Document:

Exhibit 10.11

 

OFFICE BUILDING LEASE

 

	
  THE STATE OF
  TEXAS

  	
   

  	
  §

  	
   

  	
   

  
	
   

  	
   

  	
  §

  	
   

  	
  KNOW
  ALL MEN BY THESE PRESENTS:

  
	
  COUNTY OF
  WILLIAMSON

  	
   

  	
  §

  	
   

  	
   

  

 

THIS OFFICE
BUILDING LEASE (this “Lease”) is made and entered into this 23rd, day of
February, 2006, by and between TOWER OF THE HILLS, LP, (hereinafter called “Landlord”),
and Click Success L.P., (hereinafter called “Tenant”):

 

WITNESSETH:

 

1.                          DEFINITIONS:
The following definitions shall apply whenever used in this Lease:

 

a)                        “Premises”:
Suite 906, being approximately 3,885 rentable square feet in the Building, as
shown and designated on the floor plan attached hereto as Exhibit “A” and made
a part hereof.

 

b)                       “Commencement
Date”: May 1, 2006, unless adjusted in accordance with the provisions of
Paragraph 3 hereof.

 

c)                        “Lease
Term”: A period of 24 months, commencing on the Commencement Date and ending on
April 30, 2008, unless sooner terminated as herein provided.

 

d)                       “Base
Rental”: The base rental shall be payable in lawful money of United States, as
follows, subject, however, to adjustment in accordance with the provisions of
Paragraph 6 hereof

 

	
  Period

  	
   

  	
  Annual Base Rent

  	
   

  	
  Monthly Rent

  	
   

  
	
  Lease Months
  1-12

  	
   

  	
  $

  	
  81,585.00

  	
   

  	
  $

  	
  6,798.75

  	
   

  
	
  Lease Months
  13-24

  	
   

  	
  $

  	
  85,470.00

  	
   

  	
  $

  	
  7,122.50

  	
   

  

 

e)                        “Security
Deposit”:               $2,903.33

 

f)                          “The
Percentage”: 2.49%, being that percentage of the total leasable floor area of
the Premises to the total leasable floor area within the Building; provided,
that in the event that the amount of space Leased by Tenant shall increase or
decrease subsequent to the beginning date of the Lease Term, the Percentage
shall be appropriately adjusted by Landlord.

 

g)                       “Permitted
Use”: General Office.

 

h)                       “Building”:
The building known as “Tower of the Hills” located at 13809 Research Boulevard
in Austin, Texas.

 

i)                           “Land”:
That certain tract of land in Williamson County, Texas, described on Exhibit “A”
attached hereto and made a part hereof.

 

j)                           “Complex”:
The “Tower of the Hills Complex”, being the Land, the Building and all other
structures, (including all adjacent parking structures, whether above ground or
below ground), improvements, fixtures and appurtenances now or hereafter
placed, constructed or erected on or appurtenant to the Land and/or adjacent
lands owned or controlled by Landlord, including specifically the Complex
Common Areas.

 

k)                        “Complex
Common Areas”: Those areas of the Complex which are not located within any
leasable areas in the Building granted to the exclusive use of any Tenant in
the Building, and which are provided and maintained for the common use and
benefit of Landlord and tenants of the Complex generally, together with the
agents, employees, patrons, guests, licensees and invitees of the Landlord and
such tenants; including, without limitation, all parking areas, enclosed or
otherwise, streets, sidewalks, entryways, hallways, common restroom facilities,
elevators, stairwells, enclosed mall and landscaped areas located within the
Complex.

 

l)                           “Tenant
Improvements,” if any: That certain agreement between Landlord and Tenant
setting forth their respective obligations to prepare the Premises for Tenant’s
occupancy, as described on Exhibit “C” attached hereto and made a part hereof.

 

m)                     “Basic Costs”:
Any and all costs and expenses which Landlord shall incur, pay or become
obligated to pay in connection with owning, operating, maintaining, repairing,
and managing the Building, the Land and the Complex, and the real property in
its immediate proximity as a first-class office complex, as

 

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determined in accordance
with generally accepted accounting principles consistently applied, including
but not limited to the following:

 

i)                           All
accrued real estate taxes and annual installments of special assessments levied
against the Complex and any and all taxes, charges, levies or assessments
(including interest thereon) which may be levied, charged or assessed against
or on Land and the Complex in lieu thereof or in addition thereto, together
with any and all reasonable costs of protesting and reducing taxes and legal
fees incident therewith.

 

ii)                        Wages,
salaries and related expenses of all employees engaged in the operation,
maintenance and security of the Complex, and the costs of an office in the
Building incurred by Landlord.

 

iii)                     Cost of all
supplies and materials used in the operation and maintenance of the Complex.

 

iv)                    Cost of all
utilities, including, without limitation, water, electricity, heating,
lighting, air conditioning and ventilating.

 

v)                       Maintenance
and service agreements for the Complex and the equipment therein, including,
without limitation, alarm service, window cleaning and elevator maintenance and
management fees.

 

vi)                    Accounting
costs, including the costs of audits by certified public accountants.

 

vii)                 Cost of all
insurance, including but not limited to fire, casualty, liability and rental
abatement insurance applicable to the Complex and Landlord’s personal property
used in connection therewith.

 

viii)              Cost of all repairs,
replacements and general maintenance (except as specifically excluded below).

 

ix)                      Any and all
common area maintenance costs relating to public areas of the Building and/or
Complex Common Areas, including sidewalks, atriums, skyways, landscaping and
service areas.

 

x)                         Amortization
of capital improvements or repairs made to the Complex subsequent to the
Commencement Date which are primarily for the purpose of reducing Basic Costs
or improve safety, and those made to keep the Complex in compliance with
governmental requirements applicable from time to time (“Included Capital Items”);
provided that the costs of any Included Capital Items shall be amortized by
Landlord, together with interest at ten percent (10%) per annum, over the
estimated useful life of such item, and further provided that such amortized
costs are only included in operating costs for that portion of the useful life
of the Included Capital Item which fall within the Term.

 

Specifically excluded
from the definition of the term “Basic Costs” expenses are capital improvements
made to the Complex (except as provided above); expenses for repair,
replacements and general maintenance paid by proceeds of insurance or by Tenant
or other third parties and alterations attributable solely to tenants of the
Building other than Tenant; interest, amortization or other payments on loans
to Landlord whether secured or unsecured; depreciation of the Building; leasing
commissions; legal expenses (except as otherwise expressly provided herein);
and income, excess profits or franchise taxes or other such taxes imposed on or
measured by the income of Landlord from the operation of the Building.

 

n)       “Lease Year”: Any period
during the Lease Term, or any renewals or extensions thereof, of one (1)
calendar year commencing January 1 and ending on the next following December
31; and the term “First Lease Year” shall mean the calendar year commencing on
the January 1 immediately preceding the Commencement Date and ending on the
next following December 31.

 

Other defined terms used
herein shall have the same meanings ascribed to such terms as set forth
elsewhere in this Lease.

 

2.                          DEMISE.
Landlord, in consideration of the rent to be paid and the covenants and
agreements to be performed by Tenant, as hereinafter set forth, does hereby
LEASE, DEMISE, and LET the Premises unto Tenant for the Lease Term and Tenant
hereby accepts the Premises. Tenant agrees and acknowledges that the Premises
(whether consisting of less than one floor or consisting of one or more full
floors within the Building) do not include, and Landlord hereby expressly
reserves for its sole and exclusive use, any and all mechanical, electrical,
telephone and similar rooms, janitor closets, pipe and other vertical shafts
and ducts, flues, any area above the acoustical ceiling, and any other areas
not specifically shown on Exhibit “A” as being part of the Premises and which
are not common area. The Premises are leased by Landlord to Tenant and are
accepted and are to be used and possessed by Tenant upon and subject to the
following terms, provisions, covenants, agreements and conditions. As long as
this Lease is in force and effect and Tenant is not in default of any
provisions herein, Tenant is further entitled to a non-exclusive use for itself
and its employees, agents, and guests, of the common area of the Complex,
subject to any specific provisions set forth herein.

 

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3.                          COMMENCEMENT
OF RENT. If for any reason the Premises are not ready for occupancy by Tenant
on the Commencement Date, this Lease and the obligations of Tenant shall
nonetheless continue in full force and effect and the same shall not be
construed in any way to extend the term of this Lease; provided, however, if
the Premises are not ready for occupancy for any reason other than omission,
delay or default on the part of Tenant or anyone acting under or for Tenant,
the rent herein provided shall not commence until substantial completion of the
work to be completed by Landlord, as described in the Tenant Improvements. Such
abatement of rent shall constitute full settlement of all claims that Tenant
might otherwise have against Landlord by reason of the Premises not being ready
for occupancy by Tenant on the Commencement Date.

 

4.                          USE AND
OCCUPANCY. Tenant agrees that the Premises shall be used and occupied by Tenant
as and for the Permitted Use and for no other purpose. Tenant agrees to use and
maintain the Premises in a clean, careful, safe and proper manner and to comply
with all applicable laws, ordinances, orders, rules and regulations of all
governmental bodies (state, federal and municipal). Tenant will not in any
manner deface or injure the Building or other portions of the Complex or any
part thereof or overload the floors of the Premises. Tenant agrees to pay on
demand for any damage to the Premises or to any other part of the Building or
the Complex caused by any negligence or willful act or any misuse or abuse
(whether or not any such misuse or abuse results from negligence or willful
act) by Tenant or any of it agents, employees, licensees, contractors or invitees
or any other person not prohibited, expressly or impliedly by Tenant from
entering upon the Premises. Tenant agrees not to use or allow or permit the
Premises to be used for any purpose prohibited by any law of the United States
or the State of Texas or by any ordinance of the City of Austin, and the County
of Williamson, Texas, and Tenant agrees not to commit waste or suffer or permit
waste to be committed or to allow or permit any nuisance on or in the Premises.
Tenant will not use the Premises for residential, lodging or sleeping purposes
or for any immoral or illegal purposes. Tenant shall not at any time sell,
purchase or give away or permit, except with Landlord’s prior written approval,
the sale, purchase or gift of food, beverages, cigars, cigarettes or other
smoking materials in any form by or to any of Tenant’s agents or employees or
any other parties on the Premises. Tenant shall not do any cooking or operate a
restaurant, on the Premises, or cause or permit any cooking odors or any other
unusual or objectionable odors to emanate from the Premises. Tenant will
conduct its business and occupy the Premises and will control its agents,
employees, licensees, contractors and invitees in such a manner so as not to
create any nuisance or disturb any of the other tenants in the Building or
Landlord in its management of the Building and so as not to injure the
reputation of the Building. Tenant shall not use the Premises or allow or
permit same to be used in any way or for any purpose that Landlord may deem to
be extra hazardous or which will increase the rate of fire or other insurance
for the Building or its contents or in respect of the operation of the Building
or which may render the Building uninsurable at normal rates by responsible
insurance carriers authorized to do business in the State of Texas or which may
render void or voidable any insurance on me Building. Tenant shall not erect,
place or allow to be placed any sign, advertising matter, stand, booth, or
showcase in or upon the doorsteps, vestibules, balls, corridors, doors, outside
walls, outside windows, or pavement of the Building or other portions of the
Complex (except for lettering and signage as allowed by Paragraph 10 of this
Lease) without the prior written consent of Landlord, which may be withheld by
Landlord in its sole and absolute discretion, for any reason or no reason.
Throughout the Lease Term, Tenant shall prevent the presence, use, generation,
release, discharge, storage, disposal or transportation of any Hazardous
Materials (as hereinafter defined) on, under, in, above, to or from the
Premises other than in strict compliance with all Applicable Environmental
Laws. For purposes of this provision, the term “Hazardous Materials” shall mean
and refer to any wastes, chemicals, materials or other substances of any kind
or character which are or become regulated as hazardous or toxic wastes,
chemicals, materials or substances and which are either prohibited or are
present in quantities sufficient to require notification, reporting or special
handing or treatment in their presence, use, generation, release, discharge,
storage, disposal or transportation under any Applicable Environmental Law. As
used herein, “Applicable Environmental Laws” shall mean all federal, state and
local laws, ordinances, rules, regulations, orders and other directives
applicable to Tenant and/or the Building or Premises, or any portion thereof,
which relate, in whole or in part, to health, the environment and/or the
prevention of pollution. Tenant shall indemnify, defend and hold Landlord
harmless from and against (i) any and all fines, penalties, liabilities or
other sums or charges levied or imposed against Landlord under or pursuant to
any Applicable Environmental Law arising in connection with Tenant’s activities
or operations occurring after Tenant’s occupancy of the Premises and resulting
in the presence, use, generation, release, discharge, storage, disposal or
transportation of any Hazardous Materials on, under, in, above, to or from the
Premises, (ii) any loss, cost, expense, claim or liability arising out of any
investigation, monitoring, cleanup, containment, removal, storage or
restoration work (for convenience, referred to herein as “Remedial Work”)
required by, or incurred by Landlord in a reasonable belief that such Remedial
Work is required by, any Applicable Environmental Law, insofar as such Remedial
Work pertains or relates to Tenant’s activities or operations occurring after
Tenant’s occupancy of the Premises and resulting in the presence, use, generation,
release, discharge, storage, disposal or transportation of any Hazardous
Materials on, under, in, above, to or from the Premises and (iii) any claims of
third parties (including, without limitation, other tenants in the building)
for loss, injury, expense or damage arising out of Tenant’s activities or
operations occurring after Tenant’s occupancy of the Premises and resulting in
the presence, use, generation, release, discharge, storage, disposal or
transportation of any Hazardous Materials on, under, in, above, to or from the
Premises. In the event any Remedial Work is so required under any Applicable
Environmental Law, Tenant shall promptly (i) provide Landlord with written and
detailed notification regarding the nature any Hazardous Material discharge or
contamination and the Remedial Work required to be performed, and (ii) perform
or cause to be performed such Remedial Work

 

3

 

in strict compliance with
such Applicable Environmental Law. Notwithstanding the foregoing, Landlord, in
Landlord’s absolute discretion, may undertake such Remedial Work itself, and
Tenant shall reimburse Landlord for all costs and expenses associated
therewith, including the costs of all experts, architects, engineers, permits,
construction, and legal expenses.

 

5.                          BASE
RENTAL.

 

a)                        Tenant
agrees to pay to Landlord in currency of the United States of America, without
any setoff or deduction whatsoever, the Base Rental, which rental shall be
adjusted as hereinafter provided, and all such other sums of money as shall
become due hereunder as additional rent (all of which are sometime herein
collectively called “rent”). The Base Rental, together with any estimated
adjustment thereto pursuant to Paragraph 6 hereof then in effect, shall be due
and payable in advance monthly on the first day of each calendar month during
the term of this Lease and Tenant hereby agrees to pay such Base Rental and any
adjustments thereto to Landlord at Landlord’s address provided herein (or such
other address as may be designated by Landlord in writing from time to time)
monthly, in advance, and without demand. If the term of this Lease commences on
a day other than the first day of a month or terminates on a day other than the
last day of a  month, then the
installments of Base Rental and any adjustment thereto for such month or months
shall be prorated, based on the number of days in such month. The first
installment of rent, whether for a full calendar month or a portion thereof,
shall be paid contemporaneously with the execution of this Lease.

 

b)                       If any
installment of rent not paid within ten (10) business days after it is due and
payable as provided herein, then in addition to the past due amount Tenant
shall pay to Landlord a late charge in an amount equal to five percent (5%) of
the rental then due.

 

6.                          BASE
RENTAL ADJUSTMENTS. The Base Rental payable hereunder shall be adjusted from
time to time in accordance with the following provisions [but such rental as
adjusted shall never be less than the amount set forth in Paragraph 1 (d)]:

 

a)                        Tenant’s
Base Rental shall be subject to escalation and Tenant agrees to pay as
additional rent an amount equal to the proportion of any increase in the actual
Basic Costs charged for the building, for each Lease Year during the term of
this Lease in excess of the actual Basic Costs in the 2006 Lease Year. Such
proportion shall be that fraction measured by the area which the rental space
of the Premises bears to the total net rental space in the Building and shall
be payable as provided in Paragraph 6 (b).

 

b)                       During
December of each Lease Year or as soon thereafter as practicable, Landlord
shall give Tenant written notice of its estimate of the amount payable under
subparagraph (a) above for the next ensuing Lease Year. On or before the first
day of each month during such next ensuing Lease Year, Tenant shall pay to
Landlord one-twelfth (1/12) of such estimated amount, provided that if such
notice is not given in December, Tenant shall continue to pay each month (1/12)
of the estimated increased rental based upon the prior Lease Year’s estimate
until the month after such notice is given.

 

c)                        Within
ninety (90) days after the close of each Lease Year or as soon after such
90-day period as practicable, Landlord shall deliver to Tenant a statement of
the amount payable under subparagraph (a) above and such statement shall be
final and binding upon Landlord and Tenant. If such statement shows an amount
owing by Tenant that is less than the payments for such Lease Year previously
made by Tenant, it shall be accompanied by a credit of the excess by Landlord
to Tenant. If such statement shows an amount owning by Tenant that is more than
the payments for such Lease Year previously made by Tenant, Tenant shall pay
the deficiency to Landlord within thirty (30) days after delivery of the
statement.

 

d)                       If, for any
reasons other than the default of Tenant, this Lease shall terminate on a day
other than the last day of a Lease Year, the amount of increase (if any) in
rental payable by Tenant applicable to the Lease Year in which such termination
shall occur shall be prorated at the time specified in subparagraph c) above on
the same ratio that the number of days from the commencement of such Lease Year
to and including such termination date bears to 365.

 

e)                        Notwithstanding
any other provision herein to the contrary, it is agreed that in the event the
Building is not fully occupied during any Lease Year, an adjustment will be
made in computing the Basic Costs for such year so that the Basic Costs shall
be computed for such year as though the Building had been fully occupied during
such year.

 

7.                          SERVICES
TO BE FURNISHED BY LANDLORD.

 

a)                        So long as
Tenant has not committed an uncured event of default under this Lease, Landlord
agrees to furnish the following services to the Premises:

 

(i)                        Hot and
cold water at those points of supply provided for general use of the tenants in
the Building, central heat and air conditioning in season, at such temperatures
and in such amounts as are

 

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considered by Landlord to
be standard or as required by governmental authority; provided, however,
heating and air conditioning service at times other than for “Normal Business
Hours” for the Building (which are 7:00 AM to 6:00 PM Mondays through Fridays
and 8:00 AM to 1:00 PM Saturdays, exclusive of normal business holidays) shall
be furnished only upon the written request of Tenant delivered to Landlord
prior to 3:00 PM at least one (1) business day in advance of the date such
usage is requested. Tenant shall bear the entire cost of such additional
service as such costs are determined by Landlord from time to time.

 

(ii)                     Janitor
service, five times weekly, exclusive of normal business holidays; provided,
however, if Tenant’s floor covering or other improvements require special
treatment, Tenant shall pay the additional cleaning cost attributable thereto
as additional rent upon presentation of a statement therefore by Landlord.

 

(iii)                  Subject to the
provisions of Paragraph 13, facilities to provide all electrical current
required by Tenant in its use and occupancy of the Premises.

 

(iv)                 Elevator service.

 

(v)                    Security in
the form of limiting the general public’s access to the Building other than
during Normal Business Hours, as Landlord deems appropriate. Landlord, however,
shall have no liability to Tenant, its employees, agents, invitees, contractors
or licensees for losses due to theft or burglary, or for damages done by
unauthorized persons on the Premises and neither shall Landlord be required to
insure against any such losses. Tenant shall cooperate fully in Landlord’s
efforts to maintain security in the Building and shall follow all regulations
promulgated by Landlord with respect thereto.

 

b)                       The failure
by Landlord to any extent to furnish or the interruption or termination of
these defined services resulting, in whole or in part, from causes beyond the
reasonable control of Landlord shall not render Landlord liable in any respect
nor be construed as an eviction of Tenant nor entitle Tenant to an abatement of
rent, nor relieve Tenant from the obligation to fulfill any covenant or
agreement hereof. Should any of the equipment or machinery used in the
provision of such services for any cause cease to function properly, Tenant
shall have no claim for offset or abatement or rent or damages on account of an
interruption in service occasioned thereby or resulting therefrom.

 

c)                        Except as
otherwise expressly provided herein, Landlord shall not be required to make any
repairs to the Premises.

 

8.                          IMPROVEMENTS
TO BE MADE BY LANDLORD AND ACCEPTANCE OF PREMISES. Except as otherwise provided
in the Tenant Improvements, all installations and improvements now or hereafter
placed on the Premises shall be for Tenant’s account and at Tenant’s cost. The
taking of possession of the Premises by Tenant shall be conclusive evidence as
against Tenant (i) that it accepts the Premises as suitable for the purposes
for which same are leased; (ii) that it accepts the Building and the Complex
and each and every part and appurtenance thereof as being in a good and
satisfactory condition; and (iii) that Tenant waives any defects in the
Premises and its appurtenances and in all other parts of the Building and the
Complex and the appurtenances thereto. Landlord reserves the right and at all
times shall have the right to repair, change, redecorate, alter, improve,
modify, renovate, enclose or make additions to the Building or any other part
of the Complex (including structural elements and load bearing elements within
the Premises) and to enclose and/or change the arrangement and/or location of
driveways or parking areas or landscaping, or other common areas of the
Complex, all without being held guilty of an actual or constructive eviction of
Tenant or breach of the implied warranty of suitability, and without an
abatement of rent. Without limiting the generality of the foregoing, Landlord
may (i) construct scaffolding and other structures and perform all work and
other activities associated with such changes, alterations, improvements,
modifications, renovations and/or additions, (ii) repair, change, renovate,
remodel, alter, improve, modify or make additions to the arrangement,
appearance, location and/or size of entrances or passageways, doors and doorways,
corridors, elevators, elevator lobbies, stairs, toilets or other common areas
or service areas, (iii) temporarily close any common area and/or temporarily
suspend Building services and facilities in connection with any repairs,
changes, alterations, modifications, renovations or additions to any part of
the Building, (iv) repair, change, alter or improve plumbing, pipes and
conduits located in the Building, including without limitation, those located
with the Premises or the common areas, the service corridors or the service
areas of the Building and (v) repair, change, modify, alter, improve, renovate,
or make additions to the Building central heating, ventilation, air
conditioning, electrical, mechanical or plumbing systems. When undertaking any
of the foregoing, Landlord will use good faith and reasonable efforts to
interfere with Tenant’s use and occupancy of the Premises as little as is
reasonably practicable.

 

9.                          ALTERATIONS
AND ADDITIONS BY TENANT. Tenant shall not make or allow to be made any alterations,
improvements, or additions in or to the Premises without first obtaining the
written consent of Landlord. All alterations, additions and improvements made
to or fixtures or other improvements placed in or upon the Premises, whether
temporary or permanent in character, by either party (except only movable
office furniture and equipment not attached to the Building) shall, at the
option of Landlord, either (i) be removed by

 

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Tenant and the Premises
restored to its original condition, and any damages resulting from such removal
repaired at Tenant’s sole cost, or (ii) be deemed a part of the Building and
the property of Landlord at the time same are placed in or upon the Premises,
without compensation to Tenant. Alterations, improvements and additions in and
to the Premises will be performed by Landlord at Tenant’s cost and expense.

 

10.                    SIGNAGE AND
GRAPHICS. Landlord shall provide and install all initial letters or numerals or
signs at or near the corridor entry leading to the Premises and at the entrance
of the Premises. Tenant-requested changes after the initial installation of
graphics and signs may be permitted on the Premises with Landlord’s written
approval and at Tenant’s cost.

 

11                       SURRENDER
OF THE PREMISES BY TENANT. At the termination of this Lease, whether caused by
lapse of time or otherwise, Tenant shall at once surrender possession of the
Premises and deliver said Premises to Landlord in as good repair and condition
as at the commencement of Tenant’s occupancy, reasonable wear and tear and
damage or destruction by fire or other casualty excepted, and shall deliver to
Landlord all keys and access cards to the Premises, and if such possession is
not immediately surrendered, Landlord may forthwith enter upon and take
possession of the Premises and expel or remove Tenant and any other person who
may be occupying said Premises, or any part thereof. All furniture, movable
trade fixtures and equipment (including data and telephone cabling) installed
by Tenant may be removed by Tenant at the termination of this Lease. All such
removals shall be accomplished in a good workmanlike manner so as not to damage
the Premises or the primary structure or structural qualities of the Building
or the plumbing, electrical lines or other utilities. All furniture, movable
trade fixtures and equipment installed by Tenant not promptly removed after
such termination shall thereupon be conclusively presumed to have been
abandoned by Tenant and Landlord may, at its option, take over the possession
of such property and either (i) declare same to be the property of Landlord by
written notice thereof to Tenant or (ii) at the sole cost and expense of Tenant
remove the same or any part thereof in any manner that Landlord shall choose
and store and/or dispose of the same in such manner as Landlord deems fit
without incurring liability to Tenant or any other person.

 

12.                    REPAIR AND
MAINTENANCE BY TENANT. Tenant shall keep the Premises including all fixtures
installed by Tenant and carpet supplied and installed by Landlord in good and
tenantable condition and shall promptly make all necessary nonstructural
repairs and replacements thereto, except those caused by fire or other casualty
covered by insurance on the Building under policies naming Landlord as the
insured, all at Tenant’s sole expense, under the supervision and with the
approval of Landlord. Said repairs and replacements shall be in quality and
class equal to the original work. Without diminishing such obligation of Tenant,
if Tenant fails to make such repairs and replacements within fifteen (15) days
after the occurrence of the damage or injury, Landlord may at its option make
such repairs or replacements and Tenant shall pay Landlord for the cost thereof
upon demand. In addition, Tenant shall pay the cost of repair and replacement
due to damage or injury (except those caused by fire or other casually covered
by insurance on the Building or the Complex under policies naming Landlord as
the insured) done to the Building (other than the Premises) or the Complex or
any part thereof by Tenant or Tenant’s agents, employees, contractors,
licensees or invitees. Such amount shall be paid by Tenant to Landlord upon
demand, plus a late charge in an amount equal to five percent (5%) of the cost
then due.

 

13.                    USE OF
ELECTRICAL SERVICES BY TENANT. Tenant’s use of electrical services furnished by
Landlord shall be subject to the following:

 

a)                        Tenant’s
electrical equipment and overhead lighting shall be restricted to that
equipment and lighting which both individually and collectively do not have an
electrical design load greater than equipment and lighting normally utilized in
general office use.

 

b)                       If, in the
exercise of reasonable judgment, Landlord should determine that Tenant’s consumption
of electrical services exceeds normal consumption for general office use, then
Tenant shall either remove such equipment and/or lighting, or such equipment
and/or lighting may remain in the Premises, subject to the following:

 

(i)                        Tenant
shall pay for all costs of installation and maintenance of submeters, wiring,
air conditioning and other items required by Landlord, in Landlord’s
discretion, to accommodate Tenant’s excess design loads and capacities.

 

(ii)                     Tenant shall
pay to Landlord, upon demand, the cost of the excess demand and consumption of
electrical service at rates determined by Landlord which shall be in accordance
with any applicable laws.

 

(iii)                  Landlord may, at
its option, upon not less than thirty (30) days’ prior written notice to Tenant,
discontinue the availability of such extraordinary utility service. If Landlord
gives any such notice, Tenant will contract directly with the public utility
for the supplying of such utility service to the Premises.

 

6

 

c)                        Landlord
shall be responsible for all Building Standard fluorescent bulb replacements in
the Premises.

 

d)                       If Landlord
at any time separately meters the Premises, Tenant shall pay either to Landlord
or the applicable utility company, such utility costs.

 

14.                    RULES AND
REGULATIONS. Tenant and Tenant’s agents, employees and invitees will comply
fully with all requirements of the Rules and Regulations (as changed from time
to time as hereinafter provided) which are attached hereto as Exhibit “B”
and made a part hereof as though fully set out herein. Landlord shall at all
times have the right to change such Rules and Regulations or to promulgate
other Rules and Regulations in such reasonable manner as may be deemed
advisable for safety, care or cleanliness of the Building and related
facilities or premises, and for preservation of good order therein; provided,
however, that such changes shall not become effective and a part of this Lease
until a copy thereof shall have been delivered to Tenant. Tenant shall further
be responsible for the compliance with such Rules and Regulations by the
employees, servants, agents, contractors, licensees, visitors and invitees of
Tenant.

 

15.                    ENTRY BY
LANDLORD. Tenant agrees to permit Landlord or its agents or representatives to
enter into and upon any part of the Premises during ordinary business hours, or
at such other times as  Landlord
deems appropriate, to inspect the same, or to show the Premises to prospective
purchasers, tenants, mortgagees or insurers, or to clean or make repairs,
alterations or additions thereto (but without any obligation to do so, except
as expressly provided for herein) and Tenant shall not be entitled to any
abatement or reduction of rent by reason thereof.

 

16.                    ASSIGNMENT AND
SUBLETTING.

 

a)                        Tenant
shall not, without the prior written consent of Landlord, (i) assign or in any
manner transfer this Lease or any estate or interest therein, or (ii) permit
any assignment of this Lease or any estate or interest therein by operation of
law, or (iii) sublet the Premises or any part thereof, or (iv) grant any
license, concession or other right of occupancy of any portion of the Premises
or (v) permit the use of the Premises by any parties other than Tenant, its
agents and employees. Consent by Landlord to one or more assignments or
sublettings shall not operate as a waiver of Landlord’s rights as to any
subsequent assignments or sublettings. Notwithstanding any assignment or
subletting, Tenant and any guarantor of Tenant’s obligations under this Lease
shall at all times remain fully responsible and liable for the payment of the
rent herein specified and for compliance with all of Tenant’s other obligations
under this Lease. If an event of default, as hereinafter defined, should occur
while the Premises or any part thereof are then assigned or sublet, Landlord,
in addition to any other remedies herein provided or provided by law, may at
its option collect directly from such assignee or sublessee all rents becoming
due to Tenant under such assignment or sublease and apply such rent against any
sums due to Landlord by Tenant hereunder and Tenant hereby authorizes and
directs any such assignee or sublessee to make such payments of rent direct to
Landlord upon receipt of notice from Landlord. No direct collection by Landlord
from any such assignee or sublessee shall be construed to constitute a novation
or a release of Tenant or any guarantor of Tenant from the further performance
of its obligations hereunder. Receipt by Landlord of rent from any assignee,
sublessee or other occupant of the Premises shall not be deemed a waiver of the
covenant in this Lease contained against assignment and subletting or a release
of Tenant under this Lease. The receipt by Landlord from any such assignee or
sublessee obligated to make payments of rent shall be a full and complete
release, discharge and acquittance to such assignee or sublessee to the extent
of any such amount of rent so paid to Landlord. Landlord is authorized and
empowered, on behalf of Tenant, to endorse the name of Tenant upon any check,
draft, or other instrument payable to Tenant evidencing payment of rent, or any
part thereof, and to receive any apply the proceeds therefrom in accordance
with the terms hereof. Tenant shall not mortgage, pledge or otherwise encumber
its interest in this lease or in the Premises.

 

b)                       If Tenant
requests Landlord’s consent to an assignment of the Lease or subletting of all
or a part of the Premises, it shall submit to Landlord, in writing, the name of
the proposed assignee or subtenant, the proposed commencement date of such
assignment or subletting, the nature and character of the business of the
proposed assignee or subtenant and the proposed rates, terms and other
pertinent conditions of such assignment or subletting. A fee of $250,00 for
each review of any assignment request will be charged to Tenant. Landlord shall
have the option (to be exercised within thirty (30) days from the submission of
Tenant’s written request) to cancel this Lease (or the applicable portion thereof
as to a partial subletting) as of the commencement date stated in the
abovementioned notice of subletting or assignment. If Landlord elects to cancel
this Lease as stated, then the term of this Lease, and the tenancy and
occupancy of the Premises by Tenant thereunder, shall cease, terminate, expire,
and come to an end as if the cancellation date was the original termination
date of this Lease. If Landlord does not thus cancel this Lease and if the
request of Tenant to sublet or assign is reasonable, Landlord will consent to
such subletting or assignment under the conditions specified in subparagraph
(a) above. Tenant may withdraw its request to assign and then continue the term
of the Lease within ten (10) days of Landlord giving notice of its intent to
cancel the lease.

 

7

 

c)                        Landlord
shall have the right to transfer, assign and convey, in whole or in part, the
Building and any and all of its rights under this Lease, and in the event
Landlord assigns its rights under this Lease, Landlord shall thereby be
released from any further obligations hereunder, and Tenant agrees to look
solely to such successor in interest of the Landlord for performance of such
obligations.

 

17.                    MECHANIC’S
LIENS. Tenant will not permit any mechanic’s lien or liens to be placed upon
the Premises or the Building during the term hereof caused by or resulting from
any work performed, materials furnished or obligation incurred by or at the
request of Tenant and nothing in this Lease shall be deemed or construed in any
way as constituting the consent or request of Landlord, express or implied, by
inference or otherwise, to any person for the performance of any labor or the
furnishing of any materials to the Premises, or any part thereof, nor as giving
Tenant any right, power or authority to contract for or permit the rendering of
any services or the furnishing of any materials that would give rise to any
mechanic’s or other liens against the interest of Tenant in the Premises or of
Landlord in the Building. In the event any such lien is filed, claimed or
otherwise asserted, Tenant shall cause the same to be discharged of record
within twenty (20) days after the filing of same. If the lien is not released
of record for twenty (20) days after written notice thereof from Landlord to
Tenant, then in addition to any other right or remedy of Landlord, Landlord
may, but shall not be obligated to discharge the same. Any amount paid by
Landlord for any of the aforesaid purposes and all reasonable legal and other
expenses of Landlord, including reasonable counsel fees, defending any such
action or in procuring the discharge of such lien, with all necessary
disbursements in connection therewith, shall be paid by Tenant to Landlord
within seven (7) days of demand, plus a late charge in an amount equal to five
percent (5%) of the cost due if Tenant does not make payment by the seventh
day.

 

18.                    PROPERTY
INSURANCE. Landlord shall maintain fire and extended coverage insurance on the
Building and Premises in such amounts as Landlord shall deem reasonable. Such
insurance shall be maintained at the expense of Landlord (as a part of the
Basic Costs), and payments for losses thereunder shall be made solely to
Landlord or the mortgagees of Landlord as their interest shall appear. Tenant
shall maintain at its expense, in an amount equal to full replacement cost,
fire and extended coverage insurance on all of its personal property, including
removable trade fixtures, located in the Premises.

 

19.                    TENANT
INSURANCE. Tenant shall maintain insurance as follows, with such other terms,
coverages and insurers, as Landlord shall reasonably require from time to time:

 

a)                        Commercial
General Liability Insurance, with (a) Contractual Liability including the
indemnification provisions contained in this Lease, (b) a severability of
interest endorsement, (c) limits of not less than One Million Dollars
($1,000,000) combined single limit per occurrence and not less than One Million
Dollars ($1,000,000) in the aggregate for bodily injury, sickness or death, and
property damage, and umbrella coverage of not less than One Million Dollars
($1,000,000).

 

b)                       Property
Insurance against “All Risks” of physical loss covering the replacement cost of
all improvements, fixtures and personal property. Tenant waives all rights of
subrogation, and Tenant’s property insurance shall include a waiver of
subrogation in favor of Landlord and its employees and agents.

 

c)                        Workers’
compensation or similar insurance in form and amounts required by law, and Employer’s
Liability with not less than the following limits:

 

	
  Each Accident

  	
   

  	
  $

  	
  500,000

  	
   

  
	
  Disease—Policy
  Limit

  	
   

  	
  $

  	
  500,000

  	
   

  
	
  Disease—Each
  Employee

  	
   

  	
  $

  	
  500,000

  	
   

  

 

Such insurance shall
contain a waiver of subrogation provision in favor of Landlord and its employees
and agents.

 

Tenant’s insurance shall
be primary and not contributory to that carried by Landlord, its agents, or
mortgagee. Landlord, and if any, Landlord’s building manager or agent,
mortgagee and ground lessor shall be named as additional insureds as respects
to insurance required of the Tenant in Paragraph 19. The company or companies
writing any insurance which Tenant is required to maintain under this Lease, as
well as the form of such insurance, shall at all times be subject to Landlord’s
approval, and any such company shall be licensed to do business in the state in
which the Building is located. Such insurance companies shall have an A.M. Best
rating of A VI or better.

 

Tenant shall deliver to
Landlord certificates evidencing all required insurance no later than five (5)
days prior to the Commencement Date and each renewal date. Each certificate
will provide for thirty (30) days prior written notice of cancellation to
Landlord and Tenant.

 

20.                    LIABILITY OF
LANDLORD. Landlord shall not be liable to Tenant or to Tenant’s employees,
agents, licensees, contractors, invitees or visitors, or to any other person
whomsoever, for (i) any injury or damage to

 

8

 

person or property due to
the Building or the Land or any  part
thereof becoming out of repair or by defect in or failure of pipes or wiring,
or by the backing up of drains or by the bursting or leaking of pipes, faucets
and plumbing fixtures or by gas, water, steam, electricity or oil leaking,
escaping or flowing into the Premises, unless caused by the sole negligence,
gross negligence or willful misconduct of Landlord, or (ii) any loss or damage
that may be occasioned by and through the acts or omissions of other tenants in
the Building or of any other persons or parties whomsoever, excepting only the
gross negligence or willful misconduct of duly authorized employees and agents
of Landlord, or (iii) for any loss or damage to any property or person
occasioned by theft, fire, act of God, public enemy, injunction, riot,
insurrection, war, court order, requisition or order of governmental authority,
or any other matter beyond the control of Landlord. Tenant agrees that all
personal property upon the Premises shall be at the risk of Tenant only, and
that Landlord shall not be liable for any damage thereto or theft thereof,
except where caused by the gross negligence of willful misconduct of Landlord.

 

21.                    TENANT’S
INDEMNIFICATION OF LANDLORD. Tenant agrees that its will indemnify and hold and
save Landlord whole and harmless of, from and against (i) all fines, suits,
loss, cost, liability, claims, demands, actions and judgments of every kind and
character by reason of any breach, violation or nonperformance of any term,
provision, covenant, agreement or condition on the part of Tenant hereunder and
(ii) all claims, demands, actions, damages, loss, cost, liabilities, expenses
and judgments suffered by, recovered from or asserted against Landlord on
account of injury or damage to person or property to the extent that any such
damage or injury may be incident to, arise out of or be caused, either
proximately or remotely, wholly or in part, by an act, omission, negligence or
misconduct on the part of Tenant or any of its agents, servants, employees,
contractors, patrons, guests, licensees or invitees or of any other person
entering upon the Premises under or with the express or implied invitation or
permission of Tenant or when any such injury or damage is the result, proximate
or remote, of the violation by Tenant or any of its agents, servants,
employees, contractors, patrons, guests, licensees or invitees of any law,
ordinance or governmental order of any kind or of any of the Rules and
Regulations included in this Lease (as such Rules and Regulations may hereafter
at any time or from time to time be amended or supplemented), or when any such
injury or damage may in any other way arise from or out of the occupancy or use
by Tenant, its agents, servants, employees, contractors, patrons, guests,
licensees or invitees of the Premises. Such indemnification of Landlord by
Tenant shall be effective even though such damage or injury may result in whole
or in part from the negligence of Landlord but shall not be effective to the
extent such damage or injury results from the gross negligence or willful
misconduct of Landlord. Tenant covenants and agrees that in case Landlord shall
be made a party to any litigation commenced by or against Tenant or relating to
this Lease or to the Premises, then Tenant shall and will pay all costs and
expenses, including attorneys’ fees and court costs, incurred by or imposed
upon Landlord by virtue of any such litigation and the amount of all such costs
and expenses, including attorneys’ fees and court costs, shall be paid by
Tenant to Landlord upon demand, plus a penalty charge in an amount equal to
five percent (5%) of the cost then due.

 

22.                    WAIVER OF
SUBROGATION. Each party hereto hereby waives any and every claim which arises
or may arise in its favor and against the other party hereto during the term of
this Lease or any extension or renewal thereof for any and all loss of or
damage to any of its property, which loss or damage is covered by valid and
collectible fire and extended coverage insurance policies, to the extent that
such loss or damage is recovered under said insurance policies. Said waivers
shall be in addition to, and not in limitation or derogation of, any other
waiver or release contained in this Lease with respect to any loss or damage to
property of the parties hereto. Inasmuch as the above mutual waivers will
preclude the assignment of any aforesaid claim by way of subrogation (or
otherwise) to an insurance company (or  any
other person), each party hereto hereby agrees immediately to give to each
insurance company which has issued to it policies of fire and extended coverage
insurance written notice of the terms of said mutual waivers, and to have said
insurance policies properly endorsed, if necessary, to prevent the invalidation
of said insurance coverage by reason of said waivers.

 

23.                    CASUALTY
DAMAGE. If the Premises or any part thereof shall be damaged by fire or other
casualty, Tenant shall give prompt written notice thereof to Landlord. In case
the Building shall be so damaged by fire or other casualty that substantial alteration
or reconstruction of the Building shall, in Landlord’s sole opinion, be
required (whether or not the Premises shall have been damaged by such fire or
other casualty), or in the event any mortgagee of Landlord’s should require
that the insurance proceeds payable as a result of said fire or other casualty
be applied in reduction of the mortgage debt or in the event of any material
uninsured loss to the Building, Landlord may, at its option, terminate this
Lease by notifying Tenant in writing of such termination within ninety (90)
days after the date of such damage in which event the rent hereunder shall be
abated as of the date of such damage. If Landlord is not entitled to or does
not thus elect to terminate this Lease, Landlord shall commence and proceed
with reasonable diligence to restore the Building (except that Landlord shall
not be responsible for delays outside its control) to substantially the same
condition in which it was immediately prior to the happening of the casualty.
Landlord’s obligation to restore shall not exceed the scope of the work done by
Landlord in originally constructing the Building and installing Building
Standard improvements (as described in the Tenant Improvements) in the
Premises, nor shall Landlord be required to incur costs or expense in excess of
the insurance proceeds actually received by Landlord as a result of the
casualty. In no event shall Landlord be required to rebuild, repair or replace
any part of Tenant’s furniture, furnishings, fixtures or equipment removable by
Tenant under the terms of this Lease. Except for the installation of Building
Standard improvements within the Premises, all cost and expense of
reconstructing

 

9

 

the Premises shall be
borne by Tenant, and Tenant shall present Landlord with evidence satisfactory
to Landlord of Tenant’s ability to pay such costs prior to Landlord’s
commencement of reconstruction of Premises. Landlord shall not be liable for
any inconvenience or annoyance to Tenant or injury to the business of Tenant
resulting in any way from such damage or the repair thereof, except that,
subject to the provisions of the next sentence, Landlord shall allow Tenant a
fair diminution of rent during the time and to the extent the Premises are unfit
for occupancy. If the Premises or any other portion of the Building is damaged
by fire or other casualty resulting from the fault or negligence of Tenant or
any of Tenant’s agents, employees, contractors, licensees or invitees, the rent
hereunder shall not be diminished during the repair of such damage and Tenant
shall be liable to Landlord for the cost of the repair and restoration of the
Building caused thereby to the extent such cost and expense is not covered by
insurance proceeds. Any insurance which may be carried by Landlord or Tenant
against loss or damage to the Premises shall for the sole benefit of the party
carrying such insurance and under its sole control.

 

24.                    CONDEMNATION.
If the whole or substantially the whole of the Building or the Premises should
be taken for any public or quasi-public use, by right of eminent domain or
otherwise, or should be sold in lieu of condemnation, then this Lease shall
terminate as of the date when physical possession of the Building or the
Premises is taken by the condemning authority. If less than the whole or
substantially the whole of the Building or the Premises is thus taken or sold,
Landlord (whether or not the Premises are affected thereby) may terminate this
Lease by giving written notice thereof to Tenant, in which event this Lease
shall terminate as of the date when physical possession of such portion of the
Building or Premises is taken by the condemning authority. If this Lease is not
so terminated upon any such taking or sale, the Base Rental payable hereunder
shall be diminished by an equitable amount, and Landlord shall, to the extent
Landlord deems feasible, restore the Building and the Premises to substantially
their former condition, but such work shall not exceed the scope of the work
done by Landlord in originally constructing the Building and installing
Building Standard improvements in the Premises, nor shall Landlord in any event
be required to spend for such work an amount in excess of the amount received
by Landlord as compensation or damages (over and above amounts going to the
mortgages of the property taken and amounts expended in collecting said
compensation or damages) for the part of the Building or Premises so taken. All
amounts awarded upon a taking of any part or all of the Building or the
Premises including any award for the value of any unexpired term of this Lease
shall belong to Landlord and Tenant shall not be entitled to and expressly
waives all claims to any such compensation.

 

25.                    TAXES ON
TENANT PROPERTY. Tenant shall be liable for all taxes levied or assessed
against personal property, furniture or fixtures placed by Tenant in the
Premises. If any such taxes for which Tenant is liable are levied or assessed
against Landlord or Landlord’s property and if Landlord elects to pay the same
or if the assessed value of Landlord’s property is increased by inclusion of
personal property, furniture or fixtures placed by Tenant in the Premises, and
Landlord elects to pay the taxes based on such increase, Tenant shall pay to
Landlord upon demand that part of such taxes for which Tenant is liable
hereunder.

 

26.                    EVENTS OF
DEFAULT/REMEDIES.

 

a)                        The
following events shall be deemed to be events of default by Tenant under this
Lease: (i) Tenant shall fail to pay when due any installment of the rent hereby
reserved; (ii) Tenant shall fail to comply with any term, provision or covenant
of this Lease, other than the payment of rent, and shall not cure such failure
within thirty (30) days after written notice thereof to Tenant; (iii) the leasehold
hereunder demised shall be taken on execution or other process of law in any
action against Tenant; (iv) Tenant shall fail to promptly move into and take
possession of the Premises when the Premises are ready for occupancy or shall
cease to do business in or abandon any substantial portion of the Premises; (v)
Tenant becomes insolvent, or makes an assignment for the benefit of creditors,
or admits in writing its inability to pay its debts as they become due; (vi)
Tenant is not paying its debts as such debts become due; (vii) a  receiver, trustee or custodian is
appointed for, or takes possession of, all or substantially all of the assets
of Tenant or any of the Premises, either in a proceeding brought by Tenant or
in a proceeding brought against Tenant and such appointment is not discharged
or such possession is not terminated within thirty (30) days after the
effective date thereof or Tenant consents to or acquiesces in such appointment
or possession; (viii) Tenant files a petition for relief under the Federal
Bankruptcy Code, as amended, or any other present or future federal or state
insolvency, bankruptcy or similar law (all of the foregoing hereinafter
collectively called “applicable Bankruptcy Law”) or an involuntary petition for
relief is filed against Tenant under any applicable Bankruptcy Law and such
petition is not dismissed within thirty (30) days after the filing thereof, or
an order for relief naming Tenant is entered under any applicable Bankruptcy
Law, or any composition, rearrangement, extension, reorganization or other
relief of debtors now or hereafter existing is requested or consented to by
Tenant; or (ix) any of the events referred to in subheadings (v), (vi), (vii),
and (viii) shall occur with respect to any guarantor (hereinafter called “Guarantor”)
of the payment or performance of any Tenant’s obligations hereunder and shall
not be remedied within the time set forth in such subheadings.

 

b)                       If an event
of default shall have occurred, Landlord shall have the right at its election,
then or at any time thereafter while such event of default shall continue and
without any further notice or demand of any kind or nature to Tenant or to any
other party liable hereunder, to pursue, in addition to any other rights or

 

10

 

remedies provided for
elsewhere in this Lease or otherwise available to Landlord at law or in equity,
any one or more of the following remedies:

 

(i)                        Terminate
this Lease by giving notice thereof to Tenant, in which event Tenant shall
immediately surrender the Premises to Landlord and if Tenant fails to do so,
Landlord may without prejudice to any other remedy which it may have for
possession or arrearages in rent, enter upon and take possession of the
Premises and expel or remove Tenant and any other person who may be occupying
said Premises, or any part thereof, by force, if necessary, without being
liable for prosecution or any claim of damages therefore and Tenant hereby
agrees to pay to Landlord on demand the amount of all loss and damage which
Landlord may suffer by reason of such termination, whether through inability to
relet the Premises on satisfactory terms or otherwise, specifically including,
but not limited to (1) all reasonable expenses necessary to relet the Premises,
which shall include, without limitation, the cost of renovating, repairing and
altering the Premises for a new tenant or tenants, advertisements and brokerage
fees and (2) any increase in insurance premiums caused by the vacancy of the
Premises. If such termination is caused by the failure to pay rent and/or the
abandonment of any substantial portion of the Premises, Landlord may elect, by
sending written notice thereof to Tenant, to receive liquidated damages in an
amount equal to the rental payable hereunder for the month during which this
Lease is terminated times twelve (12), which shall be in lieu of the payment of
loss and damage Landlord may suffer by reason of such termination as provided
in the preceding sentence but which shall not be in lieu of or reduce in any
way amount (including accrued rent) or damages due to breach of covenant
(whether or not liquidated) payable by Tenant to Landlord with accrued prior to
the termination of this Lease. Nothing contained in this Lease shall limit or
prejudice the right of Landlord to prove for and obtain in proceedings for
bankruptcy or insolvency by reason of the termination of this Lease an amount
equal to the maximum allowed by any statute or rule of law in effect at the
time when and governing the proceedings in which the damages are to be proved,
whether or not the amount be greater, equal to, or less than the amount of the
loss or damages referred, to above.

 

(ii)                     Enter upon
and take possession of the Premises and expel or remove Tenant or any other
person who may be occupying said Premises, or any part thereof, by force, if
necessary, without having any civil or criminal liability therefore and without
terminating this Lease, Landlord may (but shall be under no obligation to)
relet the Premises or any part thereof for the account of Tenant, in the name
of Tenant or Landlord or otherwise, without notice to Tenant for such term or
terms (which may be greater or less than the period which would otherwise have
constituted the balance of the term of this Lease) and on such conditions
(which may include concessions or free rent) and for such uses as Landlord in
its sole and absolute discretion may determine and Landlord may collect and
receive any rents payable by reason of such reletting; and Tenant agrees to pay
Landlord on demand all reasonable expenses necessary to relet the Premises and
shall include, without limitation, the cost of renovating, repairing and
altering the Premises for a new tenant or tenants, advertisements and brokerage
fees, and Tenant further agrees to pay Landlord on demand any deficiency that
may arise by reason of such reletting. Landlord shall not be responsible or
liable for any failure lo relet the Premises or any part thereof or for any
failure to collect any rent due upon any such reletting. No such re-entry or
taking of possession or reletting of the Premises by Landlord shall be
construed as an election on Landlord’s part to terminate this Lease unless a
written notice of such termination is given to Tenant pursuant to subparagraph (b)
(i) above.

 

(iii)                  Enter upon the
Premises, by force if necessary, without having any civil or criminal liability
therefore, and do whatever Tenant is obligated to do under the terms of this
Lease and Tenant agrees to reimburse Landlord on demand for any expenses which
Landlord may incur in thus effecting compliance with Tenant’s obligations under
this Lease and Tenant further agrees that Landlord shall not be liable for any
damages resulting to Tenant from such action, whether caused by the negligence
of Landlord or otherwise.

 

(iv)                 Elect to treat
such event of default as an entire breach of this Lease, whereupon Tenant will
immediately become liable to Landlord, as damages for such entire breach, for
an amount equal to the total of (1) all unpaid rent and other sums then due to
Landlord hereunder, including a penalty fee in the amount equal to five percent
(5%) of the unpaid rent and other sums then due, (2) the present value
[discounted at the rate of eight percent (8%) per annum] of the balance of the rent
and any other sums becoming due hereunder for the remainder of the Lease Term
reduced by the reasonable cash market value of the Lease for such period and
(3) any other sums of money or damages owed by Tenant to Landlord or to which
Landlord is entitled hereunder and/or otherwise at law or in equity.

 

c)                        No
repossession of or re-entering on the Premises or any part thereof pursuant to
subparagraphs (b) (ii) and (iii) above or otherwise and no reletting of the
Premises or any part thereof pursuant to subparagraph (b) (ii) shall relieve
Tenant or any Guarantor of its liabilities and obligations hereunder, all of
which shall survive such repossession or reentering. In the event of any such
repossession or reentering on the Premises or any part thereof by reason of the
occurrence of an event of default, Tenant will pay to Landlord the rent
required to be paid by Tenant. Landlord shall have the right to collect from
Tenant the

 

11

 

rent as it becomes due to
suits or proceedings brought from time to time on one or more occasions without
Landlord being obligated to wait until the expiration of the Lease Term.
Landlord shall have the right to allow rent to accumulate and to bring an
action on several or all of the accrued sums at one time. Any such suit shall
not prejudice in any way the right of Landlord to bring a similar action for
any subsequent sum becoming due hereunder; and no delivery or recovery of any
portion due Landlord hereunder shall be any defense in any action to recover
any amount not theretofore reduced to judgment in favor of Landlord.
Notwithstanding any repossession of or re-entering on the Premises or any part
thereof pursuant to subparagraph (b) (ii) and (iii) above or otherwise without
terminating this Lease, Landlord may at any time thereafter elect to terminate
this Lease and recover from Tenant such sums and damages to which Landlord is
then entitled.

 

d)                       No right or
remedy herein conferred upon or reserved to landlord is intended to be exclusive
of any other right or remedy, and each and every right and remedy shall be
cumulative and in addition to any other right or remedy given hereunder or now
or hereafter existing at law or in equity or by statute. In addition to other
remedies provided in this Lease, Landlord shall be entitled, to the extent
permitted by applicable law, to injunctive relief in ease of the violation, or
attempted or threatened violation of any of the covenants, agreements,
conditions or provisions of this Lease, or to a decree compelling performance
of any of the covenant, agreements, conditions or provisions of this Lease, or
to any other remedy allowed to Landlord at law or in equity.

 

e)                        Section
93.002 of the Texas Property Code is specifically superseded by this Paragraph
26. Particularly, but without limitation of the foregoing, (i) in the event
Landlord shall, for the purpose of reentering or regaining possession of the
Premises, change the lock(s) to the Premises, Landlord shall not be obligated
to provide Tenant with the new key(s) to the Premises or other provide Tenant
with access to the Premises until and unless Tenant shall have first cured all
outstanding defaults [but if Landlord has theretofore formally terminated this
Lease or Tenant’s right of possession of the Premises, or if the default(s)
is/are not subject to cure (such as, but without limitation, Tenant’s early
desertion, vacation or abandonment of the Premises), the Landlord shall not be
obligated to provide the new key(s) to Tenant under any circumstances] and (ii)
the provisions of this Lease allowing Landlord to proceed with its remedies
hereunder or otherwise at law or in equity upon the occurrence of an event of
default without any further notice or demand whatsoever to Tenant shall
supersede the provisions of Section 93.002 of the Texas Property Code
pertaining to the affixation of notice on the door of the Premises advising of
any lockout and/or disclosing the time at which, and/or person from whom, the
new key(s) to the Premises may be obtained, and Tenant hereby waives the
requirement of any such notice. It is hereby agreed that, if an obligation is
imposed by law on Landlord to relet the Premises, notwithstanding this
Paragraph 26, Landlord and Tenant agree that Landlord will nevertheless have no
obligation to relet or attempt to relet or any portion of the Premises unless
and until ninety-five percent (95%) of the total leasable floor area of the
Building (exclusive of the Premises) is leased.

 

27.                    QUIET
ENJOYMENT. Provided that Tenant pays the rent and other sums herein recited to
be paid by Tenant and performs all of Tenant’s other covenants and agreements
herein contained, Tenant shall at all times during the term of this Lease
peaceably and quietly hold and enjoy the Premises, subject to the terms,
provisions, covenants, agreements and conditions of this Lease and to the deeds
of trust, mortgages and other matters to which this Lease is subordinate and
subject as herein set forth. This covenant and any and all other covenants of
Landlord shall be binding upon Landlord and its successors only with respect to
breaches occurring during its or their respective periods of ownership of the
Landlord’s interest hereunder.

 

28.                    HOLDING OVER.
Should Tenant or any of its successors in interest continue to hold the
Premises after termination of this Lease, whether such termination occurs by
lapse of time or otherwise, such holding over shall constitute and be construed
as a tenancy from month to month only, at a monthly rental equal twice the
monthly rent (including Base Rental and all other rental amounts) provided
herein at the time of such termination. During such time as Tenant shall
continue to hold the Premises after the termination hereof. Tenant shall be
regarded as a tenant from month to month; subject, however, to all of the
terms, provisions, covenants and agreements on the part of Tenant hereunder. No
payments of money by Tenant to Landlord after the termination of this Lease
shall reinstate, continue or extend the term of this Lease and no extension of
this Lease after the termination hereof shall be valid unless and until the
same shall be reduced to writing and signed by both Landlord and Tenant. Tenant
shall be liable to Landlord for all damages which Landlord shall suffer by
reason of any holding over by Tenant and Tenant shall indemnify Landlord
against all claims made by any other tenant or prospective tenant against
Landlord resulting from delay by Landlord in delivering possession of the
Premises to such other tenant or prospective tenant.

 

29.                    SUBORDINATION.
This Lease and all rights of Tenant hereunder are subject and subordinate (i)
to any mortgage or deed of trust, blanket or otherwise, which does not or may
hereafter affect the Building (and which may also affect other property) and
(ii) to any and all increases, renewals, modifications, consolidations,
replacements and extensions of any such mortgage or deed of trust; provided,
however, that any mortgagee or trustee may elect by written notice to Tenant to
give the rights and interest of Tenant under this Lease priority over the lien
of its mortgage or deed of trust. This provision is hereby declared by Landlord
and Tenant to be self-operative and no further instrument shall be required to
effect such subordination of this

 

12

 

Lease, Tenant shall,
however, upon demand at any time or times execute, acknowledge and deliver to
Landlord any and all instruments and certificates that may be necessary or
proper to more effectively subordinate this Lease and all rights of Tenant
hereunder to any such mortgage or deed of trust or to confirm or evidence such
subordination. In the event Tenant shall fail or neglect to execute,
acknowledge and deliver any such subordination agreement or certificate, Landlord,
in addition lo any other remedies it may have, may, as the agent and attorney
in fact of Tenant, execute, acknowledge and deliver the same and Tenant hereby
irrevocably nominates, constitutes and appoints Landlord Tenant’s proper and
legal agent and attorney in fact for such purposes. Such power of attorney
shall be a power coupled with an interest. Tenant covenants and agrees, in the
event any proceedings are brought for the foreclosure of any such mortgage or
if the Building is sold pursuant to any such deed of trust, to attorn to the
purchaser upon any such foreclosure sale or trustee’s sale if so requested by
such purchaser and to recognize such purchaser as the Landlord under this
Lease. Tenant agrees to execute and deliver at any time and from time to time,
upon the request of Landlord or of any holder(s) of any of the indebtedness or
other obligations secured by any of the mortgages or deeds of trust referred to
in this paragraph, any instrument or certificate which, in the sole judgment of
Landlord or of such holder(s), may be necessary to appropriate in any such
foreclosure proceeding or otherwise to evidence such attornment. Tenant hereby
irrevocably appoints Landlord and the holders of the indebtedness or other
obligations secured by the aforesaid mortgages and/or deed of trust jointly and
severally the agent and attorney in fact of Tenant to execute and deliver for
and on behalf of Tenant any such instrument or certificate. Such power of
attorney shall be a power coupled with an interest. This Lease and all rights
of Tenant hereunder are further subject and subordinate, to the extent that the
same relate to the Premises, (i) to all ground or underlying leases in
existence at the date hereof and to any and all supplements, modifications and
extensions thereof heretofore or hereafter made, and (ii) to all applicable
ordinances of the City of Austin, or the County of Williamson, Texas, relating
to easements, franchises and other interests or rights upon, across or
appurtenant to the Building or any of the Land, and (iii) to all utility
easements and agreements.

 

30.                    LANDLORD’S
LIEN. In addition to the statutory landlord’s lien provided by law, Landlord
shall have, and Tenant hereby grants to Landlord, a contractual lien and
security interest to secure payment of all rentals and other sums of money
becoming due hereunder from Tenant, and to secure payment of any damages or
loss which Landlord may suffer by reason of the breach by Tenant of any
covenant, agreement or condition contained herein, in, on and upon all goods,
wares, inventory, equipment, fixtures, furniture, improvements and other
personal property of any nature whatsoever of Tenant presently, or which may
hereafter be, situated in or on the Premises, and all proceeds therefrom, and
such property shall not be removed without the consent of Landlord until all
arrearages in rent as well as any and all other sums of money then due to
Landlord or to become due to Landlord hereunder shall first have been paid and
discharged and all of the covenants, agreements and conditions hereof have been
fully complied with and performed by Tenant. Tenant, by its execution hereof,
covenants and warrants that, without the prior written consent of Landlord, no
goods, wares, inventory, equipment, fixtures, furniture, improvements or other
personal property presently, or which may hereafter be, situated in or on the
Premises shall be owned by any person or party other than Tenant. Upon the
occurrence of an event of default by Tenant, Landlord may, in addition to any other
remedies provided herein, enter upon the Premises, by changing the locks if
necessary, and take possession of any and all goods, wares, inventory,
equipment, fixtures, furniture, improvements and other personal property of
Tenant situated on or within the Premises, without liability for trespass or
conversion, and sell the same at public or private sale, with or without having
such property at the sale, after giving Tenant reasonable notice of the time
and place of any public sale or of the time after which any private sale is to
be made, at which sale Landlord or its assigns may purchase unless otherwise
prohibited by law. Unless otherwise provided by law, and without intending to
exclude any other manner of giving Tenant reasonable notice, the requirement of
reasonable notice shall be met if such notice is given in the manner prescribed
in this Lease at least five (5) days before the time of sale. Any public sale
made pursuant to the provisions of this paragraph shall be deemed to have been
a sale conducted in a commercially reasonable manner if held in the
above-described Premises or where the property is located after the time, place
and method of sale and a general description of the types of property to be
sold have been advertised in a daily newspaper published in the county in which
the property is located for five consecutive days before the date of sale. The
proceeds from any such disposition, less any and all expenses connected with
the taking of possession, holding and selling of the property (including
reasonable attorneys’ fees and legal expenses), shall be applied as a credit
against the indebtedness secured by the lien and security interest granted in
this paragraph. Any surplus shall be paid to Tenant or as otherwise required by
law; Tenant shall pay any deficiencies forthwith. This Lease is intended as and
constitutes a security agreement within the meaning of the uniform commercial
code (or corresponding state statute or statutes) in force in the state in
which the property is located. Landlord, in addition to the rights prescribed
in this Lease, shall have all of the rights, titles, liens, security interests
and remedies with respect to the property under the uniform commercial code (or
continuation statement) in form satisfactory to Landlord and sufficient to
perfect the security interest of Landlord in the aforementioned property and
proceeds thereof, or Landlord may file this Lease, or a carbon, photographic or
other reproduction of this Lease, as a financing statement. Landlord agrees that
it will subordinate its security interest and landlord’s lien to the security
interest of Tenant’s supplier or institutional financial source, provided that
Landlord must approve the transaction as being reasonably necessary for Tenant’s
operations at the Premises, and further provided that the subordination must be
limited to a specified transaction and specified items of the goods, wares,
inventory, equipment, fixtures, furniture, improvements or other personal
property involved in the transaction.

 

13

 

31.                    ATTORNEYS’
FEES. In the event either party defaults in the performance of any of the terms
of this Lease and the other party employs an attorney in connection therewith,
the defaulting party agrees to pay the prevailing party’s reasonable attorneys’
fees.

 

32.                    NO IMPLIED
WAIVER. The failure of landlord to insist at any time upon the strict
performance of any covenant or agreement herein, or to exercise any option,
right, power or remedy contained in this Lease shall not be construed as a
waiver or a relinquishment thereof for the future. No payment by Tenant or
receipt by Landlord of a lesser amount than the monthly installment of rent due
under this Lease shall be deemed to be other than on account of the earliest
rent due hereunder, nor shall any endorsement or statement on any check or any
letter accompanying any check or payment as rent be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice
to Landlord’s right to recover the balance of such rent or pursue any other
remedy in this Lease provided.

 

33.                    PERSONAL
LIABILITY. The liability of Landlord to Tenant for any default by Landlord
under the terms of this Lease shall be limited to Landlord’s interest in the
Building and the Land, and Tenant agrees to look solely to Landlord’s interest
in the Building and the Land for recovery or any judgment from Landlord, it
being intended that Landlord shall not be personally liable for any judgment or
deficiency.

 

34.                    SECURITY
DEPOSIT. The Security Deposit shall be due Landlord upon execution of this
Lease by Landlord and Tenant and shall thereafter be held by Landlord without
liability for interest and as security for the performance by Tenant of Tenant’s
covenants and obligations under this Lease, it being expressly understood that
the Security Deposit shall not be considered an advance payment of rental or a
measure of Tenant’s damages in case of default by Tenant. Landlord may
commingle the Security Deposit with Landlord’s other funds. Landlord may, from
time to time, without prejudice to any other remedy, use the Security Deposit
to the extent necessary to make good any arrearages of rent or to satisfy any
other covenant or obligation of Tenant hereunder, Following any such
application of the Security Deposit, Tenant shall pay to Landlord on demand the
amount so applied in order to restore the Security Deposit to its original
amount. If Tenant is not in default at the termination of this Lease, the
balance of the Security Deposit remaining after any such application shall be
returned by Landlord to Tenant. If Landlord transfers its interest its Premises
during the term of this Lease, Landlord may assign the Security Deposit to the
transferee and thereafter shall have no further liability for the return of
such Security Deposit.

 

35.                    NOTICE. Any
notice, request, demand or other communication required or permitted hereunder
shall be given in writing by (a) personal delivery, or (b) expedited delivery
service with proof of delivery, or (c) United States mail, postage prepaid,
registered or certified mail, return receipt requested, or (d) prepaid
telegram, telex, or telecopy, sent to the intended addressee at the address
shown on the signature page of this Lease, or to such other address or to the
attention of such other person as the addressee shall have designated by
written notice sent in accordance herewith, and shall be deemed to have been
given either at the time of personal delivery or, in the case of delivery
service or mail, as of the date of first attempted delivery at the address and
in the manner provided herein, or in the case of telegram, telex or telecopy,
upon receipt.

 

36.                    ESTOPPEL
CERTIFICATE. Tenant shall at any time and from time to time, not more than ten (10)
days after receipt of a written request by Landlord, execute, acknowledge and
deliver to Landlord or such other persons as Landlord may request a statement
in written and recordable form, executed by Tenant, certifying that this Lease
is unmodified and in full effect (or, if there have been modifications, that
this Lease is in full effect as modified, and setting forth such modifications)
and the dates to which the rest has been paid, containing such additional
information as Landlord may reasonably request and either stating that to the
knowledge of the signer of such certificate no default exists hereunder or
specifying each such default of which the signer may have knowledge; it being
intended that any such statement by Tenant shall be binding on Tenant and may
be relied upon by any prospective purchaser or mortgagee of the Building.

 

37.                    RELOCATION.
INTENTIALLY DELETED.

 

38.                    SEVERABILITY.
Each and every covenant and agreement contained in this Lease is, and shall be
construed to be, a separate and independent covenant and agreement. If any term
or provision of this Lease, or the application thereof to any person or
circumstance shall, to any extent, be invalid or unenforceable, the remainder
of this Lease, or the application of such term or provision to persons or
circumstances other than those as to which it is held invalid or unenforceable,
shall not be affected thereby and each term and provision of this Lease shall
be valid and enforceable to the fullest extent permitted by law.

 

39.                    RECORDAT1ON. Tenant
agrees not to record this Lease, or any memorandum hereof. In the event
Landlord’s mortgagee may so require, Tenant agrees to execute a short form of
this Lease for recordation.

 

40.                    GOVERNING LAW.
This lease and the rights and obligations of the parties hereto shall be
governed, construed and enforced in accordance with the laws of the State of
Texas.

 

41.                    FORCE MAJEURE.
Whenever a period of time is herein prescribed for the taking of any action by
Landlord, Landlord shall not be liable or responsible for, and there shall be
excluded from the computation of such

 

14

 

period of time, any
delays due to strikes, riots, acts of God, shortages of labor or materials,
war, governmental laws, regulations or restrictions or any other cause
whatsoever beyond the control of Landlord.

 

42.                    TIME OF
PERFORMANCE. Except as expressly otherwise herein provided, with respect to all
required acts of Tenant, time is of the essence of this Lease.

 

43.                    COMMISSIONS.
Landlord and Tenant hereby indemnify and hold each other harmless against any
loss, claim, expense or liability with respect to any commissions or brokerage
fees claimed on account of the execution and/or renewal of this Lease due to
any action of the indemnifying party.

 

44.                    EFFECT OF
DELIVERY OF THIS LEASE. Landlord has delivered a copy of this Lease to Tenant
for Tenant’s review only, and the delivery hereof does not constitute an offer
to Tenant or option. This Lease shall not be effective until a copy executed by
both Landlord and Tenant is delivered to and accepted by Landlord.

 

45.                    WAIVER BY
TENANT. Tenant hereby waives and surrenders for itself and all claiming by,
through and under it, including creditors of all kinds, (i) any right and
privilege which it or any of them may have under any present or future
constitution, statute or rule of law to redeem the Premises or to have a
continuance of this Lease for the term hereby demised after termination of
Tenant’s right of occupancy by order or judgment of any court or by any legal
process or writ, or under the terms of this Lease, or after the termination of
the term of this Lease as herein provided and (ii) the benefits of any present
or future constitution, statute or rule or law which exempts property from liability
for debt or for distress for rent and (iii) the provisions of any law relating
to notice and/or delay in levy of execution in case of eviction of a Tenant for
nonpayment of rent.

 

46.                    BINDING
EFFECT. All of the covenants, agreements, terms and conditions to be observed
and performed by the parties hereto shall be applicable to and binding upon
their respective heirs, personal, representatives, successors and, to the
extent assignment is permitted hereunder, their respective assigns.

 

47.                    PARAGRAPH HEADINGS.
The paragraph headings contained in this Lease are for convenience only and
shall in no way enlarge or limit the scope or meaning of the various and
several paragraphs hereof.

 

48.                    ENTIRE
AGREEMENT. This Lease sets forth the entire agreement between the parties and
no amendment or modification of this Lease shall be binding or valid unless
expressed in writing executed by both parties hereto.

 

49.                    NO
REPRESENTATIVES. Neither Landlord nor Landlord’s agents have made any
representations or promises with respect to the Premises, the Building or the
Land except as herein expressly set forth and no rights, easements or licenses
are acquired by Tenant by implication otherwise except as expressly set forth
in the provisions of this Lease.

 

50.                    JOINT AND
SEVERAL LIABILITY. If there is more than one Tenant, the obligations hereunder
imposed upon Tenant shall be joint and several.

 

51.                    GENDER AND
NUMBER. Words of any gender used in this Lease shall be held and construed to
include any other gender, and words in the singular number shall be held to
include the plural, unless the context otherwise requires.

 

52.                    CHANGE OF
BUILDING NAME. Landlord shall have the right, exercisable without notice and
without liability to Tenant, to change the name and address of the Building
from time to time.

 

53.                    CONSTRUCTION.
This lease shall be construed without presumption of any rule requiring
construction to be made against the party causing same to be drafted.

 

54.                    BENEFICIAL
ACCESS. So long as Tenant does not interfere with any on-going Improvements or
the rules and regulations of the Building, Tenant shall have the right to
access the Premises two (2) weeks prior to the Lease commencement date to
install furniture, fixtures & equipment
and data / telecom cabling.

 

55.                    RIGHT OF FIRST
OFFER. Notwithstanding anything to the contrary in the Lease but subject to
subparagraph “b” below and to any expansion or renewal options or any rights of
first offers of any current tenant in the Building (a “Prior Tenant”). Landlord
hereby grants to Tenant a right of first offer for Suite 908 of the ninth floor
of the Building not originally demised to Tenant under this Lease but
contiguous to the original Premises (collectively, the “ROFO Space”), to be
exercised in accordance with subparagraph “a” below.

 

a)                         At such
time as the ROFO Space first becomes available for lease to anyone other than
the Prior Tenant, Landlord shall so notify Tenant (“Landlord’s ROFO Notice”).
Landlord’s ROFO Notice may be given up to six (6) months in advance of such availability
and shall contain the terms upon which Landlord intends to offer the ROFO Space
for lease to the market. Tenant shall notify Landlord within five (5) business
days of

 

15

 

receipt of Landlord’s
ROFO Notice whether it desires to lease the ROFO Space on the terms set forth
in Landlord’s ROFO Notice. If Tenant does not notify Landlord within said 5-day
period that it will lease the ROFO Space, Tenant shall be deemed to have
refused the ROFO Space. After such refusal, Tenant shall have no further right
of first offer for such ROFO Space and Landlord shall be free to lease such
space to any party, at any time, for any term and upon any terms it desires. If
Tenant exercises its right of first offer with respect to the ROFO Space, such
space shall be added to the Premises for all purposes of this lease for the
remaining term of the Lease (but in no event less than two years) on (a) the
terms specified in Landlord’s ROFO Notice and (b) the terms of this Lease to
the extent that they do not conflict with the terms specified in Landlord’s
ROFO Notice, except that the terms of Landlord’s ROFO Notice shall not apply
during any Renewal Term, and instead, the terms of the Lease applying to the
remainder of the Premises during the Renewal Term shah also apply to the ROFO
Space.

 

b)                        Tenant’s
right of first offer is subject to the conditions that: (i) on the date that
Tenant delivers its notice exercising its right of first offer, Tenant is not
in default under this Lease after the expiration of any applicable notice and
cure periods, and (ii) Tenant shall not have assigned the Lease or sublet any
of the Premises under a sublease which is in effect at any time during the
period commencing with Tenant’s delivery of its notice and ending on the date
the ROFO Space is added to the Premises.

 

c)                         Promptly
after Tenant’s exercise of its right of first offer, Landlord shall execute and
deliver to Tenant an amendment to the Lease to reflect changes in the Premises,
Base Rent, Tenant’s Proportionate Share and any other appropriate terms changed
by the addition of the ROFO Space. Within fifteen (15) days thereafter, Tenant
shall execute and return the amendment.

 

56.                    CERTAIN
REFERENCES. As used in this Lease, the words “hereof,” “herein,” “hereunder”
and words of similar import shall mean and refer to this entire Lease and not
to any particular article, section or paragraph of this Lease, unless the
context clearly indicates otherwise.

 

57.                    AUTHORITY.
Each person executing this Lease, by his or her execution hereof, represents
that they are fully authorized to do so, and that no further action or consent
on the part of the party for whom they are acting is required to the
effectiveness and enforceability of this Lease against such party following
such execution.

 

IN WITNESS WHEREOF,
Landlord and Tenant have executed this Lease in multiple original counterparts
as of the date and year first above written.

 

	
  LANDLORD:

  	
  TENANT:

  
	
   

  	
   

  
	
  TOWER OF THE HILLS, LP

  	
  Click Success L.P.

  
	
  c/o Aspen Growth Properties;
  its General Partner

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/ Kevin Granger

  	
   

  	
  By:

  	
  /s/ Dan Smith

  	
   

  
	
  Name:

  	
  Kevin Granger

  	
   

  	
  Name:

  	
  Dan Smith

  	
   

  
	
  Title:

  	
  Vice President -
  Leasing

  	
   

  	
  Title:

  	
  President

  	
   

  
	
   

  	
   

  
	
  Address:

  	
  Address:

  
	
   

  	
   

  
	
  TOWER OF THE HILLS, LP

  	
  Click Success 

  
	
  c/o Aspen Properties

  	
   

  
	
  901 Mopac Expy S.,
  Bldg. 1, Ste. 200

  	
  13809 Research Blvd.,
  Suite 906

  
	
  Austin, TX 78746

  	
  Austin, TX 78750

  
	
   

  	
   

  
	
  Attn: Kevin Granger

  	
  Attn: Mr. Dan Smith

  

 

16

 

EXHIBIT “A”

 

LEGAL DESCRIPTION OF LAND

 

Lot I, Block A, TOWER OF
THE HILLS SUBDIVISION, a subdivision in Williamson County, Texas, according to
the map or plat thereof recorded in Cabinet P, Slide 126 of the Plat Records of
Williamson County, Texas, and Lot I, Block A, LAKE CREEK. SUBDIVISION SECTION 10,
LOT 1, a subdivision in Williamson County, Texas, according to the map or plat
thereof recorded in Cabinet L, Slide 70, of the Plat Records of Williamson
County, Texas.

 

 

FLOOR PLAN OF THE PREMISES

 

 

SEE
NEXT PAGE

 

A-1

 

EXHIBIT “A”

 

 

 

EXHIBIT “B”

 

RULES AND REGULATIONS

 

1.                          Tenant
shall not place anything, or allow anything to be placed near the glass of any
window, door, partition or wall that may, in Landlord’s judgment, appear
unsightly from outside of the Building.

 

2.                          The
Building directory shall be available to Tenant solely to display names and
their location in the Building, which display shall be as directed by Landlord.

 

3.                          The
sidewalks, halls, passages, exits, entrances, elevators and stairways shall not
be obstructed by Tenant or used by Tenant for any purposes other than for
ingress to and egress from the Premises. Tenant shall lend its full cooperation
to keep such areas free from all obstruction and in a clean and sightly
condition and shall move all supplies, furniture and equipment as soon as
received directly to the Building and move all such items and waste being taken
from the Building (other than waste customarily removed by employees of the
Building) directly to the shipping platform at or about the time arranged for
removal therefrom. The halls, passages, exits, entrances, elevators, stairways,
balconies and roof are not for the use of the general public and Landlord
shall, in all cases, retain the right to control and prevent access thereto by
all persons whose presence in the judgment of Landlord, reasonably exercised,
shall be prejudicial to the safety, character, reputation and interests of the
Building. Neither Tenant nor any employee or invitee of Tenant shall go upon
the roof of the Building.

 

4.                          The
toilet rooms, urinals, wash bowls and other apparatuses shall not be used for
any purposes other than that for which they were constructed, and no foreign
substance of any kind whatsoever shall be thrown therein, and to the extent caused
by Tenant or its employees or invitees, the expense of any breakage, stoppage
or damage resulting from the violation of this rule shall be borne by Tenant.

 

5.                          Tenant
shall not cause any unnecessary janitorial labor or services by reason of
Tenant’s carelessness or indifference in the preservation of good order and
cleanliness.

 

6.                          Tenant
shall not install or operate any refrigerating, heating or air conditioning
apparatus, or carry on any mechanical business without the prior written
consent of Landlord; use the Premises for housing, lodging or sleeping
purposes; or permit preparation or warming of food in the Premises (warming of
coffee and individual meals by employees and guests excepted). Tenant shall not
occupy or use the Premises or permit the Premises to be occupied or used for
any purpose, act or thing which is in violation of any Governmental Requirement
or which may be dangerous to persons or property.

 

7.                          Tenant
shall not bring upon, use or keep in the Premises or the Complex any kerosene,
gasoline or flammable or combustible fluid or material, or any other articles
deemed hazardous to persons or property, or use any method of heating or air
conditioning other than that supplied by Landlord.

 

8.                          Landlord
shall have sole power to direct electricians as to where and how telephone and
other wires are to be introduced. No boring or cutting for wires is to be
allowed without the consent of Landlord. The location of telephones, call boxes
and other office equipment affixed to the Premises shall be subject to the
approval of Landlord. All data cabling is required to be plenum rated per fire
and electrical code.

 

9.                          No
additional locks shall be placed upon any doors, windows or transoms in or to
the Building. Tenant shall not change existing locks or the mechanism thereof.
Upon termination of the lease, Tenant shall deliver to Landlord all keys and
passes for offices, rooms, parking lot and toilet rooms which shall have been
furnished Tenant.

 

In the event of the loss
of keys or access cards to Building so furnished. Tenant shall pay Landlord for
the cost of replacing any lost item. Tenant shall not make, or cause to be
made, and such keys and shall order all such keys solely from Landlord and
shall pay Landlord for any keys in addition to the two sets of keys originally
furnished by Landlord for each lock.

 

10.                    Tenant shall
not install linoleum, tile, carpet or other floor covering so that the same
shall be affixed to the floor of the Building in any manner except as approved
by Landlord.

 

11.                    No furniture,
packages, supplies, equipment or merchandise will be received in the Building
or carried up or down in any elevator, except between such hours and in such
elevators as shall be designated by Landlord, and with such padding or other
precautions as may be required by Landlord. Tenant shall not take or permit to
be taken in or out of other entrances of the Building any item normally taken
in or out through any trucking concourse or service doors.

 

12.                    Tenant shall
cause all doors to the Building to be closed and securely locked and shall turn
off all utilities, lights and machines before leaving the Building at the end
of the day.

 

B-1

 

13.                    Without the
prior written consent of Landlord, Tenant shall not use the name of the
Building or Complex or any picture of the Complex in connection with, or in
promoting or advertising the business of Tenant, except Tenant may use the
address of the Building as the address of its business.

 

14.                    Tenant shall
cooperate fully with Landlord to assure the most effective operation of the
Building or the Building’s heating and air conditioning, and shall refrain from
attempting to adjust any controls, other than room thermostats installed for
Tenant’s use. Tenant shall keep corridor doors closed.

 

15.                    Tenant assumes
full responsibility for protecting the Complex from theft, robbery and
pilferage, which may arise from a cause other than Landlord’s negligence, which
includes keeping doors locked and other means of entry to the Building closed
and secured.

 

16.                    Peddlers,
solicitors and beggars shall be reported to the management office of the
Complex or as Landlord otherwise requests.

 

17.                    Tenant shall
not advertise the business, profession or activities of Tenant conducted in the
Complex in any manner which violates the letter or spirit of any code of ethics
adopted by any recognized association or organization pertaining to such
business, profession or activities.

 

18.                    No bicycle or
other vehicle and no animals or pets shall be allowed in the Building, halls,
freight docks, or any other parts of the Building except that handicapped or
impaired persons may he accompanied by “seeing eye” dogs or other animal
necessary to aid such person. Tenant shall clean after all permitted animals. Tenant
shall not make or permit any noise, vibration or odor to emanate from the
Premises, or do anything therein tending to create, or maintain, a nuisance, or
do any act tending to injure the reputation of the Building.

 

19.                    Tenant
acknowledges that Building security problems may occur which may require the
employment of extreme security measures in the day-to-day operation of the
Complex.

 

Accordingly:

 

(a)                    Landlord may,
at any time, or from time to lime, or for regularly scheduled time periods, as
deemed advisable by Landlord and/or its agents, in their sole discretion,
require that persons entering or leaving the Building or the Complex identify
themselves to watchmen or other employees designated by Landlord, by
registration, identification or otherwise.

 

(b)                   Tenant agrees
that it and its employees will cooperate fully with Complex employees in the
implementation of any and all security procedures.

 

(c)                    Such security
measures shall be the sole responsibility of Landlord, and Tenant shall have no
liability for any action taken by Landlord in connection therewith, it being
understood that Landlord is not required to provide any security procedures and
shall have no liability for such security procedures or the lack thereof.

 

20.                    Tenant shall
not do or permit the manufacture, sale, purchase, use or gift of any fermented,
intoxicating or alcoholic beverages without obtaining written consent of
Landlord.

 

21.                    Tenant shall
not disturb the quiet enjoyment of any other tenant.

 

22.                    Tenant shall
not provide any janitorial services or cleaning without Landlord’s written
consent and then only subject to supervision of Landlord and at Tenant’s sole
responsibility and by janitor or cleaning contractor or employees at all times
satisfactory to Landlord.

 

23.                    Landlord may
retain a pass key to the Premises and be allowed admittance thereto at all
times to enable its representatives to examine the Premises from time to time
and to exhibit the same and Landlord may place and keep on the windows and
doors of the Premises at any time signs advertising the Premises for Rent.

 

24.                    No equipment,
mechanical ventilators, awnings, special shades or other forms of window
covering shall be permitted either inside or outside the windows of the
Building without the prior written consent of Landlord, and then only at the
expense and risk of Tenant, and they shall be of such shape, color, material,
quality, design and make as may be approved by Landlord.

 

25.                    Tenant shall
not during the term of this Lease canvas or solicit other tenants of the
Building for any purpose.

 

26.                    Tenant shall
not install or operate any phonograph, musical or sound-producing instrument or
device, radio receiver or transmitter, TV receiver or transmitter, or similar
device in the Building, nor install or operate any antenna, aerial, wires or
other equipment inside or outside the Building, nor operate any electrical
device from which may emanate electrical waves which may interfere with or
impair radio or television broadcasting or reception from or in the Building or
elsewhere, without in each instance the prior written approval of

 

B-2

 

Landlord The use thereof,
if permitted, shall be subject to control by landlord to the end that others
shall not be disturbed.

 

27.                    Tenant shall
promptly remove all rubbish and waste from the Premises.

 

28.                    Tenant shall
not exhibit, sell or offer for sale, rent or exchange in the Building or at the
Complex any article, thing or service, except those ordinarily embraced within
the use of the Building specified in Paragraph 1(g) of the Lease, without the
prior written consent of Landlord. Tenant shall not conduct any auctions, sales
of equipment, furniture, or office machinery, or any type of “going out of
business” sale, except pursuant to bankruptcy court order.

 

29.                    Tenant shall
not overload any floors in the Building or any public corridors or elevators in
the Building.

 

30.                    Tenant shall
not do any painting in the Premises, or mark, paint, cut or drill into, drive
nails or screws into, or in any way deface any part of the Premises or the
Building, outside or inside, without the prior written consent of Landlord.

 

31.                    Whenever
Landlord’s consent, approval or satisfaction is required under these Rules,
then unless otherwise stated, any such consent, approval or satisfaction must
be obtained in advance, such consent or approval may be granted or withheld in
Landlord’s sole discretion, and Landlord’s satisfaction shall be determined in
its sole judgment.

 

32.                    Tenant and its
employees shall cooperate in all fire drills conducted by Landlord in the
Building.

 

33.                    Landlord may
modify, amend, and add to these Rules and Regulations as are necessary in
Landlord’s reasonable opinion, and upon any such modification, amendment or
addition, shall give Tenant a copy thereof, at which time Tenant shall be bound
by such modified or amended Rules and Regulations.

 

B-3

 

EXHIBIT “C”

 

TENANT IMPROVEMENT AGREEMENT

 

1.                         INITIAL
IMPROVEMENTS. Landlord shall cause to be performed the improvements (the “Initial
Improvements”) in the Premises in accordance with plans and specifications
approved by Tenant and Landlord dated February 21, 2006. Landlord shall be
responsible for any costs associated with building standard finishes including
sound-proof insulation in five (5) walls. Tenant shall be responsible for any
costs associated with finishes above building standard including granite
flooring, granite countertop, specialized light fixtures (excluding the eyeball
recessed fixtures), and any specialized wall-covering above building standard
paint.

 

Landlord shall select a
contractor to perform the construction of the Initial Improvements. Landlord
shall use commercially reasonable efforts to cause the Initial Improvements to
be substantially completed, except for minor “Punch List” items, on or before
the Commencement Date specified in the Schedule to the Lease, subject to Tenant
Delay (as defined in Section 4 hereof) and Force Majeure.

 

Landlord, or an agent of
Landlord, shall provide project management services in connection with the
construction of the Initial Improvements and the Change Orders (hereinafter
defined). Such project management services shall be performed at Landlord’s
cost.

 

2.                         CHANGE
ORDERS. If, prior to the Commencement Date, Tenant shall require
improvements or changes (individually or collectively, “Change Orders”) to the
Premises in addition to, revision of, or substitution for the Initial
Improvements, Tenant shall deliver to Landlord for its approval plans and
specifications for such Change Orders. If Landlord does not approve of the
plans for Change Orders, Landlord shall advise Tenant of the revisions
required. Tenant shall revise end redeliver the plans and specifications to
Landlord within five (5) business days of Landlord’s advice or Tenant shall be
deemed to have abandoned its request for such Change Orders. Tenant shall pay
for all preparations and revisions of plans and specifications, and the
construction of all Change Orders.

 

3.                         LANDLORD’S
COSTS. Landlord shall be responsible for the cost of the completion of the
Initial Improvements except for such costs and expenses arising from any Change
Orders requested by Tenant. If any such costs or expenses arise due to Change
Orders requested by Tenant, Tenant shall pay such costs and expenses to
Landlord prior to commencement of construction of the improvements covered by
any such Change Orders.

 

4.                         COMMENCEMENT  DATE DELAY. Commencement Date shall be
delayed until the Initial Improvements have been substantially completed (the “Completion
Date”), except to the extent that the delay shall be caused by any one or more
of the following (a “Tenant Delay”):

 

(a)                    Tenant’s
request for Change Orders whether or not any such Change Orders are actually
performed; or

 

(b)                   Contractor’s
performance of any Change Orders; or

 

(c)                    Tenant’s
request for materials, finishes or installations requiring unusually long lead
times; or

 

(d)                   Tenant’s delay
in reviewing, revising or approving plans and specifications beyond the periods
set forth herein; or

 

(e)                    Tenant’s delay
in providing information critical to the normal progression of the project.
Tenant shall provide such information as soon as reasonably possible, but in no
event longer than one week after receipt of such request for information from
the Landlord; or

 

(f)                      Tenant’s
delay in making payments to Landlord for costs of the Initial Improvements (to
the extent Tenant is required to pay for same) and/or Change Orders; or

 

(g)                   Any other act
or omission by Tenant, its agents, contractors or persons employed by any of
such persons.

 

If the Commencement Date
is delayed for any reason, then Landlord shall cause Landlord’s Architect to
certify the date on which the Initial Improvements would have been completed
but for such Tenant Delay, or were in fact completed without any Tenant Delay.

 

5.                         ACCESS BY TENANT PRIOR TO COMMENCEMENT OF TERM.
Landlord at its discretion may permit Tenant and its agents to enter the
Premises prior to the Commencement Date to prepare the Premises for Tenant’s
use and occupancy. Any such permission shall constitute a license only,
conditioned upon Tenant’s:

 

C-1

 

(a)                    working in
harmony with Landlord and Landlord’s agents, contractors, workmen, mechanics and
suppliers and with other tenants and occupants of the Building;

 

(b)                   obtaining in
advance Landlord’s approval of the contractors proposed to be used by Tenant
and depositing with Landlord in advance of any work (i) security satisfactory
to Landlord for the completion thereof, and (ii) the contractor’s affidavit for
the proposed work and the waivers of lien from the contractor and all
subcontractors and suppliers of material; and

 

(c)                    furnishing
Landlord with such insurance as Landlord may require against liabilities which
may arise out of such entry.

 

Landlord shall have the
right to withdraw such license for any reason upon twenty-four (24) hours’
written notice to Tenant. Landlord shall not be Liable in any way for any
injury, loss or damage which may occur to any of Tenant’s property or
installations in the Premises prior to the Commencement Date. Tenant shall
protect, defend, indemnify and save harmless Landlord from all liabilities,
costs, damages, fees and expenses arising out of the activities of Tenant or
its agents, contractors, suppliers or workmen in the Premises or the Building.
Any entry and occupation permitted under this Section shall be governed by
Section 5 and all other terms of the Lease.

 

6.                         MISCELLANEOUS.
Terms used in this Exhibit C shall have the meanings assigned to them in the
Lease. The terms of this Exhibit C are subject to the terms of the Lease.

 

C-2

 

EXHIBIT “D”

 

OPTION TO EXTEND LEASE TERM

 

1.                          Option to Extend Tern and Method of Exercise.
Provided Tenant is not then in default under this Lease, Tenant shall be
entitled to extend the Term of this Lease (the “Option Term”) for one (1)
consecutive two (2) year period. Such Option Term shall be exercised by Tenant
by delivery of written notice to Landlord at least four (4) months and no more
than six (6) months prior to the then scheduled expiration date of the Term.
The option to extend is personal to Tenant and may not be exercised by any
transferee of Tenant, even if Landlord has consented to the transfer.

 

2.                          Effect of Exercise.

 

a.                           Incorporation of Lease by Reference. All of
the terms, covenants and conditions (including, without limitation, defined
terms) contained in this Lease shall be applicable to each Option Term in the
event of exercise by Tenant provided, however, that the Term and the Monthly
Base Rent shall be modified as provided herein.

 

b.                          Rent. Subject to adjustment as hereafter
provided the Monthly Base Rent effective as of the commencement date of the
Option Term shall be:

 

Option Year 1: $23.00 per
square foot per year

Option Year 2: $24.00 per
square foot per year

 

D-1Exhibit 10.12

 

CONSENT OF LANDLORD

(to Sublease)

 

Subject to the conditions
set forth herein, Tower of the Hills, LP, a Texas limited partnership, as
successor to CarrAmerica Realty, L.P., t/a Tower of the Hills (herein, referred
to as “Lessor”) hereby consents to the attached sublease agreement dated 6/1/07
by and between RWA Financial Services, Inc. (herein referred to as “Sublessor”)
and CreditCards.com (herein referred to as “Subtenant”) and all its terms (the “Sublease
Agreement”). This Consent does not release or discharge Sublessor from any
obligations or liability as the tenant or lessee under that certain lease dated
July 11, 2002 (hereinafter the “Lease”) including, without limitation the
obligation to pay rent. This consent is granted by Lessor subject to the
following terms and conditions:

 

1.                         Subtenant
shall not assign the Sublease Agreement nor sublet the premises described in
the Sublease Agreement (the Sublease Premises) in whole or part; and shall not
permit Sublessee’s interest in the Sublease Agreement to be vested in any third
party by operation or law or otherwise.

 

2.                         This
consent shall not be deemed to be a consent to any subsequent assignment or
subletting. Sublessor shall not make any subsequent amendment to the Sublease
Agreement without Lessor’s prior written consent, which shall not be
unreasonably withheld. Lessor shall not be deemed to have waived any rights
under the Lease by virtue of this Consent.

 

3.                         The Lease
shall remain in full force and effect according to its terms. Lessee shall
remain primarily obligated to perform all terms and conditions of the Lease.
Subtenant shall remain obligated to perform all obligations under the Sublease
Agreement.

 

4.                         The
Sublease Agreement is in all respects subordinate to the terms of the Lease.
Insofar as the specific terms of the Sublease Agreement purport to amend or
modify or are in conflict with the specific terms of the Lease, the terms of
the Lease shall control, and such Lease terms shall apply in all respects to
Subtenant, except that Subtenant’s obligation to pay rent to Sublessor shall be
determined by this Sublease Agreement. Lessor assumes no liability whatsoever
on account of anything contained in the Sublease Agreement.

 

5.                         Any
rights under the Sublease Agreement may be enforced by Subtenant only against
Sublessor, and Subtenant shall have no right to enforce any of Sublessor’s
rights under the Lease against Lessor by virtue of the Sublease Agreement, this
consent, or otherwise.

 

6.                         Notwithstanding
the subletting allowed herewith, Sublessor and any guarantor of Sublessor’s
obligations under this Lease shall at all times remain fully responsible and
liable for the payment of the rent herein specified and for compliance with all
of Sublessor other obligations under this Lease. If an event of default, as
hereinafter defined, should occur while the Sublease Premises or any part
thereof are then sublet,

 

 

Lessor, in
addition to any other remedies herein provided or provided by law, may at its
option collect directly from Subtenant all rents becoming due to Sublessor
under the Sublease Agreement and apply such rent against any sums due to Lessor
by Sublessor hereunder and Subtenant hereby authorizes and directs Subtenant to
make such payments of rent direct to Lessor upon receipt of notice from Lessor.
No direct collection by Lessor from Subtenant shall be construed to constitute
a novation or a release of Sublessor or any guarantor of Sublessor from the
further performance of its obligations hereunder. Receipt by Lessor of rent
from Subtenant or other occupant of the Subleased Premises shall not be deemed
a waiver of the covenant of the Lease contained against assignment and
subletting or a release of Sublessor under this Lease.

 

IN WITNESS WHEREOF, the
undersigned has executed this Consent of Lessor as of this 1 day of June, 2007.

 

	
  LESSOR:

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  TOWER OF THE HILLS,
  L.P., a Texas limited partnership

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By: Aspen Growth
  Properties Inc., a Texas corporation, its general partner

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ Mark McAllister

  	
   

  	
  dated: June 5, 2007

  
	
   

  	
   

  	
   

  	
  Mark McAllister,
  President

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  SUBLESSOR:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  RWA FINANCIAL SERVICES,
  INC.

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ Wendy Jo Allen

  	
   

  	
  dated: May 25, 2007

  
	
   

  	
   

  	
   

  	
  Wendy Jo Allen,
  Secretary/Treasurer

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  SUBTENANT:

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  CREDITCARDS.COM

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  /s/ Christopher Speltz

  	
   

  	
  dated: June 1, 2007

  
	
   

  	
   

  	
  Name:

  	
  Christopher Speltz 

  CFO

  	
   

  	
   

  
							

 

 

	
  Tower Of The Hills, LP

  901 S Mopac Expwy

  Bldg 1 suite 200

  Austin, TX 78746

  	
  Statement

  	
  513-910-CU

  RWA Financial Services, Inc.

  13809 Research Blvd.

  Suite 910

  Austin, TX 78750

  
	
   

  	
   

  	
   

  
	
  DATE

  	
   

  	
  DESCRIPTION

  	
   

  	
  AMOUNT DUE

  	
   

  	
  BALANCE

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  PREVIOUS MONTH ENDING BALANCE

  	
   

  	
  0.00

  	
   

  
	
   

  	
  CURRENT
  CHARGES

  	
   

  	
   

  
	
  04/01/2007

  	
  Monthly Base Rent

  	
  1,366.42

  	
   

  	
   

  
	
  04/01/2007

  	
  Common Area Maintenance

  	
  1,300.51

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  TOTAL CURRENT

  	
   

  	
  2,666.93

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Total
  Amount Due:

  	
   

  	
   

  	
  $

  	
  2,666.93

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Comments:

  	
  Please make check payable to Tower Of The Hills, LP

  	
   

  	
   

  
	
   

  	
  If you have any questions, please contact Kathleen
  Ramlow at 512-732-9922 ex:323

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  RWAFinancial Services, Inc.

  	
   

  	
  Statement Date: 04/01/2007

  
	
  13809 Research Blvd.

  	
   

  	
   

  	
   

  
	
  Suite 910

  	
   

  	
  Total Due:

  	
  $   2,666.93

  
	
  Austin, TX  78750

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  WA FINANCIAL SERVICES INC.

  	
   

  	
   

  
	
  Tower of the Hills

  	
   

  	
   

  	
  3/30/2007

  	
   

  
	
   

  	
   

  	
   

  	
  2,666.93

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  PAYMENT RECORD

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Bank One

  	
   

  	
   

  	
  2,666.93

  	
   

  
																	

 

 

COMMERCIAL SUBLEASE AGREEMENT

 

THIS
SUBLEASE dated this 25th day of  May, 2007

 

BETWEEN:

 

R.W.A. Financial Services; Inc.

(the “Sublandlord”)

 

OF THE FIRST PART

 

- AND -

 

CreditCards.com, Inc.

(the “Subtenant”)

 

OF THE SECOND PART

 

Background

 

A.                     This is an
agreement (the “Sublease”) to sublet real property according to the terms
specified below.

 

B.                       The master
lease (the “Master Lease”) is dated 7/11/2002 [CJS] and is between CarrAmerica
Realty, L.P. [CJS] (the “Landlord”) and the Sublandlord with respect to the
following lands and any improvements on those lands (the “Premises”): 13809
Research Blvd., #910 Austin, TX 78750.

 

C.                       The
Subtenant is willing to undertake certain obligations of the Master Lease.

 

IN
CONSIDERATION OF the Sublandlord subletting and the Subtenant
renting the Subleased Premises, both parties agree to keep, perform and fulfill
the promises, conditions and agreements below:

 

Subleased Premises

 

1.                         The
Sublandlord leases to the Subtenant all of the Premises (the “Subleased
Premises”).

 

Term

 

2.                         The term
(the “Term”) of this Sublease commences at 12:00 noon on July 1, 2007 and ends
at 12:00 noon on December 31, 2007.

 

 3.                      The provisions of this Sublease
are subject to the terms and restrictions of the Master Lease.

 

Rent

 

4.                         The
amount of rent and the conditions of payment are the same as under the Master
Lease. Notwithstanding the foregoing, Sublandlord shall solely be responsible
for any Operating Costs or Taxes, as defined in Section 2 A, B and C in the
Master Lease, pertaining to all time periods prior to the Term, including any
Landlord adjustments to Operating Costs and Taxes for time periods prior to
the Term, including any Landlord adjustments to Operating Costs and Taxes
for time periods prior to the Term [CJS].

 

5.                         The
Subtenant will deliver or send the rent to the Sublandlord [CJS] at 11149
Calavar Drive, Austin TX 78726.

 

Use
of Subleased Premises

 

6.                         Except as
otherwise provided in this Sublease, the Subtenant and the agents and employees
of the Subtenant will only use the Subleased Premises for a purpose consistent
with the permitted use allowed in the Master Lease. Further, the Subtenant
agrees to comply with all other applicable provisions of the Master Lease, and
will not do anything that would constitute a violation of any part or condition
of the Master Lease.

 

 

Utilities

 

7.                         All payments
for utilities and other charges connected with the Subleased Premises, which
are to be paid by the Sublandlord under the Master Lease, will be paid by the
Subtenant for the remainder of the Term.

 

Maintenance and Repairs

 

8.                         At the
end of the Term, [CJS] The Subtenant agrees to surrender and deliver to the Sublandlord
the Subleased Premises and all furniture and decorations that were [CJS] within
the Subleased Premises in as good a condition as they were at the beginning of
the Term, reasonable wear and tear excepted. The Subtenant will be liable to
the Sublandlord and the Landlord for any damages occurring to the Subleased
Premises or the contents of the Subleased Premises or to the building which are
done by the Subtenant or the Subtenant’s guests.

 

9.                         The
Subtenant will immediately report all general maintenance issues and needed
repairs to the Sublandlord and the Landlord.

 

Insurance

 

10.                   The Subtenant,
at the expense of the Subtenant, will carry insurance similar to that required
of the Sublandlord under the Master Lease. The Subtenant will include the
Sublandlord and the Landlord as additional insureds on all policies of
insurance.

 

11.                   The Subtenant
will provide proof of such insurance to the Sublandlord and the Landlord upon
the issuance or renewal of such insurance.

 

Taxes

 

12.                   The Subtenant
will pay any privilege, excise and other taxes duly assessed against the
business of the Subtenant, the Subleased Premises and any personal property on
or about the Subleased Premises. The Subtenant will avoid the assessment of any
late fees or penalties.

 

Event of Default

 

13.                   The Subtenant
will default under this Sublease if any one or more of the following events
(the “Event of Default”) occurs:

 

a.                          The
Subtenant fails to pay the Rent to the Sublandlord [CJS] or any amount of it
when due or within any grace period, if any.

 

b.                         The
Subtenant fails to perform any of its obligations under this Sublease or any
applicable obligation under the Master Lease.

 

c.                          The
Subtenant becomes insolvent, commits an act of bankruptcy, becomes bankrupt,
takes the benefit of any legislation that may be in force for bankrupt or
insolvent debtors, becomes involved in a voluntary or involuntary winding up,
dissolution or liquidation proceeding, or if a receiver will be appointed for
the affairs of the Subtenant.

 

d.                         The
Subtenant abandons the Subleased Premises or any part of the Subleased
Premises.

 

e.                          The
Subtenant uses the Subleased Premises for any unpermitted or illegal purposes.

 

f.                            The
Subtenant fails to commence, diligently pursue, and complete the Subtenant’s
work to be performed pursuant to this Sublease pertaining to the Subleased
Premises.

 

g.                         The
Subleased Premises, or any part of the Subleased Premises is completely or
partially damaged by fire or other casualty that is due to the Subtenant’s
negligence, wilful act, or that of the Subtenant’s employee, family, agent, or
guest.

 

h.                         Any other
event of default provided in the Master Lease [CJS].

 

 

Remedies

 

14.                   Upon the
occurrence of any Event of Default, the Sublandlord has any or all of the
following remedies:

 

a.                          Terminate
the Sublease upon [CJS] any notice required in the Master Lease [CJS] and the
Term [CJS] will then immediately become forfeited and void.

 

b.                         The
Sublandlord may, but is not obligated to, perform on behalf of the Subtenant,
any obligation of this Sublease or the Master Lease which the Subtenant has
failed to perform. The Sublandlord may seek redress from the Subtenant for such
performance.

 

c.                          The
Sublandlord may reenter the Subleased Premises or any part of the Subleased
Premises and in the name of the whole repossess and enjoy the same as of its
former state anything contained within the Subleased Premises.

 

d.                         Any other
remedy provided in the Master Lease [CJS].

 

15.                   No reference to
or exercise of any specific right or remedy by the Sublandlord will prejudice
or preclude the Sublandlord from any other remedy whether allowed at law or in
equity or expressly provided for in this Sublease or the Master Lease. No such
remedy will be exclusive or dependent upon any other such remedy, but the
Sublandlord may from time to time exercise any one or more of such remedies
independently or in combination.

 

16.                   Upon the
expiration, termination or cancellation of the Master Lease or this Sublease,
all obligations of the parties under this Sublease will be extinguished.

 

17.                   Any
improvements remaining on the Subleased Premises upon termination will revert
to the Sublandlord and will be free of any encumbrance at the time of such
reversion.

 

Governing Law

 

18.                   It is the
intention of the parties to this Sublease that the tenancy created by this
Sublease and the performance under this Sublease, and all suits and special
proceedings under this Sublease, be construed in accordance with and governed,
to the exclusion of the law of any other forum, by the laws of the State of
Texas, without regard to the jurisdiction in which any action or special
proceeding may be instituted.

 

Severability

 

19.                   If there is a
conflict between any provision of this Lease and the applicable legislation of
the State of Texas (the “Act”), the Act will prevail and such provisions of the
Sublease will be amended or deleted as necessary in order to comply with the
Act. Further, any provisions that are required by the Act are incorporated into
this Sublease.

 

20.                   In the event
that any of the provisions of this Sublease will be held to be invalid or
unenforceable in whole or in part, those provisions to the extent enforceable
and all other provisions will nevertheless continue to be valid and enforceable
as though the invalid or unenforceable parts had not been included in this
Sublease and the remaining provisions had been executed by both parties
subsequent to the expungement of the invalid provision.

 

Assignment and Subletting

 

21.                   The Subtenant
will not assign, transfer or further sublet the Subleased Premises or any part
of the Subleased Premises without the prior written consent of the Sublandlord
and the Landlord.

 

 

Notices

 

22.                   Unless
otherwise specifically provided in this Sublease, all notices from the
Subtenant to the Sublandlord will be served or sent to the Sublandlord at the
following address:

11149 Calavar Drive,
Austin, TX 78726.

 

23.                   Unless
otherwise specifically provided in this Sublease, all notices from the
Sublandlord to the Subtenant will be served or sent to the Subtenant at the
following address:

13809 Research Blvd.,
#906.

 

24.                   All notices to
be given under this Sublease will be in writing and will be served personally
or sent by certified or registered mail using the United States Postal Service.

 

Master
Lease

 

25.                   Except as
otherwise expressly provided in this Sublease, the Subtenant will perform all
applicable duties and obligations of the Sublandlord under the Master Lease
from July 1, 2007 until the end of the Term of this Sublease.

 

26.                   Except as
otherwise expressly provided in this Sublease, the Sublandlord will have, as to
the Subtenant, all applicable rights and remedies that the Landlord has with
respect to the Sublandlord in the Master Lease.

 

27.                   This Sublease
contains all of the conditions and terms made between the parties to this
Sublease, and may not be modified orally or in any other manner other than by
agreement in writing signed by all parties to this Sublease or their respective
successors in interest.

 

28.                   This Sublease
incorporates and is subject to the Master Lease, a copy of which has been or
will be later provided to the Subtenant, and which is incorporated as if it
were set out in this Sublease.

 

General
Provisions

 

29.                   In the event of
any legal action concerning this Sublease, the losing party will pay to the
prevailing party reasonable attorney’s fees and court costs to be fixed by the
court and such judgment will be entered.

 

30.                   The Sublandlord
may enter the Subleased Premises upon 24 hours notice for any of the following
reasons:

 

a.        to inspect the Subleased
Premises;

 

b.       to maintain the Subleased
Premises; or

 

c.        to make repairs that the
Sublandlord is obligated to perform.

 

31.                   This Sublease
will extend to and be binding upon and inure to the benefit of the respective
heirs, executors, administrators, successors and assigns, as the case may be,
of each party to this Sublease. All covenants are to be construed as conditions
of this Sublease.

 

32.      [DELETED][CJS]

 

33.                   Where there is
more than one Subtenant executing this Sublease, all Subtenants are jointly and
severally liable for each other’s acts, omissions and liabilities under this
Sublease.

 

34.                   The Subtenant
will be charged an additional amount of $25.00 for each N.S.F. check or check
returned by the Subtenant’s financial institution.

 

 

35.                   All schedules
to this Sublease are incorporated into and form an integral part of this
Sublease.

 

36.                   Headings are
inserted for the convenience of the parties only and are not to be considered
when interpreting this Sublease. Words in the singular mean and include the
plural and vice versa. Words in the masculine include the feminine and vice
versa. The words “Sublandlord” and “Subtenant” as used in this Sublease include
the plural as well as the singular; no regard for gender is intended by the
language in this Sublease.

 

37.                   This Sublease
may be executed in counterparts.

 

38.                   Time is of the
essence in this Sublease.

 

39.                   The Sublandlord
and the Subtenant have no interest or other rights of ownership in each other.
The parties are not agents for each other. Under no circumstances will this
Sublease be construed as creating a partnership or joint venture between the
parties to this Sublease.

 

40.                   Each signatory
to this Sublease acknowledges receipt of an executed copy of this Sublease.

 

41.                   This Sublease
will not be valid and binding on the Sublandlord and Subtenant unless and until
it has been completely executed by and delivered to both parties and the
Landlord has consented to this Sublease.

 

IN
WITNESS WHEREOF the Sublandlord and the Subtenant have duly
affixed their signatures under hand and seal on this 25th day of May, 2007.

 

	
   

  	
   

  	
  R.W.A. Financial Services,
  Inc.

  	
   

  
	
  /s/ Witness

  	
   

  	
  Per: 

  	
  Wendy Jo Allen

  	
  (SEAL)

  
	
  Witness

  	
   

  	
   

  	
  Secretary/Treasurer

  	
   

  
	
   

  	
   

  	
   

  	
  R.W.A. Financial Services,
  Inc.

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  CreditCards.com, Inc.

  	
   

  
	
  /s/ Faith Johnson

  	
   

  	
  Per: 

  	
  Christopher Speltz

  	
  (SEAL)

  
	
  Witness

  	
   

  	
   

  	
  CFO

  	
   

  

 

Consent of Landlord to Sublease

 

The undersigned, the
landlord in the Master Lease of 7/11/2002 [CJS], hereby acknowledges consent to
the foregoing Sublease Agreement. The Landlord will provide both the
Sublandlord and the Subtenant with notice of any breach by the Subtenant under
the Master Lease.

 

Dated:                                 ,
20    .

 

	
   

  	
   

  	
  Aspen Properties

  	
   

  
	
   

  	
   

  	
  Per: 

  	
   

  	
  (SEAL)

  
	
  Witness

  	
   

  	
   

  	
   

  	
   

  

 

 

********************

 

Lease

 

TOWER OF THE HILLS

 

********************

 

Between

 

RWA FINANCIAL SERVICES, INC.

(Tenant)

 

and

 

CARRAMERICA REALTY, L.P.,

t/a TOWER OF THE HILLS

(Landlord)

 

 

1

 

TABLE OF
CONTENTS

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
  Page

  
	
  1.

  	
   

  	
  LEASE AGREEMENT

  	
   

  	
  2

  
	
  2.

  	
   

  	
  RENT

  	
   

  	
  3

  
	
   

  	
  A.

  	
  Type
  of Rent

  	
   

  	
  3

  
	
   

  	
   

  	
  (1)

  	
  Base Rent

  	
   

  	
  3

  
	
   

  	
   

  	
  (2)

  	
  Operating Cost
  Share Rent

  	
   

  	
  3

  
	
   

  	
   

  	
  (3)

  	
  Additional Rent

  	
   

  	
  3

  
	
   

  	
   

  	
  (4)

  	
  Rent

  	
   

  	
  3

  
	
   

  	
  B.

  	
  Payment
  of Operating Cost Share Rent

  	
   

  	
  3

  
	
   

  	
   

  	
  (1)

  	
  Payment of
  Estimated Operating Cost Share Rent

  	
   

  	
  3

  
	
   

  	
   

  	
  (2)

  	
  Correction of
  Operating Cost Share Rent

  	
   

  	
  4

  
	
   

  	
  C.

  	
  Definitions

  	
   

  	
  4

  
	
   

  	
   

  	
  (1)

  	
  Included
  Operating Costs

  	
   

  	
  4

  
	
   

  	
   

  	
  (2)

  	
  Excluded
  Operating Costs

  	
   

  	
  4

  
	
   

  	
   

  	
  (3)

  	
  Taxes

  	
   

  	
  5

  
	
   

  	
   

  	
  (4)

  	
  Lease
  Year

  	
   

  	
  6

  
	
   

  	
   

  	
  (5)

  	
  Fiscal
  Year

  	
   

  	
  6

  
	
   

  	
   

  	
  (6)

  	
  Lease
  Month

  	
   

  	
  6

  
	
   

  	
  D.

  	
  Computation
  of Base Rent and Rent Adjustments

  	
   

  	
  6

  
	
   

  	
   

  	
  (1)

  	
  Prorations

  	
   

  	
  6

  
	
   

  	
   

  	
  (2)

  	
  Default
  Interest

  	
   

  	
  6

  
	
   

  	
   

  	
  (3)

  	
  Rent
  Adjustments

  	
   

  	
  6

  
	
   

  	
   

  	
  (4)

  	
  Miscellaneous

  	
   

  	
  6

  
	
  3.

  	
   

  	
   

  	
  PREPARATION
  AND CONDITION OF PREMISES: POSSESSION AND 

  	
   

  	
  7

  
	
  SURRENDER OF PREMISES

  	
   

  	
   

  
	
   

  	
  A.

  	
   

  	
  Condition
  of Premises

  	
   

  	
  7

  
	
   

  	
  B.

  	
   

  	
  Tenant’s
  Possession

  	
   

  	
  7

  
	
   

  	
  C.

  	
   

  	
  Maintenance

  	
   

  	
  7

  
	
  4.

  	
   

  	
   

  	
  PROJECT SERVICES

  	
   

  	
  7

  
	
   

  	
  A.

  	
   

  	
  Heating
  and Air Conditioning

  	
   

  	
  7

  
	
   

  	
  B.

  	
   

  	
  Elevators

  	
   

  	
  7

  
	
   

  	
  C.

  	
   

  	
  Electricity

  	
   

  	
  7

  
	
   

  	
  D.

  	
   

  	
  Water

  	
   

  	
  8

  
	
   

  	
  E.

  	
   

  	
  Janitorial
  Service

  	
   

  	
  8

  
	
   

  	
  F.

  	
   

  	
  Parking

  	
   

  	
  8

  
	
   

  	
  G.

  	
   

  	
  Interruption
  of Services

  	
   

  	
  8

  
	
  5.

  	
   

  	
   

  	
  ALTERATIONS AND REPAIRS.

  	
   

  	
  8

  
	
   

  	
  A.

  	
   

  	
  Landlord’s
  Consent and Conditions

  	
   

  	
  8

  
	
   

  	
  B.

  	
   

  	
  Damages
  to Systems

  	
   

  	
  9

  
	
   

  	
  C.

  	
   

  	
  No
  Liens

  	
   

  	
  10

  
	
   

  	
  D.

  	
   

  	
  Ownership
  of Improvements

  	
   

  	
  10

  
	
   

  	
  E.

  	
   

  	
  Removal
  at Termination

  	
   

  	
  10

  
	
  6.

  	
   

  	
   

  	
  USE OF PREMISES

  	
   

  	
  10

  
	
  7.

  	
   

  	
   

  	
  GOVERNMENTAL REQUIREMENTS AND BUILDING RULES

  	
   

  	
  11

  

 

ii

 

	
  8.

  	
   

  	
   

  	
  WAIVER OF CLAIMS; INDEMNIFICATION; INSURANCE

  	
   

  	
  11

  
	
   

  	
  A.

  	
   

  	
  Waiver
  of Claims

  	
   

  	
  11

  
	
   

  	
  B.

  	
   

  	
  Indemnification

  	
   

  	
  11

  
	
   

  	
  C.

  	
   

  	
  Tenant’s
  Insurance

  	
   

  	
  12

  
	
   

  	
  D.

  	
   

  	
  Insurance
  Certificates

  	
   

  	
  13

  
	
   

  	
  E.

  	
   

  	
  Landlord’s
  Insurance

  	
   

  	
  13

  
	
  9.

  	
   

  	
   

  	
  FIRE AND OTHER CASUALTY

  	
   

  	
  13

  
	
   

  	
  A.

  	
   

  	
  Termination

  	
   

  	
  13

  
	
   

  	
  B.

  	
   

  	
  Restoration

  	
   

  	
  13

  
	
  10.

  	
   

  	
   

  	
  EMINENT DOMAIN

  	
   

  	
  13

  
	
  11.

  	
   

  	
   

  	
  RIGHTS RESERVED TO LANDLORD

  	
   

  	
  14

  
	
   

  	
  A.

  	
   

  	
  Name

  	
   

  	
  14

  
	
   

  	
  B.

  	
   

  	
  Signs

  	
   

  	
  14

  
	
   

  	
  C.

  	
   

  	
  Window
  Treatments

  	
   

  	
  14

  
	
   

  	
  D.

  	
   

  	
  Keys

  	
   

  	
  14

  
	
   

  	
  E.

  	
   

  	
  Access

  	
   

  	
  14

  
	
   

  	
  F.

  	
   

  	
  Preparation
  for Reoccupancy

  	
   

  	
  14

  
	
   

  	
  G.

  	
   

  	
  Heavy
  Articles

  	
   

  	
  14

  
	
   

  	
  H.

  	
   

  	
  Show
  Premises

  	
   

  	
  14

  
	
   

  	
  I.

  	
   

  	
  Relocation
  of Tenant

  	
   

  	
  14

  
	
   

  	
  J.

  	
   

  	
  Use
  of Lockbox

  	
   

  	
  15

  
	
   

  	
  K.

  	
   

  	
  Repairs
  and Alterations

  	
   

  	
  15

  
	
   

  	
  L.

  	
   

  	
  Landlord’s
  Agents

  	
   

  	
  15

  
	
   

  	
  M.

  	
   

  	
  Building
  Services

  	
   

  	
  15

  
	
   

  	
  N.

  	
   

  	
  Other
  Actions

  	
   

  	
  15

  
	
  12.

  	
   

  	
   

  	
  TENANT’S DEFAULT

  	
   

  	
  15

  
	
   

  	
  A.

  	
   

  	
  Rent
  Default

  	
   

  	
  16

  
	
   

  	
  B.

  	
   

  	
  Assignment/Sublease
  or Hazardous Substances Default

  	
   

  	
  16

  
	
   

  	
  C.

  	
   

  	
  Other
  Performance Default

  	
   

  	
  16

  
	
   

  	
  D.

  	
   

  	
  Credit
  Default

  	
   

  	
  16

  
	
   

  	
  E.

  	
   

  	
  Vacation
  or Abandonment Default

  	
   

  	
  16

  
	
  13.

  	
   

  	
   

  	
  LANDLORD REMEDIES

  	
   

  	
  16

  
	
   

  	
  A.

  	
   

  	
  Termination
  of Lease or Possession

  	
   

  	
  16

  
	
   

  	
  B.

  	
   

  	
  Lease
  Termination Damages

  	
   

  	
  16

  
	
   

  	
  C.

  	
   

  	
  Possession
  Termination Damages

  	
   

  	
  17

  
	
   

  	
  D.

  	
   

  	
  Landlord’s
  Remedies Cumulative

  	
   

  	
  17

  
	
   

  	
  E.

  	
   

  	
  Waiver of Trial by Jury

  	
   

  	
  17

  
	
   

  	
  F.

  	
   

  	
  Litigation
  Costs

  	
   

  	
  17

  
	
  14.

  	
   

  	
   

  	
  SURRENDER

  	
   

  	
  17

  
	
  15.

  	
   

  	
   

  	
  HOLDOVER

  	
   

  	
  18

  
	
  16.

  	
   

  	
   

  	
  SUBORDINATION TO GROUND TEASES AND MORTGAGES

  	
   

  	
  18

  
	
   

  	
  A.

  	
   

  	
  Subordination

  	
   

  	
  18

  
	
   

  	
  B.

  	
   

  	
  Termination
  of Ground Lease or Foreclosure of Mortgage

  	
   

  	
  18

  
	
   

  	
  C.

  	
   

  	
  Security
  Deposit

  	
   

  	
  18

  
	
   

  	
  D.

  	
   

  	
  Notice
  and Rights to Cure

  	
   

  	
  18

  
	
   

  	
  E.

  	
   

  	
  Definitions

  	
   

  	
  19

  
	
  17.

  	
   

  	
   

  	
  ASSIGNMENT AND SUBLEASE

  	
   

  	
  19

  
	
   

  	
  A.

  	
   

  	
  In
  General

  	
   

  	
  19

  

 

iii

 

	
   

  	
  B.

  	
   

  	
  Landlord’s Consent

  	
   

  	
  19

  
	
   

  	
  C.

  	
   

  	
  Procedure

  	
   

  	
  19

  
	
   

  	
  D.

  	
   

  	
  Change of Management or Ownership

  	
   

  	
  20

  
	
   

  	
  E.

  	
   

  	
  Excess Payments

  	
   

  	
  20

  
	
   

  	
  F.

  	
   

  	
  Recapture

  	
   

  	
  20

  
	
  18.

  	
   

  	
   

  	
  CONVEYANCE BY LANDLORD

  	
   

  	
  20

  
	
  19.

  	
   

  	
   

  	
  ESTOPPEL CERTIFICATE

  	
   

  	
  20

  
	
  20.

  	
   

  	
   

  	
  SECURITY DEPOSIT

  	
   

  	
  20

  
	
  21.

  	
   

  	
   

  	
  FORCE MAJEURE

  	
   

  	
  21

  
	
  22.

  	
   

  	
   

  	
  NOTICES

  	
   

  	
  21

  
	
   

  	
  A.

  	
   

  	
  Landlord

  	
   

  	
  21

  
	
   

  	
  B.

  	
   

  	
  Tenant

  	
   

  	
  21

  
	
  23.

  	
   

  	
   

  	
  QUIET POSSESSION

  	
   

  	
  22

  
	
  24.

  	
   

  	
   

  	
  REAL ESTATE BROKER

  	
   

  	
  22

  
	
  25.

  	
   

  	
   

  	
  MISCELLANEOUS

  	
   

  	
  22

  
	
   

  	
  A.

  	
   

  	
  Successors and Assigns

  	
   

  	
  22

  
	
   

  	
  B.

  	
   

  	
  Date Payments Are Due

  	
   

  	
  22

  
	
   

  	
  C.

  	
   

  	
  Meaning of

  	
   

  	
  22

  
	
   

  	
  D.

  	
   

  	
  Time of the Essence

  	
   

  	
  22

  
	
   

  	
  E.

  	
   

  	
  No Option

  	
   

  	
  22

  
	
   

  	
  F.

  	
   

  	
  Severability

  	
   

  	
  22

  
	
   

  	
  G.

  	
   

  	
  Governing Law

  	
   

  	
  22

  
	
   

  	
  H.

  	
   

  	
  Lease Modification

  	
   

  	
  23

  
	
   

  	
  I.

  	
   

  	
  No Oral Modification

  	
   

  	
  23

  
	
   

  	
  J.

  	
   

  	
  Landlord’s Right to Cure

  	
   

  	
  23

  
	
   

  	
  K.

  	
   

  	
  Captions

  	
   

  	
  23

  
	
   

  	
  L.

  	
   

  	
  Authority

  	
   

  	
  23

  
	
   

  	
  M.

  	
   

  	
  Landlord’s Enforcement of Remedies

  	
   

  	
  23

  
	
   

  	
  N.

  	
   

  	
  Entire Agreement

  	
   

  	
  23

  
	
   

  	
  O.

  	
   

  	
  Landlord’s Title

  	
   

  	
  23

  
	
   

  	
  P.

  	
   

  	
  Light and Air Rights

  	
   

  	
  23

  
	
   

  	
  Q.

  	
   

  	
  Singular and Plural

  	
   

  	
  23

  
	
   

  	
  R.

  	
   

  	
  No Recording by Tenant

  	
   

  	
  23

  
	
   

  	
  S.

  	
   

  	
  Exclusivity

  	
   

  	
  23

  
	
   

  	
  T.

  	
   

  	
  No Construction Against Drafting Party

  	
   

  	
  24

  
	
   

  	
  U.

  	
   

  	
  Survival

  	
   

  	
  24

  
	
   

  	
  V.

  	
   

  	
  Rent Not Based on Income

  	
   

  	
  24

  
	
   

  	
  W.

  	
   

  	
  Building Manager and Service Providers

  	
   

  	
  24

  
	
   

  	
  X.

  	
   

  	
  Late Charge and Interest on Late Payments

  	
   

  	
  24

  
	
   

  	
  Y.

  	
   

  	
  Tenant’s Financial Statements

  	
   

  	
  24

  
	
   

  	
  Z.

  	
   

  	
  Usury Savings

  	
   

  	
  24

  
	
   

  	
  AA.

  	
   

  	
  Waiver of Warranties

  	
   

  	
  24

  
	
  26.

  	
   

  	
   

  	
  UNRELATED BUSINESS INCOME

  	
   

  	
  25

  
	
  27.

  	
   

  	
   

  	
  HAZARDOUS SUBSTANCES

  	
   

  	
  25

  
	
  28.

  	
   

  	
   

  	
  EXCULPATION

  	
   

  	
  25

  
	
  29.

  	
   

  	
   

  	
  LANDLORD’S LIEN

  	
   

  	
  26

  

 

iv

 

APPENDIX A - LEGAL DESCRIPTION OF LAND AND
PLAN OF THE PREMISES

APPENDIX B - RULES AND REGULATIONS

APPENDIX C - TENANT IMPROVEMENT AGREEMENT

APPENDIX D - MORTGAGES CURRENTLY AFFECTING
THE PROJECT

APPENDIX E - COMMENCEMENT DATE CONFIRMATION

 

v

 

LEASE

 

THIS LEASE (the “Lease”)
is made as of July 11, 2002 [fill in prior to
execution], between CarrAmerica Realty, L.P., t/a Tower of the Hills
(the “Landlord”), and the Tenant as named in the Schedule below. The
term “Project” means the building (the “Building”) known as “Tower
of the Hills” and the land (the “Land”) located at 13809 Research
Boulevard, Austin, Texas 78750, and legally described in Appendix A. “Premises”
means that part of the Project leased to Tenant described in the Schedule and outlined on Appendix A.

 

The following schedule
(the “Schedule”) is an integral part of this Lease. Terms defined in
this Schedule shall have the same meaning throughout the Lease.

 

SCHEDULE

 

1.                         Tenant: RWA
Financial Services, Inc.

 

2.                         Premises:
Suite 910

 

3.                         Rentable
Square Feet: approximately 1,726

 

4.                         Tenant’s
Proportionate Share: 1.137% (based upon a total of 151,861
rentable square feet in the Building)

 

5.                         Security
Deposit: $2,859.41

 

6.                         Tenant’s
Real Estate Broker for this Lease: Bill Anderson: Office Leasing Advisors

 

7.                         Landlord’s
Real Estate Broker for this Lease: None

 

8.                         Tenant
Improvements, if any: See the Tenant Improvement Agreement attached hereto as
Appendix C

 

9.                         Commencement
Date: September 1, 2002, but if the Premises are subject to new
construction pursuant to Appendix C, then the Completion Date, as defined
therein, if it is later; Landlord and Tenant shall execute a Commencement Date
Confirmation substantially in the form of Appendix E promptly following the
Commencement Date.

 

10.                   Termination
Date/Term: Sixty-four (64) months after the Commencement Date, provided
that, if the Commencement Date is not the first day of a month, then sixty-four
(64) months after the first day of the following month.

 

11.                   Guarantor: None

 

12.                   Base Rent:

 

	
  Period

  	
   

  	
  Annual Base Rent

  	
   

  	
  Monthly Base Rent

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Lease Months 1-4

  	
   

  	
  N/A

  	
   

  	
  $

  	
  0.00

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Lease Months
  5-64

  	
   

  	
  $

  	
  16,397.00 

  	
  ($9.50 psf)

  	
  $

  	
  1,366.42

  	
   

  
								

 

13.                   Initial
estimated Operating Cost Share Rent: $17,915.88 per year/$ 1,492.99 per month.

 

1.                       LEASE
AGREEMENT. On the terms stated in this Lease, Landlord leases the
Premises to Tenant, and Tenant leases the Premises from Landlord, for the Term
beginning on the Commencement Date and ending on the Termination Date unless
extended or sooner terminated pursuant to this Lease.

 

2

 

2.                       RENT.

 

A.                    Types of
Rent. Tenant shall pay the following Rent in the form of a check to
Landlord at the following address:

 

CarrAmerica Realty, L.P.,
Austin

t/a Tower of the Hills 

P.O. Box 642825

Pittsburgh, PA 15264-2825

 

or by wire transfer as
follows:

 

PNC Bank

ABA Number: 043000096

Account Number: 1004339225

 

or in such other manner
as Landlord may notify Tenant:

 

(1)                         Base
Rent in monthly installments in advance, the first monthly installment
payable on the fifth (5th) Lease Month of this Lease and thereafter
on or before the first day of each month of the Term in the amount set forth on
the Schedule.

 

(2)                         Operating
Cost Share Rent in an amount equal to the Tenant’s Proportionate Share of
the Operating Costs for the applicable Fiscal Year (as defined below) of the
Lease, paid monthly in advance in an estimated amount, provided that once
Tenant commences the payment of Base Rent, such Operating Cost Share Rent shall
be paid concurrently with Base Rent. Definitions of Operating Costs and Tenant’s
Proportionate Share, and the method for billing and payment of Operating Cost
Share Rent are set forth in Sections 2B, 2C and 2D.

 

(3)                         Additional
Rent in the amount of all costs, expenses, liabilities, and amounts which
Tenant is required to pay under this Lease, excluding Base Rent and Operating
Cost Share Rent, but including any interest for late payment of any item of
Rent.

 

(4)                         Rent
as used in this Lease means Base Rent, Operating Cost Share Rent and Additional
Rent. Tenant’s agreement to pay Rent is an independent covenant, with no right
of setoff, deduction or counterclaim of any kind.

 

B.                      Payment of
Operating Cost Share Rent.

 

(1)                         Payment
of Estimated Operating Cost Share Rent. Landlord shall estimate the
Operating Costs of the Project (including Taxes, as defined below) by April 1
of each Fiscal Year, or as soon as reasonably possible thereafter. Landlord may
revise these estimates whenever it obtains more accurate information, such as
the final real estate tax assessment or tax rate for the Project.

 

Within
ten (10) days after receiving the original or revised estimate from Landlord,
Tenant shall pay Landlord one-twelfth (l/12th) of Tenant’s Proportionate Share
of the

 

3

 

estimated Operating
Costs, multiplied by the number of months that have elapsed in the applicable
Fiscal Year to the date of such payment including the current month, minus
payments previously made by Tenant for the months elapsed. On the first day of
each month thereafter, Tenant shall pay Landlord one-twelfth (1/12th) of Tenant’s
Proportionate Share of this estimate, until a new estimate becomes applicable.

 

(2)                         Correction
of Operating Cost Share Rent. Landlord shall deliver to Tenant a report for
the previous Fiscal Year (the “Operating Cost Report”) by May 15 of each
year, or as soon as reasonably possible thereafter, setting forth (a) the
actual Operating Costs incurred, (b) the amount of Operating Cost Share Rent
due from Tenant (inclusive of any Equitable Adjustments thereto), and (c) the
amount of Operating Cost Share Rent paid by Tenant. Within twenty (20) days
after such delivery, Tenant shall pay to Landlord the amount due minus the
amount paid. If the amount paid exceeds the amount due, Landlord shall apply
the excess to Tenant’s payments of Operating Cost Share Rent next coming due.

 

C.                      Definitions.

 

(1)                         Included
Operating Costs. “Operating Costs” means any expenses, costs and
disbursements of any kind, paid or incurred by Landlord in connection with the
management (including any management fees), maintenance, operation, insurance,
repair, replacement and other related activities in connection with any part of
the Project and of the personal property, fixtures, machinery, equipment,
systems and apparatus used in connection therewith, including the cost of
providing those services required to be furnished by Landlord under this Lease.
Operating Costs shall also include Taxes and the costs of any capital
improvements which are intended to reduce Operating Costs or improve safety,
and those made to keep the Project in compliance with governmental requirements
applicable from time to time (collectively, “Included Capital Items”);
provided, that the costs of any Included Capital Item shall be amortized by Landlord,
together with an amount equal to interest at ten percent (10%) per annum, over
the estimated useful life of such item and such amortized costs are only
included in Operating Costs for that portion of the useful life of the Included
Capital Item which falls within the Term.

 

If the
Project is not fully occupied during any portion of any Fiscal Year, Landlord
may adjust (an “Equitable Adjustment”) actual Operating Costs to equal
what would have been incurred by Landlord had the Project been fully occupied.
This Equitable Adjustment shall apply only to Operating Costs which are
variable and therefore increase as occupancy of the Project increases. In
addition to applying an Equitable Adjustment to Operating Costs actually
incurred by Landlord during a Fiscal Year, Landlord may incorporate the
Equitable Adjustment in its estimates of Operating Costs.

 

If
Landlord does not furnish any particular service whose cost would have
constituted an Operating Cost to a tenant other than Tenant who has undertaken
to perform such service itself, Operating Costs shall be increased by the
amount which Landlord would have incurred if it had furnished the service to
such tenant.

 

(2)                      Excluded
Operating Costs. Operating Costs shall not include:

 

 (a)                 costs of
alterations of tenant premises;

 

4

 

 (b)                costs of capital
improvements other than Included Capital Items;

 

 (c)                 interest and
principal payments on mortgages or any other debt costs, or rental payments on
any ground lease of the Project;

 

 (d)                real estate
brokers’ leasing commissions;

 

 (e)                 legal fees, space
planner fees and advertising expenses incurred with regard to leasing the
Building or portions thereof;

 

 (f)                   any cost or
expenditure for which Landlord is reimbursed, by insurance proceeds or
otherwise, except by Operating Cost Share Rent;

 

 (g)                the cost of any
service furnished to any office tenant of the Project which Landlord does not
make available to Tenant;

 

 (h)                depreciation
(except on any Included Capital Items);

 

 (i)                    franchise or
income taxes imposed upon Landlord, except to the extent imposed in lieu of all
or any part of Taxes;

 

 (j)                    legal and
auditing fees which are for the benefit of Landlord such as collecting
delinquent rents, preparing tax returns and other financial statements, and
audits other than those incurred in connection with the preparation of reports
required pursuant to Section 2B above;

 

 (k)                 the wages of any
employee for services not related directly to the management, maintenance,
operation and repair of the Building; and

 

 (l)                    fines,
penalties and interest.

 

(3)                      Taxes.
“Taxes” means any and all taxes, assessments and charges of any kind,
general or special, ordinary or extraordinary, levied against the Project,
which Landlord shall pay or become obligated to pay in connection with the
ownership, leasing, renting, management, use, occupancy, control or operation
of the Project or of the personal property, fixtures, machinery, equipment,
systems, and apparatus used in connection therewith. Taxes shall include real
estate taxes, personal property taxes, sewer rents, water rents, special or
general assessments, transit taxes, ad valorem taxes, assessments by any
property owners association or under any deed or other restrictive covenants
and any tax levied on the rents hereunder or the interest of Landlord under
this Lease (the “Rent Tax”) Taxes shall also include all fees and other
costs and expenses paid by Landlord in reviewing any tax and in seeking a
refund or reduction of any Taxes, whether or not the Landlord is ultimately
successful.

 

For
any year, the amount to be included in Taxes (a) from taxes or assessments
payable in installments, shall be the amount of the installments (with any
interest) due and

 

5

 

payable during such year,
and (b) from all other Taxes, shall at Landlord’s election be the amount
accrued, assessed, or otherwise imposed for such year or the amount due and
payable in such year. Any refund or other adjustment to any Taxes by the taxing
authority, shall apply during the year in which the adjustment is made.

 

Taxes shall not include any net income
(except Rent Tax), capital, stock, succession, transfer, franchise, gift,
estate or inheritance tax, except to the extent that such tax shall be imposed
in lieu of any portion of Taxes.

 

(4)                       Lease
Year. “Lease Year” means each consecutive twelve-month period
beginning with the Commencement Date, except that if the Commencement Date is
not the first day of a calendar month, then the first Lease Year shall be the
period from the Commencement Date through the final day of the twelve months
after the first day of the following month, and each subsequent Lease Year
shall be the twelve months following the prior Lease Year.

 

(5)                       Fiscal
Year. “Fiscal Year” means the calendar year, except that the first
Fiscal Year and the last Fiscal Year of the Term may be a partial calendar
year.

 

(6)                       Lease
Month. “Lease Month” means each of the twelve (12) calendar months
occurring during a Lease Year, except that if the Commencement Date is not the
first day of a calendar month, then the first Lease Month shall be the period
from the Commencement Date through the final day of the following calendar
month.

 

D.                       Computation
of Base Rent and Rent Adjustments.

 

(1)                       Prorations.
If this Lease begins on a day other than the first day of a month, Base Rent
and Operating Cost Share Rent shall be prorated for such partial month based on
the actual number of days in such month. If this Lease begins on a day other than
the first day, or ends on a day other than the last day, of the Fiscal Year,
Operating Cost Share Rent shall be prorated for the applicable Fiscal Year.

 

(2)                       Default
Interest. Any sum due from Tenant to Landlord not paid when due shall bear
interest from the date due until paid at the lesser of (i) the maximum legal
rate allowed by law or (ii) eighteen percent (18%) per annum.

 

(3)                       Rent
Adjustments. The square footage of the Premises and the Building set form
in the Schedule are conclusively deemed to be the actual square footage
thereof, without regard to any subsequent remeasurement of the Premises or the
Building. If any Operating Cost paid in one Fiscal Year relates to more than
one Fiscal Year, Landlord may proportionately allocate such Operating Cost
among the related Fiscal Years.

 

(4)                       Miscellaneous.
So long as Tenant is in default of any obligation under this Lease, Tenant
shall not be entitled to any refund of any amount from Landlord. If this Lease
is terminated for any reason prior to the annual determination of Operating
Cost Share Rent, either party shall pay the full amount due to the other within
fifteen (15) days after Landlord’s notice to Tenant of the amount when it is
determined. Landlord may commingle any payments made with respect to Operating
Cost Share Rent, without payment of interest.

 

6

 

3.                         PREPARATION
AND CONDITION OF PREMISES: POSSESSION AND SURRENDER OF PREMISES.

 

A.                      Condition
of Premises. Except to the extent of the Tenant Improvements item on the
Schedule, Landlord is leasing the Premises to Tenant “as is”, without any
obligation to alter, remodel, improve, repair or decorate any part of the
Premises. Landlord shall cause the Premises to be completed in accordance with
the Tenant Improvement Agreement attached as Appendix C.

 

B.                        Tenant’s
Possession. Tenant’s taking possession of any portion of the Premises shall
be conclusive evidence that the Premises was in good order, repair and
condition. If Landlord authorizes Tenant to take possession of any part of the
Premises prior to the Commencement Date for purposes of doing business, all terms
of this Lease shall apply to such pre-Term possession, including Base Rent at
the rate set forth for the First Lease Year in the Schedule prorated for any
partial month.

 

C.                        Maintenance.
Throughout the Term, Tenant shall maintain the Premises in their condition as
of the Commencement Date, loss or damage caused by the elements, ordinary wear,
and fire and other casualty excepted, and at the termination of this Lease, or
Tenant’s right to possession, Tenant shall return the Premises to Landlord in
broom-clean condition. To the extent Tenant fails to perform either obligation,
Landlord may, but need not, restore the Premises to such condition and Tenant
shall pay the cost thereof.

 

4.                         PROJECT SERVICES. Landlord shall furnish services as follows:

 

A.                      Heating
and Air Conditioning. During the normal business hours of 7:00 a.m. to 6:00
p.m., Monday through Friday, and 8:00 a.m. to 1:00 p.m. on Saturday, excluding
New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day,
Christmas Day, and any other holiday taken by tenants occupying at least
one-half (1⁄2) of the Rentable Square Feet of office space in the Building, as
announced from time to time by Landlord, Landlord shall furnish heating and air
conditioning to provide a comfortable temperature, in Landlord’s judgment, for
normal business operations, except to the extent Tenant installs equipment
which adversely affects the temperature maintained by the air conditioning
system. If Tenant installs such equipment, Landlord may install supplementary
air conditioning units in the Premises, and Tenant shall pay to Landlord upon
demand as Additional Rent the cost of installation, operation and maintenance
thereof.

 

Landlord shall
furnish heating and air conditioning after business hours if Tenant provides
Landlord reasonable prior notice, and pays Landlord all then current charges
for such additional heating or air conditioning.

 

B.                        Elevators.
Landlord shall provide passenger elevator service during normal business hours
to Tenant in common with Landlord and all other tenants. Landlord shall provide
limited passenger service at other times, except in case of an emergency.

 

C.                        Electricity.
Landlord shall provide sufficient electricity to operate normal office lighting
and equipment. Tenant shall not install or operate in the Premises any
electrically operated equipment or other machinery, other than business
machines and equipment normally employed for general office use which do not
require high electricity consumption for operation, without obtaining

 

7

 

the prior written consent
of Landlord. If any or all of Tenant’s equipment requires electricity
consumption in excess of that which is necessary to operate normal office
equipment, such consumption (including consumption for computer or telephone
rooms and special HVAC equipment) shall be submetered by Landlord at Tenant’s
expense, and Tenant shall reimburse Landlord as Additional Rent for the cost of
its submetered consumption based upon Landlord’s average cost of electricity.
Such Additional Rent shall be in addition to Tenant’s obligations pursuant to
Section 2A(2) to pay its Proportionate Share of Operating Costs.

 

D.                       Water.
Landlord shall furnish hot and cold tap water for drinking and toilet purposes.
Tenant shall pay Landlord for water furnished for any other purpose as
Additional Rent at rates fixed by Landlord. Tenant shall not permit water to be
wasted.

 

E.                         Janitorial
Service. Landlord shall furnish janitorial service as generally provided to
other tenants in the Building.

 

F.                         Parking.
Landlord shall provide parking areas for the Project, as designated by Landlord
from time to time, for the nonexclusive use by Tenant and its employees and
other invitees in common with Landlord and other tenants of Project and their
respective employees and other invitees. Tenant shall not use greater than one
(1) parking space within the Project (including visitor parking spaces) for
every three hundred (300) Rentable Square Feet contained within the Premises. Tenant shall have no right to exclusive
parking with respect to any parking spaces within the Project, and Tenant shall
not tow cars or otherwise enforce its parking rights against third parties.
Tenant shall not allow its employees or other invitees to park within any
public streets adjacent to the Project. Landlord shall not be responsible for
enforcing Tenant’s parking rights against third parties and Landlord shall have
no liability to Tenant due to Tenant’s inability to utilize parking spaces
within the Project; however, Landlord shall have the right, but not the
obligation, to impose reasonable rules and regulations as Landlord may deem
necessary to regulate parking within the Project, including registration of
license plate numbers for vehicles driven by Tenant’s employees, issuance and
monitoring of parking tags or permits and/or designation of exclusive parking
spaces. Landlord shall not be liable for any damage or loss to any automobile
(or property therein) parked in, on or about such parking areas, or for any
injury sustained by any person in, on or about such areas.

 

G.                        Interruption
of Services. If any of the Building equipment or machinery ceases to
function properly for any cause Landlord shall use reasonable diligence to
repair the same promptly. Landlord’s inability to furnish, to any extent, the
Project services set forth in this Section 4, or any cessation thereof
resulting from any causes, including any entry for repairs pursuant to this
Lease, and any renovation, redecoration or rehabilitation of any area of the
Building shall not render Landlord liable for damages to either person or
property or for interruption or loss to Tenant’s business, nor be construed as
an eviction of Tenant, nor work an abatement of any portion of Rent, nor
relieve Tenant from fulfillment of any covenant or agreement hereof.

 

5.                         ALTERATIONS
AND REPAIRS.

 

A.                      Landlord’s
Consent and Conditions. Tenant shall not make any improvements or
alterations to the Premises (the “Work”) without in each instance
submitting plans and specifications for the Work to Landlord and obtaining
Landlord’s prior written consent. Tenant shall pay Landlord’s standard charge
for review of the plans and all other items submitted by Tenant. Landlord will
be

 

8

 

deemed to be acting
reasonably in withholding its consent for any Work which (a) impacts the base
structural components or systems of the Building, (b) impacts any other tenant’s
premises, or (c) is visible from outside the Premises.

 

Tenant shall
reimburse Landlord for actual costs incurred for review of the plans and all
other items submitted by Tenant. Tenant shall pay for the cost of all Work. All
Work shall become the property of Landlord upon its installation, except for
Tenant’s trade fixtures and for items which Landlord requires Tenant to remove
at Tenant’s cost at the termination of the Lease pursuant to Section 5E. Tenant
shall designate those items which it considers to be its trade fixtures in any
request for Landlord’s approval of alterations. Any alterations not designated
as such in Tenant’s request shall be deemed not to be trade fixtures.
All Initial Improvements constructed under Appendix C shall become the property
of Landlord upon installation, and shall be surrendered to Landlord with the
Premises at the termination of this Lease or of Tenant’s right to possession.

 

The following
requirements shall apply to all Work:

 

(1)                      Prior to
commencement, Tenant shall furnish to Landlord building permits, certificates
of insurance satisfactory to Landlord, and, at Landlord’s request, security for
payment of all costs.

 

(2)                      Tenant shall
perform all Work so as to maintain peace and harmony among other contractors
serving the Project and shall avoid interference with other work to be
performed or services to be rendered in the Project.

 

(3)                      The Work
shall be performed in a good and workmanlike manner, meeting the standard for
construction and quality of materials in the Building, and shall comply with
all insurance requirements and all applicable governmental laws, ordinances and
regulations (“Governmental Requirements”).

 

(4)                      Tenant shall
perform all Work so as to minimize or prevent disruption to other tenants, and
Tenant shall comply with all reasonable requests of Landlord in response to
complaints from other tenants.

 

(5)                      Tenant shall
perform all Work in compliance with Landlord’s “Policies, Rules and Procedures
for Construction Projects” in effect at the time the Work is performed.

 

(6)                      Tenant shall
permit Landlord to supervise all Work. Landlord may charge a supervisory fee
not to exceed fifteen percent (15%) of labor, material, and all other costs of
the Work, if Landlord’s employees or contractors perform the Work.

 

(7)                      Upon
completion, Tenant shall furnish Landlord with contractor’s affidavits and full
and final statutory waivers of liens from all contractors and subcontractors,
as-built plans and specifications, and receipted bills covering all labor and
materials, and all other close-out documentation required in Landlord’s “Policies,
Rules and Procedures for Construction Projects”.

 

B.                        Damage
to Systems. If any part of the mechanical, electrical or other systems in
the Premises shall be damaged, Tenant shall promptly notify Landlord, and
Landlord shall repair such

 

9

 

damage. Landlord may also
at any reasonable time make any repairs or alterations which Landlord deems
necessary for the safety or protection of the Project, or which Landlord is
required to make by any court or pursuant to any Governmental Requirement.
Tenant shall at its expense make all other repairs necessary to keep the
Premises, and Tenant’s fixtures and personal property, in good order, condition
and repair; to the extent Tenant fails to do so within ten (10) days after written
demand by Landlord (or with no demand in the case of an emergency), Landlord
may make such repairs itself. The cost of any repairs made by Landlord on
account of Tenant’s default, or on account of the mis-use or neglect by Tenant
or its invitees, contractors or agents anywhere in the Project, shall become
Additional Rent payable by Tenant on demand.

 

C.                        No
Liens. Tenant has no authority to cause or permit any lien or encumbrance
of any kind to affect Landlord’s interest in the Project; any such lien or
encumbrance shall attach to Tenant’s interest only. If any mechanic’s lien
shall be filed or claim of lien made for work or materials furnished to Tenant,
then Tenant shall at its expense within ten (10) days thereafter either
discharge or contest the lien or claim. If Tenant contests the lien or claim,
then Tenant shall (i) within such ten (10) day period, provide Landlord
adequate security for the lien or claim by bonding in accordance with the Texas
Property Code, (ii) contest the lien or claim in good faith by appropriate
proceedings that operate to stay its enforcement, and (iii) pay promptly any
final adverse judgment entered in any such proceeding. If Tenant does not
comply with these requirements, Landlord may discharge the lien or claim, and
the amount paid, as well as attorney’s fees and other expenses incurred by
Landlord, shall become Additional Rent payable by Tenant on demand.

 

D.                       Ownership
of Improvements. All Work as defined in this Section 5, partitions,
hardware, equipment, machinery and all other improvements and all fixtures
except trade fixtures, constructed in the Premises by either Landlord or
Tenant, (i) shall become Landlord’s property upon installation without
compensation to Tenant, unless Landlord consents otherwise in writing, and (ii)
shall at Landlord’s option either (a) be surrendered to Landlord with the
Premises at the termination of the Lease or of Tenant’s right to possession, or
(b) be removed in accordance with Subsection 5E below (unless Landlord, at the
time it gives its consent to the performance of such construction, expressly
waives in writing the right to require such removal).

 

E.                         Removal
at Termination. Upon the termination of this Lease or Tenant’s right of
possession, Tenant shall remove from the Project its trade fixtures, furniture,
moveable equipment and other personal property, any improvements required to be
removed by Tenant pursuant to Section 5D, and any improvements made by Tenant
to any portion of the Project other than the Premises. Nothing in this Section
5 shall require Tenant to remove any part of the Initial Improvements (as
defined in Appendix C). Tenant shall repair all damage caused by the
installation or removal of any of the foregoing items. If Tenant does not
timely remove such property, then Tenant shall be conclusively presumed to
have, at Landlord’s election (i) conveyed such property to Landlord without
compensation or (ii) abandoned such property, and Landlord may dispose of or
store any part thereof in any manner at Tenant’s sole cost, without waiving
Landlord’s right to claim from Tenant all expenses arising out of Tenant’s
failure to remove the property, and without liability to Tenant or any other
person. Landlord shall have no duty to be a bailee of any such personal
property. If Landlord elects abandonment, Tenant shall pay to Landlord, upon
demand, any expenses incurred for removal, repair or disposition.

 

6.                         USE OF
PREMISES. Tenant shall use the Premises only for general office
purposes. Tenant shall not allow any use of the Premises which will negatively
affect the cost of

 

10

 

coverage of Landlord’s
insurance on the Project. Tenant shall not allow any inflammable or explosive
liquids or materials to be kept on the Premises. Tenant shall not allow any use
of the Premises which would cause the value or utility of any part of the
Premises to diminish or would interfere with any other tenant or with the
operation of the Project by Landlord. Tenant shall not permit any nuisance or
waste upon the Premises, or allow any offensive noise or odor in or around the
Premises.

 

If any
governmental authority shall deem the Premises to be a “place of public
accommodation” under the Americans with Disabilities Act or any other
comparable law as a result of Tenant’s use, Tenant shall either modify its use
to cause such authority to rescind its designation or be responsible for any
alterations, structural or otherwise, required to be made to the Building or
the Premises under such laws.

 

7.
                      GOVERNMENTAL
REQUIREMENTS AND BUILDING RULES. Tenant shall comply with all
Governmental Requirements applying to its use of the Premises. Tenant shall
also comply with all reasonable rules established for the Project from time to
time by Landlord. The present rules and regulations are contained in Appendix
B. Failure by another tenant to comply with the rules or failure by Landlord to
enforce them shall not relieve Tenant of its obligation to comply with the
rules or make Landlord responsible to Tenant in any way. Landlord shall use
reasonable efforts to apply the rules and regulations uniformly with respect to
Tenant and tenants in the Building under leases containing rules and
regulations similar to this Lease. In the event of alterations and repairs
performed by Tenant, Tenant shall comply with the provisions of Section 5 of
this Lease and also Landlord’s “Policies, Rules and Regulations for
Construction Projects.”

 

8.                         WAIVER
OF CLAIMS; INDEMNIFICATION; INSURANCE.

 

A.                      Waiver of
Claims. To the extent permitted by law, Tenant waives any claims it may
have against Landlord or its officers, directors, employees or agents for
business interruption or damage to property sustained by Tenant as the result
of any act or omission of Landlord, to the extent typically covered under policies
of “All Risks” Property Insurance.

 

To the extent
permitted by law, Landlord waives any claims it
may have against Tenant or its officers, directors, employees or
agents for loss of rents (other than Rent) or damage to property sustained by
Landlord as the result of any act or omission of Tenant, to the extent
typically covered under policies of “All Risks” Property Insurance.

 

B.                        Indemnification.
Tenant shall indemnify, defend and hold harmless Landlord and its officers,
directors, employees and agents against any claim by any third party for injury
to any person or damage to or loss of any property occurring in the Project and
arising from the use or occupancy of the Premises or from any other act or
omission or negligence of Tenant or any of Tenant’s employees or agents. Tenant’s
obligations under this section shall survive the termination of this Lease.

 

Landlord shall
indemnify, defend and hold harmless Tenant and its officers, directors,
employees and agents against any claim by any third party for injury to any
person or damage to or loss of any property occurring in the Project and
arising from any act or omission or negligence of Landlord or any of Landlord’s
employees or agents. Landlord’s obligations under this section shall survive
the termination of this Lease.

 

11

 

C.                        Tenant’s
Insurance. Tenant shall maintain insurance as follows, with such other
terms, coverages and insurers, as Landlord shall reasonably require from time
to time:

 

(1)                      Commercial
General Liability Insurance, with (a) Contractual Liability including the
indemnification provisions contained in this Lease, (b) a severability of
interest endorsement, (c) limits of not less than Two Million Dollars
($2,000,000) combined single limit per occurrence and not less than Two Million
Dollars ($2,000,000) in the aggregate fir bodily injury, sickness or death, and
property damage, and umbrella coverage of not less than Five Million Dollars
($5,000,000).

 

(2)                      Property
Insurance against “All Risks” of physical loss covering the replacement cost of
all improvements, fixtures and personal property. Tenant waives all rights of
subrogation, and Tenant’s property insurance shall include a waiver of
subrogation in favor of Landlord and its employees and agents.

 

(3)                      Workers’
compensation or similar insurance in form and amounts required by law, and
Employer’s Liability with not less than the following limits:

 

	
  Each Accident

  	
   

  	
  $

  	
  500,000

  	
   

  
	
  Disease–Policy Limit

  	
   

  	
  $

  	
  500,000

  	
   

  
	
  Disease–Each Employee

  	
   

  	
  $

  	
  500,000

  	
   

  

 

Such
insurance shall contain a waiver of subrogation provision in favor of Landlord
and its employees and agents.

 

Tenant’s insurance
shall be primary and not contributory to that carried by Landlord, its agents,
or mortgagee. Landlord, and if any, Landlord’s building manager or agent,
mortgagee and ground lessor shall be named as additional insureds as respects
to insurance required of the Tenant in Section 8C(1). The company or companies
writing any insurance which Tenant is required to maintain under this Lease, as
well as the form of such insurance, shall at all times be subject to Landlord’s
approval, and any such company shall be licensed to do business in the state in
which the Building is located. Such insurance companies shall have an A.M. Best
rating of A VI or better.

 

Tenant shall cause
any contractor of Tenant performing work on the Premises to maintain insurance
as follows, with such other terms, coverages and insurers, as Landlord shall
reasonably require from time to time:

 

(1)                      Commercial
General Liability Insurance, including contractor’s liability coverage,
contractual liability coverage, completed operations coverage, broad form
property damage endorsement, and contractor’s protective liability coverage, to
afford protection with limits, for each occurrence, of not less than One
Million Dollars ($1,000,000) with respect to personal injury, death or property
damage.

 

(2)                      Workers’
compensation or similar insurance in form and amounts required by law, and
Employer’s Liability with not less than the following limits:

 

12

 

	
  Each Accident

  	
   

  	
  $

  	
  500,000

  	
   

  
	
  Disease–Policy Limit

  	
   

  	
  $

  	
  500,000

  	
   

  
	
  Disease–Each Employee

  	
   

  	
  $

  	
  500,000

  	
   

  

 

Such
insurance shall contain a waiver of subrogation provision in favor of Landlord
and its employees and agents.

 

Tenant’s
contractor’s insurance shall be primary and not contributory to that carried by
Tenant, Landlord, their agents or mortgagees. Tenant and Landlord, and if any,
Landlord’s building manager or agent, mortgagee or ground lessor shall be named
as additional insured on Tenant’s contractor’s insurance policies.

 

D.                       Insurance
Certificates. Tenant shall deliver to Landlord certificates evidencing all
required insurance no later than five (5) days prior to the Commencement Date
and each renewal date. Each certificate will provide for thirty (30) days prior
written notice of cancellation to Landlord and Tenant.

 

E.                         Landlord’s
Insurance. Landlord shall maintain “All-Risk” property insurance at
replacement cost, including loss of rents, on the Building, and Commercial
General Liability insurance policies covering the common areas of the Building,
each with such terms, coverages and conditions as are normally carried by
reasonably prudent owners of properties similar to the Project. With respect to
property insurance, Landlord and Tenant mutually waive all rights of
subrogation, and the respective “All-Risk” coverage property insurance policies
carried by Landlord and Tenant shall contain enforceable waiver of subrogation
endorsements.

 

9.                         FIRE
AND OTHER CASUALTY.

 

A.                      Termination.
If a fire or other casualty causes substantial damage to the Building or the
Premises, Landlord shall engage a registered architect to certify within one
(1) month of the casualty to both Landlord and Tenant the amount of time needed
to restore the Building and the Premises to tenantability, using standard
working methods. If the time needed exceeds twelve (12) months from the
beginning of the restoration, or two (2) months therefrom if the restoration
would begin during the last twelve (12) months of the Lease, then in the case
of the Premises, either Landlord or Tenant may terminate this Lease, and in the
case of the Building, Landlord may terminate this Lease, by notice to the other
party within ten (10) days after the notifying party’s receipt of the architect’s
certificate. The termination shall be effective thirty (30) days from the date
of the notice and Rent shall be paid by Tenant to that date, with an abatement
for any portion of the Premises which has been untenantable after the casualty.

 

B.                        Restoration.
If a casualty causes damage to the Building or the Premises but this Lease is
not terminated for any reason, then subject to the rights of any mortgagees or
ground lessors, Landlord shall obtain the applicable insurance proceeds and
diligently restore the Building and the Premises subject to current
Governmental Requirements. Tenant shall replace its damaged improvements,
personal property and fixtures. Rent shall be abated on a per diem basis during
the restoration for any portion of the Premises which is untenantable, except
to the extent mat Tenant’s negligence caused the casualty.

 

10.                  EMINENT
DOMAIN. If a part of the Project is taken by eminent domain or deed in
lieu thereof which is so substantial that the Premises cannot reasonably be
used by Tenant for the

 

13

 

operation of its
business, then either party may terminate this Lease effective as of the date
of the taking. If any substantial portion of the Project is taken without
affecting the Premises, then Landlord may terminate this Lease as of the date
of such taking. Rent shall abate from the date of the taking in proportion to
any part of the Premises taken. The entire award for a taking of any kind shall
be paid to Landlord. Tenant may pursue a separate award for its  trade fixtures and moving expenses in
connection with the taking, but only if such recovery does not reduce the award
payable to Landlord. All obligations accrued to the date of the taking shall be
performed by the party liable to perform said obligations, as set forth herein.

 

11.                  RIGHTS
RESERVED TO LANDLORD. Landlord may exercise at any time any of the
following rights respecting the operation of the Project without liability to
the Tenant of any kind:

 

A.                      Name.
To change the name or street address of the Building or the suite number(s) of
the Premises.

 

B.                        Signs.
To install and maintain any signs on the exterior and in the interior of the
Building, and to approve at its sole discretion, prior to installation, any of
Tenant’s signs in the Premises visible from the common areas or the exterior of
the Building.

 

C.                        Window
Treatments. To approve, at its discretion, prior to installation, any
shades, blinds, ventilators or window treatments of any kind, as well as any
lighting within the Premises that may be visible from the exterior of the
Building or any interior common area.

 

D.                       Keys.
To retain and use at any time passkeys to enter the Premises or any door within
the Premises. Tenant shall not alter or add any lock or bolt.

 

E.                         Access.
To have access to inspect the Premises, and to perform its obligations, or make
repairs, alterations, additions or improvements, as permitted by this Lease.

 

F.                         Preparation
for Reoccupancy. To decorate, remodel, repair, alter or otherwise prepare
the Premises for reoccupancy at any time after Tenant abandons the Premises,
without relieving Tenant of any obligation to pay Rent.

 

G.                        Heavy
Articles. To approve the weight, size, placement and time and manner of
movement within the Building of any safe, central filing system or other heavy
article of Tenant’s property. Tenant shall move its property entirely at its
own risk.

 

H.                       Show
Premises. To show the Premises to prospective purchasers, tenants, brokers,
lenders, investors, rating agencies or others at any reasonable time, provided
that Landlord gives prior notice to Tenant and does not materially interfere
with Tenant’s use of the Premises.

 

I.                          Relocation
of Tenant. If and only if Texas Guaranteed Student Loan (another tenant in
the Project) enters into an agreement with Landlor to lease the Premises, to
relocate the Tenant one time only during the men current term of the Lease,
upon sixty (60) days’ prior written notice, from all of the Premises (the “Old
Premises”) to another area in the Project (the “new premises”), provided
that:

 

(1)                      the size of
the new premises is approximately equal to the size of the Old

 

14

 

Premises and, if the
Rentable Square Feet within the new premises is more or less than the Old
Premises, Base Rent and Tenant’s Proportionate Share shall be adjusted
proportionately, provided that in no event will Base Rent increase from the
Base Rent listed in Item 12 of the Schedule of this Lease;

 

(2)                      Landlord
pays the cost of moving the Tenant and improving the raw premises to the
standard of the Old Premises, including, without limitation, the cost of
recabling and rewiring Tenant’s data and communication systems, replacement of
reasonable quantities of stationery on hand and all labor and product costs
associated therewith. Tenant shall cooperate with Landlord in all reasonable
ways to facilitate the move, including supervising the movement of files or
fragile equipment, designating new locations for furniture, equipment and new
telephone and electrical outlets, and determining the color of paint in the new
premises;

 

(3)                      Landlord
shall work with Tenant in good faith to ensure that the new premises shall be
substantially the same in size, configuration, decor, interior improvements and
nature as that of the Old Premises, and all reasonable effort shall be made by
Landlord to place the new premises in such condition, at Landlord’s sole cost
and expense.

 

J.                           Use
of Lockbox. To designate a lockbox collection agent for collections of
amounts due Landlord. In that case, the date of payment of Rent or other sums
shall be the date of the agent’s receipt of such payment or the date of actual
collection if payment is made in the form of a negotiable instrument thereafter
dishonored upon presentment. However, Landlord may reject any payment for all
purposes as of the date of receipt or actual collection by mailing to Tenant
within 21 days after such receipt or collection a check equal to the amount sent
by Tenant.

 

K.                       Repairs
and Alterations. To make repairs or alterations to the Project and in doing
so transport any required material through the Premises, to close entrances,
doors, corridors, elevators and other facilities in the Project, to open any ceiling
in the Premises, or to temporarily suspend services or use of common areas in
the Building. Landlord may perform any such repairs or alterations during
ordinary business hours, except that Tenant may require any Work in the
Premises to be done after business hours if Tenant pays Landlord for overtime
and any other expenses incurred. Landlord may do or permit any work on any
nearby building, land, street, alley or way.

 

L.                         Landlord’s
Agents. If Tenant is in default under this Lease, possession of Tenant’s
funds or negotiation of Tenant’s negotiable instrument by any of Landlord’s
agents shall not waive any breach by Tenant or any remedies of Landlord under
this Lease.

 

M.                    Building
Services. To install, use and maintain through the Premises, pipes, conduits,
wires and ducts serving the Building, provided that such installation, use and
maintenance does not unreasonably interfere with Tenant’s use of the Premises.

 

N.                       Other
Actions. To take any other action which Landlord deems reasonable in
connection with the operation, maintenance or preservation of the Building.

 

12.                  TENANT’S
DEFAULT. Any of the following shall constitute a default by Tenant:

 

15

 

A.                      Rent
Default. Tenant fails to pay any Rent when due, and such failure continues
for five (5) days after written notice thereof to Tenant; provided, however,
that Landlord shall have no obligation to provide Tenant any such written
notice more than once in any twelve (12) month period (it being understood and agreed
that the Tenant’s failure to pay Rent when due during any 12-month period in
which one (1) written notice has previously been provided hereunder shall
constitute a default hereunder without any written notice thereof from
Landlord);

 

B.                        Assignment/Sublease
or Hazardous Substances Default. Tenant defaults in its obligations under
Section 17 (Assignment and Sublease) or Section 27 (Hazardous Substances);

 

C.                        Other
Performance Default. Tenant fails to perform any other obligation to
Landlord under this Lease, and, in the case of only the first two (2) such
failures during the Term of this Lease, this failure continues for ten (10)
days after written notice from Landlord, except that if Tenant begins to cure
its failure within the ten (10) day period but cannot reasonably complete its
cure within such period, then, so long as Tenant continues to diligently
attempt to cure its failure, the ten (10) day period shall be extended to
thirty (30) days, or such lesser period as is reasonably necessary to complete
the cure;

 

D.                       Credit
Default. One of the following credit defaults occurs:

 

(1)                      Tenant
commences any proceeding under any law relating to bankruptcy, insolvency,
reorganization or relief of debts, or seeks appointment of a receiver, trustee,
custodian or other similar official for the Tenant or for any substantial part
of its property, or any such proceeding is commenced against Tenant and either
remains undismissed for a period of thirty days or results in the entry of an
order for relief against Tenant which is not fully stayed within seven days
after entry;

 

(2)                      Tenant
becomes insolvent or bankrupt, does not generally pay its debts as they become
due, or admits in writing its inability to pay its debts, or makes a general
assignment for the benefit of creditors;

 

(3)                      Any third
party obtains a levy or attachment under process of law against Tenant’s
leasehold interest.

 

E.                         Vacation
or Abandonment Default. Tenant vacates or abandons tile Premises.

 

13.                  LANDLORD
REMEDIES.

 

A.                      Termination
of Lease or Possession. If Tenant defaults, Landlord may elect by notice to
Tenant either to terminate this Lease or to terminate Tenant’s possession of
the Premises without terminating this Lease. In either case, Tenant shall
immediately vacate the Premises and deliver possession to Landlord, and
Landlord may repossess the Premises and may, at Tenant’s sole cost, remove any
of Tenant’s signs and any of its other property, without relinquishing its
right to receive Rent or any other right against Tenant.

 

B.                        Lease
Termination Damages. If Landlord terminates the Lease, Tenant shall pay to
Landlord all Rent due on or before the date of termination, plus Landlord’s
reasonable estimate of the aggregate Rent that would have been payable from the
date of termination through the

 

16

 

Termination Date, reduced
by the rental value of the Premises calculated as of the date of termination
for the same period, taking into account anticipated vacancy prior to
reletting, reletting expenses and market concessions, both discounted to
present value at the rate of five percent (5%) per annum. If Landlord shall
relet any part of the Premises for any part of such period before such present
value amount shall have been paid by Tenant or finally determined by a court,
then the amount of Rent payable pursuant to such reletting (taking into account
vacancy prior to reletting and any reletting expenses or concessions) shall be
deemed to be the reasonable rental value for that portion of the Premises relet
during the period of the reletting.

 

C.                        Possession
Termination Damages. If Landlord terminates Tenant’s right to possession
without terminating the Lease and Landlord takes possession of the Premises
itself, Landlord may relet any part of the Premises for such Rent, for such
time, and upon such terms as Landlord in its sole discretion shall determine,
without any obligation to do so prior to renting other vacant areas in the
Building. Any proceeds from reletting the Premises shall first be applied to
the expenses of reletting, including redecoration, repair, alteration,
advertising, brokerage, legal, and other reasonably necessary expenses. If the
reletting proceeds after payment of expenses are insufficient to pay the full
amount of Rent under this Lease, Tenant shall pay such deficiency to Landlord
monthly upon demand as it becomes due. Any excess proceeds shall be retained by
Landlord.

 

D.                       Landlord’s
Remedies Cumulative. All of Landlord’s remedies under this Lease shall be
in addition to all other remedies Landlord may have at law or in equity. Waiver
by Landlord of any breach of any obligation by Tenant shall be effective only
if it is in writing, and shall not be deemed a waiver of any other breach, or
any subsequent breach of the same obligation. Landlord’s acceptance of payment
by Tenant shall not constitute a waiver of any breach by Tenant, and if the
acceptance occurs after Landlord’s notice to Tenant, or termination of the
Lease or of Tenant’s right to possession, the acceptance shall not affect such
notice or termination. Acceptance of payment by Landlord after commencement of
a legal proceeding or final judgment shall not affect such proceeding or
judgment. Landlord may advance such monies and take such other actions for
Tenant’s account as reasonably may be required to cure or mitigate any default
by Tenant. Tenant shall immediately reimburse Landlord for any such advance,
and such sums shall bear interest at the default interest rate under Section
2D(2) above until paid.

 

E.                         Waiver
of Trial by Jury. EACH PARTY WAIVES TRIAL BY JURY IN THE EVENT OF ANY LEGAL
PROCEEDING BROUGHT BY THE OTHER IN CONNECTION WITH THIS LEASE. EACH PARTY SHALL
BRING ANY ACTION AGAINST THE OTHER IN CONNECTION WITH THIS LEASE IN A FEDERAL
OR STATE COURT LOCATED IN TRAVIS COUNTY, TEXAS, CONSENTS TO THE JURISDICTION OF
SUCH COURTS, AND WAIVES ANY RIGHT TO HAVE ANY PROCEEDING TRANSFERRED FROM SUCH
COURTS ON THE GROUND OF IMPROPER VENUE OR INCONVENIENT FORUM.

 

F.                         Litigation
Costs. Tenant shall pay Landlord’s reasonable attorneys’ fees and other
costs in enforcing this Lease, whether or not suit is filed.

 

14.                  SURRENDER.
Upon termination of this Lease or Tenant’s right to possession, Tenant shall
return the Premises to Landlord in good order and condition, ordinary wear and
casualty damage excepted. If Landlord requires Tenant to remove any
alterations, then Tenant shall remove

 

17

 

the alterations in a good
and workmanlike manner and restore the Premises to its condition prior to their
installation.

 

15.                  HOLDOVER.
Tenant shall have no right to holdover possession of the Premises after the
expiration or termination of this Lease without Landlord’s prior written
consent, which consent may be withheld in Landlord’s sole and absolute
discretion. If, however, Tenant retains possession of any part of the Premises
after the Term, Tenant shall become a month-to-month tenant for the entire
Premises upon all of the terms of this Lease as might be applicable to such
month-to- month tenancy, except that Tenant shall pay all of Base Rent and
Operating Cost Share Rent at double the rate in effect immediately prior to
such holdover, computed on a monthly basis for each full or partial month
Tenant remains in possession. Tenant shall also pay Landlord all of Landlord’s
direct and consequential damages resulting from Tenant’s holdover, and Tenant
shall indemnify and hold Landlord harmless from and against any and all claims
made by other tenants or prospective tenants against Landlord for delay by
Landlord in delivering possession of the Premises because of any such holdover.
No acceptance of Rent or other payments by Landlord under these holdover
provisions shall operate as a waiver of Landlord’s right to regain possession
upon demand, or any other of Landlord’s remedies.

 

16.                  SUBORDINATION
TO GROUND LEASES AND MORTGAGES.

 

A.                      Subordination.
This Lease shall be subordinate to any present or future ground lease or
mortgage respecting the Project, and any amendments to such ground lease or
mortgage, at the election of the ground lessor or mortgagee as the case may be,
effected by notice to Tenant in the manner provided in this Lease. The
subordination shall be effective upon such notice, but at the request of
Landlord or ground lessor or mortgagee, Tenant shall within ten (10) days of
the request, execute and deliver to the requesting party any reasonable
documents provided to evidence the subordination. Any mortgagee has the right,
at its option, to subordinate its mortgage to the terms of this Lease, without
notice to, nor the consent of, Tenant.

 

B.                        Termination
of Ground Lease or Foreclosure of Mortgage. If any ground lease is
terminated or mortgage foreclosed or deed in lieu of foreclosure given and the
ground lessor, mortgagee, or purchaser at a foreclosure sale shall thereby
become the owner of the Project, at the option of such ground lessor, mortgagee
or purchaser, Tenant shall attorn to such ground lessor or mortgagee or
purchaser without any deduction or setoff by Tenant, and this Lease shall
continue in effect as a direct lease between Tenant and such ground lessor,
mortgagee or purchaser. The ground lessor or mortgagee or purchaser shall be
lible as Landlord only during the time such ground lessor or mortgagee or
purchaser is the owner of the Project. At the request of Landlord, ground
lessor or mortgagee, Tenant shall execute and deliver within ten (10) days of
the request any document furnished by the requesting party to evidence Tenant’s
agreement to attorn.

 

C.                        Security
Deposit. Any ground lessor or mortgagee shall be responsible for the return
of any security deposit by Tenant only to the extent the security deposit is
received by such ground lessor or mortgagee.

 

D.                       Notice
and Right to Cure. The Project is subject to any ground lease and mortgage
identified with name and address of ground lessor or mortgagee in Appendix D to
this Lease (as the same may be amended from time to time by written notice to
Tenant). Tenant agrees to send by registered or certified mail to any ground
lessor or mortgagee identified either in such Appendix or

 

18

 

in any later notice from
Landlord to Tenant a copy of any notice of default sent by Tenant to Landlord.
If Landlord fails to cure such default within the required time period under
this Lease, but ground lessor or mortgagee begins to cure within ten (10) days
after such period and proceeds diligently to complete such cure, then ground
lessor or mortgagee shall have such additional time as is necessary to complete
such cure, including any time necessary to obtain possession if possession is
necessary to cure, and Tenant shall not begin to enforce its remedies so long
as the cure is being diligently pursued.

 

E.                         Definitions.
As used in this Section 16, “mortgage” shall include “deed of trust” and “mortgagee”
shall include “beneficiary” under such deed of trust, “mortgagee” shall include
the mortgagee of any ground lessee, and “ground lessor”, “mortgagee”, and “purchaser
at a foreclosure sale” shall include, in each case, all of its successors and
assigns, however remote.

 

17.                  ASSIGNMENT
AND SUBLEASE.

 

A.                      In
General. Tenant shall not, without the prior consent of Landlord in each
case, (i) make or allow any assignment or transfer, by operation of law or
otherwise, of any part of Tenant’s interest in this Lease, (ii) grant or allow
any lien or encumbrance, by operation of law or otherwise, upon any part of
Tenant’s interest in this Lease, (iii) sublet any part of the Premises, or (iv)
permit anyone other than Tenant and its employees to occupy any part of the
Premises. Tenant shall remain primarily liable for all of its obligations under
this Lease, notwithstanding any assignment or transfer. No consent granted by
Landlord shall be deemed to be a consent to any subsequent assignment or
transfer, lien or encumbrance, sublease or occupancy. Tenant shall pay $750.00
to Landlord to reimburse Landlord for attorneys’ fees and other expenses
incurred in connection with any consent requested by Tenant or in reviewing any
proposed assignment or subletting. Any assignment or transfer, grant of lien or
encumbrance, or sublease or occupancy without Landlord’s prior written consent
shall be void. If Tenant shall assign this Lease or sublet the Premises in its
entirety any rights of Tenant to renew this Lease, extend the Term or to lease
additional space in the Project shall be extinguished thereby and will not be
transferred to the assignee or subtenant, all such rights being personal to the
Tenant named herein.

 

B.                        Landlord’s
Consent. Landlord will not unreasonably withhold its consent to any
proposed assignment or subletting. It shall be reasonable for Landlord to
withhold its consent to any assignment or sublease if (i) Tenant is in default
under this Lease, (ii) the proposed assignee or sublessee is a tenant in the
Project or an affiliate of such a tenant or a party that Landlord has
identified as a prospective tenant in the Project, (iii) the financial
responsibility, nature of business, and character of the proposed assignee or
subtenant are not all reasonably satisfactory to Landlord, (iv) in the
reasonable judgment of Landlord the purpose for which the assignee or subtenant
intends to use the Premises (or a portion thereof) is not in keeping with
Landlord’s standards for the Building or are in violation of the terms of this
Lease or any other leases in the Project, and (v) the proposed assignee or
subtenant is a government entity. The foregoing shall not exclude any other
reasonable basis for Landlord to withhold its consent.

 

C.                        Procedure.
Tenant shall notify Landlord of any proposed assignment or sublease at least
thirty (30) days prior to its proposed effective date. The notice shall include
the name and address of the proposed assignee or subtenant, its corporate
affiliates in the case of a corporation and its partners in a case of a
partnership, an execution copy of the proposed assignment or sublease, and
sufficient information to permit Landlord to determine the financial
responsibility and character of

 

19

 

the proposed assignee or
subtenant. As a condition to any effective assignment of this Lease, the
assignee shall execute and deliver in form satisfactory to Landlord at least
fifteen (15) days prior to the effective date of the assignment, an assumption
of all of the obligations of Tenant under this Lease. As a condition to any
effective sublease, subtenant shall execute and deliver in form satisfactory to
Landlord at least fifteen (15) days prior to the effective date of the
sublease, an agreement to comply with all of Tenant’s obligations under this
Lease, and at Landlord’s option, an agreement (except for the economic
obligations which subtenant will undertake directly to Tenant) to attorn to
Landlord under the terms of the sublease in the event this Lease terminates
before the sublease expires.

 

D.                       Change
of Management or Ownership. Any transfer of the direct or indirect power to
affect the management or policies of Tenant or direct or indirect change in 25%
or more of the ownership interest in Tenant shall constitute an assignment of
this Lease.

 

E.                         Excess
Payments. If Tenant shall assign this Lease or sublet any part of the
Premises for consideration in excess of the pro-rata portion of Rent applicable
to the space subject to the assignment or sublet, then Tenant shall pay to
Landlord as Additional Rent 50% of any such excess immediately upon receipt.

 

F.                         Recapture.
Landlord may, by giving written notice to Tenant within thirty (30) days after
receipt of Tenant’s notice of assignment or subletting for the entire Premises,
terminate this Lease, as of the effective date of the proposed assignment or
sublease and all obligations under this Lease as to the Premises shall expire
except as to any obligations that expressly survive any termination of this
Lease.

 

18.                  CONVEYANCE BY
LANDLORD. If Landlord shall at any time transfer its interest in the
Project or this Lease, Landlord shall be released of any obligations occurring
after such transfer, except the obligation to return to Tenant any security
deposit not delivered to its transferee, and Tenant shall look solely to
Landlord’s successors for performance of such obligations. This Lease shall not
be affected by any such transfer.

 

19.                  ESTOPPEL
CERTIFICATE. Tenant shall, within ten (10) days of receiving a request
from Landlord, execute, acknowledge in recordable form, and deliver to Landlord
or  its designee a certificate
stating, subject to a specific statement of any applicable exceptions, that the
Lease as amended to date is in full force and effect, that the Tenant is paying
Rent and other charges on a current basis, and that to the best of the
knowledge of Tenant, Landlord has committed no uncured defaults and Tenant has
no offsets or claims. Tenant may also be required to state the date of commencement
of payment of Rent, the Commencement Date, the Termination Date, the Base Rent,
the current Operating Cost Share Rent estimate, the status of any improvements
required to be completed by Landlord, the amount of any security deposit, and
such other matters as may be reasonably requested. Failure to deliver such
certificate and statement within the time required shall be conclusive evidence
against Tenant that this Lease, with any amendments identified by Landlord, is
in full force and effect, that there are no uncured defaults by Landlord, that
not more man one month’s Rent has been paid in advance, that Tenant has not
paid any security deposit, and that Tenant has no claims or offsets against
Landlord.

 

20.                  SECURITY
DEPOSIT. Tenant shall deposit with Landlord on the date of this Lease,
security for the performance of all of its obligations in the amount set forth
on the Schedule.

 

20

 

If Tenant defaults under
this Lease, Landlord may use any part of the Security Deposit to make any
defaulted payment, to pay for Landlord’s cure of any defaulted obligation, or
to compensate Landlord for any loss or damage resulting from any default To the
extent any portion of the deposit is used, Tenant shall within five (5) days
after demand from Landlord restore the deposit to its full amount Landlord may
keep the Security Deposit in its general funds and shall not be required to pay
interest to Tenant on the deposit amount If Tenant shall perform all of its
obligations under this Lease and return the Premises to Landlord at the end of
the Term, Landlord shall return all of the remaining Security Deposit to Tenant
within thirty (30) days after the end of the Term. The Security Deposit shall
not serve as an advance payment of Rent or a measure of Landlord’s damages for
any default under this Lease.

 

If Landlord
transfers its interest in the Project or this Lease, Landlord may transfer the
Security Deposit to its transferee. Upon such transfer, Landlord shall have no
further obligation to return me Security Deposit to Tenant, and Tenant’s right
to the return of the Security Deposit shall apply solely against Landlord’s
transferee.

 

21.                  FORCE MAJEURE.
Landlord shall not be in default under this Lease to the extent Landlord is
unable to perform any of its obligations on account of any strike or labor
problem, energy shortage, governmental pre-emption or prescription, national
emergency, or any other cause of any kind beyond the reasonable control of
Landlord (“Force Majeure”).

 

22.                  NOTICES.
All notices, consents, approvals and similar communications to be given by one
party to the other under this Lease, shall be given in writing, mailed or
personally delivered as follows:

 

A.                     Landlord.
To Landlord as follows:

 

c/o CarrAmerica Realty
Corporation 

300 West 6th Street, Suite 1350 

Austin, Texas 78701 

Attn: Managing Director

 

with a copy to:

 

CarrAmerica Realty
Corporation 

1850 K Street, N. W., Suite 500 

Washington, D.C. 20006 

Attn: Lease Administration

 

or to such other person
at such other address as Landlord may designate by notice to Tenant.

 

B.                       Tenant.
To Tenant as follows:

 

RWA Financial Services,
Inc. 

13809 Research Boulevard, Suite 910 

Austin, Texas 78750

 

or to such other person
at such other address as Tenant may designate by notice to Landlord.

 

21

 

Mailed notices
shall be sent by United States certified or registered mail, or by a reputable
national overnight courier service, postage prepaid. Mailed notices shall be deemed
to have been given on the earlier of actual delivery or three (3) business days
after posting in the United States mail in the case of registered or certified
mail, and one business day in the case of overnight courier.

 

23.                  QUIET
POSSESSION. So long as Tenant shall perform all of its obligations
under this Lease, Tenant shall enjoy peaceful and quiet possession of the
Premises against any party claiming through the Landlord.

 

24.                  REAL ESTATE
BROKER. Tenant represents to Landlord that Tenant has not dealt with
any real estate broker with respect to this Lease except for any broker(s)
listed in the Schedule, and no other broker is in any way entitled to any
broker’s fee or other payment in connection with this Lease. Tenant shall
indemnify and defend Landlord against any claims by any other broker or third
party for any payment of any kind in connection with this Lease.

 

25.                  MISCELLANEOUS.

 

A.                      Successors
and Assigns. Subject to the limits on Tenant’s assignment contained in
Section 17, the provisions of this Lease shall be binding upon and inure to the
benefit of all successors and assigns of Landlord and Tenant.

 

B.                        Date
Payments Are Due. Except for payments to be made by Tenant under this Lease
which are due upon demand or are due in advance (such as Base Rent), Tenant
shall pay to Landlord any amount for which Landlord renders a statement of
account within ten days of Tenant’s receipt of Landlord’s statement.

 

C.                        Meaning
of “Landlord”, “Ro-Entry, “including” and “Affiliate”. The term “Landlord”
means only the owner of the Project and the lessor’s interest in this Lease
from time to time. The words “re-entry” and “re-enter” are not restricted to
their technical legal meaning. The words “including” and similar words shall
mean “without limitation.” The word “affiliate” shall mean a person or entity
controlling, controlled by or under common control with the applicable entity. “Control”
shall mean the power directly or indirectly, by contract or otherwise, to
direct the management and policies of the applicable entity.

 

D.                       Time of
the Essence. Time is of the essence of each provision of this Lease.

 

E.                         No
Option. This document shall not be effective for any purpose until it has
been executed and delivered by both parties; execution and delivery by one
party shall not create any option or other right in the other party.

 

F.                         Severability.
The unenforceability of any provision of this Lease shall not affect any other
provision.

 

G.                        Governing
Law. This Lease shall be governed in all respects by the laws of the state
in which the Project is located, without regard to the principles of conflicts
of laws.

 

22

 

H.                       Lease
Modification. Tenant agrees to modify this Lease in any way requested by a
mortgagee which does not cause increased expense to Tenant or otherwise
materially adversely affect Tenant’s interests under this Lease.

 

I.                            No
Oral Modification. No modification of this Lease shall be effective unless
it is a written modification signed by both parties.

 

J.                           Landlord’s
Right to Cure. If Landlord breaches any of its obligations under this
Lease, Tenant shall notify Landlord in writing and shall take no action
respecting such breach so long as Landlord promptly begins to cure the breach
and diligently pursues such cure to its completion. Landlord may cure any
default by Tenant; any expenses incurred shall become Additional Rent due from
Tenant on demand by Landlord.

 

K.                       Captions.
The captions used in this Lease shall have no effect on the construction of
this Lease.

 

L.                         Authority.
Landlord and Tenant each represents to the other that it has full power and
authority to execute and perform this Lease.

 

M.                    Landlord’s
Enforcement of Remedies. Landlord may enforce any of its remedies under
this Lease either in its own name or through an agent.

 

N.                       Entire
Agreement. This Lease,
together with all Appendices, constitutes the entire agreement between the
parties. No representations or agreements of any kind have been made by either
party which are not contained in this Lease.

 

O.                       Landlord’s
Title. Landlord’s title shall always be paramount to the interest of the
Tenant, and nothing in this Lease shall empower Tenant to do anything which
might in any way impair Landlord’s title.

 

P.                         Light
and Air Rights. Landlord does not grant in this Lease any rights to light
and air in connection with Project. Landlord reserves to itself, the Land, the
Building below the improved floor of each floor of the Premises, the Building
above the ceiling of each floor of the Premises, the exterior of the Premises
and the areas on the same floor outside the Premises, along with the areas
within the Premises required for the installation and repair of utility lines
and other items required to serve other tenants of the Building.

 

Q.                       Singular
and Plural. Wherever appropriate in this Lease, a singular term shall be
construed to mean the plural where necessary, and a plural term the singular.
For example, if at any time two parties shall constitute Landlord or Tenant,
then the relevant term shall refer to both parties together.

 

R.                        No
Recording by Tenant. Tenant shall not record in any public records any
memorandum or any portion of this Lease.

 

S.                         Exclusivity.
Landlord does not grant to Tenant in this Lease any exclusive right except the
right to occupy its Premises.

 

23

 

T.                        No
Construction Against Drafting Party. The rule of construction that
ambiguities are resolved against the drafting party shall not apply to this
Lease.

 

U.                       Survival.
All obligations of Landlord and Tenant under this Lease shall survive the
termination of this Lease.

 

V.                        Rent
Not Based on Income. No rent or other payment in respect of the Premises
shall be based in any way upon net income or profits from the Premises. Tenant
may not enter into or permit any sublease or license or other agreement in
connection with the Premises which provides for a rental or other payment based
on net income or profit.

 

W.                   Building
Manager and Service Providers. Landlord may perform any of its obligations
under this Lease through its employees or third parties hired by the Landlord.

 

X.                       Late
Charge and Interest on Late Payments. Without limiting the provisions of
Section 12A, if Tenant fails to pay any installment of Rent or other charge to
be paid by Tenant pursuant to this Lease within five (5) business days after
the same becomes due and payable, then Tenant shall pay a late charge equal to
the greater of five percent (5%) of the amount of such payment or $250. In
addition, interest shall be paid by Tenant to Landlord on any late payments of
Rent from the date due until paid at the rate provided in Section 2D(2). Such
late charge and interest shall constitute Additional Rent due and payable by
Tenant to Landlord upon the date of payment of the delinquent payment referenced
above.

 

Y.                        Tenant’s
Financial Statements. Within ten (10) days after Landlord’s written request
therefor, Tenant shall deliver to Landlord the current audited annual and
quarterly financial statements of Tenant, and annual audited financial statements
of the two (2) years prior to the current year’s financial statements, each
with an opinion of a certified public accountant and including a balance sheet
and profit and loss statement, all prepared in accordance with generally
accepted accounting principles consistently applied.

 

Z.                        Usury
Savings. All agreements between Landlord and Tenant, whether now existing
or hereafter arising and whether written or oral, are hereby expressly limited
so that in no contingency or event whatsoever shall the amount contracted for,
charged or received by Landlord for the use, forbearance or retention of money
hereunder or otherwise exceed the maximum amount which Landlord is legally
entitled to contract for, charge or collect under the applicable state or
federal law. If, from any circumstance whatsoever, fulfillment of any provision
hereof at the time performance of such provision shall be due shall involve
transcending the limit of validity prescribed by law, then the obligation to be
fulfilled shall be automatically reduced to the limit of such validity, and if
from any such circumstance Landlord shall ever receive as interest or otherwise
an amount in excess of the maximum that can be legally collected, that such
amount which would be excessive interest shall be applied to the reduction of
rent hereunder, and if such amount which would be excessive interest exceeds
such rent, then such additional amount shall be refunded to Tenant.

 

AA.            Waiver of
Warranties. TENANT HEREBY WAIVES THE
BENEFIT OF ALL WARRANTIES, EXPRESSED OR IMPLIED, WITH RESPECT TO THE PREMISES
INCLUDING, WITHOUT LIMITATION, ANY IMPLIED WARRANTY THAT THE PREMISES ARE
SUITABLE FOR ANY COMMERCIAL OR OTHER PARTICULAR PURPOSE.

 

24

 

26.                  UNRELATED
BUSINESS INCOME. If Landlord is advised by its counsel at any time that
any part of the payments by Tenant to Landlord under this Lease may be
characterized as unrelated business income under the United States Internal
Revenue Code and its regulations, then Tenant shall enter into any amendment
proposed by Landlord to avoid such income, so long as the amendment does not
require Tenant to make more payments or accept fewer services from Landlord,
than this Lease provides.

 

27.                  HAZARDOUS
SUBSTANCES. Tenant shall not cause or permit any Hazardous Substances
to be brought upon, produced, stored, used, discharged or disposed of in or
near the Project unless Landlord has consented to such storage or use in its
sole discretion. “Hazardous Substances” include those hazardous substances
described in the Comprehensive Environmental Response, Compensation and
Liability Act of 1980, as amended, 42 U.S.C. Section 9601 et seq., the Resource
Conservation and Recovery Act, as amended, 42 U.S.C. Section 6901 et seq., any
other applicable federal, state or local law, and the regulations adopted under
these laws. If any lender or governmental agency shall require testing for
Hazardous Substances in the Premises, Tenant shall pay for such testing. Tenant
agrees to indemnify and hold Landlord harmless from all claims, demands,
actions, liabilities, costs, expenses, damages and obligations of any nature
arising from the contamination of the Project with Hazardous Substances as a
result of or arising out of the use or occupancy of the Premises by Tenant. The
foregoing indemnification shall survive the termination or expiration of this
Lease.

 

28.                  EXCULPATION.
Landlord shall have no personal liability under this Lease; its liability shall
be limited to its interest in the Project, and shall not extend to any other
property or assets of the Landlord. In no event shall any officer, director,
employee, agent, shareholder, partner, member or beneficiary of Landlord be
personally liable for any of Landlord’s obligations hereunder.

 

25

 

29.                  LANDLORD’S LIEN. LANDLORD SHALL HAVE
AND TENANT HEREBY GRANTS TO LANDLORD A CONTINUING SECURITY INTEREST FOR ALL
RENT AND OTHER SUMS OF MONEY BECOMING DUE HEREUNDER FROM TENANT, UPON ALL
GOODS, WARES, EQUIPMENT, FIXTURES, FURNITURE, INVENTORY, ACCOUNTS, CONTRACT
RIGHTS, CHATTEL PAPER AND OTHER PERSONAL PROPERTY OF TENANT SITUATED ON THE
PREMISES, WHICH IS LOCATED AT 13809 RESEARCH BOULEVARD, AUSTIN, TEXAS 78750,
AND SUCH PROPERTY SHALL NOT BE REMOVED THEREFROM WITHOUT THE CONSENT OF
LANDLORD UNTIL ALL ARREARAGES IN RENT AS WELL AS ANY AND ALL OTHER SUMS OF
MONEY THEN DUE TO LANDLORD HEREUNDER SHALL FIRST HAVE BEEN PAID AND DISCHARGED.
PRODUCTS OF COLLATERAL ARE ALSO COVERED. IN THE EVENT OF A DEFAULT UNDER THIS
LEASE, LANDLORD SHALL HAVE, IN ADDITION TO ANY OTHER REMEDIES PROVIDED HEREIN
OR BY LAW, ALL RIGHTS AND REMEDIES UNDER THE UNIFORM COMMERCIAL CODE, INCLUDING
WITHOUT LIMITATION THE RIGHT TO SELL THE PROPERTY DESCRIBED IN THIS PARAGRAPH
AT PUBLIC OR PRIVATE SALE UPON FIVE (5) DAYS NOTICE TO TENANT. TENANT HEREBY
AGREES TO EXECUTE SUCH OTHER INSTRUMENTS NECESSARY OR DESIRABLE IN LANDLORD’S
DISCRETION TO PERFECT THE SECURITY INTEREST HEREBY CREATED. ANY STATUTORY LIEN
FOR RENT IS NOT HEREBY WAIVED, THE EXPRESS CONTRACTUAL LIEN HEREIN GRANTED
BEING IN ADDITION AND SUPPLEMENTARY THERETO. LANDLORD AND TENANT AGREE THAT
THIS LEASE AND SECURITY AGREEMENT SERVES AS A FINANCING STATEMENT AND THAT A
COPY OR PHOTOGRAPHIC OR OTHER REPRODUCTION OF THIS PORTION OF THIS LEASE MAY BE
FILED OF RECORD BY LANDLORD AND HAVE THE SAME FORCE AND EFFECT AS THE ORIGINAL.
THIS SECURITY AGREEMENT AND FINANCING STATEMENT ALSO COVERS FIXTURES LOCATED AT
THE PREMISES, AND MAY BE FILED FOR RECORD IN THE REAL ESTATE RECORDS. TENANT
WARRANT THAT THE COLLATERAL SUBJECT TO THE SECURITY INTEREST GRANTED HEREIN IS
NOT PURCHASED OR USED BY TENANT FOR PERSONAL, FAMILY OR HOUSEHOLD PURPOSES.

 

30.                  EXTENSION
OPTION. Subject to Subsections B and C below, Tenant may at its option
extend the Term of this Lease for the entire Premises for one (1) period of
three (3) years (the “Renewal Term”) upon the same terms contained in
this Lease, excluding the provisions of Appendix C of the Lease and except for
the amount of Base Rent payable during the Renewal Term. Tenant shall have no
additional extension option.

 

A.                      The Base
Rent during the Renewal Term shall be the then prevailing market rate for a
comparable term commencing on the first day of the Renewal Term for tenants of
comparable size and creditworthiness for comparable space in the Building and
other first class office buildings in the vicinity of the Building as
reasonably determined by Landlord.

 

B.                        To
exercise its option, Tenant must deliver an initial non-binding notice to
Landlord not less than twelve (12) months prior to the proposed commencement of
the Renewal Term. At some point between thirteen (13) and eleven (11) months
prior to the proposed commencement of the Renewal Term, Landlord shall
calculate and inform Tenant of the Base Rent for the Premises. Such calculation shall be final and shall not
be recalculated at the actual commencement of the Renewal Term if any. Tenant
shall give Landlord final binding notice of intent to exercise its option to
extend within fifteen (15) days after receiving Landlord’s calculation of Base
Rent. If Tenant fails

 

26

 

to give either its
initial non-binding notice or its final binding notice timely, Tenant will be
deemed to have waived its option to extend.

 

C.                        Tenant’s
option to extend this Lease is subject to the conditions that: (i) on the date
that Tenant delivers its final binding notice exercising its option to extend,
Tenant is not in default under this Lease after the expiration of any
applicable notice and cure periods, and (ii) Tenant shall not have assigned
this Lease, or sublet any portion of the Premises under a sublease which is in
effect at any time during the final 12 months prior to the Renewal Term.

 

31.                  SATELLITE
DISH. Subject to the existing rights of any other tenants or occupants
of the Building, Tenant may at its sole cost install, maintain, and from time
to time replace a small  satellite
dish (a “Dish”) on the roof of the Building, provided that Tenant shall
obtain Landlord’s prior reasonable approval of the proposed size, weight and
location of the Dish and method for fastening the Dish to the roof, and that
Tenant will at its sole cost comply with all Governmental Requirements and the
conditions of any bond or warranty maintained by Landlord on the roof. Landlord
may supervise any roof penetration. Tenant shall repair any damage to the
Building caused by Tenant’s installation, maintenance, replacement, use or
removal of the Dish. The Dish shall remain the property of Tenant, and Tenant
may remove the Dish at its cost at any time during the Term. Tenant shall
remove the Dish at its cost upon expiration or termination of the Lease. Tenant
shall protect, defend, indemnify and hold harmless Landlord from and against
claims, damages, liabilities, costs and expenses of every kind and nature,
including attorneys’ fees, incurred by or asserted against Landlord arising out
of Tenant’s installation, maintenance, replacement, use or removal of the Dish.

 

27

 

IN WITNESS
WHEREOF, the parties hereto have executed this Lease on the dates set forth
below, but to be effective as of the date first set forth above.

 

	
   

  	
  LANDLORD:

  
	
   

  	
   

  	
   

  
	
   

  	
  CARRAMERICA REALTY, LP.,
  t/a Tower of the Hills

  
	
   

  	
   

  
	
   

  	
  By:

  	
  CarrAmerica Realty G.P.
  Holdings, Inc., a Delaware 

  corporation, its general partner

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ [Illegible]

  	
   

  
	
   

  	
  Name:

  	
  [Illegible]

  	
   

  
	
   

  	
  Title:

  	
  VP

  	
   

  
	
   

  	
   

  
	
   

  	
  Address:

  	
  c/o CarrAmerica Realty Corporation

  300 West 6th Street, Suite 1350

  Austin, Texas 78701

  Attention: Managing Director

  
	
   

  	
   

  
	
   

  	
  Date signed : 

  	
  7.11.02

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
   

  
	
   

  	
  RWA FINANCIAL SERVICES, INC.

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Wendy Jo Allen

  	
   

  
	
   

  	
  Name:

  	
  Wendy Jo Allen

  	
   

  
	
   

  	
  Title:

  	
  Secretary/Treasurer

  	
   

  
	
   

  	
   

  
	
   

  	
  Address:

  	
  RWA Financial Services, Inc.

  13809 Research Boulevard, Suite 910

  Austin, Texas 78750

  
	
   

  	
   

  
	
   

  	
  Date signed: 

  	
  7/1/02

  	
   

  
							

 

28

 

APPENDIX
A

 

LEGAL
DESCRIPTION OF LAND AND PLAN OF THE PREMISES

 

 

Lot 1, Block A, TOWER OF
THE HILLS SUBDIVISION, a subdivision in Williamson County, Texas, according to
the map or plat thereof recorded in Cabinet P, Slides 126-127 of the Plat
Records of Williamson County, Texas.

 

 

(see attached floor
plan depicting the Premises)

 

A-1

 

APPENDIX
A

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