Document:

EX-10.11

 Exhibit 10.11 

FOURTH AMENDMENT 
 THIS
FOURTH AMENDMENT (the “Amendment”) is made and entered into as of the 18 day of January, 2018 (“Effective Date”), by and between WHETSTONE ATRIUM, LLC, a Delaware limited liability company
(“Landlord”), and CAMBIUM NETWORKS, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A. Landlord (as
successor-in-interest to Atrium at 3800 Golf, LLC) and Tenant are parties to that certain lease dated January 30, 2012, which has been previously amended by that
certain First Amendment dated March 6, 2012 (“First Amendment”), that certain Second Amendment dated February 21, 2013 (“Second Amendment”) and that certain Third Amendment dated June 3,
2015 (“Third Amendment”) (collectively, the “Lease”). Pursuant to the Lease, Landlord has leased to Tenant space currently containing approximately 34,198 rentable square feet (the “Original
Premises”), described as Suite Nos. 155 and 360 on the first and third floors of the building commonly known as Atrium Corporate Center located at 3800 Golf Road, Rolling Meadows, Illinois 60008 (the
“Building”). 
 B. Tenant has requested that additional space containing approximately 3,507 rentable square feet
adjacent to Suite 360 on the third floor of the Building as shown on Exhibit A hereto (the “Expansion Space”) be added to the Premises and that the Lease be appropriately amended, and Landlord is
willing to do the same on the following terms and conditions. 
 NOW, THEREFORE, in consideration of the mutual covenants and
agreements herein contained and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows: 
  

	1.	Expansion. Effective as of the Expansion Effective Date (defined below), the Premises, as defined in the Lease, is increased from 34,198 Rentable Square Feet to 37,705 Rentable Square Feet by
the addition of the Expansion Space, and from and after the Expansion Effective Date, the Original Premises and the Expansion Space, collectively, shall (except as otherwise set forth in this Amendment) be deemed the Premises, as defined in the
Lease. Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Expansion Space is correct and shall not be remeasured. 

  

	2.	Term. The Term for the Expansion Space (the “Expansion Term”) shall commence on the Expansion Effective Date and end on March 31, 2024 (the “Expansion Termination
Date”). The Expansion Space is subject to all the terms and conditions of the Lease except as expressly modified herein and except that Tenant shall not be entitled to receive any allowances, abatements or other financial concessions
granted with respect to the Original Premises unless such concessions are expressly provided for herein with respect to the Expansion Space. 

  

	 	A.	The “Expansion Effective Date” shall be the later to occur of (i) April 1, 2018 (“Target Expansion Effective Date”), and (ii) the date upon which the
Landlord Expansion Work (as defined in the Work Letter attached as Exhibit B hereto) in the Expansion Space has been substantially completed; provided, however, that if Landlord shall be delayed in substantially completing
the Landlord Expansion 

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Work in the Expansion Space as a result of the occurrence of a Tenant Delay (defined below), then, for purposes of determining the Expansion Effective Date, the date of substantial completion
shall be deemed to be the day that said Landlord Expansion Work would have been substantially completed absent any such Tenant Delay(s). A “Tenant Delay” means any actual delays in the substantial completion of the Landlord Expansion Work
by reason of the following: 

  

	 	1.	Tenant’s failure to furnish information, selections or approvals within any time period specified in the Lease or this Amendment; 

 

	 	2.	Tenant’s selection of non-Building standard equipment or non-Building standard materials that have long lead times after first being
informed by Landlord that the selection may result in a delay; 

  

	 	3.	Changes requested or made by Tenant to previously approved plans and specifications; or 

  

	 	4.	The performance of work in the Expansion Space by Tenant or Tenant’s contractor(s) during the performance of the Landlord Expansion Work. 

The Expansion Space shall be deemed to be substantially completed on the date that Landlord’s architect or contractor reasonably
determines that all Landlord Expansion Work has been performed (or would have been performed absent any Tenant Delays), other than any details of construction, mechanical adjustment or any other matter, the noncompletion of which does not materially
interfere with Tenant’s use of the Expansion Space. Except as provided in Paragraph 1.0 of this Amendment, the adjustment of the Expansion Effective Date and, accordingly, the postponement of Tenant’s obligation to pay Rent on the
Expansion Space shall be Tenant’s sole remedy and shall constitute full settlement of all claims that Tenant might otherwise have against Landlord by reason of the Expansion Space not being ready for occupancy by Tenant on the Target Expansion
Effective Date. If the Expansion Effective Date is postponed, the Expansion Termination Date shall not be similarly extended. 
  

	 	B.	In addition to the postponement, if any, of the Expansion Effective Date as a result of the applicability of Paragraph 1.A of this Amendment, the Expansion Effective Date shall be delayed to the extent that Landlord
fails to deliver possession of the Expansion Space for any other reason (other than Tenant Delays by Tenant), including but not limited to, holding over by prior occupants. Except as provided in Paragraph 1.0 of this Amendment, any such delay in the
Expansion Effective Date shall not subject Landlord to any liability for any loss or damage resulting therefrom. If the Expansion Effective Date is delayed, the Expansion Termination Date shall not be similarly extended. 

 

	 	C.	Notwithstanding anything to the contrary contained herein, in the event the Expansion Effective Date has not occurred by June 30, 2018 for any reason (other than Tenant Delays by Tenant), then, as Tenant’s
sole remedy, Tenant may terminate this Amendment, effective immediately upon notice given to Landlord at any time thereafter and prior to the actual Expansion Effective Date 

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(but the provisions of the Lease shall remain in full force and effect with respect to the Original Premises through the Original Termination Date, defined in Paragraph 4 below), and upon such
notice, this Amendment and the parties’ rights and obligations under hereunder shall terminate without further action by either party, except that the change in notice addresses set forth in Paragraph 9 below shall continue to apply.

  

	3.	Base Rent for the Expansion Space. As of the Expansion Effective Date, the schedule of Base Rent payable with respect to the Expansion Space for the Expansion Term is the following: 

 

													
	 Period
	  	Annual Rate
Per Square Foot	 	  	Annual 
Base Rent	 	  	Monthly 
Base Rent	 
	 Expansion Effective
	  				  				  			
	 Date – 3/31/19*
	  	$	24.50	 	  	$	85,921.50	 	  	$	7,160.13	 
	 4/1/19 – 3/31/20
	  	$	25.00	 	  	$	87,675.00	 	  	$	7,306.25	 
	 4/1/20 – 3/31/21
	  	$	25.50	 	  	$	89,428.50	 	  	$	7,452.38	 
	 4/1/21 – 3/31/22
	  	$	26.00	 	  	$	91,182.00	 	  	$	7,598.50	 
	 4/1/22 – 3/31/23
	  	$	26.50	 	  	$	92,935.50	 	  	$	7,744.63	 
	 4/1/23 – 3/31/24
	  	$	27.00	 	  	$	94,689.00	 	  	$	7,890.75	 

  

	*	If the Expansion Effective Date occurs on a date other than the first day of a calendar month, Base Rent for such initial partial calendar month shall be at the annual rate of $24.50 per square foot set forth above and
prorated based upon the number of days in such partial calendar month. 

 All such Base Rent shall be payable by Tenant in
accordance with the terms of the Lease. 
 Notwithstanding anything to the contrary contained herein, as long as Tenant is not in default,
Tenant shall not be required to pay (i) the Base Rent for the Original Premises otherwise due for the first (1st) full calendar month after the Expansion Effective Date, and (ii) the Base Rent for the Expansion Space otherwise
due for the first three (3) full calendar months after the Expansion Effective Date (the period commencing on the Expansion Effective Date and ending on the last day of the third (3rd) full calendar month thereafter being hereinafter
referred to as the “Base Rent Abatement Period”). Subject to the provisions of this paragraph, the total amount of Base Rent abated during the Base Rent Abatement Period shall be $87,739.02 (the “Abated Base
Rent”), being the sum of (a) $66,258.63 with respect to the Original Premises, plus (b) $21,480.39 with respect to the Expansion Space. If an Event of Default occurs at any time during the Expansion Term, then from and after the
Event of Default, Tenant’s right to abate the Abated Rent shall immediately cease. During the Base Rent Abatement Period, only the Abated Base Rent shall be abated, and all other costs and charges specified in the Lease as Additional Rent
(including, without limitation, the Expense Adjustment Amount, the Tax Adjustment Amount and utility charges) and other costs and charges specified in the Lease for the entire Base Rent Abatement Period shall remain as due and payable pursuant to

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the provisions of the Lease. In the event Tenant is unable to recapture the full amount set forth above, Tenant shall have no further right to recapture nor any right or claim against Landlord
for any remaining Abated Base Rent not yet credited or applied. Tenant’s forfeiture of any remaining Abated Base Rent not yet applied if an Event of Default occurs shall not limit or affect any of Landlord’s other rights pursuant to this
Lease or at law or in equity. 
  

	4.	Extension of Initial Term for the Original Premises. The parties acknowledge that the Initial Term of the Lease with respect to the Original Premises is currently scheduled to expire on February 28,
2023 (the “Original Termination Date”). In consideration of the leasing of the Expansion Space to Tenant, the Initial Term of the Lease with respect to the Original Premises is hereby extended in order to be co-terminus with the Expansion Term and therefore shall expire on the Expansion Termination Date, rather than the Original Termination Date. Commencing as of March 1, 2023, Tenant shall pay Base Rent with
respect to the Original Premises at the annual rate of $25.75 per square foot of the Rentable Square Footage of the Original Premises ($73,383.21 per month) for twelve (12) months, and as of March 1, 2024, such Base Rent shall increase by
($0.50) per square foot of the Rentable Area of the Original Premises ($74,808.13 per month) for the last month of the Initial Term, as herein extended. 

  

	5.	Additional Rent for the Expansion Space. Commencing as of January 1, 2019, in addition to Base Rent for the Expansion Space, Tenant also shall pay Tenant’s Share of (a) the Expense Excess
and (b) the Tax Excess with respect to the Expansion Space, in the manner and at the times set forth in Article 4 of the Lease, except that the following shall apply with respect to the Expansion Space only: 

 

	 	(i)	“Tenant’s Share” for the Expansion Space shall mean 0.726%; 

  

	 	(ii)	“Base Year” with respect to the Expansion Space (the “Expansion Space Base Year”) shall mean calendar year 2018; and 

 

	 	(iii)	The terms of Section 4.5.3 of the Lease shall not apply to the Expansion Space Base Year. 

The Expansion Space Base Year shall apply to the Expansion Space only and shall not affect or change the Base Year with respect to the Original
Premises, which shall remain calendar year 2012 for the remainder of the Initial Term of the Lease, as extended pursuant to Paragraph 4 above. 
  

	6.	Improvements to Expansion Space. 

  

	 	A.	Condition of Expansion Space. Tenant has inspected the Expansion Space and agrees to accept the same “as is” without any agreements, representations, understandings or obligations on the part of
Landlord to perform any alterations, repairs or improvements, except as may be expressly provided otherwise in this Amendment. 

  

	 	B.	Responsibility for Improvements to Expansion Space. Landlord shall perform improvements to the Expansion Space in accordance with the Work Letter attached hereto as Exhibit B. 

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	7.	Early Access to Expansion Space. During any period that Tenant shall be permitted to enter the Expansion Space prior to the Expansion Effective Date (e.g., to perform alterations or improvements as
permitted in the subsequent grammatical paragraph), Tenant shall comply with all terms and provisions of the Lease, except those provisions requiring payment of Base Rent or Additional Rent as to the Expansion Space. If Tenant takes possession of
the Expansion Space prior to the Expansion Effective Date for any reason whatsoever (other than the performance of work in the Expansion Space as permitted in the subsequent grammatical paragraph), such possession shall be subject to all the terms
and conditions of the Lease and this Amendment, and Tenant shall pay Base Rent as applicable to the Expansion Space to Landlord on a per diem basis for each day of occupancy prior to the Expansion Effective Date. 

 

	    	Tenant and its contractors shall be afforded reasonable access to the Expansion Space during the approximately two (2) weeks preceding the Expansion Effective Date, as reasonably estimated by Landlord (the
“Early Access Period”), subject, in each instance, to Landlord’s reasonable scheduling and supervision, solely for purposes of installing data and communications wiring and equipment and furniture systems being purchased
and installed by Tenant, provided, however, that Tenant’s early access for such limited purposes shall not interfere with the performance of the Landlord Expansion Work, as reasonably determined by Landlord. Landlord’s scheduling and
supervision of such work shall not render Landlord responsible for the performance of such work or for any defect therein. Any interference which delays the completion of the Landlord Expansion Work shall constitute a Tenant Delay, as defined in
Paragraph 2.A above, and Landlord shall have the right, on notice to Tenant, to cause Tenant or any such contractor, workman or supplier to leave the Expansion Space if Landlord determines that any such party is or may interfere with the activities
of Landlord. Tenant further agrees that any entry into the Expansion Space shall be at Tenant’s own risk, and Landlord shall not be liable for any injury, loss or damage which may occur to any of Tenant’s property or Tenant’s
installations made in the Expansion Space. 

  

	8.	Renewal Options. The First Renewal Option and the Second Renewal Option set forth in Section 2.2 of the Lease shall be exercised, if at all, with respect to both the Original Premises and the
Expansion Space. 

  

	9.	Notice Provision. Commencing on the Effective Date, Landlord’s Notice Addresses set forth in the Basic Lease Provisions are hereby deleted and replaced with the following: 

Landlord: 

Whetstone Atrium, LLC 
 do Spear
Street Capital 
 One Market Plaza 

Spear Tower, Suite 4125 
 San
Francisco, CA 94105 
 Attention: John Grassi 

With a copy to: 
 Strategic
Leasing Law Group, LLP 
 10 South Riverside Plaza, Suite 1830 

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Chicago, IL 60606 
 Attention: Ellen B. Friedler 

And with a copy to: 

Whetstone Atrium, LLC 
 do Spear
Street Capital 
 450 Lexington Avenue, 39th Floor 

New York, NY 10017 
 Attention:
                             
  

	10.	Miscellaneous. 

  

	 	A.	This Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein. There have been no additional oral or written representations or agreements. Under no circumstances shall
Tenant be entitled to any Rent abatement, improvement allowance, leasehold improvements, or other work to the Premises, or any similar economic incentives that may have been provided Tenant in connection with entering into the Lease, unless
specifically set forth in this Amendment. 

  

	 	B.	Except as herein modified or amended, the provisions, conditions and terms of the Lease shall remain unchanged and in full force and effect. 

 

	 	C.	In the case of any inconsistency between the provisions of the Lease and this Amendment, the provisions of this Amendment shall govern and control. 

 

	 	D.	Submission of this Amendment by Landlord is not an offer to enter into this Amendment but rather is a solicitation for such an offer by Tenant. Landlord shall not be bound by this Amendment until Landlord has executed
and delivered the same to Tenant. 

  

	 	E.	The capitalized terms used in this Amendment shall have the same definitions as set forth in the Lease to the extent that such capitalized terms are defined therein and not redefined in this Amendment.

  

	 	F.	Tenant hereby represents to Landlord that Tenant has dealt with no broker in connection with this Amendment other than CB Richard Ellis (“Landlord’s Broker”). Tenant agrees to indemnify and hold
Landlord, its trustees, members, principals, beneficiaries, partners, officers, directors, employees, mortgagee(s) and agents, and the respective principals and members of any such agents (collectively, the “Landlord Related
Parties”) harmless from all claims of any brokers (other than Landlord’s Broker) claiming to have represented Tenant in connection with this Amendment. Landlord hereby represents to Tenant that Landlord has dealt with no broker
in connection with this Amendment (other than Landlord’s Broker). Landlord agrees to indemnify and hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees, and agents, and the respective
principals and members of any such agents (collectively, the “Tenant Related Parties”) harmless from all claims of any brokers claiming to have represented Landlord in connection with this Amendment (other than
Landlord’s Broker). 

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	 	G.	Each signatory of this Amendment represents hereby that he or she has the authority to execute and deliver the same on behalf of the party hereto for which such signatory is acting. 

 

	 	H.	This Amendment may be executed in counterparts with the same effect as if both parties hereto had executed the same document, provided that all parties are furnished a copy or copies thereof reflecting the signature of
all parites. Both counterparts shall be construed together and shall constitute a single document. The parties acknowledge and agree that, to facilitate execution of this Amendment, the parties may execute and exchange by email in PDF format
counterparts of the signature pages, which shall be deemed an original. 

 This Amendment includes the following exhibits and
attachments, which are hereby incorporated into and made a part of this Amendment: Exhibit A (Outline and Location of Expansion Space), Exhibit B (Work Letter) and Exhibit B-1 (Design Plan). 
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 IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Amendment as of the day
and year first above written. 
  

					
	WITNESS/ATTEST:	  		  	LANDLORD:
			
		  		  	WHETSTONE ATRIUM, LLC,
a Delaware limited liability company
			
		  		  	
			
	                                      
                                   	  		  	By: /s/ Rajiv S. Patel                                
			
	Name (print):
                                         
         	  		  	Name: Rajiv S. Patel
			
	                                      
                                   	  		  	Title: President
			
	Name:
                                         
                    	  		  	
			
	WITNESS/ATTEST:	  		  	TENANT:
			
		  		  	CAMBIUM NETWORKS, INC., a Delaware
			
	                                      
                                    	  		  	By: /s/ Atul Bhatnagar                                
			
	Name
(print):                                       
             	  		  	Name: Atul Bhatnagar
			
	                                      
                                    	  		  	Title: CEO & MD
			
	Name (print):
                                         
          	  		  	

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 EXHIBIT A 

OUTLINE AND LOCATION OR EXPANSION SPACE 
  

 
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 EXHIBIT B 

WORK LETTER 
 This
Exhibit is attached to and made a part of the Fourth Amendment dated as of January 12, 2018, by and between WHETSTONE ATRIUM, LLC, a Delaware limited liability company (“Landlord”), and CAMBIUM NETWORKS, INC.,
a Delaware corporation (“Tenant”). 
 As used in this Work Letter, the “Premises” shall be deemed to mean the
Expansion Space, as defined in the Amendment to which this Exhibit is attached. 
 1. Landlord shall perform only the following improvements
to the Premises (the “Landlord Expansion Work”) in the areas cross-hatched (the “Improvement Area”) on Exhibit B-1 attached hereto (the
“Design Plan”): demise the Improvement Area to the configuration shown on the Design Plan, create a large conference room as depicted on the Design Plan, build the closets depicted on the Design Plan,
re-paint the Improvement Area with a single color (no accent walls), re-carpet the Improvement Area (with a carpeting allowance not to exceed $36.00 per square yard,
including padding and installation), and perform all mechanical, electrical and fire/life safety protection work for standard office use as necessary to integrate the Improvement Area with the rest of the Premises. It is agreed that construction of
the Landlord Expansion Work will be completed at Landlord’s sole cost and expense (subject to the terms of Paragraph 2 below) using Building standard methods, materials, and finishes. Tenant shall make color and material selections from among
such samples and on such forms as Landlord shall provide. If Tenant’s local representative fails to make such selections within three (3) business days after Landlord’s request therefor, then Landlord is authorized to make such
selections as Landlord reasonably deems appropriate after taking into account the colors, style, and quality of the improvements in the Original Premises with the goal to achieve as close a match as reasonably possible, and Tenant shall be bound by
Landlord’s selections. Landlord shall enter into a direct contract for the Landlord Expansion Work with a general contractor selected by Landlord. In addition, Landlord shall have the right to select and/or approve of any subcontractors used in
connection with the Landlord Expansion Work. Landlord’s supervision or performance of any work for or on behalf of Tenant shall not be deemed a representation by Landlord that such Design Plan, or the revisions thereto by Tenant comply with
applicable insurance requirements, building codes, ordinances, laws or regulations, or that the improvements constructed in accordance with the Design Plan and any revisions thereto by Tenant will be adequate for Tenant’s use, it being agreed
that Tenant shall be responsible for all elements of the design of the Design Plan (including, without limitation, compliance with law relating to design, functionality of design, the configuration of the premises and the placement of Tenant’s
furniture, appliances and equipment [including responsibility for all load-bearing issues related to such configuration and placement]). Landlord shall perform the Landlord Expansion Work or cause the Landlord Expansion Work to be performed in
compliance with all applicable laws. Landlord shall diligently pursue the completion of the Landlord Expansion Work in a timely fashion. 

2. If Tenant shall request any revisions to the Design Plan, Landlord shall have such revisions prepared at Tenant’s sole cost and
expense, and Tenant shall reimburse Landlord for the cost of preparing any such revisions to the Design Plan, plus any applicable state sales or use tax thereon, upon demand. Promptly upon completion of the revisions, Landlord shall notify
Tenant in writing of the increased cost in the Landlord Expansion Work, if any, resulting from such revisions to the Design Plan. Tenant, within three (3) business days, 

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shall notify Landlord in writing whether it desires to proceed with such revisions. In the absence of such written authorization, Landlord shall have the option to continue work on the Premises
disregarding the requested revision. Tenant shall be responsible for any Tenant Delay in completion of the Premises resulting from any revision to the Design Plan. If such revisions result in an increase in the cost of Landlord Expansion Work,
such increased costs, plus any applicable state sales or use tax thereon, shall be payable by Tenant within thirty (30) days after receipt. Notwithstanding anything herein to the contrary, all revisions to the Design Plan shall be subject
to the approval of Landlord, which approval shall not be unreasonably withheld or delayed. 
 3. Promptly following Landlord’s
completion of the Landlord Expansion Work, Tenant shall, at Tenant’s sole cost and expense, perform any additional work required to ready the Expansion Space for Tenant’s use and occupancy, including, without limitation, providing the
furniture, fixtures and equipment depicted on the Design Plan and installing all necessary wiring and cabling. All such work performed by or on behalf of Tenant shall be shall be performed in accordance with Article 8 of the Lease. 

4. Tenant acknowledges that the Landlord Expansion Work may be performed by Landlord in the Premises during Normal Business Hours subsequent
to the Effective Date of the Amendment. Landlord and Tenant agree to cooperate with each other in order to enable the Landlord Expansion Work to be performed in a timely manner and with as little inconvenience to the operation of Tenant’s
business as is reasonably possible. Notwithstanding anything herein to the contrary, any inconvenience suffered by Tenant during the performance of the Landlord Expansion Work shall not subject Landlord to any liability for any loss or damage
resulting therefrom or entitle Tenant to any credit, abatement or adjustment of Rent or other sums payable under the Lease. 
 5. This
Exhibit shall not be deemed applicable to any additional space added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the original Premises or any additions to the Premises
in the event of a renewal or extension of the original Term of the Lease, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement to the Lease. 

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 EXHIBIT B-1 

DESIGN PLAN 
  

 
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 Exhibit 10.12 

LEASE Deed 
 THIS LEASE Deed
together with its Schedules and Annexures (hereinafter referred to as the “Lease Deed”) is executed at Bangalore on this the Twentyth day of June Two Thousand Sixteen (20-06-2016) (“Effective
Date”). 
  

			
	BETWEEN:	 	M/s. Umiya Holding Private Limited
		 	 No. 29/3, H.M Strafford, 2nd Floor,
 7th Cross, Vasanth Nagar,

		 	Bangalore-560 052
		 	 Represented by, Mr. Srikanth Reddy,

Vice-President, Marketing

		
		 	hereinafter referred to as the “LESSOR” (which expression shall unless excluded by or repugnant to the subject or context be deemed to include its successors and assigns) of the ONE
PART;
		
		 	AND
		
		 	Cambium Networks Consulting Private Limited
		 	Ground Floor, Velocity Block, Prestige Technology
		 	Park – III, Marathahalli-Sarjapur Outer Ring Road
		 	Bangalore – 560 103
		 	Represented by its Authorised Signatory,
		 	Mr. Biju Kunjukunju
		 	Senior Director – India Engineering Operations
		
		 	hereinafter referred to as the “LESSEE” (which expression shall unless excluded by or repugnant to the subject or context be deemed to include its successors and assigns) of the OTHER
PART;

  
 1 

 (The Lessor and the Lessee are individually referred to as “Party” and collectively referred to
as “Parties”) 
 I. WHEREAS the Lessor is the absolute owner (hereinafter referred to as the “OWNER”) of all that
commercially converted lands having Khata No. 172/2 issued by the Bruhat Bangalore Mahanagara Palike (BBMP), comprising of lands in Survey No. 10/1A, measuring 0.247 Guntas, Survey No. 10/1B, measuring 1 Acre and 3.745 Guntas and Survey No. 10/2,
measuring 13.05 Guntas, Survey No. 10/3, measuring 1 Acre 0.500 Guntas and Survey No. 11, measuring 18.261Guntas in all measuring 2 Acres 35.80 Guntas, with 10.4582 guntas of undivided share in the internal roads and common entrance in the
Cessna Business Park (out of 1 Acre 27.32 Guntas), all of them situated at Kadubeesanahalli Village, VarthurHobli, Bangalore East, more fully described in the Schedule ‘A’ below and hereinafter referred to as the ‘SCHEDULE
‘A’ PROPERTY’; 
 II. WHEREAS the Lessor has sold 56200 square feet out of the Schedule ‘A’ Property to
Mr. Chatrabhuj Bassarmal Pardhanani along with 5075 sq ft undivided share in the internal roads and common entrance in the Cessna Business Park, comprising of lands in Survey No. 10/1B measuring 22188 sq ft, Survey No. 10/3 measuring 28272
sq ft, Survey No. 11 measuring 5760 sq ft along with 5075 sq ft undivided share in the internal roads and common entrance in the Cessna Business Park situated at Kadubeesanahalli Varthur Hobli Bangalore East Taluk more fully described in the
Schedule ‘B’ below and hereinafter referred to as the ‘SCHEDULE ‘B’ PROPERTY’ and has retained the remaining land in the Schedule ‘A’ Property; 

III. WHEREAS the Lessor is the absolute owner of the balance area 69,906 sq ft along with 6,313 sq ft undivided share in the internal roads and common
entrance in the Cessna Business Park, Comprising of Lands in Survey Numbers. 10/1A, 10/3, 10/1B, 10/2 and 11 measuring 76,219 sq ft having Khata No.172/2 issued by the Bruhat Bangalore Mahanagara Palike (BBMP) situated at Kadubeesanahalli Varthur
Hobli Bangalore East Taluk more fully described in the Schedule ‘C’ below and hereinafter referred to as the “SCHEDULE ‘C’ PROPERTY”; 

IV. WHEREAS the LESSOR has offered an area of 11715 sq ft of Super Built-up Area, on part of the 5th(Fifth) Floor, Quadrant 1 of the Building over an Office Area of 3,27,487 Sq Ft of Super Built-up Area in Tower 2 of Umiya Business Bay-II (herein referred to “Building”), which is being constructed on the Schedule ‘C’ Property in the development known as Cessna Business Park, Marathalli-Sarjapur Outer Ring Road
Bangalore which is morefully described in the Schedule D hereunder and hereinafter referred to as “Demised Premises”). The Lessor represents that the sanctioned usage of the Demised Premises

  
 2 

 
would be commercial, and there are no legal impediments for using the Demised Premises for conducting commercial business activities by the Lessee. For the sake of clarity “Super Built-up Area” shall, in respect of any Building or part thereof, mean (i) the built up area of such Building (or part thereof) including walls and external finish (ii) the proportionate share
in all the Common Areas, amenities and services of such Building (or part thereof) made applicable to all tenants of the building and (iii) amenities and services provided in the terrace floor of the Building made applicable to all tenants of
the building. It shall not include external staircases, open terrace areas, basements, stilt floor and parking spaces. 
 V. WHEREAS the Lessor has
agreed to grant on lease the Demised Premises alongwith 16 (Sixteen) earmarked car parking slots, including two-wheeler parking slots, between Basement (Puzzle Car Park), Ground, First Floor of the said
Building. And the Lessee has agreed to take on Lease on the terms and conditions hereinafter appearing. 
 VI. AND WHEREAS, in furtherance to taking
on Lease the Demised Premises, the Parties had executed a Letter of Intent dated May 4, 2016 (the “LOI”) setting out the intention of the Parties and the broad terms and conditions in accordance with which the Demised Premises
will be granted on lease to the Lessee by the Lessor. In furtherance to and in accordance with the LOI, the Parties are executing this Lease Deed to record the terms and conditions in respect of the lease of the Demised Premises. 

NOW THEREFORE THIS DEED OF LEASE WITNESSETH AND THE PARTIES HERETO AGREE AND DECLARE AS FOLLOWS: 

In consideration of the rent herein reserved and of the covenants on the parts of the Lessee to be performed and observed, the Lessor hereby agrees to grant on
lease unto the Lessee and the Lessee agrees to take on lease the Demised Premises on the terms and conditions contained in this Lease Deed with easements, rights and advantages appurtenant thereof from the Handover Date as defined hereunder
(“Lease”). 
  

	 	1.	Handover Date/Possession: 

 The Lessor shall handover the premises on or prior to 09-09-2016 or such other date as may be agreed by the Parties (“Handover Date”). Prior to the Handover Date, the Lessor shall have received the occupancy
certificate from the Bruhat Bengaluru Mahanagara Palike and shall have completed all the Fit-Outs including facade, finished lobbies and operational lifts (passenger and service), with power @ 1.0 KVA for
every 100 (One hundred) sq ft leased (including HVAC load) of Super Built-up Area, 100% power back up, high side A/C works including AHUs and firefighting system (fire hydrants and upright sprinklers for the
Demised Premises at ceiling level as per National Building Code of India norms). 

  
 3 

	 	2.	Tenure of Lease: 

 The tenure of lease shall be for a period of 5 years
(“Lease Term”) which shall at the sole option of the Lessee be renewed for 2 (two) further periods of 2 years as laid down in Clause 7. 
  

	 	3.	Lease commencement Date: 

 The lease shall commence from the Effective Date
(“Lease Commencement Date”) and shall thereafter be registered. 
  

	 	4.	Rent Commencement Date: 

 The Rentals shall commence from the Handover Date of the
Fully Fitted out Premises by the Lessor to the Lessee (“Rent Commencement Date”). 
  

	 	5.	Lock-in Period: 

 The lock-in period is for an initial 60 (Sixty) months from the Rent Commencement Date (“Lock-in Period”). 

There shall be no Lock-in Period for the renewal terms of the Lease. 

 

	 	6.	Waiver of Lock-In Period: 

 The Lock in
Period of 5 years will be waived, in the event that the Lessee, as a result of business growth, opts to lease a larger office space within any of the towers in the Umiya Business Bay at conditions no less favourable then being provided to the Lessee
currently in the Building. This will be subject to availability of office space within the building. 
  

	 	7.	Renewal of Lease: 

 On expiry of the Lease Term, the Lessee shall have the sole
option to renew the lease for further period as mutually agreed between the Parties on the same terms and conditions as outlined herein by way of execution and registration of a fresh lease deed. The Lessee shall provide written notice conveying its
intention of such 

  
 4 

 
renewal of the Lease to the Lessor at least 3 (Three) months prior to the expiry of the term of Lease granted hereunder and the Lessee and the Lessor shall execute and register fresh deed of
lease for the renewed term. It is hereby clarified that there shall be no lock-in applicable nor shall any additional security deposit be payable by the Lessee for such extended terms. 

For any extension of the term beyond 9 years, the Parties shall agree to such extension on the basis of fresh terms and conditions only. 

 

	 	8.	Rentals : 

 The warmshell rental for the Demised Premises is Rs 56.5 per sq. ft.
(“Warmshell Rental”) and the fit-out rental is Rs 37.2 per sq. ft. (“Fit-out Rental”) amounting to a total of Rs 93.70/- (Rupees
Ninety Three and Seventy Paise only) per square feet of Super Built up Area per month (“Rental”) which shall be payable on or before the 10th (tenth) of the current/applicable
month, after appropriate deductions for income tax at source. The Rental shall be paid by cheque or wire transfer in favour 
 The Lessor
shall raise an invoice by the 1st (First) of every month for which the Rentals is due clearly identifying the taxes and rates thereof. 

 

	 	9.	Fit-out: 

Fit-outs shall be carried out by the Lessor based on the specifications, layout designs and other
inputs provided by the Lessee. The details of the fit outs provided are detailed in Annexure [•]. 
 The minimum capital expenditure on Fit-outs is Rs. 1500/- per sq. ft. based on the specifications shared by the Lessor. Any specific or additional requirements by the Lessee will be chargeable additionally. 

The Fit-outs amortization period is 7 years from the rent commencement date. Hence no Fit-out Rental will be payable after 7 years. 
  

	 	10.	Enhancement/Escalation of Rentals 

 The Warmshell Rental above reserved for the
Demised Premises shall be subject to enhancement at the rate of 15% (Fifteen percent) for every 3 (three) years on the last paid Rentals from the Rent Commencement Date. There shall be no escalation on refundable Security Deposit and Car
Parking Rent. 

  
 5 

	 	11.	Car Parking Facility and Car Parking Rent 

 The Lessor shall provide dedicated 16
(Sixteen) car parking slots in the Basement (Puzzle Car Park), ground Floor and first Floor of the Building charged at Rs 3000/- (Rupees Three Thousand only) per Car Park per month which in total amounts to Rs 48,000 (Rupees Forty Eight
Thousand only) per month (“Car Parking Rent”). The allocation for car parks is as follows: 
 Basement (Puzzle
Park): 11 (Eleven) 
 Ground Floor: 2 (Two) 

First Floor: 3 (Three) 
  

	 	12.	Interest Free Refundable Security Deposit: 

 The Lessee shall pay to the Lessor an
interest free Security Deposit of Rs. 1,09,76,955/- (Rupees One Crore Nine Lakhs Seventy Six Lakhs Nine Hundred Fifty Five only) equivalent to the Rental for a period of 10 months (“Security Deposit”). A part of the Security
Deposit, i.e INR 49,33,305 (Rupees Forty Nine Lakhs Thirty Three Thousand Three Hundred and Five only) has been paid by the Lessee at the time of execution of the LOI vide wire transfer. The break up is as follows: 

 

					
	 Date Received
	  	Ref No.	  	Amt in Rs
	
10-05-2016
	  	NEFTINW-
0041215414	  	14,00,000
	
12-05-2016
	  	NEFTINW-
0041291585	  	15,00,000
	
12-05-2016
	  	NEFTINW-
0041300879	  	15,00,000
	
13-05-2016
	  	NEFTINW-
0041371157	  	5,33,305

 The remainder of the Security Deposit amounting to Rs 60,43,650 (Rupees Sixty Lakhs Forty Three Thousand Six
Hundred and Fifty only) is hereby paid by the Lessee on the Effective Date. The Lessor hereby confirms receipt of the full Security Deposit. 

Upon expiry of the Lease Deed or earlier termination of this Lease Deed, the Lessor shall refund the entire Security Deposit to the Lessee
simultaneous to the Lessee handing over the vacant and peaceful possession of the Demised Premises save reasonable wear and tear to the Lessor. In the event of failure to refund the Security Deposit, the Lessor shall be liable to pay interest @ 18%
p.a. till actual payment and the Lessee shall be entitled to retain the possession of the Demised Premises without being liable to pay Rental and be exempt from any liability to the Lessor in any manner. However the Lessee is liable to pay for the
maintenance, electricity and chiller charges during this duration. 

  
 6 

	 	13.	Maintenance Services 

  

	 	(i)	UMIYA Services shall be the maintenance service provider and the Lessee shall enter into a separate maintenance agreement (“Maintenance Agreement”) with Umiya Services (“Maintenance Service
Provider”). A detailed ‘Scope of Maintenance Services’ has been provided by the Maintenance Service Provider which is annexed as Annexure A. 

  

	 	(ii)	The Maintenance Agreement shall be co-terminus with the Lease Deed for the Demised Premises. 

 

	 	(iii)	The Lessee shall pay the maintenance charges at the rate of Rs. 7/- (Rupees Seven Only) plus Applicable Taxes per square feet of Super Built-up Area per month
(“Maintenance Charges”) of the Demised Premises 

  

	 	(iv)	The Maintenance Charges, Electricity Charges and BTU Charges shall be applicable from Rent Commencement Date. 

  

	 	(v)	a) Maintenance Charges shall be payable monthly on or before the 10th day of each month for the current /applicable month for which it is due upon the issuance of the invoice on 1st of every month. 

b) Electricity and chiller charges to be paid on or before the 10th day of every month for the previous month upon submission of electricity
bill/consumption details. 
  

	 	(vi)	For the computation of Rental and Maintenance Charges, the super built up area shall not include the car parking space. 

  

	 	(vii)	The Maintenance Charges shall be subject to escalation by 5% (five percent) on 1st of April every year. The first enhancement shall be on 1st April 2017. 

  

	 	(viii)	The Lessee agrees to pay enhancement in the maintenance charges due to any actual increase in the cost subject to the Lessor providing documentation substantiating such increase and the same shall be made applicable to
all tenants in the Building. 

  
 7 

 The Lessee shall during the entire period of Lease attend to all routine day to-day maintenance of the Demised Premises at its own cost. 
  

	 	(ix)	If the Lessee is in default in making the payments towards the Maintenance Charges, Electricity Charges and BTU Charges to the Maintenance Service provider, then the Lessee shall be liable to pay a penalty of 18%
interest per annum on the amount due. 

  

	 	(x)	The Lessee shall be provided with chilled water upto the AHU`s in the premises during the normal office hours between 8.00AM to 8.00PM from Monday to Friday at the BESCOM rate per unit for BTU (British Thermal
Unit) on BESCOM and Rs. 19.50/- per unit plus applicable taxes on DG Power (collectively “BTU Charges”). If the Lessee requires chilled water supply beyond the timing fixed above, then in such cases, the Lessee shall pay
charges on current rates + 20% basis. 

  

	 	(xi)	Electricity consumption (BESCOM/Self-Generated or Renewable Power) to be charged on BESCOM tariffs, DG Power consumption charges @ Rs 19.50 per unit plus applicable taxes will be paid by the Lessee (collectively
“Electricity Charges”). Any transmission loss shall be borne by the Lessee in proportion to the usage. 

  

	 	(xii)	In case the Lessee requires additional power (over and above what is provided above mentioned), the Maintenance Service Provider would facilitate the process with the local power authority and all related costs for the
same shall be paid by the Lessee. 

  

	 	(xiii)	The rates calculated are based on the present prevailing rates of the EB Power/HSD (High Speed Diesel). Prices may be revised in case of drastic changes in the market price. 

 

	 	(xiv)	 The Lessee shall pay to the Maintenance Service Provider equivalent to one (1) month`s Maintenance Charges,
Electrical Charges and BTU Charges, an amount of Rs. 2,50,000/- (Two Lakhs Fifty Thousand only) as a deposit (“Maintenance Deposit”) to the Maintenance Service Provider upon execution of the Maintenance Agreement. This
Maintenance Deposit shall be an interest free refundable deposit and shall be refunded by the Maintenance Service Provider in the event of expiry or earlier termination of this Lease Deed and in accordance with the terms of the Maintenance
Agreement. The 

  
 8 

	 	
Maintenance Deposit paid to the Maintenance Service Provider shall be returned forthwith by the Maintenance Service Provider to the Lessee (less any permissible deductions as agreed to in writing
by the Lessee), simultaneously with the handing over of the vacant possession of the Demised Premises by the Lessee to the Lessor. 

  

	 	(xv)	The Lessee shall follow the rules and regulations set by the Maintenance Service Provider in the Building Bye-Laws which shall be annexed as Annexure B in the Maintenance
Agreement. 

  

	 	14.	Cafeteria/Common Food Court 

 The Lessee shall be free to use the common cafeteria
and food court, which is being provided at no additional cost to all tenants in the building. There shall be no maintenance charges or utility charges payable by the Lessee for the cafeteria. 

 

	 	15.	Fittings and Fixtures in the Demised Premises and Maintenance: 

  

	 	(i)	The Lessor shall carry out the Fit-outs in the Demised Premises and hand over the Demised Premises in a fully fitted out condition. 

 

	 	(ii)	The Lessee shall use the Demised Premises carefully and diligently and shall not cause any damage to the Demised Premises and amenities provided therein. However, normal wear and tear is excepted. 

 

	 	(iii)	The Lessee shall be entitled to carry out additional fittings and fixtures in the Demised Premises at its cost, which shall include electrical and communication appliances and any other equipment/fittings, cubicles,
partitions etc., required for its activities, after written approval from the Lessor. Such improvements or alterations shall conform to the applicable local building regulations ensuring that no damage is caused to the structure of the building.
Upon the expiration or termination of this Lease, the Lessee shall remove all the improvements. The Lessee shall ensure that no damages are caused to the common areas during this activity. However, normal wear and tear is excepted.

  

	 	(iv)	Any permissions or authorizations required to be obtained such as CEIG approval, BBMP, FIRE etc. for Lessee`s improvements shall be Lessee`s sole responsibility, provided that Lessor will, at Lessee`s cost, provide any
assistance or no-objection required for the procurement of such permission or authorization. The certificates that are procured by the Lessee shall be shared with the Maintenance Service Provider for their
records. 

  
 9 

	 	(v)	The Lessee shall bear the damage and repair cost, if any damage is caused while removing and replacing the fit outs in the Demised Premises by the Lessee. If the Lessee fails to bear this cost then, this cost shall be
deducted by the Lessor from the refundable Security Deposit. 

  

	 	16.	Signage 

 The Lessee shall be entitled to display its own signs in the lift lobby
of the corresponding floor and within the scheduled premises. The name of the Lessee will be displayed on the Building directory fixed at the ground floor lobby provided by Maintenance Service Provider for Umiya Business Bay Tower 2 at no additional
charges 
  

	 	17.	Sub-Letting 

 The Lessee shall be entitled
to sub lease the Lease of the Demised Premises to its parent company or holding company or its group companies with prior written intimation to the Lessor or to third parties with prior written approval of the Lessor, which approval shall not be
unreasonably withheld, conditioned or delayed by the Lessor. In the event of such subletting, the Lessee will continue to be responsible for all the obligations under the Lease Deed subject to the Lessor’s right not being hampered in any manner
and the Lessee`s sub lease will automatically be terminated upon the earlier termination or expiry of this Lease Deed. 
  

	 	18.	TAXES AND LEVIES 

 a). The Lessor shall bear and pay regularly and punctually, all
the past, present and future property taxes, rents, rates, cess, dues, duties and impositions, taxes, statutory dues in regard to the Demised Premises payable to any authority, including but not limited to land tax, building tax, corporation and
house tax, local government charges pertaining to the Demised Premises, and the Lessee shall not have any liability whatsoever in this regard. In the event of the Lessor failing to comply with its obligation under this Clause, and there being any
demand outstanding, or there being any threat of recovery from any statutory authority with regard to any outstanding amounts to them, or there being any demands raised on the Lessee by the concerned authorities, the Lessee shall communicate to the
Lessor about such 

  
 10 

 
demand within a reasonable period of receipt of such notice by the Lessee. Upon receipt of such communication from the Lessee, the Lessor shall pay the amounts so demanded within the stipulated
due date, failing which the Lessee shall pay the same to the concerned authority and the same shall be reimbursed to the Lessee by the Lessor up on submission of payment receipt or shall be recovered by the Lessee by way of deduction / adjustment in
/ from the Rental payable by the Lessee to the Lessor. 
 b). The Lessee shall bear and pay all applicable service tax. The Lessor shall
remit the service tax to the government as required under law, and produce proof of such payment to the Lessee from time to time. The Lessor shall share with the Lessee the service tax registration details. In the event the Lessee receives any
notice from any authorities requiring payment of any taxes or any other outgoings, the Lessee shall forward the same to the Lessor as soon as possible. In the event of the Lessor not making any such required payment, the Lessee shall, pursuant to
due notice to the Lessor and mutual discussions in this regard, be entitled to make payment of the same and shall thereupon be entitled to deduct the same from the Rental and other charges payable under the terms of this Lease Deed. The Lessor shall
indemnify the Lessee for any and all losses incurred on account of demand/notices from any government authorities for non-payment of service tax and other taxes, cess, impositions and statutory dues during the
Lease Term. This liability of the Lessor shall continue to hold good even after termination of this Lease Deed. 
 c). All taxes made
applicable on lease rent with respect to the Demised Premises for the tenure of the Lease shall be payable by the Lessee. 
 All current
taxes and any new taxes that may be introduced by the statutory authorities from time to time, shall be made applicable on Rentals with respect to the Demised Premises for the tenure of the lease shall be payable by the Lessee. 

 

	 	19.	USE OF THE DEMISED PREMISES 

 a). The Lessee shall have an exclusive and lawful
use and occupation of the Demised Premises during the Lease Term. The Lessee shall have unlimited access to the Demised Premises 24 hours a day, 7 days a week and 365 days a year, throughout the Lease Term and shall use the Demised Premises for the
purpose of its business purpose as may be permissible in law and shall not carry out any illegal activity. Further the Lessee shall not store any hazardous, contraband or inflammable articles in the Demised Premises other than such articles required
by the Lessee for its business purpose. 

  
 11 

 
b). The Lessee shall have the Demised Premises customs bonded, in part or in full at its sole discretion for carrying out its operations. 

c). Upon expiry or termination of the lease, the Lessee shall get the Demised Premises de-bonded before
handover to the Lessor, till which time the Demised Premises wouldn`t be considered as handed over and all charges with respect to the same shall be payable by the Lessee. 

d). The Lessee shall, at a cost, be entitled to use a demarcated portion of the roof of the Building to install, operate and maintain satellite
dish or other devices for telecommunications or other equipment solely for the Lessee`s use within the Demised Premises and the Building. If the Lessee elects to install the satellite dish, the Lessee will install the same at the Lessee`s sole cost
and expense, in a suitable location identified by the Maintenance Service Provider before the Rent Commencement Date. However, the above shall be subject to the structural feasibility. If any tax, levy, penalty, fine, surcharge etc., is imposed by
any authorities concerned for the Lessee`s installation of the said satellite dish(s), microwave antenna(s) and other equipment otherwise than as permitted by law, the same shall be borne and paid by the Lessee directly to the authorities concerned
with written permission and marked position. 
  

	 	20.	THE LESSOR’S REPRESENTATIONS, WARRANTIES AND COVENANTS 

 a). The Lessor is
the sole absolute owner and has clear title over the Demised Premises and has the right and authority to Lease the Demised Premises on the terms contained herein for commercial use thereof by the Lessee and the Lessor has obtained all the necessary
statutory permissions, approvals, sanctions and clearance from the concerned authorities, and the Lessor has met all building code and occupancy requirements for the Lessee`s use. The Lessors shall indemnify and keep the Lessee indemnified in
respect to the above. 
 b). The Lessor has the full right and authority to execute this Lease Deed and to grant the Lease of the Demised
Premises. 

  
 12 

 c). The Demised Premises is free from any pending litigation and any encumbrance, whatsoever and
the Lessor has not entered into any arrangement and/or agreement with any third person/persons for providing rights, use and occupation of the Demised Premises to which the Lessee is entitled to under this Lease Deed. 

d). The Lessor has obtained requisite municipal permissions, sanctions and approvals from all concerned authorities for use of the Demised
Premises for the commercial business purpose to suit the business activities of the Lessee as permitted under laws. 
 e). That the Building
is constructed strictly in accordance with the building plan, sanctioned and approved by the concerned authorities. The Lessor has not committed any breach of any statutory/municipal regulations or contractual obligations with respect to the Demised
Premises. 
 f). The Lessor has obtained all the required permission for utilities in the Demised Premises and all required
clearance/approvals from the Central/State/local authorities for the use of the Demised Premises by the Lessee. 
 g). The Lessor shall co-operate with the Lessee by way of issuing NOC`s providing any documents in connection with the Demised Premises to enable the Lessee to get the Demised Premises registered under the provisions of the various laws
as applicable. 
 h). The Lessee paying the rent and other charges payable, if any, regularly and duly observing and performing the terms and
conditions herewith, shall be entitled for a quiet and peaceful enjoyment and possession of the Demised Premises during the Lease tenure, without any obstructions interruption or disturbance from the Lessor or any person claiming through or in trust
for the Lessor or otherwise. 
 i). The Lessor shall be responsible and liable to comply with all applicable laws for the possession,
installation and use of the furniture, fixtures and facilities in the Demised Premises. 
 j). The Lessor shall ensure that the Lessee at all
times during the currency of this Lease enjoys exclusive and peaceful possession of the Demised Premises. 

  
 13 

 k). The Lessor shall not object to the Lessee engaging its own security personnel in respect of
the Demised Premises during the Lease Term who shall be based in the Demised Premises 
 l). The Lessor shall accommodate any requests by
lessee for access to the premises for getting the premises ready by installation of UPS, getting internet connectivity etc. 
 m). The Lessor
does not have any liability for any taxes, or any interest or penalty in respect of the Demised Premises, of any nature that may be assessed against the Lessee or become a lien against the Demised Premises. All property taxes, electricity, water
charges and all other outgoings in respect of the Demised Premises prior to the handover of the Demised Premises have been properly remitted by the Lessor and there are no arrears, outstanding dues etc. as on the Lease Commencement Date. 

n). The Lessor shall observe and perform all the terms and necessary conditions, agreements, covenants and provisions on which the Lessee
occupies the Demised Premises and shall not do, omit or suffer to be done anything whereby the Lessee’s right to occupy the Demised Premises is hindered, forfeited or affected in any prejudicial manner. 

o). During the Lease Term, the Lessor shall ensure that entrance is provided to the Lessee for the Demised Premises to ingress and egress
without causing hindrance or obstructing the free movement. The entrance and passage so provided shall be common and will be shared with other tenants of the Building and to be used by the Lessee, its employees, visitors, agents and contractors.

 p). Except for the period of subsistence of a Force Majeure Event, the Lessor shall at all times, from the Lease Commencement Date to the
expiry of the Lease Term or the prior determination thereof, ensure that the Lessee enjoys quiet, unhindered and peaceful possession of the Demised Premises according to the terms of this Lease Deed which includes the provision of all amenities such
as power (1.0 KVA of power for every 100 square feet of the Demised Premises including air conditioning load) and water supply, 100% backup power, lifts, escalators, lighting, security, air conditioning etc. at all times. The Lessor shall at its own
cost attend to all major structural repairs of within the Demised Premises within 5 (five) days of such defect / damage being notified by the Lessee to the Lessor in writing and at their cost and ensure the replacement of the defect/damaged parts,
unless the damage is caused due to the negligence of the Lessee. In case the Lessor fails to arrange for the repairs within the period of 5 (five) days thereof, the Lessee shall be at liberty to carry out the same at its cost and recover the entire
cost from the Lessor, by way of appropriation/ deduction/ adjustment in / from the Rental payable by the Lessee to the Lessor from time to time subject to receipt of bills incurred by them. 

  
 14 

 
q). The non-fulfillment of any of the above representations and warranties shall be deemed as breach of this Lease Deed by the Lessor, unless (i) the
Lessee is solely responsible for such breach; or (ii) such breach is caused by a Force Majeure Event. 
  

	 	21.	THE LESSEE`S COVENANTS 

 The Lessee hereby covenants with the Lessor as follows:

 a). To observe and perform all the terms and conditions, covenants and provisions of the Lease Deed to be observed and performed by the
Lessee; 
 b). To regularly pay rent hereby reserved at the time and in the manner aforesaid; subject to deduction of income tax at source,
as applicable under the Income Tax Act, 1961, within the time stipulated herein and issue appropriate TDS Certificate to the Lessor for tax deducted at source; 

c). To use the Demised Premises only for business and allied purposes and not for any other illegal purpose; 

d). On termination or expiry of the Lease the Lessee shall be required to reinstate the Demised Premises to the original condition. The Lessee
shall, at the expiry or termination of the Lease Deed, have the right to remove any and all Lessee’s improvements from the Demised Premises. However, the Lessee shall be liable to pay Lessor for any damages caused to the Demised Premises while
removing their improvements from the Demised Premises, as mutually agreed between the Parties. The Lessor shall not be liable to reimburse the cost of the Lessee`s property which remains in the Demised Premises. 

e). Not to do or suffer to be done anything whereby the Lessor’s rights in respect of Demised Premises or any part thereof are prejudiced
or adversely affected. 
 f). To permit the Lessor, its representatives and/or agents after receipt of twenty four (24) hours prior notice,
to enter into the Demised Premises during working hours for the purpose of inspection of the Demised Premises and to carry out any repairs to the Demised Premises. 

  
 15 

 g). The Lessee shall keep the passages, common areas free from any debris, construction
materials, security desks, office equipment, or anything that hinders free movement. 
 i). The Lessee shall register this Lease Deed with
the Jurisdictional sub-registrar’s office and shall pay stamp duty, registration charges and any other charges for the purpose of registering this Lease Deed. 

 

	 	22.	MUTUAL INDEMNITY 

 a). The Lessor shall indemnify, defend and hold the Lessee
harmless during Lease Term against any demands, claims, actions or proceedings that may be initiated against the Lessee or any losses, claims, charges, costs, expenses, damages suffered or incurred by the Lessee or any judgments or orders passed
against the Lessee due to (i) any defect in title of Lessor to the Demised Premises; (ii) any misrepresentation or breach of any of the representations of the Lessor; (iii) any breach or
non-fulfilment of any condition, covenant or undertaking of the Lessor and (iv) non-compliance with permissions/clearances/ taxes and other statutory dues required
for occupation of the Demised Premises, resulting in Lessee being prevented from using the Demised Premises. 
 b). Lessor shall indemnify,
defend and hold the Lessee harmless during the Lease Term against any demands, claims, actions or proceedings that may be initiated against the Lessee, and/ or in respect of the Demised Premises. 

c). Lessee shall indemnify, defend and hold the Lessor harmless during Lease Term against any claims, damages, charges, expenses, costs, losses
or injuries arising out of or relating to: (i) any breach of terms of the Lease; and (ii) any act or omission of the Lessee which results in violation of its legal, statutory, regulatory or other duty or obligation in connection with the
use of Demised Premises. 
 d). Save and except any liquidated damages which may be agreed between the Parties in the future, neither Party
will be liable to the other for any incidental, consequential, penal, exemplary or the like damages, or any direct or indirect loss of profits or any claim for loss of opportunity or any action in tort even if advised of the possibility of such
claims. 

  
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	 	23.	Assignment/Subsequent Transfer 

 The Lessee may as a result of an acquisition;
reorganization; definitive scheme, arrangement, undertaking or agreement with respect to any of its assets or liabilities; merger; de-merger or consolidation assign / novate this Lease to any third party with
the prior approval of the Lessor at any time. In case of such assignment / novation, the third party shall be bound by all the terms of the Lease Deed and the Lessee shall be released from all obligations under the lease. 

The Lessor shall be entitled to assign / sell and/transfer its rights in the Demised Premises as a whole or in part or parts thereof to any one
person or more than one person at any time during the period of this Lease. The Lessor shall attorn to such transferee or transferees on the same terms and conditions as are contained herein and also ensure that the transferee or transferees provide
No Objection Certificates as annexed to the Lessee for enabling the Lessee to continue to be in possession of the Demised Premises. This terms and conditions of the Lease Deed shall be binding on such transferee or transferees and such transferee or
transferees shall also acknowledge the refundable Security Deposit and Maintenance Deposit paid by the Lessee to the Lessor whose benefit shall be transferred to such transferee or transferees. 

 

	 	24.	TERMINATION 

  

	 	(a)	Termination by the Lessee. The Lessee shall be entitled to terminate this Lease Deed without assigning any reason by providing notice of 3 (three) months to the Lessor after the
Lock-in Period expires. 

  

	 	(b)	Termination by either Party. Notwithstanding the Lock In-Period, either Party shall be entitled to terminate this Lease Deed at time during Lease Term if the other Party commits a material breach of any of the
terms mentioned in this Lease Deed; provided that such termination shall not be effective unless the non-breaching Party has given a written notice of 30 (thirty) days to the breaching Party setting out the
details of such breach to cure the breach and the breaching Party not having cured or rectified such breach. 

 Upon
termination of the lease, the Lessee will hand over the vacant possession of the Demised Premises back to the Lessor subject to the Lessor and the Maintenance Service Provider having paid back the Security Deposit and the Maintenance Deposit to the
Lessee in accordance with this Lease Deed. It is clarified that in the event of failure by the Maintenance Service Provider to refund the Maintenance Deposit, the Lessee shall be entitled to recover the same from the Lessor. 

  
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	 	25.	COUNTERPARTS: 

 This Lease Deed shall be executed and registered in two sets
wherein one copy would be with the Lessor and the other with the Lessee. 
  

	 	26.	STAMP DUTY AND REGISTRATION FEES: 

 The Lessee shall bear the stamp duty and
registration fees and all other incidental expenses related to registration of this Lease Deed. 
  

	 	27.	Applicability of TDS 

 The Lessee shall deduct the TDS only on Rentals and
Maintenance Charges. TDS is currently not applicable on Electricity and BTU Charges. 
  

	 	28.	Force Majeure: 

 Neither party shall be liable for any breach resulting from acts
of God in the nature of natural disasters (such as floods, earthquakes, storms), war, insurrection or riots (“Force Majeure Event”),. The Lessee shall not be liable to pay Rental for such period for which the Demised Premises has
been rendered unfit for use until the Demised Premises is restored and reinstated and made ready for use and occupation of the Lessee provided always that if the Demised Premises is not restored and reinstated and made ready for use and occupation
within a period of 30 (Thirty) days or any extension thereof, by issuing a prior written notice of 30 days, as required from the date of the happening of any of the aforesaid events, the Lessee shall be at liberty, without prejudice to its rights
under any provisions of this Lease Deed, to terminate the Lease in writing and thereupon this Lease Deed shall stand terminated without prejudice to any claim by either party against the other in respect of any breach of terms and conditions of this
Lease Deed. The refundable Security Deposit along with any other deposit paid shall be repaid by the Lessor (including the Maintenance Deposit by the Maintenance Service provider) to the Lessee without demur, upon such termination. 

If the Lessee requires the Lessor to restore the Demised Premises the Lessor shall endeavor to the satisfaction of the Lessee, to restore and
reinstate the Demised Premises within the shortest possible time taking into consideration the nature of repairs required to be done, during which time the rent and other charges pertaining to use of Demised Premises shall not be payable until the
Demised Premises is made ready for use and occupation by the Lessee. In the event the Demised Premises or any part thereof has been rendered unfit for use during such period, the Lessee shall be at liberty to request the Lessor to provide
alternative premises to the sole satisfaction of the Lessee. 

  
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	 	29.	INSURANCE 

 The Lessor shall, at its own cost, keep in force adequate insurance
covered to protect any loss and damage due to natural disasters, fire accident, civil commotion, riot, storm, tempest, flood or an act of God causing damage to the building and all the fixtures and furniture installed by the Lessor in the Demised
Premises. The Lessor shall be responsible for the insurance of the fixtures, furniture and equipment in the Demised Premises. The Lessor shall give a photocopy of the insurance policy and latest premium-paid receipts to the Lessee. 

 

	 	30.	Dispute Resolution  

 In the event of any dispute or difference arising between
the Lessor and the Lessee hereto concerning or relating to the interruption of these presents or the interpretation of effect of any provisions thereof or relating to the liability or obligation on the part of any of the parties hereto, the same
shall be referred to arbitration of three arbitrators, one appointed by the Lessor and the second arbitrator appointed by the Lessee, and the third arbitrator being appointed by the two arbitrators nominated by both Lessor and the Lessee. The award
passed by the majority of arbitrators shall be binding upon both the parties. The arbitration shall be held in Bangalore and in accordance with and subject to the provisions of the Arbitration and Conciliation Act, 1996 or any statutory
modifications or re-enactments thereof for the time being in force. The arbitration proceedings shall be conducted in English. 

Subject to the preceding paragraph, the courts in Bangalore shall have exclusive jurisdiction over any dispute, differences or claims arising
out of this Lease. 
  

	 	31.	Governing Law 

 This Lease Deed and any other document connected to this Lease
Deed between the Parties shall be governed and construed in accordance with the laws of the Republic of India. 

  
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	 	32.	Entire Deed 

 This Lease Deed shall constitute the entire agreement and
understanding with respect to the subject matter hereof and shall supersede all prior discussions, representations or agreements between the Parties, including but not limited to the LOI. 

 

	 	33.	AMENDMENTS AND WAIVERS 

 No modification, amendment or waiver of any of the
provisions of this Lease Deed shall be effective unless made in writing specifically referring to this Lease Deed and duly signed by each of the Parties. 
  

	 	34.	Notices: 

 Any notice to be issued either to the Lessee or to the Lessor shall be
addressed and sent to their respective addresses mentioned in this Lease Deed by R.P.A.D or by certificate of posting or by personal hand delivery to the addressees of the Parties shown in this Lease Deed or by electronic mail to the following email
address: 
 Lessor:srikanth@umiyaindia.com 

Lessee:biju.kunjukunju@cambiumnetworks.com 

or to such other address as either Party may, for this purpose have intimated to the other in writing. 

SCHEDULE ‘A’ 

(Description of the Large Property) - 

All that commercially converted lands having Khata No.172/2 issued by the Bruhat Bangalore Mahanagara Palike (BBMP), comprising of lands in Survey No. 10/1A,
measuring 0.247 Guntas, Survey No. 10/1B, measuring 1 Acre and 3.745 Guntas and Survey No. 10/2, measuring 13.05 Guntas, Survey No. 10/3, Measuring 1 Acre 0.500 Guntas and Survey No. 11, measuring 18.261 in all measuring 2 Acres 35.80 Guntas,
with 10.4572 Guntas of undivided share in the internal roads and common entrance in the Cessna Business Park (out of 1 Acre 27.32 Guntas), all of them situated at Kadubeesanahalli Village, Varthur Hobli, Bangalore East Taluk and bounded as under:-

  
 20 

 
			
	East :	  	Internal Road;
		
	West:	  	Lands in Survey No. 10/1B
		
	North:	  	Lands in Survey No. 10/1A, 10/2 and 11
		
	South:	  	Cessna Business Park

 SCHEDULE - ‘B’ 

(Description of part of the property sold to Mr. Chatrabhuj Bassarmal Pardhanani) 

All that commercially converted lands having Khata No. 172/2/1, Kadubeesanahalli, Bangalore issued by the Bruhat Bangalore Mahanagara Palike (BBMP) measuring
56,200 sft of this property to Mr. Chatrabhuj Bassarmal Pardhanani along with 5075 sft undivided share in the internal roads and common entrance in the Cessna Business Park, Comprising of Lands in Survey No. 10/1B measuring 22188 sft, Survey
No. 10/3 measuring 28,272 sft, Survey No. 11 measuring 5760 sft along with 5075 sft undivided share in the internal roads and common entrance in the Cessna Business Park situated at Kadubeesanahalli Varthur Hobli Bangalore East Taluk and
bounded as under 
  

			
	East :	  	Internal Road;
		
	West:	  	Lands in Survey No. 10/1A
		
	North:	  	Remaining Land of company bearing Khatha No. 172/2
		
	South:	  	Cessna Business Park

 SCHEDULE ‘C’ 

(Description of the balance portion of property taken up for development) 

All that piece and parcel of commercially converted land bearing Survey Nos. 10/1A, 10/3, 10/1B,10/2 measuring in all about 69,906 sft along
with 6,313 sft and Survey No. 11 measuring 76,219 sft undivided share in the internal roads and common entrance in the Cessna Business Park, Comprising of Lands in situated at Kadubeesanahalli Varthur Hobli Bangalore East Taluk 

 

			
	East:	  	Internal Road;
		
	West:	  	Lands in Survey No. 10/1B
		
	North:	  	Lands in Survey No. 10/1A, 10/2 and 11 (Business Bay –I);
		
	South:	  	Property belonging to Mr. Chatrabhuj Bassarmal Pardhanani

  
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 SCHEDULE ‘D’ 

(DEMISED PREMISES) 
 ALL THAT
PIECE AND PARCEL of the building admeasuring – 11715 sq ft of super built up area on the 5th (Fifth) Floor, Quadrant 1 of the Building Umiya Business Bay – Tower 2, comprising of 8
levels (2nd to 9th Floors) of office space along with 16 (Sixteen) Slots of car parking spaces within Cessna Business Park situated on
Marathahalli - Sarjapur Outer Ring Road, Bangalore East Taluk 560 037. 
 IN WITNESS WHEREOF THE PARTIES HERETO HAVE EXECUTED THIS DEED OF LEASE AT
BANGALORE ON THE DAY AND YEAR FIRST ABOVE WRITTEN. 
 LESSOR 

M/S Umiya Holding Private Limited 
 Represented by
Mr. Srikanth Reddy, Vice-President, Marketing 
 SIGNED SEALED AND DELIVERED by and on behalf of Cambium Networks Consulting Private Limited
the LESSEE above named represented by its Authorised Signatory, Mr. Biju Kunjukunju - Senior Director – India Engineering Operations in the presence of: 

WINTESSES: 
 1. 

2. 
 Annexure A 

Scope of work for Maintenance Services (by the Service Provider / Developer) 

 

			
	 Sl. No
	  	
Description

	1	  	Facility Management
		
		  	Charges towards providing Professional Management Services by deputing qualified and experienced to manage the common area of the entire facility
		
		  	1. Facility Manager
		
		  	2. External Building Security
		
		  	3. External Façade & Maintenance
		
		  	4. Road within the compound housing “the Premises” and the road up to the entrance security kiosk

  
 22 

			
	2	  	Engineering Services (For Common Area)
		
		  	Charges for professional operation and maintenance services by deputing technically qualifies and experienced
		
		  	1. Electrical Supervisor & Technicians
		
		  	2. A/C technicians
		
		  	3. DG operators
		
		  	4. Plumber
		
		  	5. STP Operations
		
		  	For operating and maintenance of all HT/LT electrical installations, DG sets, A/C units, Fire Alarm and communication systems etc
		
	3.	  	Common area House – Keeping Service
		
		  	Charges for rendering professional house – keeping services by deputing experienced House Keeping Supervisors and Staff for cleaning and maintenance of the common area and outside the premises
		
		  	Common area includes:
		
		  	Staircases, Lifts, Lift Lobbies, Service Lobbies, Ducts, DGs, Electrical Room, Pump room, OHT and UG sumps
		
	4	  	Toilets Maintenance:
		
		  	Toilets will be maintained by Lessee within the office space
		
	5	  	Maintenance of AHU & Electrical room (within the office floor)
		
		  	Maintenance of AHU & Electrical room
		
	6	  	Pest & Rodent Control Service
		
		  	Charges towards carrying out pest and rodent control treatment for common areas.
		
	7	  	Landscaping Services
		
		  	Charges towards deployment of gardener for maintaining the landscape area
		
	8	  	AMC Charges
		
		  	1. DG
		
		  	2. A/C Chillers and AHU
		
		  	3. Transformers
		
		  	4. Electrical Panels
		
		  	5. Security System ( in the common area )
		
		  	6. Lifts
		
		  	7. HSD Yard
		
		  	8. Pumps
		
	9	  	Power Charges of common areas of the building proportionate on the super built up area leased by the tenant shall be included in this scope of maintenance

  
 23

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