANS LLP

            	
                Bay Adelaide Centre 333 Bay Street

            	
                2021 08 17

            
	
                 

            	
                 

            	
                Suite 3400

            	
                 

            
	
                 

            	
                 

            	
                Toronto

            	
                 

            
	
                 

            	
                 

            	
                M5H 2S7

            	
                 

            
	
                Tel

            	
                416-979-2211

            	
                 

            	
                 

            
	
                Fax

            	
                416-979-1234

            	
                 

            	
                 

            

    

    

    
        	
                    LRO # 62    Charge/Mortgage

                	
                    Receipted as WE1538567 on 2021 08 17

                	
                    at 16:49

                
	 	 	 
	
                    The applicant(s) hereby applies to the Land Registrar.

                	
                    yyyy mm dd

                	
                    Page 2 of 24

                

    

    

    	Fees/Taxes/Payment

    

    	
                Statutory Registration Fee

            	
                $65.30

            
	
                Total Paid

            	
                $65.30

            

    

    	File Number

    

    	
                Chargee Client File Number :

            	
                41227-230

            

    

    

    Charge Provisions

    Page 1

    SCHEDULE "A"

    CHARGE PROVISIONS

    Romspen Investment Corporation (the "Chargee") Mortgage Loan to Susglobal Energy Canada I Ltd. (the "Chargor") on the security of 520 Nash Road North, Hamilton, Ontario (the "Property")

    1. DEFINITIONS

    In this schedule and the Charge, as amended, the following definitions shall apply and to the extent they are the same as a definition contained in the Charge shall replace those definitions:

    1.1 "Balance Due Date" means the 17th day of August, 2023;

    1.2 "Chargor" means the Chargor listed above;

    1.3 "Charge" means the Charge/Mortgage of Land referred to in the first recital above and all schedules attached to the Charge and all amendments thereto and replacements thereof from time to time;

    1.4 "Chargee" means Romspen Investment Corporation and all Persons in whose favour the Charge is given and who is or are named in the Charge as Chargee;

    1.5 "Costs" includes all costs, fees, charges and expenses of every nature and kind whatsoever incurred by the Chargee or paid by the Chargee to any other party in connection with the protection and preservation of the Property or any other security held by the Chargee, or for the purpose of preserving and maintaining the enforceability and priority of the Charge and any such other security, or in connection with any and all demands and enforcement proceedings of every nature and kind made or carried out by or on behalf of the Chargee under or pursuant to the Charge, and includes, without limitation, legal costs incurred by the Chargee on a full indemnity basis;

    1.6 "Commitment" means the an agreement of purchase and sale made as of February 10, 2021, as amended by an amending agreement made as of April 8, 2021, as amended by a waiver and amending agreement made as of May 20, 2021, and as amended by a third amending agreement made as of August 3, 2021, and all amendments thereto and renewals or replacements thereof from time to time;

    1.7 "Condominium Corporation" INTENTIONALLY DELETED;

    1.8 "Environmental Laws" means, in respect of any Person, property, transaction or event, all applicable laws, statutes, rules, by-laws and regulations, and all applicable directives, orders, codes, judgments and decrees of Governmental Bodies, whether now in existence or hereafter arising, intended to regulate and/or protect the environment and/or any living thing and/or relating to Hazardous Substances;

    1.09 "Governmental Body" means any government, parliament, legislature, or any regulatory authority, bureau, tribunal, department, instrumentality, agency, commission or board of any government, parliament or legislature, or any court, and without limiting the foregoing, any other law, regulation or rule-making entity having or purporting to act under the authority of any of the foregoing (including, without limitation, any arbitrator) and "Governmental Bodies" means any one or more of the foregoing collectively;

    1.10 "Guarantee" INTENTIONALLY DELETED;

    1.11 "Hazardous Substance" means any hazardous or dangerous waste or substance, pollutant, contaminant, waste or other substance without limitation, whether solid, liquid or gaseous in form, which when released into the natural environment may, based upon reasonably authoritative information then available concerning such substance, immediately or in the future directly or indirectly cause material harm or degradation to the natural environment or to the health or welfare of any living thing and includes, without limiting the generality of the foregoing,

    

    Charge Provisions

    Page 2

    1.11.1 any such substance as defined or designated under any Environmental Laws;

    1.11.2 asbestos, urea formaldehyde, poly-chlorinated biphenyl (PCB) and materials manufactured with or containing the same; and,

    1.11.3 radioactive and toxic substances;

    and "Hazardous Substances" means any one or more of the foregoing collectively;

    1.12 "Interest Adjustment Date" means the 17th day of August, 2021;

    1.13 "Interest Rate" means interest of two (2%) percent per annum;

    1.14 "Monthly Payments" means the monthly payments of interest only, pursuant to the Commitment;

    1.15 "Person" means an individual, sole proprietorship, partnership, joint venture, syndicate, association, trust, body corporate, a natural person in its capacity as trustee, personal representative or other legal representative, the Crown or any agency or instrumentality thereof, and/or any other entity recognized by law;

    1.16 "Principal or Principal Amount" means the principal amount of Two Million ($2,000,000.00) Dollars in lawful money of Canada as it may be increased or decreased prior to registration of a discharge of the Charge;

    1.17 "Property" means the Property described in Schedule "B" attached hereto, and tenements, hereditaments and appurtenances and any estate or interest therein described in the Charge, and all buildings and improvements now or hereafter situate or constructed thereon, and all easements, rights-of-way and other appurtenances thereto, and all structures, additions, improvements, machinery, equipment, decorations and other fixtures of every nature and kind (whether or not affixed in law) attached thereto or placed, installed or erected thereon or used in connection therewith;

    1.18 "Receiver" means any receiver, receiver and manager, receiver-manager or trustee of the Property as may be appointed from time to time by the Chargee pursuant to the provisions of the Charge or by any court of competent jurisdiction;

    1.19 "Taxes" means all taxes, rates, assessments, local improvement charges, levies, penalties and other charges imposed upon or in respect of the Property by any Governmental Body having jurisdiction.

    2. CHARGE

    Upon the request of the Chargee, the Chargor hereby gives this Charge and charges the Property as security for full payment to the Chargee of the Principal Amount, Interest and all other amounts payable hereunder and as security for the observance and performance of all of the obligations of the Chargor to the Chargee pursuant to this Charge or otherwise.

    3. STATUTORY REFERENCES

    Unless expressly stipulated or otherwise required by the context, all references in the Charge to any federal, provincial or municipal statute, regulation, by-law, order, directive or other governmental enactment shall be deemed to be and construed as a reference to the same as amended or re-enacted from time to time.

    4. EXCLUSION OF STATUTORY COVENANTS

    The implied covenants deemed to be included in a charge under sub-section 7(1) of the Land Registration Reform Act (Ontario) shall be and are hereby expressly excluded and replaced by the terms hereof which are covenants by the Chargor, for and on behalf of the Chargor, with the Chargee.

    

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    5. SHORT FORMS OF MORTGAGES ACT - INTENTIONALLY DELETED

    6. PROVISO FOR REDEMPTION

    Provided the Charge to be void upon payment of the principal sum hereby secured, in lawful money of Canada, with interest as herein provided and taxes and performance of statute labour and performance of all covenants and agreements contained in the Charge.

    7. RELEASE

    And the Chargor releases to the Chargee all its claims upon the Property subject to the proviso for redemption herein.

    8. ADVANCE OF FUNDS

    The Chargor agrees that neither the preparation, execution nor registration of the Charge shall bind the Chargee to advance the monies hereby secured, nor shall the advance of a part of the principal sum herein bind the Chargee to advance any unadvanced portion thereof, but nevertheless the estate hereby charged shall take effect forthwith upon the execution of the Charge by the Chargor, and the expenses of the examination of the title and of the Charge and valuation are to be secured hereby in the event of the whole or any balance of the principal sum herein not being advanced, the same to be charged hereby upon the Property, and shall be without demand thereof, payable forthwith with interest at the rate provided for in the Charge, and in default the remedies herein shall be exercisable.

    9. INTEREST RATE

    The interest rate is 2% per annum, compounded monthly.

    10. REPAYMENT

    The Charge is repayable in monthly payments of interest only pursuant to the Commitment, not in advance.

    The Chargor agrees that in case default shall be made in payment of any sum to become due for interest at any time appointed for payment thereof as aforesaid, compound interest shall be payable and the sum in arrears for interest from time to time, as well after as before maturity, shall bear interest at the rate aforesaid, and in case the interest and compound interest are not paid in one (1) month from the time of default a rest shall be made, and compound interest at the rate aforesaid shall be payable on the aggregate amount then due, as well after as before maturity, and so on from time to time, and all such interest and compound interest shall be a charge upon the Property.

    11. PREPAYMENT PRIVILEGE

    The Chargor shall, when not in default, have the right at any time and from time to time to prepay all or a portion of the amount outstanding under this Charge prior to the Maturity Date, without penalty, notice or bonus.

    12. CONDITIONS UPON MATURITY DATE

    In the event that the Chargor fails to repay the principal and interest outstanding on the Balance Due Date or any renewal thereof agreed to by the Chargee, the Chargee may, at its sole discretion, extend the mortgage for a period of one (1) month from the original Balance Due Date or any renewal thereof agreed to by the Chargee, at an interest rate equal to the higher between the Interest Rate for the Charge and the then Royal Bank of Canada Prime Rate per annum plus five percent (5.00%), calculated and payable monthly. In the event that the Charge has not been repaid or renewal has not been finalized within this one (1) month period, then there will be no further extensions, the Chargee may exercise its remedies under the Security.

    

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    The interest rate applicable will be determined by the Chargee on the first (1st) Banking Day of the month in which the Charge matures.

    "Royal Bank of Canada Prime Rate" means the rate of interest, expressed as a percentage per annum, published and quoted by Royal Bank of Canada's Toronto, Ontario, Head Office and which is commonly known as the prime lending rate for commercial loans in Canadian Dollars.

    "Banking Day" for the purposes of this clause, will mean a day on which the Toronto, Ontario, Head Office for the Royal Bank of Canada is open for business and which is not a Saturday, Sunday, Civic or Statutory Holiday.

    All other terms and covenants under the existing mortgage and charge shall continue to apply.

    The mortgage and charge may be paid in full on the Balance Due Date or an renewal thereof agreed to by the Chargee, or any time during the one (1) month extension period without notice, bonus or penalty, other than payment of the Extension Fee and any applicable discharge fees as hereafter set out.

    An extension fee which is the greater of Five Thousand Dollars ($5,000.00) or one percent (1.00%) of the outstanding balance shall be added to the principal balance ii this extension provision is utilized.

    13. NO FURTHER ENCUMBRANCES

    In the event that the Chargor enters into, creates, incurs, assumes, suffers or permits to exist any additional charge, pledge or other financing of the Property, all sums secured hereunder shall, at the Chargee's option, become due and payable forthwith unless the prior written consent of the Chargee has been obtained, which consent may be arbitrarily or unreasonably withheld.

    14. PARTIAL DISCHARGES

    The Chargor shall have no right to obtain a partial discharge (s) of the Charge, except in connection with bona fide conveyances to the City of Hamilton or other Governmental Body as may be required by any agreement entered into between the Chargor and any Governmental Body in respect of any construction or development in connection with the Property.

    15. REFINANCING - INTENTIONALLY DELETED

    16. CROSS-DEFAULT WITH OTHER LOANS IN FAVOUR OF THE CHARGEE - INTENTIONALLY DELETED

    17. ASSIGNMENT BY CHARGOR

    The Chargor shall not assign its rights and obligations pursuant to the Commitment, and/or the security required by the Commitment in whole or in part, without the Chargee's prior written consent, which consent may be withheld in the Chargee's sole and absolute discretion.

    18. CHARGOR'S COVENANTS

    The Chargor covenants with the Chargee that the Chargor will pay the principal sum herein and interest and observe the proviso for redemption herein, and will pay as they fall due all Taxes and when required by the Chargee, shall transmit the receipts therefore to the Chargee;

    The Chargor further covenants with the Chargee that the Chargor will pay all amounts which are payable hereunder or which are capable of being added to the principal sum herein pursuant to the provisions of the Charge including, without limiting the generality of the foregoing, all servicing or other fees, costs or charges provided for herein; all insurance premiums; the amount paid for the supply of any fuel or utilities to the Property; all costs, commissions, fees and disbursements incurred by the Chargee in constructing, inspecting, appraising, selling, managing, repairing or maintaining the Property following an event of default by the Chargor; all reasonable Costs incurred by the Chargee with respect to the Charge or incurred by the Chargee arising out, of or in any way related to the Charge (other than its initial consummation and registration); any amounts paid by the Chargee on account of any encumbrance, lien or charge against the Property and any and all Costs incurred by the Chargee arising out of, or in any way related to, the Chargee realizing on its security by sale or lease or otherwise;

    

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    And that the Chargor has a good title in fee simple to the Property and has good right, full power and lawful and absolute authority to charge the Property and to give the Charge to the Chargee upon the covenants contained in the Charge;

    And that the Chargor has not done, committed, executed or wilfully or knowingly suffered any act, deed, matter or thing whatsoever whereby or by means whereof the Property, or any part or parcel thereof, is or shall or may be in any way impeached, charged, affected or encumbered in title, estate or otherwise, except as the records of the land registry office disclose; and free from all encumbrances except as may be permitted by the Chargee or "Permitted Encumbrances" as contemplated by the Commitment;

    And that the Chargor will execute such further assurances of the Property as may be requisite;

    And that the Chargor will produce the title deeds and allow copies to be made at the expense of the Chargor.

    19. COMPLIANCE WITH LAWS AND REGULATIONS

    The Chargor shall, in its ownership, operation and use of the Property, promptly and at all times observe, perform, execute and comply in all material respects with all laws, rules, requirements, orders, directions, ordinances and regulations applicable to the Property of every Governmental Body having jurisdiction with respect to the same, and further agrees at its cost and expense to take any and all steps or make any improvements or alterations thereto, structural or otherwise, ordinary or extraordinary, as any such Governmental Body may notify the Chargor is required as a condition to compliance with any such present or future laws, rules, requirements, orders, directions, ordinances or regulations.

    20. CHANGE OF USE

    The Chargor will not change or permit to be changed the existing use or uses of the Property without the prior written consent of the Chargee or except as otherwise permitted under existing zoning by-laws.

    21. REPAIR

    The Chargor will keep the Property including the buildings, erections and improvements thereon in good condition and repair according to the nature and description thereof, and the Chargee may, whenever it deems necessary (but upon not less than 48 hours' prior notice), enter upon and inspect the Property if it has reason to believe the Chargor is permitting the Property to waste,, and the cost of such inspection shall be added to the indebtedness secured hereunder, and if the Chargor neglects to keep the Property in good condition and repair, or commits or permits any act of waste on the Property (as to which the Chargee shall be sole judge, acting reasonably) or makes default as to any of the covenants or provisos herein contained, the principal sum herein shall, at the option of the Chargee, forthwith become due and payable, and in default of payment thereof with interest as in the case of payment before maturity, the powers of entering upon and leasing or selling hereby given may be exercised forthwith and the Chargee, upon five days notice to the Chargor and in the event that the Chargor does not in such period cause and diligently proceed with such repairs, may make such repairs as it deems necessary, and the cost thereof with interest at the rate aforesaid shall be added to the monies hereby secured and shall be payable forthwith and be a charge upon the Property prior to all claims thereon subsequent to the Charge.

    

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    22. ALTERATIONS OR ADDITIONS - INTENTIONALLY DELETED

    23. PROPERTY INCLUDE ALL ADDITIONS

    The Property shall include all structures and installations brought or placed on the Property for the particular use and enjoyment thereof or as an integral part of or especially adapted for the buildings thereon whether or not affixed in law to the Property including, without limiting the generality of the foregoing, piping, plumbing, electrical equipment or systems, aerials, refrigerators, stoves, clothes washers and dryers, dishwashers, incinerators, radiators and covers, fixed mirrors, fitted blinds, window screens and screen doors, storm windows and storm doors, shutters and awnings, floor coverings, fences, air conditioning, ventilating, heating, lighting, and water heating equipment, cooking and refrigeration equipment and all component parts of any of the foregoing and that the same shall become fixtures and an accession to the freehold and a part of the realty.

    24. ENVIRONMENTAL WARRANTY AND INDEMNITY

    The Chargor covenants and agrees that:

    24.1 They will provide the Chargee with full and complete copies of all communications received from time to time from all Governmental Bodies with respect to the Property;

    24.2 They will provide to the Chargee on request and from time to time, information with respect to the status of the environmental matters referred to herein and will complete and deliver, on request, the Chargee's standard form of report, if any, on environmental matters.

    Should the Chargee have reasonable grounds to believe the Chargor has emitted Hazardous Substances on or from the Property in amounts exceeding those permitted under applicable law, the Chargee shall be permitted to conduct, at the Chargor's sole expense, from time to time as may be reasonably required, any and all reasonable tests, inspections, appraisals and environmental audits of the Property so as to determine and ensure continuing compliance with the provisions of this Section 24 including, without limitation, the right to conduct non-invasive soil tests and to review and copy any records relating to the Property and/or to the businesses and other activities conducted thereon.

    The Chargor agrees to indemnify and save fully and completely harmless the Chargee and its officers, directors, employees, agents and shareholders from and against any and all losses, damages, demands, claims, actions, charges, orders, directives, undertakings, costs, legal fees and expenses, of every nature and kind, whatsoever and howsoever, which at any time or from time to time may be paid by, or incurred by, or suffered by, or asserted against, any of them as a direct or indirect result of:

    a) a breach of any of the covenants hereinbefore set out;

    b) the presence of any Hazardous Substance in, on, under or about the Property, other than any Hazardous Substance which may have existed at the Property during the time that the Chargee was in possession of the Property;

    c) the breach of any Environmental Laws for the period of time that the Chargor owns the Property; and/or,

    d) the discharge, emission, release, spill or disposal of any Hazardous Substance from the Property into or upon any land, the atmosphere, any watercourse, body of water or wetland or any other property not in compliance with applicable law, and occurring as a result of the acts or omissions of the Chargor from and after the time that the Chargor acquires the Property.

    The covenants, acknowledgments and indemnifications set out in this Warranty and Indemnity shall survive the release and discharge of the Charge and of any other security held by the Chargee and the repayment and satisfaction of the indebtedness secured by the Charge.

    

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     25. INSPECTION

    Subject to and in accordance with Section 21,the Chargee shall have access to and the right to inspect the Property at all reasonable times.

    26. UTILITIES

    The Chargor covenants that it will pay all utility and fuel charges related to the Property as and when they are due and that the Chargor will not allow or cause the supply of utilities or fuel to the Property to be interrupted or discontinued and that, if the supply of fuel oil or utilities is interrupted or discontinued, the Chargor will take all steps that are necessary to ensure that the supply of utilities or fuel is restored forthwith.

    27. INSURANCE

    The Chargor will insure and keep insured during the term of the Charge the buildings and other improvements on the Property (now or hereafter erected) on an all-risks basis in an amount of not less than the greater of the full replacement value of the buildings located thereon from time to time, or the principal money herein, with no co-insurance provisions and with the Chargee's standard mortgage clause forming part of such insurance policy. The Chargor shall carry such liability, rental, loss of income, business interruption, boiler, plate glass and other insurance coverage as is required by the Chargee, acting reasonably, to be placed with such insurance companies and in such amounts and in such form as may be acceptable to the Chargee. All such policies shall provide for loss payable to the Chargee and contain such additional clauses and provisions as the Chargee may require, acting reasonably. A copy of all insurance policies and endorsements from the insurer to the effect that coverage has been bound and/or extended for a minimum period of at least one year and that all premiums with respect to such term of such coverage have been paid for in full, shall be produced to the Chargee prior to any advance and at least thirty (30) days before expiration of any term of any such respective policy, failing which the Chargee may provide therefore and charge the premium paid therefore and interest thereon at the aforesaid rate to the Chargor and any amounts so paid by the Chargee shall be payable forthwith to the Chargee and shall also be a charge upon the Property and secured by the Charge. It is further agreed that the Chargee may at any time require any insurance on the said buildings to be cancelled and new insurance effected with a company to be named by it, and also may, of its own accord, effect or maintain any insurance herein provided for, and any amount paid by the Chargee therefore shall be forthwith payable to it, together with interest at the rate aforesaid by the Chargor (together with any Costs of the Chargee as herein set out), and shall be a charge upon the Property and secured by the Charge.

    In the event that the evidence of continuation of such insurance as herein required has not been delivered to the Chargee within the required time, the Chargee shall be entitled to a reasonable servicing fee for each written inquiry which the Chargee shall make to the insurer or the Chargor pertaining to such renewal (or resulting from the Chargor's non- performance of the within covenant). In the event that the Chargee pursuant to the within provision arranges insurance coverage with respect to the Property, the Chargee, in addition to the aforenoted servicing fee, shall be entitled to a further reasonable servicing fee for arranging the necessary insurance coverage.

    In the event of any material loss or damage, the Chargor shall forthwith notify the Chargee in writing and notwithstanding any other provision to the contrary, statutory or otherwise, in the event of any monies becoming payable pursuant to any insurance policy herein required as a result of such material damage to the Property, the Chargee may, at its option, require the said monies to be applied by the Chargor in making good the loss or damage in respect of which the money is received, or in the alternative, may require that any or all of the monies so received be applied in or towards satisfaction of any or all of the indebtedness hereby secured whether or not such indebtedness has become due. No damage may be repaired nor any reconstruction effected without the approval in writing of the Chargee in any event.

    

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    The Chargor, upon demand, will transfer all policies of insurance provided for herein and the indemnity which may become due therefrom to the Chargee. The Chargee shall have a lien for the indebtedness hereby secured on all the said insurance proceeds and policies, and may elect to have these insurance monies applied as it may deem appropriate, including payment of monies secured hereby, whether due or not, but the Chargee shall not be bound to accept the said monies in payment of any principal not yet due.

    The Chargor shall obtain and maintain during the term of the Loan the following insurance coverage with respect to the Property and the property related thereto or used for its operation.

    1.1 Fire Insurance:

    A fire insurance policy with extended coverage for all other risks and perils for an amount equal to one hundred percent (100%) of the gross replacement cost for the building erected on the Property, without deduction for foundation and footings; said policy shall inter alia provide for replacement cost endorsement, deletion from the policy of any provision requiring reconstruction on same or adjacent sites, coverage of direct and indirect damage resulting from leakage of fire protection equipment, an endorsement to the effect that the policy will cover any additional costs of reconstruction as a result of enforcement of current building by-laws and regulations, and loss to be payable to the Chargee as a first-ranking mortgage creditor in accordance with the IBC 3000 mortgage clause approved by the Insurance Bureau of Canada including, without limitation, that such policy will not be cancelled, terminated or permitted to expire unless the Chargee shall first receive a thirty (30) day prior written notice of the same.

    Such policy of insurance shall not contain a percentage co-insurance endorsement other than a one hundred percent (100%) stated amount co- insurance endorsement; and

    1.2 Boiler and Machinery Insurance:

    A broad form boiler insurance policy with coverage on all electrical and mechanical equipment, as well as all pressure vessels; such policy shall contain a rider with the standard mortgage clause approved by the Canadian Boiler and Machinery Underwriters' Association, with proceeds payable to the Chargee as first-ranking mortgage creditor and such policy shall provide inter alia for the same terms and conditions as set out in paragraph 12.1.1 above.

    1.3 Liability Insurance:

    A general liability insurance policy covering corporeal and material damages in an amount of not less than Five Million Dollars ($5,000,000) per occurrence. The Policy shall include limited pollution coverage.

    2. Additional Insurance

    In addition to any of the forgoing, the Chargee shall be entitled to request that the Chargor obtain any other insurance coverage it deems reasonably necessary, useful or appropriate.

    The provisions relating to cancellation of the insurance policies or alteration clauses in the policies, including the mortgage clause, shall provide that a prior written notice of not less than thirty (30) days must in such event be given to the Chargee.

    

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    All proceeds of insurance from insurance policies maintained other than liability insurance, shall be paid to the Chargee and at the option of the Chargee may either be applied on account of the Loan, whether or not the same may be due and payable, and interest thereon and any other sums payable in respect thereof, or held by it as part of the Chargee's security and, so long as the Chargor is not in default, may be subject to withdrawal by the Chargor in instalments on a cost to complete basis, as the repair or replacement progresses, subject to the Chargee's receipt of appropriate certificates, opinions and other documents as required by it and Chargee's counsel.

    The Chargor shall provide to the Chargee such evidence as the Chargee may request that all of the above required insurance is in place prior to any advance of the Loan being made.

    30. REMITTANCE AND APPLICATION OF PAYMENTS

    All payments of principal, interest and other monies payable hereunder to the Chargee shall be payable at par in lawful money of Canada at the Chargee's address for service as set out in the Charge or at such other place as the Chargee shall designate in writing from time to time. In the event that any of the monies secured by the Charge are forwarded to the Chargee by mail, payment will not be deemed to have been made until the Chargee has actually received such monies and the Chargor shall assume and be responsible for all risk of loss or delay.

    Notwithstanding anything herein to the contrary, in the event of any default under the Charge, the Chargee may apply any payments received in whatever order the Chargee may elect as between principal, interest, realty taxes, insurance premiums, repairs, Costs and any other advances or payments made by the Chargee hereunder.

    31. RECEIPT OF PAYMENT

    Any payment received after 1:00 p.m. on any date shall be deemed, for the purpose of calculation of interest to have been made and received on the next bank business day and the Chargee shall be entitled to interest on the amount due it, to and including the date on which the payment is deemed by this provision to have been received.

    32. NO DEEMED RE-INVESTMENT

    Except in the case where the Charge provides for blended payments of principal and interest whether paid monthly or otherwise, the parties hereto agree that the Chargee shall not be deemed to reinvest any monthly or other payments received by it hereunder.

    33. PRE-AUTHORIZED CHEQUING PLAN

    If and when required by the Chargee, all payments made under the Charge by the Chargor shall be made by a pre-authorized cheque payment plan as approved by the Chargee. The Chargee shall not be obligated to accept any payment other than payment made by pre-authorized cheque. Failure to make all payments by pre-authorized cheque shall be an act of default within the meaning of the Charge and the Chargee shall be entitled to pursue any and all of its remedies herein and/or at law as it may deem necessary at its option.

    34. POSTDATED CHEQUES

    The Chargor shall, if and when required by the Chargee, deliver to the Chargee upon the first advance of moneys hereunder or upon request and thereafter on each anniversary date thereof in each year for the duration of the term of the Charge, postdated cheques for the payments of principal, interest and estimated realty taxes required to be made herein during the twelve month period commencing on each such anniversary date. In the event of default by the Chargor in delivery to the Chargee of the postdated cheques as herein provided, the Charge shall be deemed in default and the Chargee shall be entitled to pursue any and all of its remedies herein and/or at law as it may deem necessary at its option. In addition, the Chargee upon the Chargor's failure to deliver such postdated cheques as required hereunder shall be entitled to a servicing fee for each written request that it makes to the Chargor for the purpose of obtaining such postdated cheques. Any step taken by the Chargee hereunder by way of a request for further postdated cheques shall be without prejudice to the Chargee's rights hereunder to declare the Charge to be in default in the event that such postdated cheques are not delivered within the required time.

    

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    35. DISHONOURED CHEQUES

    In the event that any of the Chargor's cheques are not honoured when presented for payment to the drawee, the Chargor shall pay to the Chargee for each such returned cheque a servicing fee to cover the Chargee's administration costs with respect to same. In the event that the said cheque which has not been honoured by the drawee is not forthwith replaced by the Chargor, the Chargee shall be entitled to a further servicing fee for each written request therefore which may be necessitated by the Chargor not forthwith replacing such dishonoured cheque.

    36. FINANCIAL AND OPERATING STATEMENTS- INTENTIONALLY DELETED

    37. ESTOPPEL ACKNOWLEDGEMENTS - INTENTIONALLY DELETED

    38. STATEMENTS OF ACCOUNT

    The Chargor shall be entitled to receive upon written request, a statement of account with respect to the Charge as of any payment date under the Charge and the Chargee shall be entitled to a servicing fee for each such statement.

    39. RENEWAL OR EXTENSION OF TIME: ATTENTION SUBSEQUENT INTERESTS

    No renewal or extension of the term of the Charge given by the Chargee to the Chargor, or anyone claiming under it, or any other dealing by the Chargee with the owner of the equity of redemption of the Property, shall in any way affect or prejudice the rights of the Chargee against the Chargor or any other Person liable for the payment of the monies hereby secured. The Charge may be amended, extended and/or renewed by an agreement in writing at maturity for any term with or without an increased rate of interest, or amended from time to time as to any of its terms, including, without limitation, an increase of interest rate or principal amount and notwithstanding that there may be subsequent encumbrancers, and it shall not be necessary to register any such agreement in order to retain priority for the Charge so altered over any instrument registered subsequent to the Charge. PROVIDED that nothing contained in this paragraph shall confer any right of amendment, extension or renewal upon the Chargor.

    The terms of the Charge may be amended, extended and the Charge may be renewed from time to time by mutual agreement between the then current owner of the Property and the Chargee and the Chargor hereby further covenants and agrees that, notwithstanding that the Chargor may have disposed of its interest in the Property, the Chargor will remain liable as a principal debtor and not as a surety for the observance of all of the terms and provisions herein and will in all matters pertaining to the Charge well and truly do, observe, fulfill and keep all of the covenants, provisos, conditions and agreements in the Charge and all amendment(s), extension(s) and renewal(s) thereof, and without limiting the foregoing, notwithstanding the amendment, extension and/or renewal of the Charge, and notwithstanding the giving of time for the payment of the Charge or the varying of the terms of the payment thereof or of the rate of interest thereon, and notwithstanding any other indulgence by the Chargee to the Chargor.

    The Chargor covenants and agrees with the Chargee that no agreement for amendment, extension and/or renewal hereof, or for extension of the time for payment of any monies payable hereunder shall result from, or be implied from, any payment or payments of any kind whatsoever made by the Chargor to the Chargee after the expiration of the original term of the Charge or of any subsequent term agreed to in writing between the Chargor and the Chargee, and that no amendment, extension and/or renewal hereof or any extension of the time for payment of any monies hereunder shall result from, or be implied from, any other act, matter or thing, save only express agreement in writing between the Chargor and the then current owner of the Property.

    

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    40. EXPROPRIATION

    If the Property or any part thereof which, in the reasonable opinion of the Chargee is material to the viability and operations thereon shall be expropriated by any Governmental Body clothed with the powers of expropriation, the principal sum herein remaining unpaid shall at the option of the Chargee forthwith become due and payable together with interest thereon at the rate provided for herein to the date of payment together with a bonus equal to the aggregate of (a) three months' interest at the said rate calculated on the amount of the principal remaining unpaid, and (b) one month's interest at the rate provided for herein calculated on the principal remaining unpaid, for each full year of the term of the Charge or any part of such year from the said date of payment to the date the said principal sum or balance thereof remaining unpaid would otherwise under the provisions of the Charge become due and payable and in any event all the proceeds of any expropriation shall be paid to the Chargee at its option in priority to the claims of any other party.

    41. LETTERS OF CREDIT - INTENTIONALLY DELETED

    42. SALE OR CHANGE OF CONTROL

    In the event of any sale, conveyance or transfer of the Property or any portion thereof, or a change in control or beneficial ownership of the Chargor (other than as resulting from the trading of public securities) or the Property or any portion thereof, all sums secured hereunder shall, at the Chargee's option, become due and payable forthwith unless the prior written consent of the Chargee has been obtained, which consent shall notbe arbitrarily or unreasonably withheld. The rights of the Chargee pursuant to this provision shall not be affected or limited in any way by the acceptance of payments due under the Charge from the Chargor or any Person claiming through or under it and the rights of the Chargee hereunder shall continue without diminution for any reason whatsoever until such time as the Chargee has consented in writing as required by this provision.

    Provided further that no permitted sale or other dealing by the Chargor with the Property or any part thereof shall in any way change the liability of the Chargor or in any way alter the rights of the Chargee as against the Chargor or any other Person liable for payment of the monies hereby secured.

    43. NO FURTHER ENCUMBRANCES - INTENTIONALLY DELETED

    44. EVENTS OF DEFAULT

    Without limiting any of the provisions of the Charge, each of the following events shall be considered events of default hereunder upon the happening of which the whole of the principal sum outstanding and all interest accruing thereon shall immediately become due and payable at the option of the Chargee exercised by notice in writing to the Chargor:

    44.1 Failure by the Chargor to pay any installment of principal and/or interest and/or Taxes due under the Charge or any other charge or encumbrance of the Property on or before the due date therefor and such failure continues for a period exceeding five (5) business days after receipt of notice of such failure from the Chargee;

    44.2 Failure by the Chargor or any Covenantor to strictly and fully observe or perform any condition, agreement, covenant or term set out in the application or Commitment for the loan secured by the Charge, the provisions of the Charge, or any other document creating a contractual relationship as between them or any of them, and such failure continues for a period exceeding fifteen (15) business days after receipt of notice of such failure from the Chargee (provided that if such failure shall reasonably take longer than 15 business days to rectify, the Chargor shall not be in default as long as it continues to take reasonable steps to rectify the failure), or if it is found at any time that any representation to the Chargee with respect to the loan secured by the Charge or in any way related thereto is incorrect or misleading;

    

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    44.3 A material default by the Chargor in the observance or performance of any of the covenants, provisos, agreements or conditions contained in any other encumbrance affecting the Property, whether or not it has priority over the Charge;

    44.4 Upon the registration of any construction lien against the Property which is not discharged or vacated within a period of thirty (30) days after the date of registration thereof;

    44.5 In the event that any Hazardous Substance is discovered in, on or under the Property or any part thereof, such placement or emission is due to the act or omission of the Chargor from and after the date of this Charge and does not emanate or originate from Hazardous Substances that pre-date the date of this Charge, and the same is not completely removed therefrom to the entire satisfaction of the Chargee within thirty (30) days after demand therefore by the Chargee;

    44.6 In the event that the Property is abandoned or there is any cessation of the business activities or any material part thereof now being conducted upon the Property by the Chargor or any of its respective officers, agents, employees, tenants or invitees; or

    44.7 If the Chargor or any Covenantor commits an act of bankruptcy or becomes insolvent or has a receiver or receiver and manager appointed for it or over any of its assets or if any creditor takes possession of any of its assets or if any execution, distress or other like process is levied or enforced upon the Property or any part thereof or if any compromise or arrangement with creditors is made by any of them.

    45. DEFAULT

    Upon the occurrence and continuation beyond any applicable cure period of any of the events enumerated in Section 44, the Chargee may enter on and lease the Property, or in default of payment or in default in performance of any covenant in the Charge contained or implied by law or statute for at least fifteen (15) daysmay, on at least thirty-five (35) days' notice sell the Property. Such notice shall be given to such Persons and in such manner and form and within such time as provided under the Mortgages Act (Ontario). In the event that the giving of such notice shall not be required by law or to the extent that such requirements shall not be applicable it is agreed that notice may be effectually given by leaving it with a grown-up person on the Property, if occupied, or by placing it on the Property if unoccupied, or at the option of the Chargee, by mailing it in a registered letter addressed to the Chargor at the Chargor's last known address, or by publishing it once in a newspaper published in the city, county or district in which the Property are situate; and such notice shall be sufficient although not addressed to any Person or Persons by name or designation; and notwithstanding that any Person to be affected thereby may be unknown, unascertained, or under disability. If there be legal personal representatives of the Chargor on the death of the Chargor, such notice may, at the option of the Chargee, be given in any of the above modes or by personal service upon such representatives.

    Without prejudice to the statutory powers of the Chargee under the preceding proviso, that in case default be made in the payment of the said principal or interest or any part thereof and such default continues for two months after any payment of either principal or interest falls due, the Chargee may exercise the powers given under the preceding proviso with or without entry on the Property without any notice, it being understood and agreed, however, that if the giving of notice by the Chargee shall be required by law then notice shall be given to such Persons and in such manner and form and within such time as so required by law. The Chargee may sell the whole or any part or parts of the Property by public auction or private contract, or partly one or partly the other; and the proceeds of any sale hereunder may be applied in payment of any Costs incurred in taking, recovering or keeping possession of the Property or by reason of non-payment or procuring payments of monies secured hereby or otherwise. The Chargee may sell any of the Property on such terms as to credit and otherwise as shall appear to it most advantageous and for such prices as can reasonably be obtained therefore and may make any stipulations as to title or evidence or commencement of title or otherwise which it shall deem proper; and may buy in or rescind or vary any contract for the sale of the whole or any part of the Property and resell without being answerable for loss occasioned thereby, and in the case of a sale on credit the Chargee shall be bound to pay the Chargor only such monies as have been actually received from purchasers after the satisfaction of the claims of the Chargee and for any of said purposes may make and execute all agreements and assurances as it shall think fit. Any purchaser or lessee shall not be bound to see to the propriety or regularity of any sale or lease or be affected by express notice that any sale or lease is improper and no want of notice or publication when required hereby shall invalidate any sale or lease hereunder and the title of a purchaser or lessee upon a sale or lease made in professed exercise of the above power shall not be liable to be impeached on the ground that no cause had arisen to authorize the exercise of such power or that such power had been improperly or irregularly exercised, or that such notice had not been given, but any Person damnified by an unauthorized, improper or irregular exercise of the power shall have its remedy against the Person exercising the power in damages only.

    

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    It is hereby agreed that the Chargee may pay all premiums of insurance and all Taxes which shall from time to time fall due and be unpaid in respect of the Property, and that such payments together with all Costs which may be incurred in taking, recovering and keeping possession of the Property, and of negotiating this loan, investigating title, and registering the Charge and other necessary deeds, and generally in any other proceedings taken in connection with or to realize this security, (including legal fees, real estate commissions, appraisal costs and other Costs incurred in leasing or selling the Property or in exercising the power of entering, leasing and selling herein contained) shall be with interest at the rate aforesaid and shall be a charge upon the Property in favour of the Chargee and that the Chargee may pay or satisfy any lien, charge or encumbrance now existing or hereafter created or claimed upon the Property, and that any amount paid by the Chargee shall be added to the monies hereby secured and shall be payable forthwith with interest at the rate herein, and in default the Charge shall immediately become due and payable at the option of the Chargee and all powers in the Charge conferred shall become exercisable. In the event of the Chargee paying the amount of any such encumbrance, lien or charge, taxes or rates, either out of the money advanced on the security of the Charge or otherwise, the Chargee shall be entitled to all the rights, equities and securities of the Person or Persons so paid and is hereby authorized to obtain an assignment or discharge thereof, and to retain same, for whatever period the Chargee shall deem it proper to do so.

    Whenever a power of sale is hereby conferred upon the Chargee, all provisions hereof relating to exercising such power, including, without in any way limiting the generality of the foregoing, the Persons to whom notice of exercising such power shall be given and the manner of giving such notice, shall be deemed to have been amended so as to comply with the requirements of law from time to time in force with respect to exercising such power of sale, and wherever there shall be a conflict between the provisions of the Charge relating to exercising such power of sale and the requirements of such law, the provisions of such law shall govern. Insofar as there is no such conflict, the provisions of the Charge shall remain unchanged.

    The Chargee may lease or sell as aforesaid without entering into possession of the Property.

    The Chargee may distrain for arrears of interest and the Chargee may distrain for arrears of principal and arrears of Taxes in the same manner as if the same were arrears of interest.

    Upon default of the payment of the interest hereby secured the principal hereby secured shall become payable at the option of the Chargee, together with interest thereon.

    

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    Upon default of payment of instalments of principal promptly as the same become due, the balance of the principal and interest shall immediately become due and payable at the option of the Chargee.

    Upon default under the Charge, the Chargee shall be entitled and shall have full power to assume control of, manage, operate and carry on the business of the Chargor being conducted at or upon the Property on the date of the Charge or at any time thereafter.

    Until default hereunder the Chargor shall have quiet possession of the Property.

    On default the Chargee shall have quiet possession of the Property.

    The Chargee may in writing at any time or times after default waive such default and upon such waiver the time or times for payment of the principal secured herein shall be as set out in the proviso for redemption herein. Any such waiver shall apply only to the particular default waived and shall not operate as a waiver of any other or future default. No waiver shall be effective or binding on the Chargee unless made in writing.

    It is further agreed that the Chargee may at its discretion at any time, release any part or parts of the Property or any other security or any surety for the money hereby secured either with or without any sufficient consideration therefore, without responsibility therefore, and without thereby releasing any other part of the Property or any Person from the Charge or from any of the covenants herein contained, it being especially agreed that every part or lot into which the Property are or may hereafter be divided does and shall stand charged with all of the monies hereby secured and no Person shall have the right to require the principal secured hereunder to be apportioned; further the Chargee shall not be accountable to the Chargor for the value thereof, or for any monies except those actually received by the Chargee. No sale or other dealing by the Chargor with the equity of redemption in the Property or any part thereof shall in any way change the liability of the Chargor or in any way alter the rights of the Chargee as against the Chargor or any other Person liable for payment of the monies hereby secured.

    It is further agreed that the Chargee may exercise all remedies provided for in the Charge concurrently or in such order and at such times as it may see fit and shall not be obligated to exhaust any remedy or remedies before exercising its rights under any other provisions contained in the Charge.

    Without limiting any other provision of the Charge, the Chargor acknowledges and agrees that, upon the occurrence of any default under the Charge and whether or not the monies hereby secured have been fully advanced, the Chargee may, at any time and from time to time as the Chargee shall determine at its sole option and discretion, advance such further sums under the Charge as are necessary to pay any arrears of Taxes, utilities or other charges capable of constituting a lien upon the Property pari passu with or in priority to the Charge, to pay all amounts due under any encumbrance having priority over the Charge, to pay all amounts required to discharge or vacate any construction lien registered against the Property whether or not priority is claimed over the Charge, to maintain in good standing any policies of insurance in respect of the Property, to maintain, repair, operate and/or manage the Property and any or all improvements thereon, to complete construction or renovation of any improvements on the Property, to realize upon any security held by the Chargee for the loan secured by the Charge and generally to enforce all of the Chargee's rights, title and interest hereunder and to protect the Property and to preserve the enforceability and priority of the Charge, and to pay any and all Costs; and all amounts advanced by the Chargee for any of the purposes as aforesaid shall bear interest at the rate applicable under the Charge from the date so advanced until repaid in full and shall be secured by the Charge in the same priority as the principal amount hereof.

    46. RIGHT OF CHARGEE TO REPAIR, ETC.

    The Chargor covenants and agrees with the Chargee that in the event of default that is continuing beyond any applicable cure periods in the payment of any instalment or other monies payable hereunder by the Chargor or on breach of any covenant, proviso or agreement herein contained after all or any of the monies hereby secured have been advanced, the Chargee may, at such time or times as the Chargee may deem necessary and without the concurrence of any Person, enter upon the Property and may make such arrangements for completing the construction of, repairing or putting in order any buildings or other improvements on the Property or for inspecting, taking care of, leasing, collecting the rents of and generally managing the Property, as the Chargee may deem expedient; and all Costs including, but not limited to, allowances for the time and services of any employee of the Chargee or other Person appointed for the above purposes and a servicing fee shall be forthwith payable to the Chargee by the Chargor and shall be a charge upon the Property and shall bear interest at the rate applicable under the Charge until paid.

    

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     47. APPOINTMENT OF A RECEIVER

    It is agreed that at any time and from time to time when there shall be default under the provisions of the Charge beyond any applicable cure period, the Chargee may at such time and from time to time and with or without entering into possession of the Property appoint in writing or apply to the court for the court to appoint a Receiver of the Property, or any part thereof and of the rents and profits thereof and with or without security, and may from time to time by similar writing remove any such Receiver and appoint another in its place and stead, and in making any such appointment or removal, the Chargee shall be deemed to be acting as the agent or attorney for the Chargor. The Chargor hereby irrevocably agrees and consents to the appointment of such Receiver of the Chargee's choice and without limitation whether pursuant to the Charge, the Mortgages Act (Ontario), the Construction Act (Ontario), or the Trustee Act (Ontario), as the Chargee may at its sole option require. Without limitation, the purpose of such appointment shall be the orderly management, administration and/or sale of the Property or any part thereof and the Chargor hereby consents to a court order for the appointment of such Receiver, if the Chargee in its discretion chooses to obtain such order, and on such terms and for such purposes as the Chargee at its sole discretion may require, including, without limitation, the power to manage, charge, pledge, lease and/or sell the Property and/or to complete or partially complete any construction thereon and to receive advances of monies pursuant to any charges, pledges and/or loans entered into by the Receiver or the Chargor, and if required by the Chargee, in priority to any existing encumbrances affecting the Property, including without limitation, charges and construction lien claims.

    Upon the appointment of any such Receiver from time to time the following provisions shall apply:

    47.1 A Statutory Declaration made by the Chargee or by any authorized representative of the Chargee as to default under the provisions of the Charge shall be conclusive evidence thereof;

    47.2 Every such Receiver shall be the irrevocable agent or attorney of the Chargor for the collection of all rents falling due in respect to the Property, or any part thereof, whether in respect of any tenancies created in priority to the Charge or subsequent thereto and with respect to all responsibility and liability for its acts and omissions;

    47.3 The Chargee may from time to time fix the remuneration of every such Receiver which shall be a charge on the Property, and may be paid out of the income therefrom or the proceeds of sale thereof;

    47.4 The appointment of every such Receiver by the Chargee shall not incur or create any liability on the part of the Chargee to the Receiver in any respect and such appointment or anything which may be done by any such Receiver or the removal of any such Receiver or the termination of any such receivership shall not have the effect of constituting the Chargee a mortgagee in possession in respect of the Property or any part thereof;

    47.5 The Receiver shall have the power to lease any portion of the Property for such term and subject to such provisions as it may deem advisable or expedient and shall have the authority to execute any lease of the Property or any part thereof in the name and on behalf of the Chargor and the Chargor undertakes to ratify and confirm, and hereby ratifies and confirms, whatever acts such Receiver may do on the Property;

    

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    47.6 in all instances, the Receiver shall be acting as the attorney or agent of the Chargor;

    47.7 The Receiver shall have full power to complete any unfinished construction upon the Property;

    47.8 The Receiver shall have full power to manage, operate, amend, repair, alter or extend the Property or any part thereof in the name of the Chargor for the purposes of securing the payment of rental from the Property or any part thereof;

    47.9 The Receiver shall have full power to assume control of, manage, operate and carry on the business of the Chargor being conducted at or upon the Property on the date of the Charge or at any time thereafter;

    47.10 The Receiver shall have full power to do all acts and execute all documents which may be considered necessary or advisable in order to protect the Chargee's interest in the Property including, without limiting the generality of the foregoing, increasing, extending, renewing or amending all charges, mortgages and other encumbrances which may be registered against the Property from time to time, whether or not any of the same are prior to the interest of the Chargee in the Property; selling of the Property; borrowing money on the security of the Property; applying for and executing all documents in any way related to any re-zoning applications, severance of Property pursuant to the provisions of the Planning Act (Ontario), as amended, subdivision agreements and development agreements and agreements for the supply or maintenance of utilities or services to the Property, including grants of Property or easements or rights of way necessary or incidental to any such agreements; executing all grants, documents, instruments and agreements related to compliance with the requirements of any competent Governmental Body, whether pursuant to a written agreement or otherwise and applying for and executing all documents in any way related to registration of the Property as a condominium; completing any application for first registration pursuant to the provisions of the Land Titles Act (Ontario) or pursuant to the Certification of Titles Act (Ontario); and for all and every of the purposes aforesaid the Chargor does hereby give and grant unto the Receiver full and absolute power and authority to do and execute all acts, deeds, matters and things necessary to be done as aforesaid in and about the Property, and to commence, institute and prosecute all actions, suits and other proceedings which may be necessary or expedient in and about the Property, as fully and effectually to all intents and purposes as the Chargor itself could do if personally present and acting therein.

    47.11 The Receiver shall not be liable to the Chargor to account for monies or damages other than cash received by it in respect of the Property or any part thereof and out of such cash so received every such Receiver shall pay in the following order:

    i) its remuneration;

    ii) all payments made or incurred by it in the exercise of its powers hereunder;

    iii) any payment of interest, principal and other money which may from time to time be or become charged upon the Property in priority to the monies owing hereunder and all taxes, insurance premiums and every other proper expenditure made or incurred by it in respect of the Property or any part thereof.

    The Chargor hereby irrevocably appoints the Chargee as its attorney to execute such consent or consents and all such documents as may be required in the sole discretion of the Chargee and/or its solicitors so as to give effect to the foregoing provisions and the signature of such attorney shall be valid and binding on the Chargor and all parties dealing with the Chargor, the Chargee and/or the Receiver and/or with respect to the Property in the same manner as if such documentation was duly executed by the Chargor itself.

    

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    48. CHARGEE NOT TO BE DEEMED CHARGEE IN POSSESSION

    It is agreed that the Chargee in exercising any of the rights given to the Chargee under the Charge shall be deemed not to be a Chargee or mortgagee in possession.

    49. ENFORCEMENT OF ADDITIONAL SECURITY

    In the event that, in addition to the Property charged hereby, the Chargee holds further security on account of the monies secured hereby, it is agreed that no single or partial exercise of any of the Chargee's powers hereunder or under any of such security, shall preclude other and further exercise of any other right, power or remedy pursuant to any of such security. The Chargee shall at all times have the right to proceed against all, any, or any portion of such security in such order and in such manner as it shall in its sole discretion deem fit, without waiving any rights which the Chargee may have with respect to any and all of such security, and the exercise of any such powers or remedies from time to time shall in no way affect the liability of the Chargor under the remaining security, provided however, that upon payment of the full indebtedness secured hereunder the rights of the Chargee with respect to any and all such security shall be at an end.

    50. TAKING OF JUDGMENT NOT A MERGER

    The taking of a judgment or judgments on any of the covenants herein contained shall not operate as a merger of the said covenants or affect the Chargee's right to interest at the rate and times herein provided; and further that the said judgment shall provide that interest thereon shall be computed at the same rate and in the same manner as herein provided until the said judgment shall have been fully paid and satisfied.

    51. BANKRUPTCY AND INSOLVENCY ACT

    The Chargor hereby acknowledges and agrees that notwithstanding any act of the Chargee by way of appointment of any Person or Persons for the purposes of taking possession of the Property as agent on behalf of the Chargor or otherwise or by taking possession of the Property itself pursuant to any rights that the Chargee may have with respect thereto shall not constitute the Chargee or any such Person, a receiver within the meaning of subsection 243(2) of the Bankruptcy and Insolvency Act (Canada) (the "BIA"), and that any and all requirements of Part XI of the BIA as it may pertain to obligations of receivers shall not be applicable to the Chargee with respect to the transaction pursuant to which the Charge has been given or with respect to enforcement of the Charge or any other security held by the Chargee. The Chargor hereby acknowledges and agrees that no action shall lie against the Chargee as a receiver and manager or otherwise for any loss or damage arising from non-compliance with any obligations of a receiver pursuant to the provisions of the BIA whether or not the Chargee had reasonable grounds to believe that the Chargor was not insolvent.

    The Chargor further acknowledges and agrees that any and all Costs as may be incurred from time to time by the Chargee in order to effect compliance or avoid any adverse ramifications of the BIA shall be entirely for the account of the Chargor. The Chargee shall be entitled to incur any such Costs, including any costs of its personnel in administering any requirements of the BIA and to add the same to the indebtedness owing pursuant hereto and the same shall be secured hereunder and under any and all security held by the Chargee for the indebtedness owing to the Chargee in the same manner and in the same priority as the principal secured hereunder.

    52. PERMISSIBLE INTEREST RATE

    It is not the intention of the Charge to violate any provisions of the Interest Act (Canada), the Criminal Code (Canada) (the "Code") or any other statute dealing with permitted rates of interest in the Province of Ontario or in Canada. Notwithstanding any provisions set out herein, in no event shall the "interest" (as that term is defined in the Code) exceed the "criminal rate" (as defined therein) of interest on the "credit advanced" (as defined therein) lawfully permitted under the said legislation. In the event that it is determined at any time that, by virtue of this Commitment, the Charge or any other document given as security for the herein contemplated loan, the payments of interest required to be made by the Chargor exceed the "criminal rate", then the Chargor shall only be required to pay interest at the highest rate permitted by law. Nothing herein shall invalidate any requirements for payment pursuant to this Commitment, the Charge or such other security documents, and any excess interest paid to the Chargee shall be refunded to the Chargor and the provisions of the Charge shall in all respects be deemed to be amended accordingly.

    

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    53. INDEMNIFICATION

    The Chargor hereby agrees to indemnify and save harmless the Chargee, its officers, agents, trustees, employees, contractors, licensees or invitees from and against any and all losses, damages, injuries, expenses, suits, actions, claims and demands of every nature and kind whatsoever and howsoever arising out of the provisions of this Commitment and the Security, sale or lease of the Property and/or the use or occupation of the Property including, without limitation, those arising from the right to enter the Property from time to time and to carry out the various tests, inspections, management and other activities permitted by the Commitment and the Security.

    In addition to any liability imposed on the Chargor under any instrument evidencing or securing the Loan indebtedness, the Chargor shall be liable for any and all of the Chargee's reaspnable costs, expenses, damages or liabilities, including, without limitation, all reasonable legal fees, directly or indirectly arising out of or attributable to the use, generation, storage, release, threatened release, discharge, disposal or presence on, under or about the Property of any hazardous or noxious substances. The Chargor shall be further bound by the representations, warranties and indemnity set out herein.

    The representations, warranties, covenants and agreements of the Chargor set forth in this Section:

    53.1 are separate and distinct obligations from the Chargor's other obligations;

    53.2 survive the payment and satisfaction of their other obligations and the discharge of the Security from time to time taken as security therefore;

    53.3 are not discharged or satisfied by foreclosure of the charges created by any of the Security; and

    53.4 shall continue in effect after any transfer of the Property including, without limitation, transfers pursuant to foreclosure proceedings (whether judicial or non-judicial) or by any transfer in lieu of foreclosure.

    54. NON-MERGER

    The Chargor's obligations as contained in this Commitment shall survive the execution and registration of the mortgage and other security documentation and all advances of funds under the mortgage, and the Chargor agrees that those obligations shall not be deemed to be merged in the execution and registration of the mortgage and other security. All terms and conditions of the mortgage and other security documentation shall be deemed to be incorporated in and form part of the Commitment, except to the extent provided for herein. In the event of conflict, the terms of this Commitment shall prevail.

    55. NOTICES

    All notices or other communications to be given pursuant to or in connection with the Charge shall be in writing, signed by the party giving such notice or by its solicitors, and shall be personally delivered or sent by registered mail or facsimile transmission to the party or parties intended at its or their respective addresses for service as set out in the Charge. The date of receipt of such notice or demand, if served personally or by facsimile, shall be deemed to be the date of the delivery thereof, or if mailed as aforesaid, the date of mailing thereof. For the purposes hereof, personal service on the Chargor shall be effectively given by delivery to any officer, director or employee of such Chargor. Any party may from time to time by notice given as provided herein change its address for the purpose of this provision.

    

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    56. PRIORITY OVER VENDOR'S LIEN - INTENTIONALLY DELETED

    57. CONSENT OF CHARGEE

    Whenever the Chargor is required by the Charge to obtain the consent or approval of the Chargee, it is agreed that, subject to any other specific provision contained in the Charge to the contrary, the Chargee shall not unreasonably withhold, condition or delay its consent or approval.All reasonable costs of obtaining such approval shall be for the account of the Chargor.

    58. DISCHARGE

    Upon payment in full of the monies hereby secured, the Chargee shall immediately execute a discharge of the Charge; and interest as aforesaid shall continue to run and accrue until actual payment in full has been received by the Chargee; and all legal and other expenses for the preparation and execution of such discharge shall, together with the Chargee's fee for providing same, be borne by the Chargor. The discharge shall be prepared and executed by such Persons as are specifically authorized by the Chargee and the Chargee shall not be obligated to execute any discharge other than a discharge which has been so authorized.

    If the Charge, this Commitment or any other document provides for the giving of partial discharges of the Charge, it is agreed that, notwithstanding any other provision to the contrary, the Chargor shall not be entitled to request or receive any such partial discharge if and for so long as the Chargor is in default under the Charge, this Commitment or such other document.

    59. FAMILY LAW ACT

    The Chargor shall forthwith after any change or happening affecting any of the following, namely, (a) the spousal status of the Chargor, (b) the qualification of the Property or any part thereof as a matrimonial home within the meaning of Part II of the Family Act (Ontario), (c) the ownership of the equity of redemption in the Property or any part thereof, and (d) a shareholder of the Chargor obtaining rights to occupy the Property or any part thereof by virtue of shareholding within the meaning of Section 18(2) of the Family Law Act (Ontario), the Chargor will advise the Chargee accordingly and furnish the Chargee with full particulars thereof, the intention being that the Chargee shall be kept fully informed of the names and addresses of the owner or owners for the time being of the said equity of redemption and of any spouse who is not an owner but who has a right of possession in the Property by virtue of Section 19 of the Family Law Act (Ontario). In furtherance of such intention, the Chargor covenants and agrees to furnish the Chargee with such evidence in connection with any of (a), (b), (c) and (d) above as the Chargee may from time to time request.

    60. INDEPENDENT LEGAL ADVICE

    The Chargor acknowledges that they have full knowledge of the purpose and essence of this transaction, and that they have been appropriately and independently legally advised in that regard or have been advised of their right to independent legal advice and have declined same. Such parties agree to provide to the Chargee a Certificate of Independent Legal Advice as and when same may be required, regarding their knowledge and understanding of this transaction.

    61. SERVICING FEES

    All servicing fees as herein provided are intended to and shall be in an amount sufficient to compensate the Chargee for its reasonable administrative costs and shall not be deemed a penalty. The amount of such servicing fees if not paid shall be added to the principal amount secured hereunder, and shall bear interest at the rate aforesaid and the Chargee shall have the same rights with respect to collection of same as it does with respect to collection of principal and interest hereunder or at law.

    

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    62. CONSENT TO REGISTRATION OF A PLAN OF CONDOMINIUM - INTENTIONALLY DELETED

    63. CONDOMINIUM PROVISIONS - INTENTIONALLY DELETED

    64. MATERIAL ADVERSE CHANGES

    In the event that at any time while any indebtedness remains outstanding pursuant to the provisions of the Charge, the Chargee discovers a discrepancy or inaccuracy in any written information, statements or representations made or furnished to the Chargee by or on behalf of the Chargor concerning the Property or the financial condition and responsibility of the Chargor in the event of any material adverse change in the value of the Property or the financial status of the Chargor r, which material change, discrepancy or inaccuracy cannot be rectified by the Chargor within thirty (30) days after written notification thereof by the Chargee to the Chargor, the Chargee shall be entitled to decline to advance any further funds pursuant hereto and/or to declare any and all amounts advanced pursuant hereto together with interest thereon to be forthwith due and payable.

    65. PROFESSIONAL MANAGEMENT - INTENTIONALLY DELETED

    66. ADDITIONAL FEES - INTENTIONALLY DELETED

    67. ABANDONMENT

    In the event of abandonment of the Project for a period in excess of fifteen (15) consecutive days, the Chargee shall be entitled, after giving the Chargor written notice of any abandonment and provided the Chargor fails to rectify same within ten (10) days after such notice, has been given, to forthwith withdraw and cancel its obligations hereunder and/or decline to advance further funds as the case may be and in addition to declare any funds advanced to forthwith become due and payable plus interest all at the Chargee's option.

    68. CRIMINAL RATE OF INTEREST - INTENTIONALLY DELETED

    69. REPAYMENT OF LOAN

    Upon repayment in full of the Loan and all interest owing thereto from time to time, (i) this Agreement shall be null and void and of no further force or effect and the parties hereto shall execute, deliver and register such documents and instruments as may be required to evidence same and delete this Agreement from title to the Property, and (ii) the Chargee shall forthwith re-assign the Charge to the Chargor or in accordance with its written direction.

    70. STANDARD CONSTRUCTION CONDITIONS - INTENTIONALLY DELETED

    72. SPECIAL PROVISIONS - INTENTIONALLY DELETED

    73. SIGNAGE

    If the Property is vacant land, the Chargee may post signage upon the Property, to not exceed 4 feet by 8 feet, stating, "Financing by ROMSPEN INVESTMENT CORPORATION" or words to that effect, and its address and phone number, during the term of the loan or any portion thereof.

    74. ADVERTISING BY CHARGEE

    The Chargee may, in its advertising described and/or picture the Property without identifying the Chargor. The cost of the said advertising shall be paid by the Chargee.

    75. CROSS DEFAULT - INTENTIONALLY DELETED

    76. CONSENT

    Subject to the performance by the Chargor and the Chargee of their respective obligations under Section 64 above, the Chargor hereby consents to this Agreement.

    

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    77. INTERPRETATION

    It is hereby agreed that, in construing the Charge, everything herein contained shall extend to and bind and may be enforced or applied by the respective heirs, personal representatives, successors and assigns, as the case may be, of each and every of the parties hereto, and where any of the Chargor or the Chargee is more than one Person, their respective covenants shall be deemed to be joint and several, and the provisions of the Charge shall be read and construed with all changes of gender and number as required by the context.

    78. HEADINGS

    The headings with respect to the various paragraphs of the Charge are intended to be for identification of the various provisions of the Charge only and the wording of such headings is not intended to have any legal effect.

    79. INVALIDITY

    If any of the covenants or conditions in the Charge inclusive of all schedules forming a part hereof shall be void for any reason it shall be severed from the remainder of the provisions hereof and the remaining provisions shall remain in full force and effect notwithstanding such severance.

    80. COUNTERPARTS

    The Charge may be executed and/or registered in counterparts, each of which, so executed, and/or registered shall be deemed to be an original and such counterparts together shall constitute one and the same instrument, and notwithstanding their date of execution shall be deemed to bear date as of the date above written.

    81. VALIDITY OF PROVISIONS

    Provided that nothing herein contained shall in any way affect or prejudice the rights of the Chargee as against the Chargor, or as against any party to this Charge or as against any surety or other person whomsoever for the debt or any part thereof or as against any collateral which the Chargee may now or hereafter hold against the debt or any part thereof.

    The Chargor hereby acknowledges receipt of a copy of this Charge together with all ancillary documents related thereto.

    The provisions of this document Charge enure to and be binding upon the heirs, executors, administrators, successors and assigns of each party and all covenants, liabilities and obligations shall be joint and several.

    

    Charge Provisions

    Page 22

    SCHEDULE "B"

    Property
Legal/Property Description

    

    	
                Registered

            	
                Municipal

            	
                PIN No(s).

            	
                 

            	
                Legal Description

            	
                Registry

            
	
                Owner

            	
                Address

            	
                 

            	
                 

            	
                 

            	
                Office

            
	
                 

            	
                 

            	
                 

            	
                 

            	
                 

            
	
                Susglobal

            	
                520 Nash Road

            	
                17566-0044

            	
                PT LT 28 CON 1

            	
                Hamiltion

            
	
                Energy

            	
                North, Hamilton

            	
                (LT)

            	
                 

            	
                SALTFLEET, PART

            	
                Wentworth

            
	
                Canada I Ltd.

            	
                 

            	
                 

            	
                 

            	
                1 ON 62R9597,

            	
                (No.62)

            
	
                 

            	
                 

            	
                 

            	
                 

            	
                EXCEPT PARTS 1

            	
                 

            
	
                 

            	
                 

            	
                 

            	
                 

            	
                & 2 ON

            	
                 

            
	
                 

            	
                 

            	
                 

            	
                 

            	
                EXPROPRIATION

            	
                 

            
	
                 

            	
                 

            	
                 

            	
                 

            	
                PLAN WE158566,

            	
                 

            
	
                 

            	
                 

            	
                 

            	
                 

            	
                S/T NS288847 ;

            	
                 

            
	
                 

            	
                 

            	
                 

            	
                 

            	
                HAMILTON

            	
                 

            
	
                 

            	
                 

            	
                 

            	
                 

            	
                 

            	
                 

            

    

     

     

     

     

     

     

     

    4847-1961-3678 v2 [41227-230]
7191054
4847-1961-3678 v3 [41227-230]

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00332-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00332-of-00352.parquet"}]]