Document:

exv10w2

 

EXHIBIT
10.2

CMD 103A (2/02)

Base Years

OFFICE LEASE

WITH

HEALTHCALC.NET, INC.

	 	 	 
	SUITE:
	 	 199
	 
	BUILDING:
	 	 PARKWAY COMMONS
	 
	CITY:
	 	 PLANO

 

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page	 
	ARTICLE 1: BASIC PROVISIONS
	 	 	1	 
	ARTICLE 2: TERM AND COMMENCEMENT
	 	 	2	 
	ARTICLE 3: BASE RENT AND ADDITIONAL RENT
	 	 	4	 
	ARTICLE 4: CONDITION OF PREMISES
	 	 	7	 
	ARTICLE 5: QUIET ENJOYMENT
	 	 	7	 
	ARTICLE 6: UTILITIES AND SERVICES
	 	 	7	 
	ARTICLE 7: USE, COMPLIANCE WITH LAWS, AND RULES
	 	 	9	 
	ARTICLE 8: MAINTENANCE AND REPAIRS
	 	 	10	 
	ARTICLE 9: ALTERATIONS AND LIENS
	 	 	11	 
	ARTICLE 10: INSURANCE, SUBROGATION, AND WAIVER OF CLAIMS
	 	 	13	 
	ARTICLE 11: CASUALTY DAMAGE
	 	 	14	 
	ARTICLE 12: CONDEMNATION
	 	 	15	 
	ARTICLE 13: ASSIGNMENT AND SUBLETTING
	 	 	15	 
	ARTICLE 14: PERSONAL PROPERTY, RENT AND OTHER TAXES
	 	 	18	 
	ARTICLE 15: LANDLORD’S REMEDIES
	 	 	19	 
	ARTICLE 16: SECURITY DEPOSIT
	 	 	22	 
	ARTICLE 17: ATTORNEYS’ FEES, JURY TRIAL AND VENUE
	 	 	23	 
	ARTICLE 18: SUBORDINATION, ATTORNMENT AND LENDER PROTECTION
	 	 	23	 
	ARTICLE 19: ESTOPPEL CERTIFICATES
	 	 	24	 
	ARTICLE 20: RIGHTS RESERVED BY LANDLORD
	 	 	25	 
	ARTICLE 21: LANDLORD’S RIGHT TO CURE
	 	 	26	 
	ARTICLE 22: INDEMNIFICATION
	 	 	27	 
	ARTICLE 23: RETURN OF POSSESSION
	 	 	27	 
	ARTICLE 24: HOLDING OVER
	 	 	28	 
	ARTICLE 25: NOTICES
	 	 	28	 
	ARTICLE 26: REAL ESTATE BROKERS
	 	 	29	 
	ARTICLE 27: NO WAIVER
	 	 	29	 
	ARTICLE 28: TELECOMMUNICATION LINES
	 	 	29	 
	ARTICLE 29: HAZARDOUS MATERIALS
	 	 	31	 
	ARTICLE 30: DEFINITIONS
	 	 	32	 
	ARTICLE 31: OFFER
	 	 	37	 
	ARTICLE 32: MISCELLANEOUS
	 	 	37	 
	ARTICLE 33: ENTIRE AGREEMENT
	 	 	39	 
	 
	 	 	 	 

			
	EXHIBITS
	 	Listed in Article 1.P

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OFFICE LEASE

          THIS OFFICE LEASE (“Lease”) is made and entered into as of the 29th day of September, 2003, by
and between CMD REALTY INVESTMENT FUND II, L.P. (“Landlord”), an Illinois limited partnership, and
HEALTHCALC.NET, INC. (“Tenant”), a Texas corporation.

ARTICLE 1: BASIC PROVISIONS

          This Article contains the basic lease provisions between Landlord and Tenant.

	 	 	 
	A. Building:

	 	Parkway Commons, located at 5068 West Plano Parkway, Plano, Texas (the “Property”,
as further described in Article 30).
	 
	 	 
	B. Premises:

	 	Suite 199 located on the first floor of the Building as outlined or hatched on
Exhibit A hereto.
	 
	 	 
	C. Commencement Date:

	 	December 1, 2003, subject to Articles 2 and 4.
	 
	 	 
	D. Expiration Date:

	 	December 31, 2006, subject to Articles 2 and 4.
	 
	 	 
	E. Rentable Area:

	 	The rentable area of the Premises shall be deemed to be 2,038 square feet,
and the rentable area of the Property shall be deemed to be 100,810 square feet, for purposes
of this Lease, subject to Article 30.
	 
	 	 
	F. Tenant’s Share:

	 	Two and 022/1,000 percent (2.022%), subject to Articles 3 and 30.
	 
	 	 
	G. Base Rent:

	 	Tenant shall pay monthly Base Rent pursuant to the following schedule and as
described in Article 3:

	 	 	 	 	 
	Period 	 	Monthly Base Rent
	Commencement Date — Expiration Date
	 	$	2,887.17	 

	 	 	 
	 

	 	Notwithstanding anything to the contrary herein, as a concession to
enter this Lease and provided Tenant is not then in Default, Tenant’s
obligations for Base Rent shall be abated for one (1) month
commencing on the Commencement Date (except if the Commencement Date
does not occur on the first day of a calendar month, the abatement
period shall be thirty (30) days).
	 
	 	 
	H. Additional Rent:

	 	Tenant shall pay Tenant’s Share of Taxes and Expenses in excess of the
amounts respectively for 2004 (“Base Tax Year”) and 2004 (“Base Expense Year”), as further
described in Article 3.

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	I. Permitted Use:

	 	General offices, subject to Article 7.
	 
	 	 
	J. Security Deposit:

	 	$2,887.17, subject to Article 16.
	 
	 	 
	K. Broker (if any):

	 	Transwestern Commercial Services, subject to Article 26.
	 
	 	 
	L. Guarantor(s):

	 	                                                            , who has/have concurrently herewith signed the
Guaranty attached hereto.
	 
	 	 
	M. Landlord’s Notice Address (subject to Article 25):
	 
	 	 
	 

	 	c/o CMD Realty Investors, L P., Suite 150, 14900 Landmark Blvd.,
Dallas, Texas 75254, Attn.: Regional Manager, with copies c/o CMD
Realty Investors, L.P., 227 West Monroe Street, Suite 3900, Chicago,
Illinois 60606, Attn.: General Counsel and Attn.: Asset Manager.
	 
	 	 
	N. Tenant’s Notice Address (subject to Article 25):
	 
	 	 
	 

	 	Until the Commencement Date: Healthcalc.net, Inc., 16522 Westgrove
Drive, Addison, Texas 75001, Attn.: Peter A. Egan, President
	 
	 	 
	 

	 	On the Commencement Date: Healthcalc.net, Inc., 5068 West Plano
Parkway, Suite 199, Plano, Texas, Attn.: Peter A. Egan, President
	 
	 	 
	O. Rent Payments:

	 	Rent shall be paid to Landlord c/o Bank One, P.O. Box 73313, Chicago,
Illinois 60673-7313, or such other parties and addresses as to which Landlord shall provide
advance notice.
	 
	 	 
	P. Exhibits:

	 	This Lease includes, and incorporates by this reference:
	 
	 	 
	 

	 	Exhibit A: Premises
	 

	 	 Exhibit B: Rules
	 

	 	 Exhibit C: Work Letter

The provisions above shall be interpreted and applied in accordance with the other provisions of
this Lease. The terms of this Article, and the terms defined in Article 30 and other Articles,
shall have the meanings specified therefor when used as capitalized terms in other provisions of
this Lease or related documentation (except as expressly provided to the contrary therein).

ARTICLE 2: TERM AND COMMENCEMENT

          A. Term. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises
for the Term, subject to the other provisions of this Lease. The term (“Term”) of

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this Lease shall
commence on the Commencement Date and end on the Expiration Date set forth in Article 1, unless
sooner terminated as provided in this Lease, subject to adjustment as provided below and the other
provisions of this Lease.

          B. Early Access and Commencement. Landlord shall cooperate to provide three (3) weeks of
early access for Tenant to install cabling and/or furniture while Landlord is completing Landlord’s
Work as further described in Article 4 and the Work Letter attached as Exhibit C hereto,
provided the parties shall reasonably coordinate their activities so Tenant’s early access does not
delay Landlord’s Work. During any period that Tenant shall be permitted to enter the Premises
prior to the Commencement Date other than to occupy the same for business purposes (e.g., to
install cabling and/or furniture), Tenant shall comply with all provisions of this Lease, except
those requiring the payment of Rent. The Commencement Date, Rent and Tenant’s other obligations
shall only be advanced to such earlier date as Tenant actually commences occupying the Premises for
business purposes. If such event occurs in a portion of the Premises, the Commencement Date, Rent
and Tenant’s other obligations shall be so advanced and fairly prorated based on the rentable
square footage of the area used by Tenant.

          C. Commencement Delays. Subject to Article 4, the Commencement Date, Rent and Tenant’s other
obligations shall be postponed to the extent Tenant is not reasonably able to occupy the Premises
because Landlord fails, by the Commencement Date set forth in Article 1, to: (i) deliver
possession of the Premises, and (ii) substantially complete any improvements to the Premises
required to be performed by Landlord under this Lease; except to the extent that Tenant, its space
planners, architects, contractors, agents or employees cause such failure. If such failure occurs
with respect to a portion of the Premises, the Commencement Date, Rent and Tenant’s other
obligations shall be so postponed with respect to such portion (and fairly prorated based on the
rentable square footage involved). If the Commencement Date is postponed pursuant to the foregoing
provisions for a ninety (90) day initial grace period, Tenant shall have the right to terminate
this Lease by notice to Landlord given within ten (10) days thereafter, subject to Landlord’s right
to cure as provided in Article 21. Any such delay in the Commencement Date shall not subject
Landlord to liability for loss or damage resulting therefrom, and Tenant’s sole recourse with
respect thereto shall be the postponement of Rent and other obligations and right to terminate this
Lease described herein.

          D. Adjustments and Confirmation. If the Commencement Date is advanced to an earlier date as
provided above, the Expiration Date shall not be changed. If the Commencement Date is postponed as
provided above, the Expiration Date shall be extended by the same length of time if Landlord so
elects by notice to Tenant. If the adjusted Expiration Date occurs other than on the last day of a
calendar month, Landlord may further elect by such notice to extend the Term so that the Expiration
Date is the last day of such calendar month. Landlord and Tenant shall execute a confirmation of
any dates as adjusted herein in such form as Landlord may reasonably request; any failure to
respond within thirty (30) days after Landlord provides such written confirmation shall be deemed
an acceptance of the dates set forth in Landlord’s confirmation. If Tenant disagrees with
Landlord’s adjustment of such dates, Tenant shall pay
Rent and perform all other obligations commencing and ending on the dates determined by Landlord,
subject to refund or credit when the matter is resolved.

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ARTICLE 3: BASE RENT AND ADDITIONAL RENT

          A. Base Rent. Tenant shall pay Landlord the monthly Base Rent set forth in Article 1 in
advance on or before the first day of each calendar month during the Term; provided, Tenant shall
pay Base Rent for the first full calendar month for which Base Rent shall be due (and any initial
partial month) when Tenant executes this Lease.

          B. Taxes and Expenses. Tenant shall pay Landlord Tenant’s Share of Taxes and Expenses in
excess of the amounts of Taxes and Expenses respectively for the Base Tax Year and Base Expense
Year in the manner described below. The foregoing capitalized terms shall have the meanings
specified therefor in Articles 1 and 30.

          C. Payments.

          (i) Landlord may reasonably estimate in advance the amounts Tenant shall owe for Taxes and
Expenses for any full or partial calendar year of the Term. Tenant shall pay such estimated
amounts, on a monthly basis, on or before the first day of each calendar month, together with
Tenant’s payment of Base Rent. Landlord may reasonably adjust such estimate from time to time.

          (ii) Within 120 days after the end of each calendar year, or as soon thereafter as
practicable, Landlord shall provide a statement (the “Statement”) showing: (a) the amount of
actual Taxes and Expenses for such calendar year, with a listing of amounts for major categories of
Expenses, (b) any amount paid by Tenant towards Taxes and Expenses during such calendar year on an
estimated basis, and (c) any revised estimate of Tenant’s obligations for Taxes and Expenses for
the current year.

          (iii) If the Statement shows that Tenant’s estimated payments were less than Tenant’s actual
obligations for Taxes and Expenses for such year, Tenant shall pay the difference within thirty
(30) days after Landlord delivers the Statement. If the Statement shows that Tenant’s estimated
payments exceeded Tenant’s actual obligations for Taxes and Expenses, Landlord shall credit the
difference against the payment of Rent next due. However, if the Term shall have expired and no
further Rent shall be due, Landlord shall provide a prompt refund of such difference with the final
Statement for such year.

          (iv) If the Statement shows a further increase in Tenant’s estimated payments for the current
calendar year, Tenant shall: (a) thereafter pay the new estimated amount until Landlord further
revises such estimated amount, and (b) pay the difference between the new and former estimates for
the period from January 1 of the current calendar year through the month in which the Statement is
sent within thirty (30) days after Landlord delivers the Statement.

          (v) In lieu of providing one Statement covering both Taxes and Expenses, Landlord may provide
separate statements. So long as Tenant’s obligations hereunder are not materially adversely
affected thereby, Landlord reserves the right to reasonably change, from time to time, the manner
or timing of Tenant’s payments for Taxes and Expenses.

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          D. Tax Refunds, Protest Costs, Fiscal Years and Special Assessments. Landlord shall each
year: (i) credit against Taxes any refunds received during such year, whether or not for a prior
year, (ii) include in Taxes any additional amount paid during such year involving an adjustment to
Taxes for a prior year due to supplemental assessment or other reason, (iii) for Taxes payable in
installments over more than one year, include only the minimum amounts payable each year and any
interest thereon, and (iv) include, in either Taxes or Expenses, any reasonable fees for attorneys,
consultants and experts, and other costs paid during such year in attempting to protest, appeal or
otherwise seek to reduce or minimize Taxes, whether or not successful. Notwithstanding anything to
the contrary contained in this Lease, if any taxing authority, at any time, uses a fiscal year
other than a current calendar year, Landlord may elect to require payments by Tenant based on: (a)
amounts paid or payable during each calendar year without regard to such fiscal years, or (b)
amounts paid or payable for or during each fiscal tax year.

          E. Grossing Up and Tenant’s Share Adjustments. In order to allocate variable Expenses (i.e.
those items that vary based on occupancy levels, such as janitorial and utility costs) among those
parties who are leasing space when the Property is not fully occupied during all or a portion of
any calendar year, Landlord may reasonably determine the amount of such variable Expenses that
would have been paid had the Property been fully occupied, and the amount so determined shall be
deemed to have been the amount of variable Expenses for such year (rather than adjusting Tenant’s
Share by subtracting vacant space from the denominator). If Landlord does so in computing Expenses
for any subsequent year, Landlord shall make a similar adjustment to Expenses for the Base Expense
Year in such computation. Similarly, if Landlord is not furnishing any particular utility or
service to a tenant during any period (the cost of which, if performed by Landlord, would be
included in Expenses), Landlord may for such period: (i) exclude the rentable area of such tenant
from the rentable area of the Property in computing Tenant’s Share of the component of Expenses for
such utility or service, or (ii) adjust Expenses to reflect the additional amount that would
reasonably have been incurred had Landlord furnished such utility or service to such tenant (rather
than adjusting Tenant’s Share). “Tenant’s Share” shall be subject to other adjustments as provided
in the definition thereof in Article 30 below.

          F. Prorations; Payments After Term Ends. If the Term commences on a day other than the first
day of a calendar month or ends on a day other than the last day of a calendar month, the Base Rent
and any other amounts payable on a monthly basis shall be prorated on a per diem basis for such
partial calendar months. If the Base Rent is scheduled to increase under Article 1 other than on
the first day of a calendar month, the amount for such month shall be prorated on a per diem basis
to reflect the number of days of such month at the then current and increased rates, respectively.
If the Term commences other than on January 1, or ends other than on December 31, Tenant’s
obligations to pay amounts towards Taxes and Expenses for such first or final calendar years shall
be prorated on a per diem basis to reflect the portion of such years
included in the Term. Tenant’s obligations to pay Taxes and Expenses (or any other amounts)
accruing during, or relating to, the period prior to expiration or earlier termination of this
Lease, shall survive such expiration or termination.

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          G. Landlord’s Accounting Practices and Records. Landlord shall maintain records respecting
Taxes and Expenses and determine the same. In accordance with sound accounting and management
practices consistently applied in accordance with this Lease. Tenant’s employees (or any certified
public accounting firm acting for Tenant on a non-contingent fee basis) shall have the right to
review such records by sending notice to Landlord no later than thirty (30) days following the
furnishing of the Statement specifying such records as Tenant reasonably desires to review. Such
review shall be subject to the continuing condition that Tenant not be in Default, and subject to
reasonable scheduling by Landlord during normal business hours at the place or places where such
records are normally kept. No later than thirty (30) days after Landlord makes such records
available for review, Tenant shall send Landlord notice specifying any exceptions that Tenant takes
to matters included in such Statement, Tenant’s detailed reasons for each exception which support a
conclusion that such exception properly identifies an error in such Statement, and a complete copy
of the review report. Such Statement shall be considered final and binding on Tenant, except as to
matters to which exception is taken after review of Landlord’s records in the foregoing manner and
within the foregoing times. The foregoing times for sending Tenant’s notices hereunder are
critical to Landlord’s budgeting process, and are therefore of the essence of this Paragraph. If
Tenant takes timely exception as provided herein, Landlord may seek certification from an
independent certified public accountant or financial consultant (who shall be subject to Tenant’s
reasonable approval) as to the proper amount of Taxes and Expenses or the items as to which Tenant
has taken exception. In such case: (i) such certification shall be considered final and binding
on both parties (except as to additional amounts not then known or omitted by error), and (ii)
Tenant shall pay Landlord for the cost of such certification, unless it shows that Taxes and
Expenses were overstated by a net amount of five percent (5%) or more. Pending review of such
records and resolution of any exceptions, Tenant shall pay Tenant’s Share of Taxes and Expenses in
the amounts shown on such Statement, subject to credit, refund or additional payment after any such
exceptions are resolved.

          H. Base Year Adjustments. If Taxes for the Base Tax Year are reduced as a result of protest
or otherwise, Landlord may use the final reduced amount of Taxes for the Base Tax Year to compute
Tenant’s obligations for increases in Taxes during the Term. In such case, Tenant shall pay
Landlord, within thirty (30) days after notice, any additional amount of Taxes required by such
computation for any period that has theretofore occurred during the Term following the Base Tax
Year. Landlord may exclude from Base Year Expenses any non-recurring items, including market-wide
extraordinary items or increases, e.g. utility price spikes or surcharges due to war, terrorism,
boycotts, or brown-outs, and the amortization of capital expenditures otherwise permitted under
Article 30 (provided amortization of capital expenditures shall only be included in subsequent year
Expenses to the extent permitted under Article 30). If Landlord eliminates from any subsequent
year Expenses a recurring category of Expenses previously included in Base Year Expenses, Landlord
may subtract such category from Base Year Expenses commencing with such subsequent year.

          I. General Payment Matters. Base Rent Taxes, Expenses and any other amounts which Tenant is
or becomes obligated to pay Landlord under this Lease or other agreement entered in connection
herewith are sometimes herein referred to collectively as “Rent,” and all remedies applicable to
the non-payment of rent shall be applicable thereto. Tenant shall pay

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Rent in good funds and legal
tender of the United States of America, together with any applicable sales tax or other taxes on
Rent as further described in Article 14. Tenant shall pay Rent without any deduction, recoupment,
set-off or counterclaim, and without relief from any valuation or appraisement laws, except as may
be expressly provided in this Lease. No delay by Landlord in providing the Statement (or separate
statements) shall be deemed a default by Landlord or a waiver of Landlord’s right to require
payment of Tenant’s obligations for actual or estimated Taxes or Expenses. In no event shall a
decrease in Taxes or Expenses serve to decrease Base Rent. Landlord may apply payments received
from Tenant to any obligations of Tenant then accrued, without regard to such obligations as may be
designated by Tenant.

ARTICLE 4: CONDITION OF PREMISES

          Tenant has inspected, or had an opportunity to inspect, the Premises (and portions of the
Property, Systems and Equipment providing access to or serving the Premises), and agrees to accept
the same “as is” without any agreements, representations, understandings or obligations on the part
of Landlord to perform any alterations, repairs or improvements, except as may be expressly
provided under this Lease. With respect to the Work that Landlord shall perform under the Work
Letter attached as Exhibit C, hereto: (i) Landlord shall use diligent, good faith efforts
to substantially complete such Work to an extent that Tenant can reasonably occupy the Premises by
the Commencement Date set forth in Article 1, subject to Article 2 and the other provisions of this
Lease, (ii) Tenant shall use diligent, good faith efforts to cooperate, and to cause its space
planners, architects, contractors, agents and employees to cooperate, diligently and in good faith
with Landlord and any space planners, architects, contractors or other parties designated by
Landlord, so that such Work can be planned, permits can be obtained, and the Work can be
substantially completed by the Commencement Date set forth in Article 1, and (iii) the Commencement
Date, Rent and Tenant’s other obligations shall be subject to adjustment as described in Article 2.
In the event of any dispute as to whether such Work has been substantially completed, Landlord may
refer the matter to a licensed architect (subject to Tenant’s reasonable approval), whose
professional good faith decision shall be final and binding on the parties.

ARTICLE 5: QUIET ENJOYMENT

          Landlord agrees that, if Tenant timely pays the Rent and performs the terms and provisions
hereunder, Tenant shall hold the Premises during the Term free of lawful claims by any party acting
by or through Landlord, subject to all other terms and provisions of this Lease.

ARTICLE 6: UTILITIES AND SERVICES

          A. Standard Landlord Utilities and Services. Landlord shall provide the following utilities
and services (the cost of which shall be included in Expenses):

          (i) Heat and air-conditioning to provide a temperature consistent with comparable office
buildings in the vicinity, in Landlord’s reasonable opinion and in accordance with applicable Law,
for reasonable occupancy of the Premises as offices during Building Hours (as defined in Article
30).

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          (ii) Water from city mains for drinking, lavatory and toilet purposes, at those points of
supply provided for nonexclusive general use of tenants at the Property, or points of supply in the
Premises already existing or installed by or with Landlord’s written consent for such purposes.

          (iii) Cleaning and trash removal in and about the Premises comparable to that provided as a
standard service by landlords for office space in comparable office buildings in the vicinity.

          (iv) Passenger elevator service at all times (if the Property has such equipment serving the
Premises), and freight elevator service (if the Property has such equipment serving the Premises,
and subject to reasonable scheduling by Landlord), in common with Landlord and other parties.

          (v) Electricity for building-standard overhead office lighting fixtures, and equipment and
accessories customary for offices, where: (a) Tenant uses an amount of electricity that is
generally consistent with average office use at comparable office buildings in the vicinity, as
reasonably determined by Landlord, (b) the Systems and Equipment are suitable, and the safe and
lawful capacity thereof is not exceeded, and (c) sufficient capacity remains for other tenants, as
reasonably determined by Landlord. Landlord represents that, to its actual knowledge, the Systems
and Equipment are suitable, safe and have adequate capacity for such average office use.

          B. Additional Utilities and Services. Landlord shall seek to provide such extra utilities or
services as Tenant may from time to time request, if the same are reasonable and feasible for
Landlord to provide and do not involve modifications or additions to the Property or existing
Systems and Equipment, and if Landlord shall receive Tenant’s request within a reasonable period
prior to the time such extra utilities or services are required. Landlord may comply with written
or oral requests by any officer or employee of Tenant, unless Tenant shall notify Landlord of, or
Landlord shall request, the names of authorized individuals (up to 3 for each floor on which the
Premises are located) and procedures for written requests. Tenant shall pay, for any extra
utilities or services, such standard charges as Landlord shall from time to time establish,
Landlord’s out-of-pocket costs for architects, engineers, consultants and other parties relating to
such extra utilities or services, and a fee equal to fifteen percent (15%) of such costs (provided,
Landlord’s standard overtime HVAC charges shall not require an additional such percentage thereon).
All payments for such extra utilities or services shall be due at the same time as the installment
of Base Rent with which the same are billed, or if billed separately, shall be due within thirty
(30) days after such billing. Landlord shall not be responsible for inadequate
air-conditioning or ventilation whenever the use or occupancy of the Premises exceeds the normal
capacity or design loads of, affects the temperature or humidity otherwise maintained by, or
otherwise adversely affects the operation of, the Systems and Equipment for the Property, whether
due to items of equipment or machinery generating heat, above-normal concentrations of personnel or
equipment, or alterations to the Premises made by or through Tenant without balancing the air or
installing supplemental HVAC equipment. In any such case, with at least thirty (30) days advance
notice to Tenant, Landlord may: (i) elect to balance the air and/or

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install, operate, maintain and
replace such supplemental HVAC equipment during the Term, at Tenant’s reasonable expense, as an
extra utility or service, or (ii) require that Tenant arrange for the same as Work under Article 9.
Notwithstanding the foregoing to the contrary, in lieu of charging separately for additional
utilities and services, Landlord may reasonably elect from time to time to expand the amounts of
services and utilities available without separate charge, in which case the costs thereof shall be
included in Expenses.

          C. Monitoring. If Landlord in good faith believes that Tenant may be exceeding the standard
utilities provided under Paragraph A above, then Landlord may install and operate meters, submeters
or any other reasonable system for monitoring or estimating any services or utilities used by
Tenant in excess of those required to be provided by Landlord under this Article (including a
system for Landlord’s engineer to reasonably estimate any such excess usage). If such system
indicates such excess services or utilities, Tenant shall pay Landlord’s charges and fees as
described in Paragraph B above for installing and operating such system and any supplementary
air-conditioning, ventilation, heat, electrical or other systems or equipment (or adjustments or
modifications to the existing Systems and Equipment) which Landlord may make, and Landlord’s
charges for such excess services or utilities used by Tenant; provided, Landlord shall first give
Tenant at least thirty (30) days notice of Landlord’s determination that such excess use is
occurring and a description of Landlord’s proposed installation of such system and equipment and
estimated costs thereof, and shall afford Tenant a reasonable opportunity to discontinue the excess
use within such thirty (30) days before Landlord installs such system and equipment.

          D. Interruptions and Changes. Landlord shall have no liability for interruptions, variations,
shortages, failures, changes in quality, quantity, character or availability of any utilities or
services caused by repairs, maintenance, replacements, alterations (including any freon retrofit
work), labor controversies, accidents, inability to obtain services, utilities or supplies,
governmental or utility company acts or omissions, requirements, guidelines or requests, or other
causes beyond Landlord’s reasonable control (or under any circumstances with respect to utilities
or services not required to be provided by Landlord hereunder). Under no circumstances whatsoever
shall any of the foregoing be deemed an eviction or disturbance of Tenant’s use and possession of
the Premises or any part thereof, serve to abate Rent, or relieve Tenant from performance of
Tenant’s obligations under this Lease. However, in any such event after receiving notice, Landlord
shall use commercially reasonable efforts to restore such utilities or services required to be
provided hereunder to reasonable levels.

ARTICLE 7: USE, COMPLIANCE WITH LAWS, AND RULES

          A. Use of Premises. Tenant shall use the Premises only for the permitted use identified in
Article 1, and no other purpose whatsoever, subject to the other provisions of this Article and
this Lease. Unless expressly permitted in Article 1, Tenant shall not use or permit the Premises
to be used as a: (i) medical, dental, psychology, psychiatry or science office or laboratory, (ii)
telemarketing “boiler-room,” or call center operation, (iii) “executive suite” or “legal suite”
multi-party shared offices operation, (iv) travel agency or reservation center, (v) retail real
estate brokerage, retail stock brokerage, or retail bank or financial institution, (vi)
computerized vehicle sales, loan or “finder” service, (vii) social-welfare office or governmental,

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quasi-governmental, trade association or union office or activities, (viii) employment placement,
recruiting or clerical support agency, (ix) radio or television studio or broadcasting or recording
facility, or (x) school, educational facility or training center (except for training that is minor
and ancillary to general office use and does not require parking in excess of code requirements for
general office use).

          B. Compliance With Laws. Tenant shall comply with all Laws relating to the Premises and
Tenant’s use of the Premises and Property, and shall promptly reimburse Landlord for any expenses
Landlord incurs for work or other matters relating to areas outside of the Premises in order to
comply with Laws as a result of Tenant’s use of the Premises or Property; provided, Tenant shall
not be required by this provision to perform structural improvements to the Premises that involve a
significant capital expenditure and will result in a benefit to Landlord extending beyond the Term,
as it may be extended, unless required by a Law pertaining to: (i) Tenant’s particular use of the
Premises (as opposed to a Law that applies to office tenants in general), (ii) Work performed by or
for Tenant or any Transferee (i.e. excluding any improvements or work that Landlord is required to
perform under this Lease), or (iii) other acts or omissions of Tenant or any Transferee.

          C. Rules. Tenant shall comply with the Rules set forth in Exhibit B attached hereto
(the “Rules”). Landlord shall have the right, by notice to Tenant, to reasonably amend such Rules
and supplement the same with other reasonable Rules relating to the Property, or the promotion of
safety, care, efficiency, cleanliness or good order therein. Although Landlord shall not
discriminate against Tenant in the enforcement of the Rules, nothing herein shall be construed to
give Tenant or any other Person any claim, demand or cause of action against Landlord arising out
of the violation of Laws or the Rules by any other tenant or visitor of the Property, or out of the
enforcement, modification or waiver of the Rules by Landlord in any particular instance.

          D. Other Requirements. So long as Tenant receives written notification of the applicable
requirements, Tenant shall not use or permit the Premises or Property to be used in a way that
will: (i) violate the requirements of Landlord’s insurers, the American Insurance Association, or
any board of underwriters, (ii) cause a cancellation of Landlord’s policies, impair the
insurability of the Property, or increase Landlord’s premiums (any such increase shall be paid by
Tenant without such payment being deemed permission to continue such activity or a waiver of any
other remedies of Landlord), or (iii) violate the requirements of any Lenders, the certificates of
occupancy issued for the Premises or the Property, or any other requirements, covenants, conditions
or restrictions affecting the Property at any time (provided none of the foregoing shall prohibit
normal office use of the Premises in compliance with this Lease).

ARTICLE 8: MAINTENANCE AND REPAIRS

          Except for customary cleaning and trash removal provided by Landlord under Article 6, and
casualty damage to be repaired by Landlord under Article 11, Tenant shall keep and maintain (or
cause to be kept and maintained) the Premises in good and sanitary condition, working order and
repair, in compliance with all applicable Laws as described in Article 7, and as required under
other provisions of this Lease, including the Rules (including any carpet and

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other flooring
material, paint and wall-coverings, doors, ceilings, interior surfaces of walls, any non-Building
standard lighting fixtures, and any plumbing and other fixtures, alterations, improvements, systems
and equipment within or exclusively serving the Premises, whether installed by Landlord or Tenant);
provided, Landlord shall maintain plumbing lines within and beyond the demising wall of the
Premises (unless Tenant or its employees or visitors cause a blockage or other problem, in which
case Tenant shall reimburse the reasonable costs in connection therewith). In the event that any
repairs, maintenance or replacements are required, Tenant shall promptly notify Landlord and
arrange for the same either (i) through Landlord for such reasonable charges as Landlord may
establish from time to time, payable within thirty (30) days after billing, or (ii) by engaging
such contractors as Landlord generally uses at the Property for such work, or such other
contractors as Landlord shall first reasonably approve in writing to perform such work, all in a
first class, workmanlike manner and otherwise in compliance with Article 9 respecting “Work”.
Tenant shall promptly notify Landlord concerning the necessity for any repairs or other work
hereunder and upon completion thereof. Tenant shall pay Landlord for any repairs, maintenance and
replacements to areas of the Property outside the Premises caused, in whole or in part, as a result
of moving any furniture, fixtures, or other property to or from the Premises, or otherwise by
Tenant or its employees, agents, contractors, or visitors (notwithstanding anything to the contrary
contained in this Lease). Except as provided in the preceding sentence, or for damage covered
under Article 11, Landlord shall keep the roof, structure, exterior walls and windows, Systems and
Equipment (including any Building-standard overhead lights), and any parking and other common areas
of the Property, in good and sanitary condition, working order and repair (the cost of which shall
be included in Expenses to the extent permitted in the definition thereof in Article 30).

ARTICLE 9: ALTERATIONS AND LIENS

          A. Alterations and Approval. Tenant shall not attach any fixtures, equipment or other items
to the Premises, or paint or make any other additions, changes, alterations or improvements to the
Premises or the Systems and Equipment serving the Premises (all such work is referred to
collectively herein as the “Work”), without the prior written consent of Landlord. Landlord shall
not unreasonably withhold consent, except that Landlord reserves the right to withhold consent in
Landlord’s sole discretion for Work affecting the structure, safety, efficiency or security of the
Property or Premises, the Systems and Equipment, or the appearance of the Premises from any common
or public areas. Landlord may only require removal of Work installed by or for Tenant as provided
under Article 23.

          B. Approval Conditions. Landlord reserves the right to impose reasonable requirements as a
condition of such consent or otherwise in connection with the Work, including requirements that
Tenant (i) use parties contained on Landlord’s approved list (if reputable and available on
commercially reasonable terms) or submit for Landlord’s prior written approval the names, addresses
and background information concerning all architects, engineers, contractors, subcontractors and
suppliers Tenant proposes to use, (ii) submit for Landlord’s written approval detailed plans and
specifications prepared by licensed and competent architects and engineers, (iii) obtain and post
permits, (iv) provide additional insurance, bonds and/or other reasonable security and/or
documentation protecting against damages, liability and liens, (v) use union labor (if Landlord
uses union labor), (vi) permit Landlord or its representatives to inspect the Work at

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reasonable
times, and (vii) comply with such other reasonable requirements as Landlord may impose concerning
the manner and times in which such Work shall be done. If Landlord consents, inspects, supervises,
recommends or designates any architects, engineers, contractors, subcontractors or suppliers, the
same shall not be deemed a warranty as to the adequacy of the design, workmanship or quality of
materials, or compliance of the Work with the plans and specifications or any Laws.

          C. Performance of Work. All Work shall be performed: (i) in a thoroughly first class,
professional and workmanlike manner, (ii) only with materials that are new, high quality, and free
of material defects, (iii) only by parties, and strictly in accordance with plans, specifications,
and other matters, approved or designated by Landlord in advance in writing, (iv) so as not to
adversely affect the Systems and Equipment or the structure of the Property, (v) diligently to
completion and so as to avoid any disturbance, disruption or inconvenience to other tenants and the
operation of the Property, and (vi) in compliance with all Laws, the Rules and other provisions of
this Lease, and such other reasonable requirements as Landlord may impose concerning the manner and
times in which such Work shall be done. Landlord may require that any floor, wall or ceiling
coring work or penetrations or use of noisy or heavy equipment which may interfere with the conduct
of business by other tenants be performed at times other than Building Hours (at Tenant’s sole
cost). If Tenant fails to perform the Work as required herein or the materials supplied fail to
comply herewith or with the specifications approved by Landlord, Landlord shall have the right to
temporarily stop the applicable portions of the Work pending Tenant’s cure of such failure. Upon
completion of any Work hereunder, Tenant shall provide Landlord with “as built” plans, copies of
all construction contracts, and proof of payment for all labor and materials.

          D. Liens. Tenant shall pay all costs for the Work when due. Tenant shall keep the Property,
Premises and this Lease free from any mechanic’s, materialman’s, architect’s, engineers or similar
liens or encumbrances, and any claims therefor, or stop or violation notices, in connection with
any Work. If contemplated under applicable statutory procedures, Tenant shall post and record
appropriate notices of non-responsibility on behalf of Landlord, and shall give Landlord notice at
least ten (10) days prior to the commencement of any Work (or such additional time as may be
necessary under applicable Laws), to afford Landlord the opportunity of posting and recording any
other notices of non-responsibility. Tenant shall remove any such claim, lien or encumbrance, or
stop or violation notices of record, by bond or otherwise within thirty (30) days after Landlord
provides notice. If Tenant fails to do so, Landlord may pay the amount (or any portion thereof) or
take such other action as Landlord deems necessary to remove
such claim, lien or encumbrance, or stop or violation notices, without being responsible for
investigating the validity thereof. The amount so paid and costs incurred by Landlord shall be
deemed additional Rent under this Lease payable upon demand, without limitation as to other
remedies available to Landlord. Nothing contained in this Lease shall authorize Tenant to do any
act that subjects Landlord’s title to, or any Lender’s interest in, the Property or Premises to any
such claims, liens or encumbrances, or stop or violation notices, whether claimed pursuant to
statute or other Law or express or implied contract.

          E. Landlord’s Fees and Costs. Tenant shall pay Landlord a fee for reviewing, scheduling,
monitoring, supervising, and providing access for or in connection with the Work, in

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an amount
equal to five percent (5%) of the total cost of the Work (including costs of plans and permits
therefor), and Landlord’s reasonable out-of-pocket costs, including any costs for security,
utilities, trash removal, temporary barricades, janitorial, engineering, architectural or
consulting services, and other matters in connection with the Work, payable within thirty (30) days
after billing.

ARTICLE 10: INSURANCE, SUBROGATION, AND WAIVER OF CLAIMS

          A. Required Insurance. Tenant shall maintain during the Term: (i) commercial general
liability (“CGL”) insurance, with limits of not less than $1,000,000 for personal injury, bodily
injury or death, and property damage or destruction (including loss of use thereof), combined
single limit, for any one occurrence, and $2,000,000 in the aggregate per policy year, with
endorsements: (a) for contractual liability covering Tenant’s indemnity obligations under this
Lease, and (b) adding Landlord, the management company for the Property, and other parties
reasonably designated by Landlord, as additional insureds, and (ii) primary, noncontributory,
extended coverage or “all-risk” property damage insurance (including installation floater insurance
during any alterations or improvements that Tenant makes to the Premises) covering any alterations
or improvements beyond any work or allowance provided by Landlord under this Lease, and Tenant’s
personal property, business records, fixtures and equipment, for damage or other loss caused by
fire or other casualty or cause including, but not limited to, vandalism and malicious mischief,
theft, water damage of any type, including sprinkler leakage, bursting or stoppage of pipes,
explosion, business interruption (for at least nine (9) months), and other insurable risks in
amounts not less than the full insurable replacement value of such property and full insurable
value of such other interests of Tenant (subject to reasonable deductible amounts).

          B. Certificates and Other Matters. Tenant shall provide Landlord with certificates evidencing
the coverage required hereunder prior to the Commencement Date, or Tenant’s entry to the Premises
for delivery of materials or construction of improvements or any other purpose (whichever first
occurs). Such certificates shall state that such insurance coverage may not be reduced, canceled
or allowed to expire without at least thirty (30) days’ prior written notice to Landlord, and shall
include, as attachments, originals of the additional insured endorsements to Tenant’s CGL policy
required above Tenant shall provide renewal certificates to Landlord at least thirty (30) days
prior to expiration of such policies Except as provided to the contrary
herein, any insurance carried by Landlord or Tenant shall be for the sole benefit of the party
carrying such insurance. Tenant’s insurance policies shall be primary to all policies of Landlord
and any other additional insureds (whose policies shall be deemed excess and non-contributory). All
insurance required hereunder shall be provided by responsible insurers licensed in the State in
which the Property is located, and shall have a general policy holder’s rating of at least A- and a
financial rating of at least X in the then current edition of Bests Insurance Reports. Landlord
disclaims any representation as to whether the foregoing coverages will be adequate to protect
Tenant.

          C. Mutual Waiver of Claims and Subrogation. The parties hereby mutually waive all claims
against each other for all losses covered or required to be covered hereunder by their respective
insurance policies, and waive all rights of subrogation of their respective Insurers; for

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purposes
hereof, any deductible amount shall be treated as though it were recoverable under such policies.
SUCH MUTUAL WAIVER OF CLAIMS SHALL APPLY REGARDLESS OF THE NEGLIGENCE OF THE OTHER PARTY OR ITS
AFFILIATES, AGENTS OR EMPLOYEES. The parties agree that their respective insurance policies are
now, or shall be, endorsed such that said waiver of subrogation shall not affect the right of the
insured to recover thereunder.

ARTICLE 11: CASUALTY DAMAGE

          A. Restoration. Tenant shall promptly notify Landlord of any damage to the Premises by fire
or other casualty. If the Premises or any common areas of the Property providing access thereto
shall be damaged by fire or other casualty, Landlord shall use available Insurance proceeds to
restore the same. Such restoration shall be to substantially the same condition as prior to the
casualty, except for modifications required by zoning and building codes and other Laws or by any
Lender, any other modifications to the common areas deemed desirable by Landlord (provided access
to the Premises is not materially impaired), and except that Landlord shall not be required to
repair or replace any of Tenant’s furniture, furnishings, fixtures, systems or equipment or any
alterations or improvements in excess of any work or allowance provided by Landlord under this
Lease Tenant shall reasonably cooperate in approving any plans for repairs to the Premises
hereunder, and in vacating the Premises to the extent reasonably required to avoid any interference
or delay in Landlord’s repair work. Promptly following completion of Landlord’s work, Tenant shall
repair and replace Tenant’s furniture, furnishings, fixtures, systems or equipment, and any
alterations or improvements made by Tenant in excess of those provided by Landlord, subject to and
in compliance with the other provisions of this Lease.

          B. Abatement of Rent. Landlord shall not be liable for any inconvenience or annoyance to
Tenant or its visitors, or injury to Tenant’s business resulting in any way from such damage or the
repair thereof. However, Landlord shall allow Tenant a proportionate abatement of Rent from the
date of the casualty through the date that Landlord substantially completes Landlord’s repair
obligations hereunder (or the date that Landlord would have substantially completed such repairs,
but for delays by Tenant or any other occupant of the Premises, or any of their agents, employees,
invitees, Transferees and contractors), provided such abatement (i) shall apply only to the extent
the Premises are untenantable for the purposes permitted under this
Lease and not used by Tenant as a result thereof, based proportionately on the square footage of
the Premises so affected and not used, and (ii) shall not apply if the damage is caused by the
intentional misconduct of Tenant or its Transferees or their respective agents, employees or
contractors.

          C. Termination of Lease. Notwithstanding the foregoing to the contrary, in lieu of performing
the restoration work, Landlord may elect to terminate this Lease by notifying Tenant in writing of
such termination within ninety (90) days after the date of damage (such termination notice to
include a termination date providing at least thirty (30) days for Tenant to vacate the Premises),
if the Property shall be materially damaged by the intentional misconduct of Tenant or its
Transferees or their respective agents, employees or contractors, or if the Property shall be
damaged by fire or other casualty or cause such that: (i) repairs to the Premises and access
thereto cannot reasonably be completed within 180 days after the casualty without the payment

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of
overtime or other premiums, (ii) more than twenty-five percent (25%) of the Premises is affected by
the damage and fewer than twenty-four (24) months remain in the Term, or any material damage occurs
to the Premises during the last twelve (12) months of the Term, (iii) any Lender shall require that
the insurance proceeds or any material portion thereof be used to retire the Mortgage debt (or
shall terminate the ground lease, as the case may be), or the damage is not fully covered, except
for reasonable deductible amounts, by Landlord’s insurance policies, or (iv) the cost of the
repairs, alterations, restoration or improvement work would exceed thirty-five percent (35%) of the
replacement value of the Building (whether or not the Premises are affected by the damage). Tenant
agrees that the abatement of Rent provided herein shall be Tenant’s sole recourse in the event of
such damage, and waives any other rights Tenant may have under any applicable Law to perform
repairs or terminate the Lease by reason of damage to the Premises or Property.

ARTICLE 12: CONDEMNATION

          If at least fifty percent (50%) of the rentable area of the Premises shall be taken by power
of eminent domain or condemned by a competent authority or by conveyance in lieu thereof for public
or quasi-public use (“Condemnation”), including any temporary taking for a period of one year or
longer, then either Landlord or Tenant may elect to terminate this Lease effective on the date
possession for such use is so taken, by giving notice to the other party no later than one hundred
and twenty (120) days after receiving notice of the filing of the Condemnation. If: (i) less than
the foregoing amount of the Premises is taken, but the taking includes or affects a material
portion of the Building or Property, or Landlord’s economical operation thereof, or (ii) the taking
is temporary and will be in effect for less than the foregoing period but more than thirty (30)
days, then in either such event, Landlord may elect to terminate this Lease upon at least thirty
(30) days’ prior notice to Tenant. The parties further agree that: (a) if this Lease is
terminated, all Rent shall be apportioned as of the date of such termination or the date of such
taking, whichever shall first occur, (b) if the taking is temporary, Rent shall be abated for the
period of the taking, and Landlord may seek a condemnation award therefor (and the Term shall not
be extended thereby), and (c) if this Lease is not terminated but any part of the Premises is
permanently taken, the Rent shall be proportionately abated based on the square footage of the
Premises so taken Landlord shall be entitled to receive the entire award or payment in connection
with such Condemnation and Tenant hereby assigns to Landlord any interest therein for the value
of Tenant’s unexpired leasehold estate or any other claim and waives any right to participate
therein, except that Tenant shall have the right to file any separate claim available to Tenant for
moving expenses and any taking of Tenant’s personal property, provided such award is separately
payable to Tenant and does not diminish the award available to Landlord or any Lender.

ARTICLE 13: ASSIGNMENT AND SUBLETTING

          A. Transfers. Tenant shall not, without the prior written consent of Landlord, which consent
shall not be unreasonably withheld as further described below: (i) assign, mortgage, pledge,
hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any
interest hereunder, by operation of Law or otherwise, (ii) sublet the Premises or any part thereof,
or (iii) permit the use of the Premises by any Persons other than Tenant and its

15

 

employees (all of
the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any Person to
whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a
“Transferee”). If Tenant shall desire Landlord’s consent to any Transfer, Tenant shall notify
Landlord in writing, which notice shall include: (a) the proposed effective date (which shall not
be less than thirty (30) nor more than 180 days after Tenant’s notice), (b) the portion of the
Premises to be Transferred (herein called the “Subject Space”), (c) the terms of the proposed
Transfer and the consideration therefor, the name, address and background information concerning
the proposed Transferee, and a true and complete copy of all proposed Transfer documentation, (d)
financial statements (balance sheets and income/expense statements for the current and prior year)
of the proposed Transferee, in form and detail reasonably satisfactory to Landlord, certified by an
officer, partner or owner of the Transferee, (e) at least one favorable financial and business
character/reputation reference respecting the Transferee from a current or recent commercial
landlord, and (f) any other reasonable information to enable Landlord to determine the financial
responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s
business and proposed use of the Subject Space or as Landlord may reasonably request. Any Transfer
made without complying with this Article shall, at Landlord’s option, be null, void and of no
effect, or shall constitute a Default under this Lease. Whether or not Landlord shall grant
consent, Tenant shall pay $500 towards Landlord’s review and processing expenses, as well as any
reasonable legal fees incurred by Landlord, within thirty (30) days after Landlord’s written
request.

          B. Approval. Landlord will not unreasonably withhold its consent to any proposed Transfer of
the Subject Space to the Transferee on the terms specified in Tenant’s notice. If Tenant’s notice
requesting consent to a Transfer contains a statement that Landlord’s consent shall be deemed
granted if not denied within twenty (20) days of its receipt of such notice (and such statement is
set forth prominently in bold and capitalized letters and refers to this Lease provision), and if
Landlord fails to respond to such notice within twenty (20) days from the date on which Tenant has
delivered such notice and provided all information required under the Paragraph A above, then
Landlord’s consent to such notice shall be conclusively deemed granted. The parties hereby agree
that it shall be reasonable under this Lease and under any applicable Law for Landlord to withhold
consent to any proposed Transfer where one or more of the following applies (without limitation as
to other reasonable grounds for withholding
consent): (i) the Transferee is of a character or reputation or engaged in a business which is not
consistent with the quality or nature of the Property or other tenants of the Property, (ii) the
Transferee intends to use the Subject Space for purposes which are not permitted under this Lease,
would result in more than a reasonable number of occupants, or would require increased services by
Landlord, (iii) the Subject Space is not regular in shape with appropriate means of ingress and
egress suitable for normal renting purposes in compliance with Laws, (iv) the Transferee is a
government, or agency or instrumentality thereof, (v) the Transferee or any affiliate thereof is an
occupant of the Property (or of any complex in which the Property is located) or has negotiated to
lease space in the Property (or in such complex) from Landlord during the prior four (4) months,
(vi) the Transferee does not have, in Landlord’s good faith determination, satisfactory references
or a reasonable financial condition in relation to the obligations to be assumed in connection with
the Transfer, (vii) the Transfer involves a partial or collateral assignment, mortgage or other
encumbrance on this Lease, a sub-sublease or assignment of a sublease, (viii) the Transfer would
cause Landlord to be in violation of any Laws

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or any other lease, Mortgage or agreement to which
Landlord is a party, or would give a tenant of the Property a right to cancel its lease, or (ix)
Tenant has committed and failed to cure a Default. If Tenant disagrees with Landlord’s decision to
deny approval, Tenant’s sole remedy shall be to seek immediate declaratory and injunctive relief,
and to recover attorneys’ fees and costs as a prevailing party under Article 17.

          C. Transfer Premiums. If Landlord consents to a Transfer, and as a condition thereto which
the parties hereby agree is reasonable, Tenant shall retain fifty percent (50%) of any Transfer
Premium, and shall pay Landlord fifty percent (50%) of any Transfer Premium, derived by Tenant from
such Transfer. “Transfer Premium” shall mean: (i) for a lease assignment, all consideration paid
or payable therefor, and (ii) for a sublease, all rent, additional rent or other consideration paid
by such Transferee in excess of the Rent payable by Tenant under this Lease (on a monthly basis
during the Term, and on a per rentable square foot basis, if less than all of the Premises is
transferred). In any such computation, Tenant: (a) may subtract any reasonable direct
out-of-pocket costs incurred in connection with such Transfer, such as advertising costs, brokerage
commissions, attorneys’ fees and leasehold improvements for the Subject Space, and (b) shall
include in the “Transfer Premium” any so-called “key money” or other bonus amount paid by
Transferee to Tenant, and any payments in excess of fair market value for services rendered by
Tenant to Transferee or in excess of fair market value for assets, fixtures, inventory, equipment
or furniture transferred by Tenant to Transferee. Tenant shall pay the percentage of the Transfer
Premium due Landlord within thirty (30) days after Tenant receives any Transfer Premium.

          D. Recapture. Notwithstanding anything to the contrary contained in this Article, Landlord
shall have the option, by giving notice to Tenant within thirty (30) days after receipt of Tenant’s
notice of any proposed Transfer, to recapture the Premises or Subject Space. Such recapture notice
shall cancel and terminate this Lease with respect to the Premises or Subject Space, as the case
may be, as of the date stated in Tenant’s notice as the effective date of the proposed Transfer (or
at Landlord’s option, such notice shall cause the Transfer to be made to Landlord or its agent or
nominee, in which case the parties shall execute reasonable Transfer documentation promptly
thereafter). If this Lease shall be canceled with respect to less than the entire Premises, the
Rent herein shall be prorated on the basis of the number of rentable square
feet retained by Tenant in proportion to the number of rentable square feet contained in the
Premises, this Lease as so amended shall continue thereafter in full force and effect, and upon
request of either party the parties shall execute written confirmation of the same. Tenant shall
surrender and vacate the Premises or Subject Space, as the case may be, when required hereunder in
accordance with Article 23, and any failure to do so shall be subject to Article 24.

          E. Terms of Consent. If Landlord consents to a Transfer: (i) the terms and conditions of
this Lease, including Tenant’s liability for the Subject Space, shall in no way be deemed to have
been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by
either Tenant or a Transferee, (iii) no Transferee shall succeed to any rights provided in this
Lease or any amendment hereto to extend the Term of this Lease, expand the Premises, or lease other
space, any such rights being deemed personal to the initial Tenant, (iv) Tenant shall deliver to
Landlord, promptly after execution, an original executed copy of all documentation pertaining to
the Transfer in form reasonably acceptable to Landlord, and (v)

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Tenant shall furnish a statement
setting forth in detail the computation of any Transfer Premium that Tenant has derived and shall
derive from such Transfer. Landlord or its representatives shall have the right at reasonable
times to audit the books, records and papers of Tenant and any Transferee relating to any Transfer,
and to make copies thereof. If a Transfer Premium is found understated, Tenant shall pay the
deficiency within thirty (30) days after billing (and if understated by more than five percent
(5%), Tenant shall include with such payment Landlord’s reasonable costs of such audit). Any
sublease hereunder shall be subordinate and subject to the provisions of this Lease, and if this
Lease shall be terminated during the term of any sublease, whether based on Default or mutual
agreement, Landlord shall have the right to: (a) deem such sublease as merged and canceled and
repossess the Subject Space by any lawful means, or (b) require that such subtenant attorn to and
recognize Landlord as its landlord under such sublease with respect to obligations arising
thereafter, subject to the terms of Landlord’s standard form of adornment documentation. If Tenant
shall commit a Default under this Lease, Landlord is hereby irrevocably authorized to direct any
Transferee to make all payments under or in connection with the Transfer directly to Landlord
(which Landlord shall apply toward Tenant’s obligations under this Lease).

          F. Certain Transfers. For purposes of this Lease, the term “Transfer” shall also include, and
all of the foregoing provisions shall apply to: (i) the conversion, merger or consolidation of
Tenant into a limited liability company or limited liability partnership, (ii) if Tenant is a
partnership or limited liability company, the withdrawal or change, voluntary, involuntary or by
operation of law, of a majority of the partners or members, or a transfer of a majority of
partnership or membership interests, within a twelve month period, or the dissolution of the
partnership or company, and (iii) if Tenant is a closely held corporation (i.e., whose stock is not
publicly held and not traded through an exchange or over the counter), the dissolution, merger,
consolidation or other reorganization of Tenant, or within a twelve month period: (a) the sale or
other transfer of more than an aggregate of 50% of the voting shares of Tenant (other than to
immediate family members by reason of gift or death) or (b) the sale, mortgage, hypothecation or
pledge of more than an aggregate of 50% of Tenant’s net assets.

ARTICLE 14: PERSONAL PROPERTY, RENT AND OTHER TAXES

          Tenant shall pay, prior to delinquency, all taxes, charges or other governmental impositions
assessed against or levied upon all fixtures, furnishings, personal property, built-in and modular
furniture, and systems and equipment located in or exclusively serving the Premises,
notwithstanding that certain such items may become Landlord’s property under Article 23 upon
termination of the Lease. Whenever possible, Tenant shall cause all such items to be assessed and
billed separately from the other property of Landlord. In the event any such items shall be
assessed and billed with the other property of Landlord, Tenant shall pay Landlord Tenant’s share
of such taxes, charges or other governmental impositions within thirty (30) days after Landlord
delivers a statement and a copy of the assessment or other documentation showing the amount of
impositions applicable to Tenant’s property, Tenant shall pay any rent tax, sales tax, service tax,
transfer tax, value added tax, or any other applicable tax on the Rent, utilities or services
herein, the privilege of renting, using or occupying the Premises or collecting Rent therefrom, or
otherwise respecting this Lease or any other document entered in connection herewith.

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ARTICLE 15: LANDLORD’S REMEDIES

          A. Default. The occurrence of any one or more of the following events shall constitute a
“Default” by Tenant and shall give rise to Landlord’s remedies set forth in Paragraph B below: (i)
failure to make when due any payment of Rent, unless such failure is cured within five (5) days
after notice; (ii) failure to observe or perform any term or condition of this Lease other than the
payment of Rent (or the other matters expressly described herein), unless such failure is cured
within any period of time following notice expressly provided with respect thereto in other
Articles hereof, or otherwise within a reasonable time, but in no event more than thirty (30) days
following notice (provided, if the nature of Tenant’s failure is such that more time is reasonably
required in order to cure, Tenant shall not be in Default if Tenant commences to cure promptly
within such period, and diligently seeks and keeps Landlord reasonably advised of efforts to cure
such failure to completion); (iii) failure to cure immediately upon notice thereof any condition
which is hazardous, interferes with another tenant or the operation or leasing of the Property, or
may cause the imposition of a fine, penalty or other remedy on Landlord or its agents or
affiliates, (iv) violating Article 13 respecting Transfers, or abandoning the Premises
(“abandonment” under this Lease shall mean vacating or failing to occupy the Premises for more than
thirty (30) days while Tenant is delinquent in paying Rent), or (v) (a) making by Tenant or any
guarantor of this Lease (“Guarantor”) of any general assignment for the benefit of creditors, (b)
filing by or for reorganization or arrangement under any Law relating to bankruptcy or insolvency
(unless, in the case of a petition filed against Tenant or such Guarantor, the same is dismissed
within thirty (30) days), (c) appointment of a trustee or receiver to take possession of
substantially all of Tenant’s assets located in the Premises or of Tenant’s interest in this Lease,
where possession is not restored to Tenant within thirty (30) days, (d) attachment, execution or
other judicial seizure of substantially all of Tenant’s assets located in the Premises or of
Tenant’s interest in this Lease, (e) Tenant’s or any Guarantor’s convening of a meeting of its
creditors or any class thereof for the purpose of effecting a moratorium upon or composition of its
debts, (f) Tenant’s or any Guarantor’s insolvency or failure, or admission of an inability, to pay
debts as they mature, or (g) a violation by Tenant or any affiliate of Tenant under any other lease
or
agreement with Landlord or any affiliate thereof which is not cured within the time permitted for
cure thereunder. If Tenant violates the same term or condition of this Lease on two (2) occasions
during any twelve (12) month period, and Landlord has provided notice to Tenant thereof within
thirty (30) days following each such violation, then Landlord shall have the right to exercise all
remedies for any further violations of the same term or condition during the next twelve (12)
months without providing further notice or an opportunity to cure such violation. The notice and
cure periods herein are intended to satisfy and run concurrently with any notice and cure periods
provided by Law, and shall not be in addition thereto.

          B. Remedies. If a Default occurs, Landlord shall have the rights and remedies hereinafter set
forth to the extent permitted by Law:

          (1) Landlord may terminate Tenant’s right of possession, reenter and repossess the Premises by
detainer suit, summary proceedings or other lawful means, with or without terminating this Lease
(except as required by Law), and recover from Tenant: (i) any unpaid Rent as of the termination
date, (ii) the amount by which: (a) any unpaid Rent which would have

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accrued after the termination
date during the balance of the Term exceeds (b) the reasonable rental value of the Premises under a
lease substantially similar to this Lease, taking into account, among other things, the condition
of the Premises, market conditions, the period of time the Premises may reasonably remain vacant
before Landlord is able to re-lease the same to a suitable replacement tenant, and Costs of
Reletting (as defined in Paragraph G below) that Landlord may incur in order to enter such
replacement lease, and (iii) any other amounts necessary to compensate Landlord for all damages
proximately caused by Tenant’s failure to perform its obligations under this Lease. For purposes
of computing the amount of Rent that would have accrued after the termination date, Tenant’s
obligations for Taxes and Expenses shall be projected based upon the average rate of increase in
such items from the Commencement Date through the termination date. The amounts computed in
accordance with the foregoing subclauses (a) and (b) shall be discounted in accordance with
accepted financial practice at five percent (5%) per annum to the then present value.

          (2) Landlord may terminate Tenant’s right of possession, reenter and repossess the Premises by
detainer suit, summary proceedings or other lawful means, with or without terminating this Lease
(except as required by Law), and recover from Tenant: (i) any unpaid Rent as of the date
possession is terminated, (ii) any unpaid Rent which thereafter accrues during the Term from the
date possession is terminated through the time of judgment (or which may have accrued from the time
of any earlier judgment obtained by Landlord), less any consideration received from replacement
tenants as further described and applied pursuant to Paragraph G, below, and (ii) any other amounts
necessary to compensate Landlord for all damages proximately caused by Tenant’s failure to perform
its obligations under this Lease, including all Costs of Reletting (as defined in Paragraph G
below). Tenant shall pay any such amounts to Landlord as the same accrue or after the same have
accrued from time to time upon demand. At any time after terminating Tenant’s right to possession
as provided herein, Landlord may terminate this Lease as provided in clause (1) above by notice to
Tenant and may pursue such other remedies as may be available to Landlord under this Lease or Law.

          C. Mitigation of Damages. If Landlord terminates this Lease or Tenant’s right to possession,
Landlord shall use reasonable efforts to mitigate Landlord’s damages, and Tenant may submit proof
of such failure to mitigate as a defense to Landlord’s claims for Rent, subject to the following
clarifications: (i) Landlord shall not be required to use greater efforts or lower standards than
Landlord generally uses to lease other space at the Property, (ii) Landlord will not have failed to
mitigate if Landlord or its affiliates lease other portions of the Property or other projects in
the vicinity before reletting the Premises, (iii) any failure to mitigate during any period shall
reduce the Rent and other amounts to which Landlord is entitled by the reasonable rental value of
the Premises during such period taking into account the factors described in clause B(1) above,
(iv) in recognition that the value of the Property depends on the rental rates and terms of leases
therein, Landlord’s rejection of a prospective replacement tenant based on an offer of rentals
below Landlord’s published rates for new leases of comparable space at the Property at the time in
question, or at Landlord’s option, below the rates provided in this Lease, or containing terms less
favorable than those contained herein, shall not constitute a failure to mitigate, and (v) until
Landlord terminates this Lease or Tenant’s right to possession, Landlord shall have no obligation
to mitigate and may permit the Premises to remain vacant or abandoned;

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in such case, Tenant may
seek to mitigate damages by attempting to sublease the Premises or assign this Lease pursuant to
Article 13.

          D. Reletting. If this Lease or Tenant’s right to possession is terminated, or Tenant abandons
the Premises, Landlord may: (i) enter and secure the Premises, change the locks, install
barricades, remove any improvements, fixtures or other property of Tenant therein, perform any
decorating, remodeling, repairs, alterations, improvements or additions and take such other actions
as Landlord shall determine in Landlord’s sole discretion to prevent damage or deterioration to the
Premises or prepare the same for reletting, and (ii) relet all or any portion of the Premises
(separately or as part of a larger space), for any rent use or period of time (which may extend
beyond the Term hereof), and upon any other terms as Landlord shall determine in Landlord’s sole
discretion, directly or as Tenant’s agent (if permitted or required by applicable Law). The
consideration received from such reletting shall be applied pursuant to the terms of Paragraph G
hereof, and if such consideration, as so applied, is not sufficient to cover all Rent and damages
to which Landlord may be entitled hereunder, Tenant shall pay any deficiency to Landlord as the
same accrues or after the same has accrued from time to time upon demand, subject to Paragraph C
and the other provisions hereof.

          E. Late Charges, Interest, and Returned Checks. Tenant shall pay, as additional Rent, a
service charge of Two Hundred Fifty Dollars ($250.00) or five percent (5%) of the delinquent
amount, whichever is greater, if any portion of Rent is not received within five (5) days after
due. Any Rent not paid within thirty (30) days after due shall also accrue interest from the due
date at the Default Rate until paid. Such service charges and interest payments shall not be
consent by Landlord to late payments, nor a waiver of Landlord’s right to insist upon timely
payments at any time, nor a waiver of any remedies to which Landlord is entitled as a result of the
late payment of Rent. If Landlord receives two (2) or more checks that are returned by Tenant’s
bank for insufficient funds, Landlord may require that all checks thereafter be bank certified or
cashier’s checks (without limiting Landlord’s other remedies). All bank service charges resulting
from any returned checks shall be borne by Tenant. Notwithstanding the
foregoing to the contrary, Landlord shall not impose late charges on the first late payment in any
period of twelve (12) consecutive full calendar months.

          F. Other Remedies. If Tenant fails to perform any obligation within the time required under
this Lease (including any applicable notice and cure period hereunder except in emergencies),
Landlord shall have the right (but not the duty), to perform such obligation on behalf and for the
account of Tenant. In such event Tenant shall reimburse Landlord upon demand, as additional Rent,
for all expenses incurred by Landlord in performing such obligation together with an amount equal
to fifteen percent (15%) thereof for Landlord’s overhead, and interest thereon at the Default Rate
from the date such expenses were incurred. Landlord’s performance of Tenant’s obligations
hereunder shall not be deemed a waiver or release of Tenant therefrom. Landlord’s remedies set
forth above are distinct, separate and cumulative with and in addition to any other right or remedy
allowed under any Law or other provision of this Lease. Without limiting the generality of the
foregoing, Landlord shall at all times have the right without prior demand or notice except as
required by applicable Law to: (i) seek any declaratory, injunctive or other equitable relief, and
specifically enforce this Lease or restrain or

21

 

enjoin a violation of any provision hereof, (ii) sue
for and collect any unpaid Rent which has accrued, and (iii) invoke any statutory possessory
remedies available at Law.

          G. Other Matters. No re-entry or repossession, repairs, changes, alterations and additions,
reletting, or any other action or omission by Landlord shall be construed as an election by
Landlord to terminate this Lease or Tenant’s right to possession, nor shall the same operate to
release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless express
notice of such intention is sent by Landlord to Tenant (and if applicable Law permits, and Landlord
shall not have expressly terminated this Lease in writing, then any termination shall be deemed a
termination of Tenant’s right of possession only). Landlord may bring suits for amounts owed by
Tenant hereunder or any portions thereof, as the same accrue or after the same have accrued, and no
suit or recovery of any portion due hereunder shall be deemed a waiver of Landlord’s right to
collect all amounts to which Landlord is entitled hereunder, nor shall the same serve as any
defense to any subsequent suit brought for any amount not theretofore reduced to judgment.
Landlord may pursue one or more remedies against Tenant and need not make an election of remedies
until findings of fact are made by a court of competent jurisdiction. All rent and other
consideration paid by any replacement tenants shall be applied at Landlord’s option: (i) first, to
the Costs of Reletting, (ii) second, to the payment of all costs of enforcing this Lease against
Tenant or any Guarantor, (iii) third, to the payment of all interest and service charges accruing
hereunder, (iv) fourth, to the payment of Rent theretofore accrued, and (v) with the residue, if
any, to be held by Landlord and applied to the payment of Rent and other obligations of Tenant as
the same become due (and with any remaining residue to be retained by Landlord). “Costs of
Reletting” shall include all costs and expenses incurred by Landlord for any repairs or other
matters described in Paragraph D above, brokerage commissions, advertising costs, attorneys’ fees,
and any other costs and incentives incurred in order to enter into leases with replacement tenants.
Landlord shall be under no obligation to observe or perform any provision of this Lease on its
part to be observed or performed which accrues while Tenant is in Default hereunder. The times set
forth herein for the curing of Defaults by Tenant are of the essence of this Lease. Tenant agrees
that the notice and cure rights set forth herein contain the entire agreement of the parties
respecting such matters, and hereby waives any right otherwise
available under any Law to redeem or reinstate this Lease or Tenant’s right to possession after
this Lease or Tenant’s right to possession is properly terminated hereunder.

ARTICLE 16: SECURITY DEPOSIT

          Tenant shall deposit with Landlord the amount set forth in Article 1 (“Security Deposit”),
upon Tenant’s execution and submission of this Lease. The Security Deposit shall serve as security
for the prompt, full and faithful performance by Tenant of the provisions of this Lease. If Tenant
commits a Default, or owes any amounts to Landlord upon the expiration or earlier termination of
this Lease (including estimated amounts under Article 3, which shall remain subject to
reconciliation against actual amounts as further provided therein), Landlord may use or apply the
whole or any part of the Security Deposit for the payment of Tenant’s obligations hereunder. The
use or application of the Security Deposit or any portion thereof shall not prevent Landlord from
exercising any other right or remedy provided hereunder or under any Law and shall not be construed
as liquidated damages. In the event the Security Deposit is reduced by such use or application,
Tenant shall deposit with Landlord within ten (10) days
after

22

 

notice, an amount sufficient to
restore the full amount of the Security Deposit. Landlord shall not be required to keep the
Security Deposit separate from Landlord’s general funds or pay interest on the Security Deposit.
Any remaining portion of the Security Deposit not used or applied hereunder shall be returned to
Tenant (or, at Landlord’s option, to the last assignee of Tenant’s Interest in this Lease) within
sixty (60) days after Tenant (or such assignee) has vacated the Premises in accordance with Article
23. If the Premises shall be expanded at any time, or if the Term shall be extended at an
increased rate of Rent, the Security Deposit shall thereupon be proportionately increased, Tenant
shall not assign, pledge or otherwise transfer any interest in the Security Deposit except as part
of an assignment of this Lease approved by Landlord under Article 13, and any attempt to do so
shall be null and void.

ARTICLE 17: ATTORNEYS’ FEES, JURY TRIAL AND VENUE

          In the event of any litigation or arbitration between the parties relating to this Lease, the
Premises or Property (including pretrial, trial, appellate, administrative, bankruptcy or
insolvency proceedings), the prevailing party shall be entitled to recover its reasonable
attorneys’ fees and costs as part of the judgment, award or settlement therein. In the event of a
breach of this Lease by either party which does not result in litigation but which causes the
non-breaching party to incur attorneys’ fees or costs, the breathing party shall reimburse such
reasonable fees and costs to the non-breaching party upon demand. If either party or any of its
officers, directors, trustees, beneficiaries, partners, agents, affiliates or employees shall be
made a party to any litigation or arbitration commenced by or against the other party and is not at
fault, the other party shall pay all reasonable attorneys’ fees and costs incurred by such parties
in connection with such litigation. IN THE INTEREST OF OBTAINING A SPEEDIER AND LESS COSTLY
HEARING OF ANY DISPUTE, LANDLORD AND TENANT HEREBY WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR
COUNTERCLAIM BROUGHT BY EITHER PARTY AGAINST THE OTHER ARISING OUT OF OR RELATING TO THIS LEASE,
THE PREMISES OR THE PROPERTY. Although such jury waiver is intended to be self-operative
and irrevocable, Landlord and Tenant each further agree, if requested, to confirm such waivers in
writing at the time of commencement of any such action, proceeding or counterclaim. Any action or
proceeding brought by either party against the other for any matter arising out of or in any way
relating to this Lease, the Premises or the Property, shall be heard, at Landlord’s option, in the
court having jurisdiction located closest to the Property.

ARTICLE 18: SUBORDINATION, ATTORNMENT AND LENDER PROTECTION

          This Lease is subject and subordinate to all Mortgages now or hereafter placed upon the
Property, and all other encumbrances and matters of public record applicable to the Property.
Whether before or after any foreclosure or power of sale proceedings are initiated or completed by
any Lender or a deed in lieu is granted (or any ground lease is terminated), Tenant agrees, upon
written request of any such Lender or any purchaser at such sale, to attorn and pay Rent to such
party, and recognize such party as Landlord (provided such Lender or purchaser shall agree not to
disturb Tenant’s occupancy so long as Tenant does not Default hereunder, on a form of agreement
customarily used by, or otherwise reasonably acceptable to, such party). However, in the event of
attornment, no Lender shall be: (i) liable for any act or omission of Landlord, or subject to any
offsets or defenses which Tenant might have against Landlord (arising prior to

23

 

such Lender becoming
Landlord under such attornment), (ii) liable for any security deposit or bound by any prepaid Rent
not actually received by such Lender, or (iii) bound by any modification of this Lease not
consented to by such Lender. Any Lender may elect to make this Lease prior to the lien of its
Mortgage by written notice to Tenant, and if the Lender of any prior Mortgage shall require, this
Lease shall be prior to any subordinate Mortgage; such elections shall be effective upon written
notice to Tenant, or shall be effective as of such earlier or later date set forth in such notice.
Tenant agrees to give any Lender by certified mail, return receipt requested, a copy of any notice
of default served by Tenant upon Landlord, provided that prior to such notice Tenant has been
notified in writing (by way of service on Tenant of a copy of an assignment of leases, or
otherwise) of the address of such Lender. Tenant further agrees that if Landlord shall have failed
to cure such default within the time permitted Landlord for cure under this Lease, any such Lender
whose address has been provided to Tenant shall have an additional period of thirty (30) days in
which to cure (or such additional time as may be required due to causes beyond such Lenders
reasonable control, including time to obtain possession of the Property by appointment of receiver,
power of sale or judicial action). Except as expressly provided to the contrary herein, the
provisions of this Article shall be self-operative; however Tenant shall execute and deliver,
within ten (10) days after request therefor, such documentation as Landlord or any Lender may
request from time to time, whether prior to or after a foreclosure or power of sale proceeding is
initiated or completed, a deed in lieu is delivered, or a ground lease is terminated, in order to
further confirm or effectuate the matters set forth in this Article in recordable form.

ARTICLE 19: ESTOPPEL CERTIFICATES

          Tenant shall from time to time, within ten (10) days after written request from Landlord,
execute, acknowledge and deliver a statement certifying (subject to such exceptions or claims as
Tenant may properly make and describe therein) the following: (i) this Lease is unmodified, and is
valid and in full force and effect, (ii) the Commencement Date, Expiration Date, and rentable area
of the Premises, (ii) no Rent has been paid more than one month in advance, and the annual and
monthly Base Rent, Tenant’s Share of Taxes and Expenses (and the Base Years) and current payments
thereof, and Security Deposit, (iv) Tenant is in possession of the Premises, and paying Rent on a
current basis with no offsets, defenses or claims, (v) there are no uncured defaults on the part of
Landlord or Tenant, and no events or conditions which, with the giving of notice or lapse of time
or both, would constitute a default by Tenant or Landlord, (vi) Tenant has no options to purchase
the Property or terminate this Lease, nor any expansion, reduction or extension rights, (vii)
Landlord has satisfied any obligations to perform or reimburse Tenant for any leasehold
improvements, and Tenant is not entitled to any Rent abatement period after the date of the
certificate, and (viii) certifying such other matters, and including such current financial
statements, as Landlord may reasonably request, or as may be requested by Landlord’s current or
prospective Lenders, insurance carriers, auditors, and prospective purchasers (and including a
comparable certification statement from any subtenant respecting its sublease). Any such statement
may be relied upon by any such parties. If Tenant shall fail to execute and return such statement
within the time required herein, Tenant shall be in Default, and shall be deemed to have agreed
with the matters set forth therein (without limiting Landlord’s other remedies).

24

 

ARTICLE 20: RIGHTS RESERVED BY LANDLORD

          Except to the extent expressly limited herein, Landlord reserves full rights to control the
Property (which rights may be exercised without subjecting Landlord to claims for constructive
eviction, abatement of Rent damages or other claims of any kind), including more particularly, but
without limitation, the following rights:

          A. General Matters. To: (i) change the name or street address of the Property or designation
of the Premises, (ii) install and maintain signs on and about the Property, and grant any other
Person the right to do so, (iii) retain at all times, and use in appropriate instances, keys to all
doors within and into the Premises, subject to the limitations at the end of Paragraph B below,
(iv) grant to any Person the right to conduct any business or render any service at the Property,
whether or not the same are similar to the use permitted Tenant by this Lease, (v) have access for
Landlord and other tenants of the Property to any mail chutes located on the Premises according to
the rules of the United States Postal Service (and to install or remove such chutes), and (vi) in
case of fire, invasion, insurrection, riot, civil disorder, public excitement or other dangerous
condition, or threat thereof: (a) limit or prevent access to the Property, (b) shut down elevator
service, (c) activate elevator emergency controls, and (d) otherwise take such action or
preventative measures deemed necessary by Landlord for the safety of tenants of the Property or the
protection of the Property and other property located thereon or therein (but this provision shall
impose no duty on Landlord to take such actions, and no liability for actions taken in good faith).

          B. Access To Premises. Subject to the following provisions, to enter the Premises in order
to: (i) inspect, (ii) supply cleaning service or other services to be provided Tenant hereunder,
(iii) show the Premises to current and prospective Lenders, insurers, purchasers, governmental
authorities, and their representatives, and during the last twelve (12) months of Tenant’s
occupancy, show the Premises to prospective tenants and leasing brokers, and (iv) decorate, remodel
or alter the Premises if Tenant abandons the Premises at any time or vacates the same during the
last 120 days of the Term (without thereby terminating this Lease), and (v) perform any work or
take any other actions under Paragraph C below, or exercise other rights of Landlord under this
Lease or applicable Laws. If Tenant requests that any such access occur before or after Building
Hours, and Landlord schedules the work accordingly, Tenant shall pay all overtime and other
additional costs in connection therewith. In connection with any such access to the Premises,
except in emergencies or for cleaning or other routine services to be provided to Tenant under this
Lease, Landlord shall: (a) provide reasonable advance written or oral notice to Tenant’s on-site
manager or other appropriate person, and (b) take reasonable steps to minimize any disruption to
Tenant’s business.

          C. Changes To The Property. Subject to the last sentence of this Paragraph, to: (i) paint
and decorate, (ii) perform repairs or maintenance, and (iii) make replacements, restorations,
renovations, alterations, additions and improvements, structural or otherwise (including freon
retrofit work), in and to the Property or any part thereof, including any adjacent building,
structure, facility, land, street or alley, or change the uses thereof (other than Tenant’s
permitted use under this Lease), inducing changes, reductions or additions of corridors, entrances,
doors, lobbies, parking facilities and other areas, structural support columns and shear walls,
elevators, stairs, escalators, mezzanines, solar tint windows or film, kiosks, planters,
sculptures, displays,

25

 

and other amenities and features therein, and changes relating to the
connection with or entrance into or use of the Property or any other adjoining or adjacent building
or buildings, now existing or hereafter constructed. In connection with such matters, Landlord may
erect scaffolding, barricades and other structures, open ceilings, close entry ways, restrooms,
elevators, stairways, corridors, parking and other areas and facilities, and take such other
actions as Landlord deems appropriate. However, Landlord shall: (a) maintain reasonable access to
the Premises, and (b) in connection with entering the Premises, comply with the last sentence of
Paragraph B above.

          D. New Premises. To substitute for the Premises other premises (herein referred to as the
“new premises”) in the Property or another building in the vicinity, provided: (i) the new
premises shall be similar to the Premises in size (up to 10% larger or smaller with the Rent and
any other rights and obligations of the parties based on the square footage of the Premises
adjusted proportionately to reflect the increase or decrease), (ii) Landlord shall provide the new
premises in a condition substantially comparable to the Premises at the time of the substitution
(and Tenant shall diligently cooperate in the preparation or approval of any plans or
specifications for the new premises as requested by Landlord or Landlord’s representatives), (iii)
the parties shall execute an appropriate amendment to the Lease confirming the change within thirty
(30) days after Landlord requests, and (iv) if Tenant shall already have taken possession of the
Premises: (a) Landlord shall pay the direct, out-of-pocket, reasonable expenses of Tenant in
moving from the Premises to the new premises, and (b) Landlord shall give Tenant at least thirty
(30) days’ notice before making such substitution, and such move shall be made during evenings,
weekends, or otherwise so as to reasonably minimize any inconvenience to Tenant. The new
premises may include a portion of the then-current Premises, and Landlord may separately apply the
foregoing substitution right to any space as to which Tenant has been, or is hereafter, granted a
right, if any, to expand, lease or relocate under other provisions of this Lease or any future
amendment hereto. Tenant shall surrender and vacate the Premises on the date required in
Landlord’s notice of substitution, in the condition and as required under Article 23, and any
failure to do so shall be subject to Article 24.

ARTICLE 21: LANDLORD’S RIGHT TO CURE

          If Landlord shall fail to perform any obligation under this Lease required to be performed by
Landlord, Landlord shall not be deemed to be in default hereunder nor subject to any claims for
damages of any kind, unless such failure shall have continued for a period of thirty (30) days
after notice thereof by Tenant (provided, if the nature of Landlord’s failure is such that more
time is reasonably required in order to cure, Landlord shall not be in default if Landlord
commences to cure within such period and thereafter diligently seeks to cure such failure to
completion). If Landlord shall default and fail to cure as provided herein, Tenant shall have such
rights and remedies as may be available to Tenant under applicable Laws, subject to the other
provisions of this Lease; provided, Tenant shall have no right of self-help to perform repairs or
any other obligation of Landlord, and shall have no right to withhold, set-off, or abate Rent, or
terminate this Lease, except as may be expressly provided in this Lease, and Tenant hereby
expressly waives the provisions of any Law to the contrary.

26

 

ARTICLE 22: INDEMNIFICATION

     Subject to the provisions of Articles 10 and 11, Tenant shall defend, indemnify and hold
Landlord harmless from and against any and all claims, demands, losses, penalties, fines, fees,
charges, assessments, liabilities, damages, judgments, orders, decrees, actions, administrative or
other proceedings, costs and expenses (including reasonable attorneys’ and expert witness fees, and
court costs), arising or alleged to arise from: (i) any violation or breach of this Lease or
applicable Law by any Tenant Parties (as defined below), (ii) damage, loss or injury to persons,
property or business directly or indirectly arising out of any Tenant Party’s use of the Premises
or Property, or out of any other act or omission of any Tenant Parties, and (iii) any other damage,
loss or injury to persons, property or business occurring in, about or from the Premises, except to
the extent that such other damage, loss or injury to persons, property or business is caused by the
negligence or intentional misconduct of Landlord. For purposes of this provision, “Tenant Parties”
shall mean Tenant, any other occupant of the Premises and any of their respective agents,
employees, invitees, Transferees and contractors.

ARTICLE 23: RETURN OF POSSESSION

     A. General Provisions. At the expiration or earlier termination of this Lease or Tenant’s
right of possession, Tenant shall vacate and surrender possession of the entire Premises in the
condition required under Article 8 and the Rules, ordinary wear and tear excepted, shall surrender
all keys and key cards, and any parking transmitters, stickers or cards to Landlord, and shall
remove all personal property and office trade fixtures that may be readily removed without damage
to the Premises or Property, subject to the following provisions.

     B. Landlord’s Property. All improvements, fixtures and other items, including ceiling light
fixtures, HVAC equipment, plumbing fixtures, hot water heaters, fire suppression and sprinkler
systems, Lines under Article 28, built-in shelves and cabinets, interior partitioning, interior
stairs, wall coverings, carpeting and other flooring, blinds, drapes and window treatments, in or
serving the Premises, whether installed by Tenant or Landlord, and any other items installed or
provided by Landlord or at Landlord’s expense (including any modular furniture provided or paid for
by Landlord), shall be Landlord’s property and shall remain upon the Premises, all without
compensation, allowance or credit to Tenant, unless Landlord elects otherwise as provided in
Paragraph C below.

     C. Removal of Items by Tenant. Notwithstanding the foregoing to the contrary, if prior to
expiration or earlier termination of this Lease or within thirty (30) days thereafter Landlord so
directs by notice, Tenant shall promptly remove such items described in Paragraph B above as are
designated in such notice and restore the Premises to the condition prior to the installation of
such items in a good and workmanlike manner, provided, Landlord shall not require removal of any
such items that (i) already existed in the Premises before this Lease and Tenant’s occupancy of the
Premises, or (ii) involve customary office improvements that are installed by or for Tenant
pursuant to the provisions of this Lease (including any Exhibit hereto) to the extent that Tenant
seeks, and Landlord grants, a written waiver of such removal requirement in connection with
Landlord’s approval of the plans for such improvements.

     D. Tenant’s Failure to Remove Items. If Tenant shall fail to remove any items from the
Premises as required hereunder, Landlord may do so and Tenant shall pay Landlord’s

27

 

charges therefor upon demand. All such property removed from the Premises by Landlord pursuant to any provisions of
this Lease or any Law may be handled or stored by Landlord at Tenant’s expense, and Landlord shall
in no event be responsible for the value, preservation or safekeeping thereof. All such property
not removed from the Premises or retaken from storage by Tenant within thirty (30) days after
expiration or earlier termination of this Lease or Tenant’s right to possession shall, at
Landlord’s option, be conclusively deemed to have been conveyed by Tenant to Landlord as if by bill
of sale without payment by Landlord. Unless prohibited by applicable Law, Landlord shall have a
lien against such property for the costs incurred in removing and storing the same.

ARTICLE 24: HOLDING OVER

     Unless Landlord expressly agrees otherwise in writing, Tenant shall pay Landlord 150% of the
amount of Rent then applicable prorated on a per diem basis for each day that Tenant shall fail to
vacate or surrender possession of the Premises or any part thereof after expiration or earlier
termination of this Lease as required under Article 23, together with all damages (direct and
consequential) sustained by Landlord on account thereof. Tenant shall pay such amount of Rent
monthly in advance (subject to refund of any partial month occupancy prorated on a per diem basis),
and such other amounts on demand. The foregoing provisions, and Landlord’s acceptance of any such
amounts, shall not serve as permission for Tenant to hold-over, nor serve to extend the Term
(although Tenant shall remain a tenant-at-sufferance bound to comply with all other provisions of
this Lease until Tenant properly vacates the Premises, including Article 23), and Landlord shall
have such other remedies to recover possession of the Premises as may be available to Landlord
under applicable Laws. Notwithstanding the foregoing, before or after termination, Landlord may
provide notice advising Tenant of the Rent and other terms on which Tenant may hold over on a
month-to-month basis; if Tenant holds over more than one full calendar month after delivery of such
notice, Tenant shall thereafter be a month-to-month tenant on the terms of this Lease prior to
termination as modified by Landlord’s notice.

ARTICLE 25: NOTICES

     Except as expressly provided to the contrary in this Lease, every notice or other
communication to be given by either party to the other with respect hereto or to the Premises or
Property, shall be in writing and shall not be effective unless served personally or by national
air courier service, or United States certified mail, return receipt requested, postage prepaid, to
the parties at the addresses set forth in Article 1, or such other address or addresses as Tenant
or Landlord may from time to time designate by notice given as above provided. Every notice or
other communication hereunder shall be deemed to have been given as of the third business day
following the date of such mailing (or as of any earlier date evidenced by a receipt from such
national air courier service or the United States Postal Service) or immediately if personally
delivered. Notices not sent in accordance with the foregoing shall be effective when received by
the parties at the addresses required herein.

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ARTICLE 26: REAL ESTATE BROKERS

     Landlord and Tenant hereby mutually: (i) represent and warrant to each other that they have
dealt only with the broker, if any, designated in Article 1 (whose commission, if any, shall be
paid pursuant to separate written agreement by the party signing such agreement) as broker, agent
or finder in connection with this Lease, and (ii) agree to defend, indemnify and hold each other
harmless from and against any and all claims, demands, losses, liabilities, damages, judgments,
costs and expenses (including reasonable attorneys’ and expert witness fees, and court costs),
arising or alleged to arise from any breach of their respective foregoing representation and
warranty under this Article.

ARTICLE 27: NO WAIVER

     No provision of this Lease will be deemed waived by either party unless expressly waived in
writing and signed by the waiving party. No waiver shall be implied by delay or any other act or
omission of either party. No waiver by either party of any provision of this Lease shall be deemed
a waiver of such provision with respect to any subsequent matter relating to such provision, and
Landlord’s consent or approval respecting any action by Tenant shall not constitute a waiver of the
requirement for obtaining Landlord’s consent or approval respecting any subsequent action.
Acceptance of Rent by Landlord directly or through any agent or lock-box arrangement shall not
constitute a waiver of any breach by Tenant of any term or provision of this Lease (and Landlord
reserves the right to return or refund any untimely payments if necessary to preserve Landlord’s
remedies). No acceptance of a lesser amount of Rent shall be deemed a waiver of Landlord’s right
to receive the full amount due, nor shall any endorsement or statement on any check or payment or
any letter accompanying such check or payment be deemed an accord and satisfaction, and Landlord
may accept such check or payment without prejudice to Landlord’s right to recover the full amount
due. The acceptance of Rent or of the performance of any other term or provision from, or
providing directory listings or services for, any Person other than Tenant shall not constitute a
waiver of Landlord’s right to approve any Transfer. No delivery to, or acceptance by, Landlord or
its agents or employees of keys, nor any other act or omission of Tenant or Landlord or their
agents or employees, shall be deemed a surrender, or acceptance of a surrender, of the Premises or
a termination of this Lease, unless stated expressly in writing by Landlord.

ARTICLE 28: TELECOMMUNICATION LINES

     A. Telecommunication Lines. Subject to Landlord’s continuing right of supervision and
reasonable approval, and the other provisions hereof, Tenant may: (i) install telecommunication
lines (“Lines”) connecting the Premises to any Property terminal block already serving or available
to serve the Premises, or (ii) use such Lines as may currently exist and already connect the
Premises to such terminal block. Such terminal block may comprise, or be connected through riser
or other Lines with, a main distribution frame (“MDF”) for the Property. Landlord disclaims any
representations, warranties or understandings concerning the capacity, design or suitability of any
such terminal or MDF, Property riser Lines, or related equipment. If there is, or will be, more
than one tenant in the Property, at any time, Landlord may allocate, and periodically reallocate,
connections to the terminal blocks and MDF based on
the proportion of rentable area each tenant leases, or the type of business operations or
requirements of such tenants, in Landlord’s reasonable discretion. Landlord may arrange for an

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independent contractor to review Tenant’s requests for approval hereunder, monitor or supervise
Tenant’s installation, connection and disconnection of Lines, and provide other such services, or
Landlord may provide the same, and Tenant shall pay Landlord’s reasonable charges therefor as
provided in Article 9.

     B. Installation. Tenant may install and use Tenant’s Lines and make connections and
disconnections at the terminal blocks as described above, provided Tenant shall: (i) obtain
Landlord’s prior written reasonable approval of all aspects thereof, (ii) use an experienced and
qualified contractor reasonably designated or approved in writing in advance by Landlord (whom
Landlord may require to enter an access and indemnity agreement on Landlord’s then-standard form of
agreement therefor), (iii) comply with such reasonable inside wire standards as Landlord may adopt
from time to time, and all other provisions of this Lease, including Article 9 respecting Work, and
the Rules respecting access to the wire closets, (iv) not install Lines in the same sleeve,
chaseway or other enclosure in close proximity with electrical wire, and not install PVC-coated
Lines under any circumstances, (v) thoroughly test any riser Lines to which Tenant intends to
connect any Lines to ensure that such riser Lines are available and are not then connected to or
used for telephone, data transmission or any other purpose by any other party (whether or not
Landlord has previously approved such connections), and not connect to any such unavailable or
connected riser Lines, and (vi) not connect any equipment to the Lines which may create an
electromagnetic field exceeding the normal insulation ratings of ordinary twisted pair riser cable
or cause radiation higher than normal background radiation, unless the Lines therefor (including
riser Lines) are appropriately insulated to prevent such excessive electromagnetic fields or
radiation (and such insulation shall not be provided by the use of additional unused twisted pair
Lines). As a condition to permitting installation of new Lines, Landlord may require that Tenant
remove any existing Lines located in or serving the Premises previously installed or utilized by
Tenant.

     C. Limitation of Liability. Except to the extent due to Landlord’s intentional misconduct or
grossly negligent acts, Landlord shall have no liability for damages arising, and Landlord does not
warrant that the Tenant’s use of the Lines will be free, from the following (collectively called
“Line Problems”): (i) any eavesdropping, wire-tapping or theft of long distance access codes by
unauthorized parties, (ii) any failure of the Lines to satisfy Tenant’s requirements, or (iii) any
capacitance, attenuation, cross-talk or other problems with the Lines, any misdesignation of the
Lines in the MDF room or wire closets, or any shortages, failures, variations, interruptions,
disconnections, loss or damage caused by or in connection with the installation, maintenance,
replacement, use or removal of any other Lines or equipment at the Property by or for other tenants
at the Property, by any failure of the environmental conditions at or the power supply for the
Property to conform to any requirements of the Lines or any other problems associated with any
Lines or by any other cause. Under no circumstances shall any Line Problems be deemed an actual or
constructive eviction of Tenant, render Landlord liable to Tenant for abatement of any Rent or
other charges under the Lease, or relieve Tenant from performance of Tenant’s obligations under the
Lease. Landlord in no event shall be liable for damages by reason of loss of profits, business
interruption or other consequential damage arising from any Line Problems.

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ARTICLE 29: HAZARDOUS MATERIALS

     A. Hazardous Materials Generally Prohibited. Landlord represents that, to the actual
knowledge of the Regional Manager for Landlord’s management company for the Property, as of the
date of this Lease, there are no Hazardous Materials on or affecting the Premises or common areas
of the Property serving the Premises in violation of any environmental Laws. Except as provided
herein, Tenant and Landlord shall not transport, use, store, maintain, generate, manufacture,
handle, dispose, release, discharge, spill or leak any “Hazardous Material” (as defined in Article
30), or permit their respective employees, agents, contractors, or other occupants of the Premises
to engage in such activities on or about the Property. However, the foregoing provisions shall not
prohibit the transportation to and from, and use, storage, maintenance and handling within, the
Property by Landlord, or the Premises by Tenant, of substances customarily and lawfully used by
Landlord in operating the Property, or by Tenant in the business which Tenant is permitted to
conduct in the Premises under this Lease, as an incidental and minor part of such business, and
provided: (i) such substances shall be properly labeled, contained, used and stored only in small
quantities reasonably necessary for such permitted use and the ordinary course of such business
operations, in accordance with applicable Laws, prevailing standards, and the manufacturers’
instructions therefor, and as Landlord shall reasonably require (but no warning notices or symbols
shall be placed, or required to be placed, on or near any door to or within the Premises or
Property), (ii) such substances shall not be disposed of, released, discharged or permitted to
spill or leak in or about the Premises or the Property (and under no circumstances shall any
Hazardous Material be disposed of within the drains or plumbing facilities in or serving the
Premises or Property or in any other public or private drain or sewer, regardless of quantity or
concentration), (iii) if any applicable Law or Landlord’s trash removal contractor requires that
any such substances be disposed of from the Premises separately from ordinary trash, Tenant shall
make arrangements at Tenant’s expense for such, disposal in approved containers directly with a
qualified and licensed disposal company at a lawful disposal site, (iv) any remaining such
substances shall be completely, properly and lawfully removed from the Property upon expiration or
earlier termination of this Lease, and (v) for purposes of removal and disposal of any such
substances for which Tenant is responsible hereunder, Tenant shall be named as the owner, operator
and generator, shall obtain a waste generator identification number, and shall execute all permit
applications, manifests, waste characterization documents and any other required forms.

     B. Clean Up Responsibilities. If any Hazardous Material is released, discharged or disposed
of, or permitted to spill or leak, by Tenant or its Transferees or their respective agents,
employees or contractors, in violation of the foregoing provisions of Article 29 A, Tenant shall
immediately and properly clean up and remove the Hazardous Materials from the Premises, Property
and any other affected property and clean or replace any affected personal property (whether or not
owned by Landlord) in compliance with applicable Laws and then prevailing industry practices and
standards, at Tenant’s expense (without limiting Landlord’s other remedies therefor). Such clean
up and removal work (“Tenant Remedial Work”) shall be considered Work under Article 9 and subject
to the provisions thereof, including Landlord’s prior written approval (except in emergencies), and
any testing, investigation, feasibility and impact studies, and the preparation and implementation
of any remedial action plan required by
any court or regulatory authority having jurisdiction or reasonably required by Landlord. In
connection therewith, Tenant shall provide documentation evidencing that all Tenant Remedial

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Work or other action required hereunder has been properly and lawfully completed (including a
certificate addressed to Landlord from an environmental consultant reasonably acceptable to
Landlord, in such detail and form as Landlord may reasonably require). If any Hazardous Material
is released, discharged, disposed of, or permitted to spill or leak on or about the Property and is
not caused by Tenant or its Transferees or their respective agents, employees or contractors, such
release, discharge, disposal, spill or leak shall be deemed casualty damage under Article 11 to the
extent that the Premises and Tenant’s use thereof is affected thereby; in such case, Landlord and
Tenant shall have the obligations and rights respecting such casualty damage provided under this
Lease (including Landlord’s obligations to restore under Article 11A by lawfully abating the
Hazardous Material, and Tenant’s rights to abate Rent under Article 11B).

     C. Miscellaneous. Tenant shall immediately upon written request provide Landlord with copies
of all material safety data sheets, permits, approvals, memos, reports, correspondence, complaints,
demands, claims, subpoenas, requests, remediation and cleanup plans, and all papers of any kind
filed with or by any regulatory authority and any other books, records or items pertaining to
Hazardous Materials that are subject to this Article (collectively referred to herein as “Tenant’s
Hazardous Materials Records”). Tenant shall pay, prior to delinquency, any and all fees, taxes
(including excise taxes), penalties and fines arising from or based on Tenant’s activities
involving Hazardous Material on or about the Premises or Property, and shall not allow such
obligations to become a lien or charge against the Property or Landlord. If Tenant violates any
provision of this Article with respect to any Hazardous Materials, Landlord may: (i) require that
Tenant immediately remove all Hazardous Materials from the Premises and discontinue using, storing
and handling Hazardous Materials in the Premises, and/or (ii) pursue such other remedies as may be
available to Landlord under this Lease or applicable Law.

ARTICLE 30: DEFINITIONS

     (A) “Building” shall mean the structure (or portion owned by Landlord) identified in
Article 1.

     (B) “Building Hours” shall mean 8:00 A.M. to 6:00 P.M. Monday through Friday, and 9:00
A.M. to 1:00 P.M. on Saturday (if comparable buildings in the area have standard Saturday hours),
except Holidays. “Holidays” means all federal and state holidays, including New Year’s Day,
Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day.

     (C) “Default Rate” shall mean one and one half percent (1 5%) per month, or the
highest rate permitted by applicable Law, whichever shall be less.

     (D) “Expenses” shall mean all expenses, costs and amounts (other than Taxes) of every
kind and nature relating to the ownership, management, repair, maintenance, replacement, insurance
and operation of the Property, including, without limitation (except as expressly set
forth herein): (i) Utility Costs, (ii) complying with Laws, subject to the exclusions below, (iii)
insurance, including property damage and liability, and which may include, boiler, rent loss,

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workers’ compensation, builders’ risk, automobile, flood, earthquake and other coverages, including
a reasonable allocation of costs under any blanket policies and self-retention funds, (iv)
supplies, materials, tools and equipment, including rental, installment purchase and financing
agreements therefor, (v) accounting, security, janitorial, property management and other services,
(vi) compensation and benefits for personnel providing services at or below the level of senior
property manager (but if personnel handle other properties or functions, the foregoing expenses
shall be allocated appropriately between the Property and such other properties or functions),
(vii) payments under any reciprocal easement, declaration or other agreement for sharing common
area costs or other matters in any development or complex in which the Property is located, (viii)
sales or other taxes on supplies or services for the Property, (ix) operating and maintaining a
property management office, including the fair rental value, appropriately allocated between the
Property and any other property served by such office, and (x) operation, maintenance, repair,
installation, replacement, painting, decorating and cleaning of the Property and off-site items
that benefit the Property, including signs, traffic signals, drainage and irrigation systems,
sidewalks, driveways, parking facilities, loading and service areas, landscaping, common area
fixtures, trash compactors, doors, windows, roofs, Systems and Equipment, and any other features of
and services for the Property. The foregoing provision is for definitional purposes and shall not
impose any obligation upon Landlord to incur such expenses, nor limit other Expenses that Landlord
may incur for the Property. Landlord may retain independent contractors (or affiliated contractors
at market rates) to provide any services or perform any work, in which case the costs thereof shall
be deemed Expenses. Expenses shall, however, exclude:

          (1) the following items: (a) interest and amortization on Mortgages, and other debt costs or
ground lease payments, if any, except as provided herein, (b) depreciation of buildings and other
improvements (except permitted amortization of certain capital expenditures as provided below), (c)
legal fees in connection with leasing, tenant disputes or enforcement of leases, (d) real estate
brokers’ commissions or marketing costs, (e) improvements or alterations to tenant spaces, (f) the
cost of providing any service directly to, and paid directly by, any tenant, (g) costs of any items
to the extent Landlord receives reimbursement from insurance proceeds or from a warranty or other
such third party (such proceeds to be deducted from Expenses in the year in which received); and

          (2) capital expenditures, except those: (a) made primarily to reduce Expenses or increases
therein, or to comply with Laws or insurance requirements (excluding capital expenditures to cure
violations of Laws or insurance requirements that existed prior to the date of this Lease), or (b)
for replacements (as opposed to additions or new improvements) of roofs and parking areas, and
other nonstructural items located in the common areas of the Property required to keep such areas
in good condition; provided, any such permitted capital expenditure shall be amortized (with
interest at the prevailing loan rate available to Landlord when the cost was incurred) over: (x)
the period during which the reasonably estimated savings in Expenses equals the expenditure, if
applicable, or (y) the useful life of the item as reasonably determined by Landlord.

     (E) “Hazardous Material” shall include, but not be limited to: (i) any flammable,
explosive, toxic, radioactive, biological, corrosive or otherwise hazardous chemical, substance,

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liquid, gas, device, form of energy, material or waste or component thereof, (ii) petroleum-based
products, diesel fuel, paints, solvents, lead, radioactive materials, cyanide, biohazards,
infectious or medical waste and “sharps”, printing inks, acids, DDT, pesticides, ammonia compounds,
and any other items which now or subsequently are found to have an adverse effect on the
environment or the health and safety of persons or animals or the presence of which require
investigation or remediation under any Law or governmental policy, and (iii) any item defined as a
“hazardous substance”, “hazardous material”, “hazardous waste”, “regulated substance” or “toxic
substance” under the Comprehensive Environmental Response, Compensation and Liability Act of 1980,
as amended, 42 U.S.C.§9601, et seq., Hazardous Materials Transportation Act, 49 U.S.C. §1801, et
seq., Resource Conservation and Recovery Act of 1976, 42 U.S.C. §6901 et seq., Clean Water Act, 33
U.S.C.§1251, et seq., Safe Drinking Water Act, 14 U.S.C. §300f, et seq., Toxic Substances Control
Act, 15 U.S.C. §2601, et seq., Atomic Energy Act of 1954, 42 U.S.C. §2014 et seq., and any similar
federal, state or local Laws, and all regulations, guidelines, directives and other requirements
thereunder, all as may be amended or supplemented from time to time.

     (F) “Landlord” shall mean only the landlord from time to time, except that for
purposes of any provisions defending, indemnifying and holding Landlord harmless hereunder,
“Landlord” shall include past, present and future landlords and their respective partners,
beneficiaries, trustees, officers, directors, employees, shareholders, principals, agents,
affiliates, successors and assigns.

     (G) “Law” or “Laws” shall mean all federal, state, county and local
governmental and municipal laws, statutes, ordinances, rules, regulations, codes, decrees, orders
and other such requirements, applicable equitable remedies and decisions by courts in cases where
such decisions are considered binding precedents in the State in which the Property is located, and
decisions of federal courts applying the Laws of such State, at the time in question. This Lease
shall be interpreted and governed by the Laws of the State in which the Property is located.

     (H) “Lender” shall mean the holder of any Mortgage at the time in question, and where
such Mortgage is a ground lease, such term shall refer to the ground lessor (and the term “ground
lease” although not capitalized is intended throughout this Lease to include any superior or master
lease).

     (I) “Mortgage” shall mean all mortgages, deeds of trust, ground leases and other such
encumbrances now or hereafter placed upon the Property or Building, or any part thereof, and all
renewals, modifications, consolidations, replacements or extensions thereof, and all indebtedness
now or hereafter secured thereby and all interest thereon.

     (J) “Person” shall mean an individual, trust, partnership, limited liability company,
joint venture, association, corporation and any other entity.

     (K) “Premises” shall mean the area within the Building identified in Article 1 and
Exhibit A. Possession of areas necessary for utilities, services, safety and operation of
the Property, including the Systems and Equipment, fire stairways, perimeter walls, space between the
finished ceiling of the Premises and the slab of the floor or roof of the Property thereabove,

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and the use thereof together with the right to install, maintain, operate, repair and replace the
Systems and Equipment, including any of the same in, through, under or above the Premises in
locations that will not materially interfere with Tenant’s use of the Premises, are hereby excepted
and reserved by Landlord, and not demised to Tenant.

     (L) “Property” shall mean the Building, and any common or public areas or facilities,
easements, corridors, lobbies, sidewalks, loading areas, driveways, landscaped areas, skywalks,
parking rights, garages and lots, and any and all other rights, structures or facilities operated
or maintained in connection with or for the benefit of the Building, and all parcels or tracts of
land on which all or any portion of the Building or any of the other foregoing items are located,
and any fixtures, machinery, apparatus, Systems and Equipment, furniture and other personal
property located thereon or therein and used in connection with the operation thereof. Landlord
reserves the right to add land, buildings, easements or other interests to, or sell or eliminate
the same from, the Property, and grant interests and rights in the Property to other parties. If
the Building shall now or hereafter be part of a development or complex of buildings or structures
collectively owned by Landlord or its affiliates, the Property shall, at Landlord’s option, also be
deemed to include such other of those buildings or structures as Landlord shall from time to time
designate, and shall initially include such buildings and structures (and related facilities and
parcels on which the same are located) as Landlord shall have incorporated by reference to the
total rentable area of the Property in Article 1.

     (M) “Rent” shall have the meaning specified therefor in Article 3.

     (N) “Systems and Equipment” shall mean any plant, machinery, transformers, duct work,
cable, wires, and other equipment, facilities, and systems designed to supply light, heat,
ventilation, air conditioning and humidity or any other services or utilities, or comprising or
serving as any component or portion of the electrical, gas, steam, plumbing, sprinkler,
communications, alarm, security, or fire/life/safety systems or equipment, or any elevators,
escalators or other mechanical, electrical, electronic, computer or other systems or equipment for
the Property, except to the extent that any of the same serves particular tenants exclusively (and
“systems and equipment” without capitalization shall refer to such of the foregoing items serving
particular tenants exclusively).

     (O) “Taxes” shall mean all amounts (unless required by Landlord to be paid under
Article 14 or as Expenses) for federal, state, county, or local governmental, special district,
improvement district, municipal or other political subdivision taxes, fees, levies, assessments,
charges or other impositions of every kind and nature in connection with the ownership, leasing and
operation of the Property, whether foreseen or unforeseen, general, special, ordinary or
extraordinary (including real estate and ad valorem taxes, general and special assessments, transit
taxes, water and sewer rents, license and business license fees, use or occupancy taxes, gross
receipts or sales taxes, taxes on personal property and property management services, and taxes or
charges for fire protection, streets, sidewalks, road maintenance, refuse or other services). If
the method of taxation of real estate prevailing at the time of execution hereof shall be, or has
been, altered so as to cause the whole or any part of the Taxes now, hereafter or heretofore
levied, assessed or imposed on real estate to be levied, assessed or imposed on Landlord, wholly or
partially, as a capital stock levy or otherwise, or on or measured by the rents, income or gross

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receipts received therefrom, then such new or altered taxes shall be included within the term
“Taxes,” except that the same shall not include any portion of such tax attributable to other
income of Landlord not relating to the Property. Tenant shall pay increased Taxes whether Taxes
are increased as a result of increases in the assessment or valuation of the Property (whether
based on a sale, change in ownership or refinancing of the Property or otherwise), increases in tax
rates, reduction or elimination of any rollbacks or other deductions available under current law,
scheduled reductions of any tax abatement, as a result of the elimination, invalidity or withdrawal
of any tax abatement, or for any other cause whatsoever. Notwithstanding the foregoing, there
shall be excluded from Taxes all excess profits taxes, franchise taxes, gift taxes, capital stock
taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other
taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts
or income attributable to operations at the Property).

     (P) “Tenant” shall be applicable to one or more Persons as the case may be, the
singular shall include the plural, and if there be more than one Tenant, the obligations thereof
shall be joint and several. When used in the lower case, “tenant” shall mean any other tenant or
occupant of the Property.

     (Q) “Tenant’s Share” of Taxes and Expenses shall be the percentage set forth in
Article 1, but if the rentable area of the Premises changes due to the addition or subtraction of
space under this Lease or by amendment, Landlord shall reasonably adjust Tenant’s Share to be based
on the rentable area of the Premises divided by the rentable area of the Property, subject to
further adjustment hereunder and under Article 3. If the Property shall now or hereafter be part
of or shall include a development or complex of two or more buildings or structures collectively
owned by Landlord or its affiliates, Landlord may allocate Expenses and Taxes (or components
thereof) within such complex or development, and between such buildings and structures and the
parcels on which they are located, in accordance with sound accounting and management practices.
In the alternative, Landlord may determine Tenant’s Share of Expenses and Taxes (or components
thereof) for all or any such buildings and structures, and any common areas and facilities operated
or maintained in connection therewith and all parcels or tracts of land on which all or any portion
of any of the other foregoing items are located, in accordance with sound accounting and management
practices; provided, Landlord shall reasonably reduce Tenant’s Share to be based on the ratio of
the rentable area of the Premises to the rentable area of all such buildings as to which such
Expenses and Taxes (or components thereof) are included. In addition, if the Property, or any
development or complex of which it is a part, shall contain non-office uses during any period,
Landlord may determine, in accordance with sound accounting and management practices, Tenant’s
Share of Taxes and Expenses for only the office portion of the Property or of such development or
complex; in such event, Landlord shall reasonably adjust Tenant’s Share to be based on the ratio of
the rentable area of the Premises to the rentable area of such office portion for such period.
Tenant acknowledges that the “rentable area of the Premises” under this Lease includes the
so-called “usable area,” without deduction for columns or projections, multiplied by one or more
load or conversion factors to reflect a share of certain areas, which may include lobbies,
corridors, mechanical, utility, janitorial, boiler and service rooms and closets, restrooms, and
other public, common and service areas. Except as provided
expressly to the contrary herein, the “rentable area of the Property” shall include all rentable
area of all space leased or available for lease at the Property (excluding any parking facilities).

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Landlord may reasonably re-determine the rentable area of the Property from time to time to
reflect remeasurements, re-configurations, additions or modifications to the Property, and may
reasonably adjust Tenant’s Share prospectively based thereon.

     R. “Utility Costs” shall include costs for electricity, power, gas, steam, oil or
other fuel, water, sewer and other such services for the Property, including sales or other taxes
thereon.

ARTICLE 31: OFFER

     The submission and negotiation of this Lease shall not be deemed an offer to enter the same by
Landlord (nor an option or reservation for the Premises), but the solicitation of such an offer by
Tenant. Tenant agrees that its execution of this Lease constitutes a firm offer to enter the same
which may not be withdrawn for a period of twenty (20) business days after delivery to Landlord.
During such period and in reliance on the foregoing, Landlord may, at Landlord’s option, deposit
any Security Deposit and Rent, proceed with any plans, specifications, alterations or improvements,
and permit Tenant to enter the Premises, but such acts shall not be deemed an acceptance of
Tenant’s offer to enter this Lease, and such acceptance shall be evidenced only by Landlord signing
and delivering this Lease to Tenant.

ARTICLE 32: MISCELLANEOUS

     A. Captions and Interpretation. The captions of the Articles and Paragraphs of this Lease,
and any computer highlighting of changes from earlier drafts, are for convenience of reference only
and shall not be considered or referred to in resolving questions of interpretation Tenant
acknowledges that it has read this Lease and that it has had the opportunity to confer with counsel
in negotiating this Lease; accordingly, this Lease shall be construed neither for nor against
Landlord or Tenant, but shall be given a fair and reasonable interpretation in accordance with the
meaning of its terms. The neuter shall include the masculine and feminine, and the singular shall
include the plural. The term “including” shall be interpreted to mean “including, but not limited
to.”

     B. Survival of Provisions. All obligations (including indemnity, Rent and other payment
obligations) or rights of either party arising during or attributable to the period prior to
expiration or earlier termination of this Lease shall survive such expiration or earlier
termination.

     C. Severability. If any term or provision of this Lease or portion thereof shall be found
invalid, void, illegal, or unenforceable generally, or with respect to any particular party, by a
court of competent jurisdiction, it shall not affect, impair or invalidate any other terms or
provisions or the remaining portion thereof or enforceability with respect to any other party.

     D. Perpetuities. If the Commencement Date is delayed in accordance with Article 2 for more
than nine (9) months, Landlord may declare this Lease terminated by notice to Tenant, and if the
Commencement Date is so delayed for more than three years, this Lease shall thereupon be deemed
terminated without further action by either party.

37

 

     E. Short Form Lease. Neither this Lease nor any memorandum of lease or short form lease shall
be recorded by Tenant, but Landlord or any Lender may elect to record a short form of this Lease,
in which case Tenant shall promptly execute, acknowledge and deliver the same on a form prepared by
Landlord or such Lender.

     F. Light, Air and Other Interests. This Lease does not grant any legal rights to “light and
air” outside the Premises nor any particular view visible from the Premises, nor any easements,
licenses or other interests unless expressly contained in this Lease.

     G. Authority. Tenant and all Persons signing for Tenant below, and Landlord and all Persons
signing for Landlord below, hereby represent that this Lease has been fully authorized and no
further approvals are required, and that Landlord and Tenant are duly organized, in good standing
and legally qualified to do business in the Property and Premises (and have any required
certificates, licenses, permits and other such items).

     H. Partnership Tenant. If Tenant is a partnership, all current and new general partners shall
be jointly and severally liable for all obligations of Tenant hereunder and as this Lease may
hereafter be modified, whether such obligations accrue before or after admission of future partners
or after any partners die or leave the partnership. Tenant shall cause each new partner to sign
and deliver to Landlord written confirmation of such liability, in form and content satisfactory to
Landlord, but failure to do so shall not avoid such liability.

     I. Successors and Assigns; Transfer of Property and Security Deposit. Each of the terms and
provisions of this Lease shall be binding upon and inure to the benefit of the parties’ respective
heirs, executors, administrators, guardians, custodians, successors and assigns, subject to Article
13 respecting Transfers and Article 18 respecting rights of Lenders. Subject to Article 18, if
Landlord shall convey or transfer the Property or any portion thereof in which the Premises are
contained to another party, such party shall thereupon be and become landlord hereunder, shall be
deemed to have fully assumed all of Landlord’s obligations under this Lease accruing during such
party’s ownership, including the return of any Security Deposit, and Landlord shall be free of all
such obligations accruing from and after the date of conveyance or transfer.

     J. Limitation of Liability. Tenant agrees to look solely to Landlord’s interest in the
Property for the enforcement of any judgment, award, order or other remedy under or in connection
with this Lease or any related agreement, instrument or document or for any other matter whatsoever
relating thereto or to the Property or Premises. Under no circumstances shall any present or
future, direct or indirect, principals or investors, general or limited partners, officers,
directors, shareholders, trustees, beneficiaries, participants, advisors, managers, employees,
agents or affiliates of Landlord, or of any of the other foregoing parties, or any of their heirs,
successors or assigns have any liability for any of the foregoing matters. In no event shall
Landlord be liable to Tenant for any consequential damages.

     K. Confidentiality. Tenant shall use commercially reasonable efforts to keep confidential the
content and all copies of this Lease, related documents or amendments now or hereafter entered, and all
proposals, materials, information and matters relating thereto, including

38

 

the results of any review of Landlord’s records under Article 3, and not to disclose,
disseminate or distribute any of the same, or permit the same to occur, except on an “as needed”
basis to the extent reasonably required for proper business purposes by Tenant’s employees,
attorneys, insurers, auditors, lenders, brokers and Transferees, and except as may be required by
Law or court proceedings.

ARTICLE 33: ENTIRE AGREEMENT

     This Lease, together with the Exhibits and other documents listed in Article 1 (WHICH ARE
HEREBY COLLECTIVELY INCORPORATED HEREIN AND MADE A PART HEREOF AS THOUGH FULLY SET FORTH), contains
all the terms and provisions between Landlord and Tenant relating to the matters set forth herein
and no prior or contemporaneous agreement or understanding pertaining to the same shall be of any
force or effect, except for any such contemporaneous agreement specifically referring to and
modifying this Lease and signed by both parties. Without limitation as to the generality of the
foregoing, Tenant hereby acknowledges and agrees that Landlord’s leasing agents and field personnel
are only authorized to show the Premises and negotiate terms and conditions for leases subject to
Landlord’s final approval, and are not authorized to make any agreements, representations,
understandings or obligations binding upon Landlord respecting the condition of the Premises or
Property, suitability of the same for Tenant’s business, the current or future amount of Taxes or
Expenses or any component thereof, the amount of rent or other terms applicable under other leases
at the Property, whether Landlord is furnishing the same utilities or services to other tenants at
all, on the same level or on the same basis, or any other matter, and no such agreements,
representations, understandings or obligations not expressly contained herein or in such
contemporaneous agreement shall be of any force or effect. TENANT HAS RELIED ON TENANTS
INSPECTIONS AND DUE DILIGENCE IN ENTERING THIS LEASE, AND NOT ON ANY REPRESENTATIONS OR WARRANTIES,
EXPRESS OR IMPLIED, CONCERNING THE HABITABILITY, CONDITION OR SUITABILITY OF THE PREMISES OR
PROPERTY FOR ANY PARTICULAR PURPOSE OR ANY OTHER MATTER NOT EXPRESSLY CONTAINED HEREIN. This
Lease, including the Exhibits referred to above, may not be modified, except in writing signed by
both parties.

     IN WITNESS WHEREOF, the parties have executed this Lease as of the date first set forth above.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	LANDLORD:	 	CMD REALTY INVESTMENT FUND II, L.P. [SEAL]	 	 
	 	 	 	 	an Illinois limited partnership	 	 
	 
	 	 	 	 	By:	 	CMD/Fund II GP Investments, L.P.,	 	 
	 	 	 	 	 	 	an Illinois limited partnership, its general partner	 	 
	 
	 	 	 	 	 	 	By:	 	CMD REIM II, Inc., an Illinois corporation,
	 	 	 	 	 	 	 	 	its general partner
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	By:	 	 /s/ Robert C. Gibbons	 	 
	 

	 	 	 	 	 	 	 	 	 	 

Robert C. Gibbons, Vice President
	 	 

39

 

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	TENANT:	 	HEALTHCALC.NET, INC. [SEAL]	 	 
	 	 	 	 	a Texas corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	By:	 	 	/s/ Peter A. Egan	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Peter A. Egan, President	 	 

CERTIFICATE

     I,   
                
              
        
                
    , as      
                
                 
                
       of the aforesaid Tenant,
hereby certify that the individual(s) executing the foregoing Lease on behalf of Tenant was/were
duly authorized to act in his/their capacities as set forth above, and his/their action(s) are the
action of Tenant.

	 	 	 	 	 	 	 
	(Corporate Seal)

	 	 	 	 	 	 
	 

	 	 	 	 

	 	 

40

 

EXHIBIT A: PREMISES

PARKWAY COMMONS

SUITE 199

(Floor Plate Showing Premises Cross-Hatched)

[GRAPHIC]

1

 

EXHIBIT B: RULES

     (1) Access to Property. Before or after Building Hours, or such other hours as Landlord shall
determine from time to time, access to and within the Property and/or to the lobbies, entrances,
exits, elevators and other areas in and about the Property may be restricted to the use of a key or
keycard to the outside doors of the Property, or pursuant to such other reasonable security
procedures as Landlord may from time to time impose. Landlord shall in all cases retain the right
to control and prevent access to such areas by Persons engaged in activities which are illegal or
violate these Rules, or whose presence in the judgment of Landlord shall be prejudicial to the
safety, character, reputation and interests of the Property and its tenants (and Landlord shall
have no liability in damages for such actions taken in good faith). No Tenant and no employee or
invitee of Tenant shall enter areas reserved for the exclusive use of Landlord, its employees or
invitees or other Persons. Tenant shall keep doors to corridors and lobbies closed except when
persons are entering or leaving.

     (2) Signs. Landlord shall prescribe the suite number for the Premises and cause building
standard suite identification signage to be placed on or adjacent to the main entrance door of the
Premises, and shall provide directory flips for any Property directory consistent with Landlord’s
standard practices at the Property. Tenant shall bear the expense of initial building standard
signage and directory strips, and Tenant shall pay Landlord’s standard charges for changes
requested by Tenant and approved by Landlord thereafter promptly after billing thereof. Tenant
shall not paint, display, inscribe, maintain or affix any sign, placard, picture, advertisement
name, notice, lettering or direction on any part of the outside or inside of the Property, or on
any part of the inside of the Premises which can be seen from the outside of the Premises, without
the prior consent of Landlord, and then only such name or names or matter and in such color, size,
style, character and material, and with professional designers, fabricators and installers as may
be first approved or designated by Landlord in writing; Landlord reserves the right, without notice
to Tenant, to remove at Tenant’s expense all matter not so installed or approved.

     (3) Window and Door Treatments. Tenant shall not place anything or allow anything to be
placed in the Premises near the glass of any door, partition, wall or window which may be unsightly
from outside the Premises, and Tenant shall not place or permit to be placed any article of any
kind on any window ledge or on the exterior walls; blinds, shades, awnings or other forms of inside
or outside window devices shall not be placed in or about the outside windows or doors in the
Premises except to the extent, if any, that the design, character, shape, color, material and make
thereof is first approved or designated by Landlord. Tenant shall not install or remove any solar
tint film from the windows.

     (4) Balconies and Patios. If the Premises has access to a patio or balcony, Tenant shall have
a license to enter such area, subject to the following provisions: (i) Tenant’s access to such
area shall be limited to the area immediately adjoining the Premises (and bounded by an extension
of the demising lines of the Premises), and Landlord reserves the right to install materials
separating Tenant’s area from the area adjoining other tenants’ premises, (ii) Tenant shall use
such area only in a manner that is quiet and compatible with the nature of the Building as an
office building, which only involves the use of benches or outdoor furniture approved by

1

 

Landlord in writing, and which will not bother, disturb or annoy any other occupants of the
Property, and (iii) Tenant’s use thereof shall be subject to the other provisions of this Lease,
including the other Rules.

     (5) Lighting and General Appearance of Premises. Landlord reserves the right to designate
and/or approve in writing all internal lighting that may be visible from the public, common or
exterior areas. The design, arrangement, style, color, character, quality and general appearance
of the portion of the Premises visible from public, common and exterior areas, and contents of such
portion of the Premises, including furniture, fixtures, signs, art work, wall coverings, carpet and
decorations, and all changes, additions and replacements thereto shall at all times have a neat,
professional, attractive, first class office appearance.

     (6) Property Tradename, Likeness, Trademarks. Tenant shall not in any manner use the name of
the Property for any purpose other than as Tenant’s business address, or use any tradenames or
trademarks of Landlord, any other tenant, or their affiliates, or any picture or likeness of the
Property, for any purpose, in any letterheads, circulars, notices, advertisements or other material
whatsoever.

     (7) Deliveries and Removals. Furniture, freight and other large or heavy articles, and all
other deliveries may be brought into the Property only at times and in the manner designated by
Landlord, and always at the Tenant’s sole responsibility and risk. Landlord may inspect items
brought into the Property or Premises with respect to weight or dangerous nature or compliance with
this Lease or Laws. For security purposes, Landlord may (but shall have no obligation to) require
that all furniture, equipment, cartons and other articles removed from the Premises or the Property
first be listed in a removal authorization signed by a Tenant representative and delivered to
Landlord. Tenant shall not take or permit to be taken in or out of other entrances or elevators of
the Property any item normally taken, or which Landlord otherwise reasonably requires to be taken,
in or out through service doors or on freight elevators. Landlord may impose reasonable
requirements for the use of freight elevators and loading areas, and reserves the right to alter
schedules, if necessary, without notice (but freight elevators and loading areas will normally be
available for use on a first come-first served basis, and shall not require extra charges for
standard use). Any hand-carts shall have rubber wheels and sideguards, and no other
material-handling equipment may be used without Landlord’s prior written approval.

     (8) Outside Vendors. Tenant shall not obtain for use upon the Premises janitor or other
services, except from Persons designated or approved by Landlord. Any Person engaged by Tenant to
provide any other services shall be subject to scheduling and direction by the manager or security
personnel of the Property. Vendors must use freight elevators and service entrances.

     (9) Overloading Floors; Vaults. Tenant shall not overload any floor or part thereof in the
Premises or Property, including any public corridors or elevators therein, by bringing in or
removing any large or heavy articles, and Landlord may prohibit, or direct and control the location
and size of, safes and all other heavy articles and require at Tenant’s expense

2

 

supplementary supports of such material and dimensions as Landlord may deem necessary to properly
distribute the weight.

     (10) Locks and Keys. Tenant shall use such standard key system designated by Landlord on all
keyed doors to and within the Premises, excluding any permitted vaults or safes (but Landlord’s
designation shall not be deemed a representation of adequacy to prevent unlawful entry or criminal
acts, and Tenant shall maintain such additional insurance as Tenant deems advisable for such
events). Tenant shall not attach or permit to be attached additional locks or similar devices to
any door or window, change existing locks or the mechanism thereof, or make or permit to be made
any keys for any door other than those provided by Landlord. If more than two keys for one lock
are desired, Landlord will provide them upon payment of Landlord’s charges. In the event of loss
of any keys furnished by Landlord, Tenant shall pay Landlord’s reasonable charges therefor. The
term “key” shall include mechanical, electronic or other keys, cards and passes.

     (11) Safety And Security Devices, Services And Programs. Safety and security devices,
services and programs provided by Landlord, if any, while intended to deter crime and ensure
safety, may not in given instances prevent theft or other criminal acts, or ensure safety of
persons or property. The risk that any safety or security device, service or program may not be
effective, or may malfunction, or be circumvented by a criminal, is assumed by Tenant with respect
to Tenant’s property and interests, and Tenant shall obtain insurance coverage to the extent Tenant
desires protection against such criminal acts and other losses, as further described in Article 10.
Tenant agrees to cooperate in any reasonable safety or security program developed by Landlord or
required by Law.

     (12) Utility Closets and Connections. Landlord reserves the right to control access to and
use of, and monitor and supervise any work in or affecting, the “wire” or telephone, electrical,
plumbing or other utility closets, the Systems and Equipment, and any changes, connections, new
installations, and wiring work relating thereto (or Landlord may engage or designate an independent
contractor to provide such services). Tenant shall obtain Landlord’s prior written reasonable
consent for any such access, use and work in each instance, and shall comply with such requirements
as Landlord may reasonably impose, and the other provisions of Article 6 respecting electric
installations and connections, Article 28 respecting telephone Lines and connections, and Article 9
respecting Work in general. Tenant shall have no right to use any broom closets, storage closets,
janitorial closets, or other such closets, rooms and areas whatsoever. Tenant shall not install in
or for the Premises any equipment which requires more electric current than Landlord is required to
provide under this Lease, without Landlord’s prior written approval, and Tenant shall ascertain
from Landlord the maximum amount of load or demand for or use of electrical current which can
safely be permitted in and for the Premises, taking into account the capacity of electric wiring in
the Property and the Premises and the needs of tenants of the Property, and shall not in any event
connect a greater load than such safe capacity.

     (13) Plumbing Equipment. The toilet rooms, urinals, wash bowls, drains, sewers and other
plumbing fixtures, equipment and lines shall not be misused or used for any purpose other

3

 

than that for which they were constructed and no foreign substance of any kind whatsoever shall be
thrown therein.

     (14) Trash. All garbage, refuse, trash and other waste shall be kept in the kind of
container, placed in the areas, and prepared for collection in the manner and at the times and
places reasonably specified by Landlord, subject to Article 29 respecting Hazardous Materials.
Landlord reserves the right to require that Tenant participate in any recycling program designated
by Landlord.

     (15) Alcohol, Drugs, Food and Smoking. Landlord reserves the right to exclude or expel from
the Property any person who, in the judgment of Landlord, is intoxicated or under the influence of
liquor or drugs, or who shall in any manner do any act in violation of any of these Rules. Tenant
shall not at any time manufacture, sell, use or give away, any spirituous, fermented, intoxicating
or alcoholic liquors on the Premises, nor permit any of the same to occur. Tenant shall not at any
time cook, sell, purchase or give away, food in any form by or to any of Tenant’s agents or
employees or any other parties on the Premises, nor permit any of the same to occur (other than in
microwave ovens and coffee makers properly maintained in good and safe working order and repair in
lunch rooms or kitchens for employees as may be permitted or installed by Landlord, and which do
not violate any Laws or bother or annoy any other tenant). Tenant and its employees shall not
smoke tobacco on any part of the Property (including exterior areas) except those areas, if any,
that are designated or approved as smoking areas by Landlord.

     (16) Use of Common Areas; No Soliciting. Tenant shall not use the common areas, including
areas adjacent to the Premises, for any purpose other than ingress and egress, and any such use
thereof shall be subject to the other provisions of this Lease, including these Rules. Without
limiting the generality of the foregoing, Tenant shall not allow anything to remain in any
passageway, sidewalk, court, corridor, stairway, entrance, exit, elevator, parking or shipping
area, or other area outside the Premises. Tenant shall not use the common areas to canvass,
solicit business or information from, or distribute any article or material to, other tenants or
invitees of the Property. Tenant shall not make any room-to-room canvass to solicit business or
information or to distribute any article or material to or from other tenants of the Property and
shall not exhibit, sell or offer to sell, use, rent or exchange any products or services in or from
the Premise unless ordinarily embraced within the Tenant’s use of the Premises expressly permitted
in the Lease.

     (17) Energy and Utility Conservation. Tenant shall not waste electricity, water, heat or air
conditioning or other utilities or services, and agrees to cooperate fully with Landlord to assure
the most effective and energy efficient operation of the Property and shall not allow the
adjustment (except by Landlord’s authorized Property personnel) of any controls. Tenant shall not
obstruct, alter or impair the efficient operation of the Systems and Equipment, and shall not place
any item so as to interfere with air flow. Tenant shall keep corridor doors closed and shall not
open any windows, except that if the air circulation shall not be in operation, windows which are
openable may be opened with Landlord’s consent (not to be unreasonably withheld). If reasonably
requested by Landlord (and as a condition to claiming any deficiency in the air-conditioning or
ventilation services provided by Landlord), Tenant shall close any blinds or drapes in the Premises
to prevent or minimize direct sunlight.

4

 

     (18) Landlord Access to Systems and Equipment. Tenant shall not place partitions, furniture
or other obstructions in the Premises which may prevent or impair Landlord’s access to the Systems
and Equipment for the Property or the systems and equipment for the Premises.

     (19) Unattended Premises. Before leaving the Premises unattended, Tenant shall close and
securely lock all doors or other means of entry to the Premises and shut off all lights and water
faucets in the Premises (except heat to the extent necessary to prevent the freezing or bursting of
pipes).

     (20) Going-Out-Of-Business Sales and Auctions. Tenant shall not use, or permit any other
party to use, the Premises for any distress, fire, bankruptcy, close-out, “lost our lease” or
going-out-of-business sale or auction. Tenant shall not display any signs advertising the foregoing
anywhere in or about the Premises. This prohibition shall also apply to Tenant’s creditors.

     (21) Labor Harmony. Tenant shall not use (and upon notice from Landlord shall cease using)
contractors, services, workmen, labor, materials or equipment, or labor and employment practices
that, in Landlord’s good faith judgment, may cause strikes, picketing or boycotts or disturb labor
harmony with the workforce or trades engaged in performing other work, labor or services in or
about the Property.

     (22) Prohibited Activities. Tenant shall not: (i) use strobe or flashing lights in or on the
Premises, (ii) install or operate any internal combustion engine, boiler, machinery, refrigerating,
heating or air conditioning equipment in or about the Premises, (iii) use the Premises for housing,
lodging or sleeping purposes or for the washing of clothes, (iv) place any radio or television
antennae other than inside of the Premises, (v) operate or permit to be operated any musical or
sound producing instrument or device which may be heard outside the Premises, (vi) use any source
of power other than electricity, (vii) operate any electrical or other device from which may
emanate electrical, electromagnetic, x-ray, magnetic resonance, energy, microwave, radiation or
other waves or fields which may interfere with or impair radio, television, microwave, or other
broadcasting or reception from or in the Property or elsewhere, or impair or interfere with
computers, faxes or telecommunication lines or equipment at the Property or elsewhere, or create a
health hazard, (viii) bring or permit any bicycle or other vehicle, or dog (except in the company
of a blind person or except where specifically permitted) or other animal or bird in the Property,
(ix) make or permit objectionable noise, vibration or odor to emanate from the Premises, (x) do
anything in or about the Premises or Property that is illegal, immoral, obscene, pornographic, or
anything that may in Landlord’s good faith opinion create or maintain a nuisance, cause physical
damage to the Premises or Property, interfere with the normal operation of the Systems and
Equipment, impair the appearance, character or reputation of the Premises or Property, create waste
to the Premises or Property, cause demonstrations, protests, loitering, bomb threats or other
events that may require evacuation of the Building, (xi) advertise or engage in any activities
which violate the spirit or letter of any code of ethics or licensing requirements of any
professional or business organization, (xii) throw or permit to be thrown or dropped any article
from any window or other opening in the Property, (xiii) use the Premises for any purpose, or
permit upon the Premises or Property anything, that may be

5

 

dangerous to persons or property (including firearms or other weapons (whether or not licensed or
used by security guards) or any explosive or combustible articles or materials), (xiv) place
vending or game machines in the Premises, except vending machines for employees, (xv) adversely
affect the indoor air quality of the Premises or Property, or (xvi) do or permit anything to be
done upon the Premises or Property in any way tending to disturb, bother, annoy or interfere with
Landlord or any other tenant at the Property or the tenants of neighboring property, or otherwise
disrupt orderly, quiet use and occupancy of the Property.

     (23) Transportation Management. Tenant shall comply with all present or future programs
intended to manage parking, transportation or traffic in and around the Property, and in connection
therewith, Tenant shall take responsible action for the transportation planning and management of
all employees located at the Premises by working directly with Landlord, any governmental
transportation management organization or any other transportation-related committees or entities.
Such programs may include, without limitation: (i) restrictions on the number of peak-hour vehicle
trips generated by Tenant; (ii) increased vehicle occupancy; (iii) implementation of an in-house
ridesharing program and an employee transportation coordinator; (iv) working with employees and any
Property or area-wide ridesharing program manager; (v) instituting employer-sponsored incentives
(financial or in-kind) to encourage employees to rideshare; and (vi) utilizing flexible work shifts
for employees.

     (24) Parking. If the Property contains, or Landlord has the right to use for the Property, a
parking garage, structure, facility or area (“Parking Facility”), the following Rules shall apply
therein:

     (i) Except as may be expressly provided to the contrary in any other Exhibit to this Lease:
(a) Tenant and Tenant’s employees and visitors shall not use more parking spaces than the number
derived by applying, the Building-standard parking ratio of 3.6 spaces for every 1,000 square feet
of rentable area (which equals a total of seven (7) spaces for the initial Premises), and (b)
parking for Tenant and its employees and visitors shall be in areas designated by Landlord from
time to time, on a “first come, first served,” unassigned, unreserved basis, in common with
Landlord and other tenants at the Property, and their employees and visitors, and other Persons to
whom Landlord shall grant the right or who shall otherwise have the right to use the same. In
addition, Landlord reserves the right to: (x) adopt additional requirements or procedures
pertaining to parking, including systems with charges favoring carpooling, and validation systems,
(y) assign specific spaces, and reserve spaces for small and other size cars, disabled persons, and
other tenants, customers of tenants or other parties, and (z) restrict or prohibit full size vans
and other large vehicles.

     (ii) Parking stickers, key cards or any other devices or forms of identification or entry
shall remain the property of Landlord. Such devices must be displayed as requested and may not be
mutilated in any manner. Devices are not transferable and any device in the possession of an
unauthorized holder will be void. Loss or theft of such devices must be reported to Landlord or
any garage manager immediately. Any parking devices reported lost or stolen which are found on any
unauthorized car will be confiscated and the illegal holder will be subject to prosecution. Lost or
stolen devices found by Tenant or its employees must be reported to Landlord or the office of the
garage immediately. Cars must be parked entirely within the stall lines, and only

6

 

small or other qualifying cars may be parked in areas reserved for such cars; all directional
signs, arrows and speed limits must be observed; spaces reserved for disabled persons must be used
only by vehicles properly designated; washing, waxing, cleaning or servicing of any vehicle is
prohibited; every parker is required to park and lock his own car, except to the extent that
Landlord adopts a valet parking system; in areas requiring an attendant or security personnel,
hours shall be reasonably established by Landlord or its parking operator from time to time;
parking is prohibited in areas: (a) not striped or designated for parking, (b) aisles, (c) where
“no parking” signs are posted, (d) on ramps, and (e) loading areas and other specially designated
areas. Delivery trucks and vehicles shall use only those areas designated therefor.

     (iii) Except for the general unassigned spaces that Tenant may use under subclause (i) above
(which shall be free of separate parking charges), Landlord reserves the right to impose such daily
or monthly parking charges as Landlord may establish from time to time. Any such monthly fees
shall be paid in advance prior to the first of each month. In case of any violation of these
rules, Landlord may also refuse to permit the violator to park, and may remove the vehicle owned or
driven by the violator from the Property without liability whatsoever, at such violator’s risk and
expense. Landlord reserves the right to close all or a portion of the Parking Facility in order to
make repairs or perform maintenance services, or to alter, modify, re-stripe or renovate the same,
or if required by casualty, strike, condemnation, act of God, Law or governmental requirement or
guideline, termination or modification of any lease or other agreement by which Landlord obtained
parking rights, or any other reason beyond Landlord’s reasonable control.

     (25) Responsibility for Compliance. Tenant shall be responsible for ensuring compliance with
these Rules, as they may be amended, by Tenant’s employees and as applicable, by Tenant’s agents,
invitees, contractors, subcontractors, and suppliers. Tenant shall cooperate with any reasonable
program or requests by Landlord to monitor and enforce the Rules, including providing vehicle
numbers and taking appropriate action against such of the foregoing parties who violate these
provisions.

7

 

EXHIBIT C

WORK LETTER

CMD 108B (12/00)

Minor Work

Landlord Performance

Turn-Key

     This Work Letter is an Exhibit to the foregoing document (referred to herein for convenience
as the “Lease Document”).

     I. The Work

     Landlord shall arrange for the following items of work (the “Work”) to be performed in
the Premises, provided that Tenant is not then in violation of the Lease Document:

     1. Repaint currently painted walls (Tenant to select color from Landlord’s
Building-standard selections). Existing wall-paper shall be either removed or the wall floated or
treated to create a professional look with no wall-paper visible through paint.

     2. Recarpet currently carpeted areas (Tenant to select from Landlord’s Building-standard
selections).

     3. Remove broken half-wall from reception area. 

     4. Remove dry-erase board in the office with built-in desks. 

     5. Repair or replace doors and hardware, ceiling tiles, thermostats, and blinds, as
needed.

     6. Tighten existing built-in desks, as needed. 

     II. Building-Standard Materials and Other Matters

     The Work shall consist of Landlord’s current building standard materials and finishes, unless
otherwise expressly specified above. If Landlord requires further choices or plans to be approved
by Tenant respecting the above Work (e.g. color choices or locations respecting the above items),
Tenant shall: (i) choose from such choices, if any, that Landlord makes available to Tenant as
building standard, and (ii) approve/sign/initial any such further plans as requested by Landlord.
If any such further choices or approvals are required, Tenant shall not unreasonably withhold or
delay such choices or approvals. If Tenant’s representative fails to provide such choices or
approvals within five (5) business days after Landlord requests the same from such representative,
Landlord may make such choices and approvals for Tenant and proceed with the Work. Landlord
reserves the right to substitute comparable or better materials and items for those specified, so
long as they do not materially and adversely affect the appearance of the Premises.
Notwithstanding that any plan may show other items, the Work to be provided by Landlord shall
include only those items specifically listed above. Without limiting the generality of the
foregoing, any personal property, trade fixtures or equipment including, but not limited to,
modular or other furniture, and cabling or other items for communications or computer systems,
whether or not shown on any plan, shall be provided by Tenant, at Tenant’s sole cost.

1

 

     III. Costs and Additional Items

     Landlord shall pay the full cost of the Work listed above, including any permits and
contractors fees. However, Tenant shall pay Landlord any additional costs for work or items that
are beyond the items of Work set forth above, if such additional work or items involve changes
requested by Tenant. Any amounts that Tenant is required to pay under this Exhibit shall be
referred to as ‘Tenant’s Cost’ herein. Tenant’s Cost shall be deemed additional “Rent” under the
Lease Document Landlord may at any time reasonably estimate Tenant’s Cost in advance, in which
case, Tenant shall deposit such estimated amount with Landlord within five (5) business days after
Landlord so requests. If such estimated amount exceeds the actual amount of Tenant’s Cost Tenant
shall receive a refund of the difference, and if the actual amount shall exceed the estimated
amount, Tenant shall pay the difference to Landlord within five (5) business days after Landlord so
requests.

2exv10w3

 

EXHIBIT
10.3

1st AMENDMENT TO LEASE

This First Amendment To Lease is made and entered into
this 29th day of April, 2005, by and
between HEALTHCALC NEI, INC., hereinafter referred to as “Tenant” and Parkway Commons, LP, an
Oklahoma limited partnership (formerly CMD Realty Investment Fund, II. Ltd), hereinafter referred
to as “Landlord”;

Whereas, Landlord and Tenant agree that they are the rightful parties to that certain lease
agreement dated September 29, 2003 for Suite 199 at 5068 W. Plano Parkway, Plano, Texas 75093, and
whereas Parkway Commons LP (successor Landlord) and Tenant desire to modify and extend said lease;

Now, therefore, in consideration of the premises and other good and valuable consideration receipt
of which is hereby acknowledged the above referenced lease is amended as follows:

	 	1.	 	Anytime after June 1, 2005, Tenant will relocate to Suite 290 (“The Premises”)
comprised of 4,036 rentable square feet as indicated on “Exhibit A”, attached hereto and
made a part of this lease. Tenant will have no further obligations(s) regarding Suite 199
after July 1, 2005
	 
	 	2.	 	The lease shall be extended to June 30, 2008
	 
	 	3.	 	Tenant’s minimum monthly base rent for May, 2005 shall be $2,887.17
	 
	 	4.	 	Tenant’s minimum monthly base rent for June, 2005 shall be $1,887.17
	 
	 	5.	 	Tenant’s minimum monthly base rent beginning July 1, 2005 shall be as follows:

	 	 	 	 	 
	Period	 	Monthly Rent
	July 1, 2005 to June 30, 2006
	 	$	6,222.00	 
	July 1, 2006 to June 30, 2007
	 	$	6,390.00	 
	July 1, 2007 to June 30, 2008
	 	$	7,399.00	 

	 	6.	 	Tenant accepts the Space in its “as is” condition, however, landlord agrees to
install one building standard door, install four power poles, paint and re-carpet the
premises with building standards materials
	 
	 	7.	 	Landlord agrees Tenant has the Right of First Offer on Suite 295, consisting of
approximately 1,222 RSF, contiguous with the premises, and as indicated on “Exhibit A”
attached hereto, at the same rental rate which is then in effect under said First
Amendment to Lease when Tenant exercises its Right of First Offer. Tenant agrees to
either accept or decline the space within 5 business days of Landlord’s written notice of
intent to lease. If written notice is not received by Landlord by the close of business
on the fifth day, Tenant’s option becomes null and void

 

 

	 	8.	 	Tenant agrees to pay all real estate commission for broker services rendered in
negotiation of said lease to Transwestern Commercial Services totaling $7,5000.00

Except with the express provision hereof, the lease shall remain in full force and effect in
accordance with all the terms and provisions contained therein and each and every term of said
lease shall apply.

	 	 	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD	 	 	 	TENANT	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	Parkway Commons, Limited Partnership	 	 	 	HEALTHCALC NEI, INC.	 	 
	an Oklahoma limited partnership	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 	 	 

	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	By:	 	Acron Parkway Commons, L.L.C.	 	 	 	By:	 	/s/ Peter A. Egan
	 	 	An Oklahoma limited liability company	 	 	 	 	 	Peter A. Egan, President
	 	 
	 	 	its Managing Member	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	By:
	 	Acron (USA) LP	 	 	 	 	 	 	 	 
	 

	 	 	 	A Texas limited partnership	 	 	 	 	 	 	 	 
	 

	 	 	 	its sole member	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	By:
	 	Acron US Management, Inc.	 	 	 	 	 	 	 	 
	 

	 	 	 	A Nevada Corporation	 	 	 	 	 	 	 	 
	 

	 	 	 	its General Partner	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 
	 

	 	By:	 	/s/ Greg W. Wilson	 	 	 	 	 	 	 	 
	 

	 	 	 	 

Greg W. Wilson, President

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