Document:

Purchase and Sale Agreement

 Exhibit 10.2 
 PURCHASE AND SALE AGREEMENT 
 BETWEEN 

MATERIAL SCIENCES CORPORATION 
 a Delaware corporation 
 AS SELLER 

AND 
 TORBURN
PARTNERS, INC. 
 an Illinois corporation 
 AS PURCHASER 
 As of July 31, 2012 

					
	 ARTICLE I PURCHASE AND SALE
	  	 	3	  
	 1.1 Agreement of Purchase and Sale
	  	 	3	  
	 1.2 Property Defined
	  	 	4	  
	 1.3 Permitted Exceptions
	  	 	4	  
	 1.4 Purchase Price
	  	 	4	  
	 1.5 Payment of Purchase Price
	  	 	4	  
	 1.6 Earnest Money
	  	 	4	  
	 1.7 Independent Contract Consideration
	  	 	5	  
		
	 ARTICLE II TITLE AND SURVEY
	  	 	5	  
	 2.1 Title Commitment and Survey
	  	 	5	  
	 2.2 Title Objections; Cure of Title Objections
	  	 	6	  
	 2.3 Permitted Exceptions
	  	 	7	  
		
	 ARTICLE III INSPECTION PERIOD
	  	 	7	  
	 3.1 Right of Inspection
	  	 	7	  
	 3.2 Right of Termination
	  	 	9	  
		
	 ARTICLE IV CLOSING
	  	 	9	  
	 4.1 Time and Place
	  	 	9	  
	 4.2 Seller’s Obligations at Closing
	  	 	10	  
	 4.3 Purchaser’s Obligations at Closing
	  	 	11	  
	 4.4 Credits and Prorations
	  	 	12	  
	 4.5 Closing Costs
	  	 	15	  
	 4.6 Conditions Precedent to Obligation of Purchaser
	  	 	15	  
	 4.7 Conditions Precedent to Obligation of Seller
	  	 	16	  
		
	 ARTICLE V REPRESENTATIONS, WARRANTIES AND COVENANTS
	  	 	17	  
	 5.1 Representations and Warranties of Seller
	  	 	17	  
	 5.2 Knowledge Defined
	  	 	18	  
	 5.3 Limitations Regarding Seller’s Representations and Warranties and Covenants
	  	 	18	  
	 5.4 Covenants of Seller
	  	 	19	  
	 5.5 Representations and Warranties of Purchaser
	  	 	19	  
	 5.6 Survival of Purchaser’s Representations and Warranties
	  	 	20	  
	 5.7 Intentionally Deleted
	  			
		
	 ARTICLE VI DEFAULT
	  	 	20	  
	 6.1 Default by Purchaser
	  	 	20	  
	 6.2 Default by Seller
	  	 	21	  
		
	 ARTICLE VII RISK OF LOSS
	  	 	21	  
	 7.1 Minor Damage
	  	 	21	  
	 7.2 Major Damage
	  	 	21	  
	 7.3 Definition of “Major Loss”
	  	 	22	  

					
	 ARTICLE VIII COMMISSIONS
	  	 	22	  
	 8.1 Brokerage Commissions
	  	 	22	  
		
	 ARTICLE IX DISCLAIMERS AND WAIVERS
	  	 	22	  
	 9.1 No Reliance on Documents
	  	 	22	  
	 9.2 DISCLAIMERS
	  	 	23	  
	 9.3 Effect and Survival of Disclaimers
	  	 	24	  
		
	 ARTICLE X MISCELLANEOUS
	  	 	25	  
	 10.1 Confidentiality
	  	 	25	  
	 10.2 Public Disclosure
	  	 	25	  
	 10.3 Discharge of Obligations
	  	 	25	  
	 10.4 Parties Bound; Assignment
	  	 	26	  
	 10.5 Notices
	  	 	26	  
	 10.6 Modifications
	  	 	27	  
	 10.7 Calculation of Time Periods
	  	 	27	  
	 10.8 Entire Agreement
	  	 	27	  
	 10.9 Further Assurances
	  	 	27	  
	 10.10 Counterparts
	  	 	28	  
	 10.11 Severability
	  	 	28	  
	 10.12 Applicable Law; Jurisdiction
	  	 	28	  
	 10.13 No Third Party Beneficiary
	  	 	28	  
	 10.14 Captions
	  	 	28	  
	 10.15 Construction
	  	 	28	  
	 10.16 Termination of Agreement
	  	 	28	  
	 10.17 Survival
	  	 	29	  
	 10.18 Recordation
	  	 	29	  
	 10.19 Prevailing Party
	  	 	29	  
	 10.20 Like-Kind Exchange
	  	 	29	  
	 10.21 Time
	  	 	30	  

 List of Exhibits 
  

					
	 Exhibit A
	  	-	  	Legal Description of the Land
	 Exhibit B
	  	-	  	Existing Lease Schedule
	 Exhibit C
	  	-	  	Operating Agreements
	 Exhibit D
	  	-	  	Special Warranty Deed
	 Exhibit E
	  	-	  	Bill of Sale
	 Exhibit F
	  	-	  	Assignment of Leases
	 Exhibit G
	  	-	  	General Assignment
	 Exhibit H
	  	-	  	Tenant Estoppel Form
	 Exhibit I
	  	-	  	Seller Lease Form
	 Exhibit J
	  	-	  	Access and Spur Track Easement Form

  
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 PURCHASE AND SALE AGREEMENT 

THIS PURCHASE AND SALE AGREEMENT (the “Agreement”) is made as of the 31st day of July, 2012 (the “Effective Date”), by and
between MATERIAL SCIENCES CORPORATION, a Delaware corporation (“Seller”), and TORBURN PARTNERS, INC., an Illinois corporation (“Purchaser”). 
 W I T N E S S E T H: 
 ARTICLE I 

PURCHASE AND SALE 
 1.1 Agreement of Purchase and Sale. Subject to the terms and conditions hereinafter set forth, Seller agrees to sell and convey and Purchaser agrees to purchase the following: 

1.1.1 that certain tract or parcel of land situated in Cook County, Illinois, more particularly described on
Exhibit A attached hereto and made a part hereof, together with all and singular rights and appurtenances pertaining to such property, including any right, title and interest of Seller in and to adjacent streets, alleys or
rights-of-way (the property described in this Subsection 1.1.1 being herein referred to collectively as the “Land”); 
 1.1.2 the buildings, structures, fixtures and other improvements on the Land, including specifically, without limitation, that certain warehouse and manufacturing building located thereon having a street
address of 2200 East Pratt Boulevard, but excluding fixtures and improvements owned by tenants (the property described in this Subsection 1.1.2 being herein referred to collectively as the “Improvements”) (the Land and the
Improvements being herein referred to together as the “Real Property”); 
 1.1.3 all of
Seller’s right, title and interest in and to all tangible personal property upon the Land or within the Improvements as specifically set forth in the Bill of Sale on Exhibit E attached hereto and made a part hereof (the
“Personal Property”); 
 1.1.4 all of Seller’s right, title and interest in and to all
leases, licenses and occupancy agreements pursuant to which any portion of the Real Property is used or occupied by anyone other than Seller that are in effect on the date of Closing (the property described in this Subsection 1.1.4 being herein
referred to collectively as the “Leases”), including, without limitation, the Leases described on Exhibit B attached hereto and the Seller Lease (as hereinafter defined); and 

1.1.5 all of Seller’s right, title and interest in and to (i) all assignable existing permits, licenses,
approvals and authorizations issued by any governmental authority in connection with the Real Property, and (ii) all assignable existing warranties and guaranties (expressed or implied) issued to Seller in connection with the Improvements or
the Personal Property (the property described in this Subsection 1.1.5 being sometimes herein referred to collectively as the “Intangibles”). 

  
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 1.2 Property Defined. The Land, the Improvements, the Personal Property, the Leases
and the Intangibles are hereinafter sometimes referred to collectively as the “Property.” 
 1.3 Permitted
Exceptions. The Real Property shall be conveyed by Deed (as hereinafter defined) subject to the matters which are, or are deemed to be, Permitted Exceptions pursuant to Article II hereof. For purposes hereof, “Permitted
Exceptions” are those matters affecting title to the Real Property which Purchaser has agreed in writing to accept title subject to, without any adjustment to the Purchase Price, or which are deemed Permitted Exceptions pursuant to this
Agreement. 
 1.4 Purchase Price. Seller is to sell and Purchaser is to purchase the Property for a total of TEN MILLION
FOUR HUNDRED THOUSAND AND 00/100 DOLLARS ($10,400,000.00) (the “Purchase Price”). 
 1.5 Payment of Purchase
Price. The Purchase Price, as increased or decreased by prorations and adjustments as herein provided, shall be payable in full at Closing in cash by wire transfer of immediately available federal funds to a bank account designated by Seller in
writing to Purchaser prior to the Closing. 
 1.6 Earnest Money. Within three (3) business days after the execution
and delivery of the Earnest Money Escrow Agreement by Seller, Purchaser and Chicago Title Insurance Company (the “Escrow Agent”), having its office at 171 North Clark Street, Chicago, Illinois 60601, Attention: Krystina Cozzie,
Purchaser shall deposit with Escrow Agent the sum of ONE HUNDRED FIFTY THOUSAND AND 00/100 DOLLARS ($150,000.00) (the “Initial Earnest Money”) in good funds, either by certified bank or cashier’s check or by federal wire
transfer. Within one (1) business day after the expiration or earlier written waiver by Purchaser of the Inspection Period (as defined in Article 3 herein), Purchaser shall deposit with the Escrow Agent an sum of TWO HUNDRED FIFTY
THOUSAND AND 00/100 DOLLARS ($250,000.00) (the “Additional Earnest Money”; the total amount of the Initial Earnest Money and the Additional Earnest Money on deposit with the Escrow Agent from time to time is referred to herein as
the “Earnest Money”) The Escrow Agent shall hold the Earnest Money in an interest-bearing account in accordance with the terms and conditions of an escrow agreement entered into among Seller, Purchaser and Escrow Agent
simultaneously with the execution of this Agreement. All interest accruing on such sum shall become a part of the Earnest Money and shall be distributed as Earnest Money in accordance with the terms of this Agreement. In the event that the Earnest
Money is required to be disbursed to Seller or Purchaser pursuant to the terms of this Agreement, Seller and Purchaser 

  
 4 

 
shall each execute and deliver to Escrow Agent a written direction to disburse the Earnest Money Deposit to such party. Simultaneously with the execution and delivery of this Agreement, Seller
and Purchaser shall execute and deliver, and Seller shall cause Escrow Agent to execute and deliver, a strict joint order escrow agreement pursuant to which Escrow Agent shall hold the Earnest Money, which agreement shall be in the form customarily
used by Escrow Agent (except that it shall be modified to provide that the Earnest Money will be disbursed to Purchaser upon single order if this Contract is terminated prior to the end of the Inspection Period) (“Earnest Money Escrow
Agreement”). The terms of this Section 1.6 shall survive the termination of this Agreement. 
 1.7 Independent
Contract Consideration. In addition to the Earnest Money, Purchaser shall, concurrently with its execution hereof, deliver to Seller a check in the amount of ONE HUNDRED AND NO/100 DOLLARS ($100.00), which amount Seller and Purchaser
agree has been bargained for as consideration for Seller’s execution and delivery of this Agreement and Purchaser’s right to inspect the Property pursuant to Article III. Such sum is in addition to, and independent of, any other
consideration or payment provided for in this Agreement and is non-refundable in all events. 
 ARTICLE II 

TITLE AND SURVEY 

2.1 Title Commitment and Survey. Seller has heretofore ordered and delivered, or shall order and deliver, to Purchaser within ten
(10) days following the Effective Date of this Agreement (a) a title insurance commitment (the “Title Commitment”) from Chicago Title Insurance Company (the “Title Company”) relating to the Real Property
and the Easement Premises (as such term shall be defined in the Access and Spur Track Easement Form attached hereto as Exhibit J (the “Access Easement”)) and committing Title Company to issue an ALTA 2006 Owner’s
Policy of Title Insurance (the “Owner’s Policy”) in the full amount of the Purchase Price, insuring title to the Real Property and rights under the Access Easement in Purchaser, including extended coverage over the
“general exceptions”; (b) legible copies of all recorded documents referenced in the Title Commitment (the “Title Documents”); (c) completed exhibits to the Access Easement, and (d) a survey of the Real
Property and Easement Premises reflecting the total area and legal description of the Real Property and Easement Premises, the location of all improvements, recorded easements and encroachments, if any, located thereon and all building and set back
lines and other matters of record with respect thereof, prepared by a surveyor licensed by the State of Illinois in accordance with 2011 Minimum Standard Detail Requirements for ALTA/ACSM Land Title Surveys as promulgated by the American Land Title
Association and the American Congress on Surveying and Mapping, in a form acceptable to Title Company and sufficient to cause Title Company to issue extended coverage over the “general exceptions”, and containing the following “Table
A” items: 1, 2, 3, 4, 8, 9, 11(a), 14, 16, and 18 (the “Survey”). 

  
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 2.2 Title Objections; Cure of Title Objections. 

2.2.1 Purchaser shall have until seven (7) business days prior the expiration of the Inspection Period (the
“Title Exam Deadline”) to give written notice to Seller of such objections as Purchaser may have to any matters disclosed in the Title Commitment, Title Documents, or Survey, or in any amendments thereto issued prior to the Title
Exam Deadline. Any matter disclosed in the Title Commitment, Title Documents, or Survey, or in any amendments thereto, to which Purchaser does not object by the Title Exam Deadline shall be deemed a Permitted Exception; provided, however, that
mortgages, mechanics’ liens, materialmans’ liens, and any other monetary liens or encumbrances shall in no event (whether objected to or not) be deemed Permitted Exceptions. 

2.2.2 In the event Purchaser shall notify Seller of any objections to matters contained in the Title Commitment, Title
Documents, or Survey prior to the Title Exam Deadline, Seller shall have the right, but not the obligation (except as provided below), to attempt to remove, satisfy or otherwise cure any such matters objected to. Seller shall be obligated to cure
monetary liens of an ascertainable amount created by, under or through Seller, which monetary liens Seller shall cause to be released at or prior to Closing (with Seller having the right to apply the Purchase Price or a portion thereof for such
purpose), and Seller shall deliver the Property free and clear of any such monetary liens. Seller further agrees to remove any exceptions or encumbrances to title (other than monetary liens) which are voluntarily created by, through, or under Seller
after the Effective Date without Purchaser’s consent (if requested, such consent shall not be unreasonably withheld or delayed). Within five (5) days after receipt of Purchaser’s notice of objection, Seller shall give written notice
to Purchaser informing Purchaser of Seller’s election with respect to the cure of such Purchaser’s objections. If Seller fails to give written notice of election within such five (5) day period, Seller shall be deemed to have elected
not to attempt to cure the matter or matters objected to. 
 2.2.3 If Seller elects or is deemed to have elected
not to cure any such matters objected to by Purchaser or if, after electing to attempt to cure, Seller determines, and delivers written notice to Purchaser, that it is unwilling or unable to remove, satisfy or otherwise cure any such exceptions,
Purchaser’s sole remedy under this Section 2.2.3 in such event (but without limitation of Seller’s obligation to cure monetary liens and all other liens created by, under or through Seller, pursuant to the terms of Section 2.2.2)
shall be either: (i) to accept title to the Property subject to such exceptions as if Purchaser had not objected thereto and such exceptions shall be deemed Permitted Exceptions hereunder, and without reduction of the Purchase Price except that
Purchaser shall have the right to reduce the Purchase Price to the extent necessary to remove all monetary liens of ascertainable amounts created by, through or under Seller; or (ii) to terminate this Agreement, whereupon the Earnest Money
shall be returned to Purchaser and neither party hereto shall have any further rights, obligations or liabilities hereunder except to the extent that any right, obligation or liability set forth herein expressly survives termination of this
Agreement. 
 2.2.4 To terminate this Agreement pursuant to this Section 2.2, Purchaser must give written
notice to Seller of its election to terminate not later than the earlier of (i) five (5) business days after receipt of written notice from Seller of Seller’s election not to 

  
 6 

 
attempt to cure any exception or of Seller’s determination (by written notice to Purchaser), having previously elected to attempt to cure, that it is unable or unwilling to do so, or
(ii) fifteen (15) days after giving timely notice to Seller objecting to any exception to title if Seller is deemed herein to have elected not to attempt to cure such exception. If Purchaser fails to give timely notice of its election to
terminate for any reason whatsoever under this Section 2.2.4, such exception shall be deemed to be a Permitted Exception. 
 2.2.5 Intentionally Deleted. 
 2.2.6 For purpose of this
Section 2.2, any matter to which Purchaser has objected shall be deemed cured only if it is removed entirely from the Title Commitment and Owner’s Policy, or, with the prior written consent of Purchaser (which shall not be unreasonably
withheld or delayed) insured over by affirmative coverage or an endorsement to the Title Commitment and Owner’s Policy. 

2.3 Permitted Exceptions. Notwithstanding anything contained herein to the contrary, the Property shall be conveyed subject to the
following matters, which shall be deemed to be “Permitted Exceptions”: 
 2.3.1 the rights of
tenants, as tenants only, under the existing Leases and any new Leases entered into between the Effective Date and Closing and, where required, approved by Purchaser in accordance with the terms of this Agreement; 

2.3.2 the lien of all ad valorem real estate taxes and assessments not yet due and payable as of the date of Closing,
subject to adjustment as herein provided; 
 2.3.3 local, state and federal laws, ordinances or governmental
regulations, including but not limited to, building and zoning laws, ordinances and regulations, now or hereafter in effect relating to the Property; 
 2.3.4 items which are or become Permitted Exceptions pursuant to Section 2.2 hereof; and 
 2.3.5 matters that have arisen as a result of acts done or suffered by or through Purchaser. 
 ARTICLE III 
 INSPECTION PERIOD 

3.1 Right of Inspection. Within five (5) Business Days after the Effective Date, Seller shall deliver to Purchaser true and
correct copies of each of the following, to the extent in the Seller’s 

  
 7 

 
possession or control: (i) copies of real estate tax bills and assessments (if any), and payment status thereof, for the preceding three (3) full calendar years and the current
year-to-date, (ii) copies of all Leases, including all amendments and other agreements related thereto, (iii) statements of any and all income and expenses related to the Real Property for the preceding three (3) full calendar years
and the current year-to-date, (iv) all studies, reports and information relating to environmental and soil conditions of the Real Property, (v) copies of all written citations from any governmental entities including those pertaining to
any uncured violations of any applicable laws, codes or to any non-compliance thereof, if any, (vi) all architectural plans, studies and specifications for Real Property, (vii) copies of all service contracts, management agreements,
warranties, guarantees, licenses and permits related to the use and operations of the Real Property, (viii) a listing of all equipment and other personal property owned or leased by Seller located on or used in the operations or maintenance of
the Real Property that Seller intends to convey pursuant to the Bill of Sale attached hereto as Exhibit E, (ix) the most recent existing survey of the Real Property, (x) the most recent existing title report and title
documents with respect to the Real Property, and (xi) all covenants, conditions and restrictions, easements, and all other documents (whether recorded or unrecorded) affecting title to or use of the Real Property. 

During the period beginning upon the Effective Date and ending at 5:00 p.m. (local time at the Property) on that date which is twenty
eight (28) days after the Effective Date (hereinafter referred to as the “Inspection Period”), Purchaser shall have the right to make a physical inspection of the Property and to examine at such place or places at the Property,
in the offices of the property manager or elsewhere as the same may be located, any operating files maintained by Seller or its property manager in connection with the leasing, maintenance and/or management of the Property, including, without
limitation, the Leases, lease files, Operating Agreements (as hereinafter defined), insurance policies, bills, invoices, receipts and other general records relating to the income and expenses of the Property, correspondence, surveys, plans and
specifications, warranties for services and materials provided to the Property, engineering reports, environmental audits and similar materials, but excluding materials not directly related to the leasing, maintenance and/or management of the
Property such as Seller’s internal memoranda, financial projections, budgets, appraisals, accounting and income tax records and similar proprietary or confidential information. Purchaser understands and agrees that any on-site inspections or
testing of the Property shall be conducted upon at least twenty-four (24) hours’ prior notice to Seller and in the presence of Seller or its representative (to the extent that Seller makes itself or its representative available during such
inspections and testing). Any such inspections and testing shall be performed by reputable companies selected by Purchaser. Purchaser agrees to repair any damage to the Property and to indemnify against and hold Seller harmless from any claim for
liabilities, costs, expenses (including reasonable attorneys’ fees actually incurred) or damages for physical damage to property or injuries to persons arising out of or resulting from the inspection or testing of the Property by Purchaser or
its agents, and notwithstanding anything to the contrary in this Agreement, such obligations to repair, indemnify and hold harmless Seller shall survive Closing or any termination of this Agreement. Purchaser agrees (a) that prior to entering
the Property to conduct any inspection, Purchaser shall obtain and maintain, or shall cause each of its contractors and agents to maintain (and shall deliver evidence satisfactory to Seller thereof), at no cost or expense to Seller, general
liability insurance from an 

  
 8 

 
insurer reasonably acceptable to Seller in the amount of One Million Dollars ($1,000,000) with combined single limit for personal injury or property damage per occurrence, such policies to name
Seller as an additional insured party, which insurance shall provide coverage against any claim for personal injury or property damage caused by Purchaser or its agents, representatives or consultants in connection with any such tests and
investigations, and (b) to keep the Property free from all liens and encumbrances arising out of or resulting from its inspection or testing. All inspections and testing shall occur at times reasonably agreed upon by Seller and Purchaser and
shall be conducted so as not to interfere unreasonably with use of the Property by Seller or its tenants. If Purchaser decides to do any invasive testing at the Property, Purchaser shall do so only after notifying Seller and obtaining Seller’s
prior written consent thereto, which consent may be subject to any terms and conditions imposed by Seller in its sole discretion. Seller shall cooperate with Purchaser in its due diligence but shall not be obligated to incur any liability or expense
in connection therewith. Purchaser shall have the right to contact and interview any or all of the tenants of the Property upon at least twenty-four (24) hours’ prior written notice to Seller and in the presence of Seller or its
representative (to the extent that Seller makes itself or its representative available during such contact and interview). Except for zoning verification, building code compliance, environmental compliance and mitigation and related inquiries,
Purchaser shall not contact any governmental authority regarding the Property without first obtaining the prior consent of Seller thereto (which consent shall not be unreasonably withheld), and Seller, at Seller’s election, shall be entitled to
have a representative on any telephone call or other contact made by Purchaser to a governmental authority and to be present at any meeting between Purchaser and the governmental authority. 

3.2 Right of Termination. Seller agrees that in the event Purchaser determines (such determination to be made in Purchaser’s
sole and absolute discretion), for any reason or no reason, that the Property is not suitable for its purposes, Purchaser shall have the right to terminate this Agreement by giving written notice thereof to Seller prior to the expiration of the
Inspection Period. If Purchaser gives such notice of termination within the Inspection Period, this Agreement shall terminate, the Earnest Money shall be returned to Purchaser and neither party hereto shall have any further rights, obligations or
liabilities hereunder except to the extent that any right, obligation or liability set forth herein expressly survives termination of this Agreement. If Purchaser fails to give Seller a notice of termination prior to the expiration of the Inspection
Period, Purchaser shall no longer have any right to terminate this Agreement under this Section 3.2 and shall be bound to proceed to Closing and consummate the transaction contemplated hereby pursuant to the terms of this Agreement. 

ARTICLE IV 

CLOSING 
 4.1
Time and Place. The consummation of the transaction contemplated hereby (the “Closing”) shall be held at the offices of the Escrow Agent (or such other location as may be mutually agreed upon by 

  
 9 

 
Seller and Purchaser) on the date which is five business (5) days following the end of the Inspection Period, or such other date as mutually agreed to in writing by the Seller and Purchaser
(the “Closing Date”) through an escrow administered by the Escrow Agent. At Closing, Seller and Purchaser shall perform the obligations set forth in, respectively, Section 4.2 and Section 4.3, the performance of which
obligations shall be covenants and concurrent conditions. 
 4.2 Seller’s Obligations at Closing. At Closing, Seller
shall deliver in escrow with Escrow Agent (or to Purchaser, as indicated) the following: 
 4.2.1 a duly executed
special warranty deed (the “Deed”) in the form attached hereto as Exhibit D, conveying the Land and Improvements, subject only to the Permitted Exceptions; 

4.2.2 a duly executed bill of sale conveying the Personal Property in the form attached hereto as Exhibit E;

 4.2.3 a duly executed counterpart of the Assignment and Assumption of Leases in the form attached as
Exhibit F (the “Assignment of Leases”); 
 4.2.4 a duly executed counterpart of
the Assignment of Intangibles in the form attached as Exhibit G (the “General Assignment”); 
 4.2.5 such transfer tax forms or returns, if any, as are required to be delivered or signed by Seller by applicable state and local law in connection with the conveyance of the Real Property (the
“Transfer Tax Declarations”). 
 4.2.6 Original signed Tenant Estoppel Certificates (as
hereinafter defined), as required under Section 4.6.5 hereof; 
 4.2.7 a notice in form and content
reasonably satisfactory to Purchaser and Seller which Purchaser shall send to each tenant under each of the Leases (the “Tenant Notices”) informing such tenant of the sale of the Property and of the assignment to Purchaser of
Seller’s interest in, and obligations under, the Leases (including, if applicable, Purchaser’s assumption of Seller’s obligations with respect to any security deposits), directing that all rent and other sums payable after the Closing
under each such Lease shall be paid as set forth in the notice, and setting forth the name and addresses of all persons and entities to which notices to landlord under the lease should be delivered; 

4.2.8 a duly executed counterpart of a lease agreement between Seller, as tenant, and Purchaser (or its assignee), as
landlord, in the form and substance of Exhibit I attached hereto (the “Seller Lease”); 
 4.2.9 a duly executed counterpart of the Access Easement between Seller, as grantor, and Purchaser (or its assignee), as grantee; 

  
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 4.2.10 such evidence as the Title Company may reasonably require as to the
authority of the person or persons executing documents on behalf of Seller; 
 4.2.11 such affidavits as may be
customarily and reasonably required by the Title Company in order to issue the Owner’s Policy, in a form reasonably acceptable to Seller; 
 4.2.12 a closing and proration statement (the “Closing Statement”) executed by Seller; 
 4.2.13 an affidavit duly executed by Seller stating that Seller is not a “foreign person” as defined in the Federal Foreign Investment in Real Property Tax Act of 1980 and the 1984 Tax Reform
Act; 
 4.2.14 deliver to Purchaser the following (the “Property Records”): Leases, licenses and
permits, if any, in the possession of Seller or Seller’s agents, together with such leasing and property files and records which are material in connection with the continued operation, leasing and maintenance of the Property; 

4.2.15 deliver to Purchaser possession and occupancy of the Property, subject to the Permitted Exceptions; and 

4.2.16 such additional documents as shall be reasonably required to consummate the transaction contemplated by this
Agreement. 
 4.3 Purchaser’s Obligations at Closing. At Closing, Purchaser shall deliver in escrow with Escrow
Agent the following: 
 4.3.1 the Purchase Price, as increased or decreased by prorations and adjustments as
herein provided, in immediately available wire transferred funds pursuant to Section 1.5 above, it being agreed that at Closing the Earnest Money shall be delivered to Seller and applied towards payment of the Purchase Price; 

4.3.2 duly executed counterparts of the Assignment of Leases, General Assignment, Transfer Tax Declarations, Closing
Statement and Tenant Notices; 
 4.3.3 a duly executed counterpart of the Seller Lease; 

4.3.4 a duly executed counterpart of the Access Easement; 

4.3.5 such evidence as the Title Company may reasonably require as to the authority of the person or persons executing
documents on behalf of Purchaser; 
 4.3.6 such affidavits and undertakings (including, without limitation, a
“gap” undertaking) as may be customarily and reasonably required by the Title Company, in a form reasonably acceptable to Purchaser; and 

  
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 4.3.7 such additional documents as shall be reasonably required to
consummate the transaction contemplated by this Agreement. 
 4.4 Credits and Prorations. 

4.4.1 The following shall be apportioned with respect to the Property as of 12:01 a.m., on the day of the Closing, as if
Purchaser were vested with title to the Property during the entire day of the Closing: (i) rents, if any, as and when collected (the term “rents” as used in this Agreement includes all payments due and payable by tenants under the
Leases), (ii) taxes and any assessments levied against the Property, and (iii) any other operating expenses or other items pertaining to the Property which are customarily prorated between a purchaser and a seller in the area in which the
Property is located. 
 4.4.2 At Closing, Seller shall credit to the account of Purchaser the amount of all
security deposits deposited by the tenants pursuant to the Leases (whether or not held by Seller). 
 4.4.3
Seller shall pay all taxes and assessments due and payable with respect to the Real Property (“Real Estate Taxes”) at or prior to Closing (including, without limitation, all Real Estate Taxes assessed for the calendar year 2011 all
of which Real Estate Taxes are payable and shall be paid by Seller before the Closing). All Real Estate Taxes for the year of the Closing (i.e., Real Estate Taxes assessed for calendar year 2012 and payable in calendar year 2013) shall be prorated
on an accrual basis such that Seller shall be responsible for all Real Estate Taxes that accrue through the day immediately preceding the day of the Closing and Purchaser shall be responsible for all Real Estate Taxes that accrue on the day of the
Closing and thereafter. The amount of such proration shall be calculated using 100% of the annual Real Estate Tax amount from the most recent full year tax bill. To the extent that the actual Real Estate Taxes assessed for the year of the Closing
differ from the amount apportioned at Closing, the parties shall make all necessary adjustments by appropriate payments between themselves following the date the final tax bill is issued. 

4.4.4 Intentionally Deleted. 
 4.4.5 Seller shall receive the entire advantage of any discounts for the prepayment by it of any taxes, water rates or sewer rents. 

4.4.6 Seller and Purchaser shall cooperate in obtaining final meter readings for all utilities serving the Property as of
the Closing Date and in coordinating the transfer of all utility accounts to Purchaser as of the Closing Date. To the extent Seller is billed for any utility services delivered at the Property on or after the Closing Date, Seller shall promptly
deliver such bills to Purchaser. 
 4.4.7 Intentionally Deleted. 

  
 12 

 4.4.8 Purchaser shall be responsible for the payment of all Tenant
Inducement Costs (as hereinafter defined) and leasing commissions which become due and payable (whether before or after Closing) as a result of any new Leases (excluding the Seller Lease, for which no Tenant Inducement Costs or leasing commissions
shall be payable) entered into after the Effective Date (with the prior written consent of Purchaser), or any renewals, amendments, or expansions of existing Leases, exercised after the Effective Date strictly in accordance with tenant options set
forth in the Leases (with the prior written consent of Purchaser). In addition, Purchaser shall be responsible for the leasing commissions set forth on Exhibit B-1 attached hereto, which represent all leasing commissions payable in
connection with the Main Steel Lease (as hereinafter defined). If, as of the date of Closing, Seller shall have paid any Tenant Inducement Costs or leasing commissions for which Purchaser is responsible pursuant to the foregoing provisions,
Purchaser shall reimburse Seller therefor at Closing. Seller shall be responsible for the payment of all Tenant Inducement Costs and, except with respect to the Main Steel Lease, all leasing commissions (whether due and payable prior to or after the
date of Closing) with respect to Leases entered into on or prior to the Effective Date. Prior to Closing, Seller shall pay all Tenant Inducement Costs payable by the landlord to the tenant under the new Lease between Seller, as landlord, and Main
Steel Polishing Company, Inc., a New Jersey corporation (“Main Steel”), as tenant (the “Main Steel Lease”) If, as of the date of Closing, Seller shall not have paid any Tenant Inducement Costs or leasing commissions
for which Seller is responsible pursuant to this Section 4.4.8, then at Closing Seller shall provide Purchaser a credit towards the Purchase Price in the amount of all such unpaid Tenant Inducement Costs and leasing commissions. For
purposes hereof, the term “Tenant Inducement Costs” shall mean any out-of-pocket payments required under a Lease to be paid by the landlord thereunder to or for the benefit of the tenant thereunder which is in the nature of a tenant
inducement, including specifically, without limitation, tenant improvement costs, space planning costs, construction management fees, lease buyout costs, and moving, design, refurbishment and club membership allowances. Tenant Inducement Costs shall
not include loss of income resulting from any free rental period, it being agreed that Seller shall bear the loss resulting from any free rental period until the Closing and that Purchaser shall bear such loss from and after the date of Closing.

 4.4.9 Non-delinquent rent for the period after Closing collected by Seller shall be promptly remitted to
Purchaser. Unpaid and delinquent rent collected by Seller and Purchaser after the Closing Date shall be delivered as follows: (i) if Seller collects any unpaid or delinquent rent for the Property, Seller shall, within fifteen (15) days
after the receipt thereof, deliver to Purchaser any such rent which Purchaser is entitled to hereunder relating to the date of Closing and any period thereafter, and (ii) if Purchaser collects any unpaid or delinquent rent from the Property,
Purchaser shall, within fifteen (15) days after the receipt thereof, deliver to Seller any such rent which Seller is entitled to hereunder relating to the period prior to the date of Closing. Seller and Purchaser agree that all rent received by
Seller or Purchaser after the date of Closing shall be applied first to current rentals and then to delinquent rentals, if any, in inverse order of maturity (i.e., applied first to the most recent delinquent rentals). Purchaser will make a good
faith 

  
 13 

 
effort after Closing to collect all rents in the usual course of Purchaser’s operation of the Property, but Purchaser will not be obligated to institute any lawsuit or other collection
procedures to collect delinquent rents, but if Purchaser fails to institute a lawsuit or other collection procedures to collect delinquent rents within thirty (30) days after Seller’s written request, Seller shall have the right to do the
same regarding delinquent rents due prior to Closing, but without the right to seek termination of the lease, eviction of the tenant, or exercise any other rights under any Lease, other than the right to pursue collection actions. 

4.4.10 Seller, as landlord under the Leases, is currently collecting from tenants additional rent to cover certain taxes,
insurance, utilities, maintenance and other operating costs and expenses incurred by Seller in connection with the ownership, operation, maintenance and management of the Property (such expenses, to the extent tenants are obligated to reimburse
Seller regarding same, collectively “Reimbursable Expenses” and such collections, collectively “Collections”). Non-delinquent Collections for the month in which Closing occurs shall be prorated in the same manner as
other rents. Subsequent to Closing and after completion of all applicable true-ups with tenants, Purchaser shall prepare and present to Seller for its review and approval, which approval shall not be unreasonably withheld or delayed, a calculation
of the Collections received and Reimbursable Expenses incurred by Seller and Purchaser for the year of Closing, which shall reflect the true-up calculations and adjustments. Seller shall make any necessary adjusting payment to Purchaser, due to any
over-collection by Seller, within thirty (30) days after presentment to, and approval by, Seller of Purchaser’s calculation and Purchaser shall make any necessary adjusting payment to Seller, due to any under-collection by Seller within
(30) days after presentment to, and approval by Seller of Purchaser’s calculation. Anything to the contrary notwithstanding, Purchaser shall not be obligated to make any adjusting payment to Seller to the extent Seller’s deficiency is
the result of a delinquency by one or more tenants in paying Collections, except that Purchaser shall be obligated to make such payment to Seller to the extent (i) the Collections received by Purchaser exceed its incurred Reimbursable Expenses
or (ii) such delinquent Collections are thereafter actually received by Purchaser (in which case, any applicable payment to Seller shall be made within ten (10) days after receipt). Either party may inspect the other’s books and
records related to the Property to confirm the calculation. 
 4.4.11 Either party shall be entitled to a
post-Closing adjustment for any incorrect or estimated proration or adjustment provided written notice thereof is given to the other party within one (1) year of Closing, or, in the case of Real Estate Taxes, within 90 days following the
issuance of the final tax bill for the year of Closing. 
 4.4.12 The provisions of this Section 4.4 shall
survive Closing. 

  
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 4.5 Closing Costs. 

4.5.1 Seller shall pay the fees of any counsel representing Seller in connection with this transaction. Seller shall also
pay the following costs and expenses: (i) one-half (1/2) of the escrow fee, if any, which may be charged by the Escrow Agent or Title Company; (ii) any and all State, County and local real estate transfer, stamp or documentary taxes
which become payable by reason of the transfer of the Property and are payable by Seller under the applicable statute or ordinance or under local custom; (iii) all costs associated with the Title Commitment and the cost of the premium for
Owner’s Policy including extended coverage over the general exceptions (excepting any unfiled mechanics liens arising out (a) work performed by tenants under the Leases or (b) work performed by Seller for which Purchaser receives a
credit at Closing) and the cost of any endorsements which Seller has elected to use to cure any title or survey matters to which Purchaser objected under this Agreement) and excluding the cost of any other endorsements; (iv) the cost of the
Survey; and (v) all costs and expenses incurred in connection with the transfer of any transferable permits, warranties, licenses or non-cash security deposits in connection with the ownership or operation of the Property. 

4.5.2 Purchaser shall pay the fees of any counsel representing Purchaser in connection with this transaction. Purchaser
shall also pay the following costs and expenses: (i) one-half (1/2) of the escrow fee, if any, which may be charged by the Escrow Agent or Title Company; (ii) the premium for all endorsements to the Owner’s Policy (except those
the cost of which Seller is responsible under Section 4.5.1); (iii) any and all State, County and local real estate transfer, stamp or documentary taxes which are payable by Purchaser under the applicable statute or ordinance or under
local custom; and (iv) all costs and expenses associated with Purchaser’s financing; 
 4.5.3 All costs
and expenses incident to this transaction and the closing thereof, and not specifically described above, shall be paid by the party typically responsible for such costs under local custom in the Chicago metropolitan area. 

4.6 Conditions Precedent to Obligation of Purchaser. The obligation of Purchaser to consummate the transaction hereunder
shall be subject to the fulfillment on or before the date of Closing (except as otherwise provided) of all of the following conditions, any or all of which may be waived by Purchaser in its sole and absolute discretion: 

4.6.1 Seller shall have delivered to Purchaser all of the items required to be delivered to Purchaser pursuant to the
terms of this Agreement, including but not limited to, those provided for in Section 4.2. 
 4.6.2 All of
the representations and warranties of Seller contained in this Agreement shall be true and correct in all material respects as of the date of Closing. 
 4.6.3 The Title Company shall have issued, or be irrevocably committed to issue, to Purchaser the Owner’s Policy together with an extended coverage endorsement, covering the Real Property in the
aggregate amount of the Purchase Price, insuring that fee title to the Real Property is vested in Purchaser subject only to the Permitted Exceptions (the inclusion of any additional endorsements to the Owner’s Policy shall not be a condition
hereunder). 

  
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 4.6.4 Seller shall have performed and observed, in all material respects,
all covenants and agreements of this Agreement to be performed and observed by Seller as of the date of Closing. 

4.6.5 Seller shall have delivered to Purchaser prior to the end of the Inspection Period an acceptable Tenant Estoppel
Certificate from each tenant under the Leases. For the purposes of this Section 4.6.5, a Tenant Estoppel Certificate shall be acceptable if substantially in the form and substance provided in Section 5.4.4 of this Agreement, without
material modification, without any information which is inconsistent with the terms of the applicable lease, executed by the tenant. 
 If any of the conditions to Purchaser’s obligations under this Section 4.6 shall fail to occur then Purchaser shall have the right to terminate this Agreement by delivering written notice to
Seller prior to the Closing, in which event the Earnest Money shall be disbursed to Purchaser and neither party shall have any further rights or obligations hereunder (except for those obligations of either party that expressly survive the
termination of this Agreement pursuant to the other provisions of this Agreement); provided, however, that nothing contained in this Section 4.6 shall limit Purchaser’s remedies for a default by Seller under this Agreement. 

4.7 Conditions Precedent to Obligation of Seller. The obligation of Seller to consummate the transaction hereunder shall be
subject to the fulfillment on or before the date of Closing of all of the following conditions, any or all of which may be waived by Seller in its sole and absolute discretion: 

4.7.1 Seller shall have received the Purchase Price as adjusted pursuant to and payable in the manner provided for in this
Agreement. 
 4.7.2 Purchaser shall have delivered to Seller all of the items required to be delivered to Seller
pursuant to the terms of this Agreement, including but not limited to, those provided for in Section 4.3. 

4.7.3 All of the representations and warranties of Purchaser contained in this Agreement shall be true and correct in all
material respects as of the date of Closing. 
 4.7.4 Purchaser shall have performed and observed, in all
material respects, all covenants and agreements of this Agreement to be performed and observed by Purchaser as of the date of Closing. 
 If any of the conditions to Seller’s obligations under this Section 4.7 shall fail to occur, and such failure is not otherwise a default by Purchaser under this Agreement (in which event Seller
would be afforded the rights under Section 6.1 hereof), then Seller may, as long as Seller is not in default hereunder, and as its sole and exclusive remedy, terminate this Agreement by 

  
 16 

 
written notice to Purchaser, in which event the Earnest Money shall be promptly returned to Purchaser and neither party shall have any further rights or obligations hereunder (except for those
obligations of either party that expressly survive the termination of this Agreement pursuant to the other provisions of this Agreement). 
 ARTICLE V 
 REPRESENTATIONS, WARRANTIES AND COVENANTS 

5.1 Representations and Warranties of Seller. Seller hereby makes the following representations and warranties to Purchaser as of
the Effective Date, which representations shall be deemed made again as of the Closing: 
 5.1.1 Organization
and Authority. Seller has been duly organized and is validly existing under the laws of the State of Delaware. Seller has the full right and authority to enter into this Agreement and to transfer all of the Property to be conveyed by Seller
pursuant hereto and to consummate or cause to be consummated the transactions contemplated herein to be made by Seller. The persons signing this Agreement on behalf of Seller are authorized to do so. 

5.1.2 Pending Actions. There is no litigation or other legal proceedings which have been filed, or to Seller’s
knowledge threatened, against Seller in connection with the Property or against the Property. 
 5.1.3
Leases. The schedule of leases attached hereto as Exhibit B lists all the Leases affecting the Property as of the Effective Date, and all amendments, modifications and other agreements between landlord and tenant with respect to
such Leases. To Seller’s knowledge, there are no monetary defaults and no material non monetary defaults by any tenant under any Lease and there are no material defaults by Seller under any Lease. 

5.1.4 No Violations. Seller has not received any written notification from any governmental or public authority
(i) that the Property is in violation of any applicable fire, health, building, use, occupancy or zoning laws where such violation remains outstanding or (ii) that any work is required to be done upon or in connection with the Property,
where such work remains outstanding. 
 5.1.5 Condemnation. Seller has received no written notice from any
governmental authority, and to Seller’s knowledge there is no threat, of any condemnation proceedings relating to the Property. 
 5.1.6 Purchase Options. Seller has not granted any, right or option to any party to acquire any interest in any of the Property. 

  
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 5.1.7 Not Foreign Person. Seller is not a “foreign person”
or “foreign corporation” as those terms are defined in Section 6045 of the Internal Revenue Code of 1986, as amended and the regulations promulgated thereunder. 

5.1.8 Prohibited Persons and Transactions. To Seller’s knowledge neither Seller nor any of its affiliates, nor
any of their respective partners, members, material shareholders or other equity owners, and none of their respective employees, officers, directors, representatives or agents is, nor will they become, a person or entity with whom U.S. persons or
entities are restricted from doing business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or
under any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action and is not and
will not engage in any dealings or transactions or be otherwise associated with such persons or entities. 
 5.2 Knowledge
Defined. References to the “knowledge” of Seller shall refer only to the actual present, conscious knowledge of the Seller Knowledge Individuals (as hereinafter defined) and shall not be construed, by imputation or otherwise, to refer
to the knowledge of Seller, or any of its affiliates, to any property manager, or to any other officer, agent, manager, representative or employee of Seller or any of its affiliates or to impose upon such Seller Knowledge Individuals any duty to
investigate the matter to which such actual knowledge, or the absence thereof, pertains. As used herein, the term “Seller Knowledge Individuals” shall refer to the following persons: (a) James D. Pawlak, (b) Joseph J.
Domaracki, and (c) Clifford D. Nastas. The Seller Knowledge Individuals are the persons employed by or on behalf of Seller who have the most knowledge of matters relating to the Property. 

5.3 Limitations Regarding Seller’s Representations and Warranties and Covenants. The representations, warranties of Seller
set forth in Section 5.1 and 5.4 shall survive Closing for a period of two hundred and seventy (270) days. No claim made by Purchaser after the Closing for a breach of any representation, warranty, covenant or agreement of Seller under or
pursuant to this Agreement, or any other instrument delivered to Purchaser under or pursuant to this Agreement shall be actionable or payable (i) if the breach in question results from or is based on a condition, state of facts or other matter
which was known to Purchaser prior to Closing (including, without limitation if the truth of any matter is confirmed in any tenant estoppel or any other estoppel certificate received by Purchaser from a third party), and (ii) unless written
notice containing a description of the specific nature of such breach shall have been given by Purchaser to Seller prior to the expiration of said two hundred and seventy (270) days day period and an action shall have been commenced by
Purchaser against Seller within three hundred and sixty five (365) days after the Closing. In no event shall Seller be liable for any damages (i) for any breaches under this Section 5.3 unless the valid claims for all such breaches
collectively aggregate more than Twenty-Five Thousand and No/100 Dollars ($25,000.00), and (ii) in excess of One Million and No/100 Dollars ($1,000,000.00). 

  
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 5.4 Covenants of Seller. Seller hereby covenants with Purchaser as follows:

 5.4.1 From the Effective Date until the Closing or earlier termination of this Agreement, Seller shall use
commercially reasonable efforts to operate and maintain the Property in a manner generally consistent with the manner in which Seller has operated and maintained the Property prior to the date hereof, including without limitation, the continued
maintenance of commercially reasonable hazard insurance. 
 5.4.2 Seller shall not renew, modify or amend any
existing Lease and shall not enter into any new Lease without Purchaser’s prior written consent, which consent shall not be unreasonably withheld or delayed prior to the expiration of the Inspection Period and in Purchaser’s sole and
absolute discretion thereafter; provided, however, that Purchaser shall be deemed to have approved any extension of a lease term or expansion of premises demised under a Lease which expansion or extension is exercised after the Effective Date
strictly in accordance with the terms of such Lease. 
 5.4.3 Seller shall not grant, transfer or convey to any
person or entity any easements or other interests in the Property or otherwise encumber the Property in any way, except with respect to the Access Easement or as otherwise specifically permitted in this Agreement. 

5.4.4 Promptly after the Effective Date, Seller shall deliver to and request from each tenant under the Leases estoppel
certificates in the form of Exhibit H with all information inserted therein (each a “Tenant Estoppel Certificate”). Seller shall provide to Purchaser a reasonable opportunity to review the Tenant Estoppel Certificates
prior to delivery to the tenants. At the request of Purchaser, Seller shall deliver to each tenant under the Leases a request to execute and deliver to Purchaser a subordination, non-disturbance and attornment agreement (“SNDA”) in the
form required by, and from a lender, if any, designated by Purchaser. 
 5.4.5 After the Effective Date, Seller
shall, promptly after receipt, deliver to Purchaser any written notices received by Seller from any tenant under a Lease or any governmental or public authority with respect to the Property. 

5.5 Representations and Warranties of Purchaser. Purchaser hereby represents and warrants to Seller as of the Effective Date,
which representations and warranties shall be deemed made again as of the Closing: 
 5.5.1 Organization and
Authority. Purchaser has the full right, power and authority to purchase the Property as provided in this Agreement and to carry out Purchaser’s obligations hereunder, and all requisite action necessary to authorize Purchaser to enter into
this Agreement and to carry out its obligations hereunder have been, or by the Closing will have been, taken. The person signing this Agreement on behalf of Purchaser is authorized to do so. 

  
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 5.5.2 Pending Actions. Purchaser has not received written notice of
any action, suit, arbitration, unsatisfied order or judgment, government investigation or proceeding pending against Purchaser which, if adversely determined, could individually or in the aggregate materially interfere with the consummation of the
transaction contemplated by this Agreement. 
 5.5.3 Prohibited Persons and Transactions. To
Purchaser’s knowledge neither Purchaser nor any of its affiliates, nor any of their respective partners, members, material shareholders or other equity owners, and none of their respective employees, officers, directors, representatives or
agents is, nor will they become, a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including
those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten
to Commit, or Support Terrorism), or other governmental action and is not and will not engage in any dealings or transactions or be otherwise associated with such persons or entities. 

5.6 Survival of Purchaser’s Representations and Warranties. The representations and warranties of Purchaser set forth in
Section 5.5 shall survive Closing for a period of two hundred and seventy (270) days. 
 ARTICLE VI 

DEFAULT 
 6.1
Default by Purchaser. If Purchaser fails to perform any of its obligations under this Agreement for any reason other than the permitted termination of this Agreement by either Seller or Purchaser as herein expressly provided, Seller shall be
entitled, as its sole and exclusive remedy at law or in equity (except as provided below), to terminate this Agreement by written notice to Purchaser in which case neither party hereto shall have any further rights, obligations or liabilities
hereunder except to the extent that any right, obligation or liability set forth herein expressly survives termination of this Agreement, and in which case Seller shall receive the Earnest Money as liquidated damages for such failure, it being
agreed between the parties hereto that the actual damages to Seller in the event of such breach are impractical to ascertain and the amount of the Earnest Money is a reasonable estimate thereof. The foregoing liquidated damages provision shall not
apply to Purchaser’s obligations under Sections 3.1 or 10.1, nor shall Purchaser be entitled to credit or offset the Earnest Money or any portion thereof against any damages suffered by Seller by reason of Purchaser’s default with respect
thereto. 

  
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 6.2 Default by Seller. In the event that Seller fails to perform any of its
obligations under this Agreement for any reason other than Purchaser’s default or the permitted termination of this Agreement by Seller or Purchaser as herein expressly provided, Purchaser shall be entitled, as its sole and exclusive remedy at
law or in equity, either (a) to terminate this Agreement by written notice to Seller in which case the Earnest Money shall be returned to Purchaser and neither party hereto shall have any further rights, obligations or liabilities hereunder
except to the extent that any right, obligation or liability set forth herein expressly survives termination of this Agreement, or (b) to enforce specific performance of Seller’s obligation to execute the documents required to convey the
Property to Purchaser, it being understood and agreed that the remedy of specific performance shall not be available to enforce any other obligation of Seller hereunder. Purchaser expressly waives its rights to seek and obtain damages in the
event of Seller’s default hereunder; provided, however, that if Purchaser terminates this Agreement pursuant to clause (a) of this Section 6.2, then Seller shall promptly reimburse Purchaser for its actual, documented out-of-pocket
expenses incurred in connection with this Agreement and the transaction contemplated hereunder, not to exceed Fifty Thousand and No/100 Dollars ($50,000.00). Purchaser shall be deemed to have elected to terminate this Agreement and receive back the
Earnest Money if Purchaser fails to file suit for specific performance against Seller in a court having jurisdiction in the county and state in which the Property is located, on or before one hundred twenty (120) days following the date upon
which Closing was to have occurred. 
 ARTICLE VII 
 RISK OF LOSS 
 7.1 Minor Damage. In the event of casualty loss or damage to
the Real Property or any portion thereof which is not a Major Loss (as hereinafter defined), this Agreement shall remain in full force and effect provided Seller, at Seller’s option, either (x) assigns to Purchaser all of Seller’s
right, title and interest to any claims and proceeds Seller may have with respect to any casualty insurance policies or condemnation awards relating to the premises in question, or (y) provides Purchaser a credit towards the Purchase Price in
amount equal to the cost to repair any such damage to the Real Property, as such cost is reasonably determined by Purchaser. If Seller elects to assign a casualty claim to Purchaser, the Purchase Price shall be reduced by an amount equal to the
deductible amount under Seller’s casualty insurance policy. Upon Closing, full risk of loss with respect to the Property shall pass to Purchaser. 
 7.2 Major Damage. In the event of a Major Loss, either Purchaser may terminate this Agreement by written notice to Seller, in which event the Earnest Money shall be returned to Purchaser and
neither party hereto shall have any further rights, obligations or liabilities hereunder except to the extent that any right, obligation or liability set forth herein expressly survives termination of this Agreement. If Purchaser does not elect to
terminate this Agreement within ten (10) days after Seller sends Purchaser written notice of the occurrence of the Major Loss, then Seller and Purchaser shall be deemed to have elected to proceed with Closing, in which event Seller shall, at

  
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Seller’s option, either (x) assign to Purchaser all of Seller’s right, title and interest to any claims and proceeds Seller may have with respect to any casualty insurance policies
or condemnation awards relating to the premises in question, or (y) provide Purchaser a credit towards the Purchase Price in amount equal to the cost to repair any such damage to the Real Property, as such cost is reasonably determined by
Purchaser. If Seller elects to assign a casualty claim to Purchaser, the Purchase Price shall be reduced by an amount equal to the deductible amount under Seller’s casualty insurance policy. Upon Closing, full risk of loss with respect to the
Property shall pass to Purchaser. 
 7.3 Definition of “Major Loss”. For purposes of Sections 7.1 and 7.2,
“Major Loss” shall mean: (i) loss or damage to the Real Property or any portion thereof such that the cost of repairing or restoring the premises in question to a condition substantially identical to that of the premises in
question prior to the event of damage would be, in the reasonable opinion of an architect selected by Seller and which cost is reasonably approved by Purchaser, equal to or greater than Two Hundred and Fifty Thousand and N0/100 Dollars
($250,000.00), (ii) any loss that would permit Main Steel to either terminate the Main Steel Lease, vacate the Real Property, or withhold rent payments, and (iii) any loss due to a condemnation. If Purchaser does not give notice to Seller
of Purchaser’s reasons for disapproving the cost of repairing and restoring the premises five (5) business days after receipt of notice of cost from the proposed architect, Purchaser shall be deemed to have approved such cost. 

ARTICLE VIII 

COMMISSIONS 

8.1 Brokerage Commissions. In the event the transaction contemplated by this Agreement is consummated, but not otherwise, Seller
agrees to pay to Colliers International (the “Broker”) at Closing a brokerage commission pursuant to a separate written agreement between Seller and Broker. Each party agrees that should any claim be made for brokerage commissions
or finder’s fees by any broker or finder other than the Broker by, through or on account of any acts of said party or its representatives, said party will indemnify and hold the other party free and harmless from and against any and all loss,
liability, cost, damage and expense in connection therewith. The provisions of this paragraph shall survive Closing. 
 ARTICLE
IX 
 DISCLAIMERS AND WAIVERS 
 9.1 No Reliance on Documents. Except as expressly stated herein, Seller makes no representation or warranty as to the truth, accuracy or completeness of any materials, data or information delivered
by Seller to 

  
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Purchaser in connection with the transaction contemplated hereby. Purchaser acknowledges and agrees that all materials, data and information delivered by Seller to Purchaser in connection with
the transaction contemplated hereby are provided to Purchaser as a convenience only and that any reliance on or use of such materials, data or information by Purchaser shall be at the sole risk of Purchaser, except as otherwise expressly stated
herein. Without limiting the generality of the foregoing provisions, Purchaser acknowledges and agrees that (i) any environmental or other report with respect to the Property which is delivered by Seller to Purchaser shall be for general
informational purposes only, (ii) Purchaser shall not have any right to rely on any such report delivered by Seller to Purchaser, but rather will rely on its own inspections and investigations of the Property and any reports commissioned by
Purchaser with respect thereto, and (iii) neither Seller, any affiliate of Seller nor the person or entity which prepared any such report delivered by Seller to Purchaser shall have any liability to Purchaser for any inaccuracy in or omission
from any such report. 
 9.2 DISCLAIMERS. EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT, IT IS UNDERSTOOD AND AGREED
THAT SELLER IS NOT MAKING AND HAS NOT AT ANY TIME MADE ANY WARRANTIES OR REPRESENTATIONS OF ANY KIND OR CHARACTER, EXPRESSED OR IMPLIED, WITH RESPECT TO THE PROPERTY, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTIES OR REPRESENTATIONS AS TO
HABITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE (OTHER THAN SELLER’S LIMITED WARRANTY OF TITLE TO BE SET FORTH IN THE DEED), ZONING, TAX CONSEQUENCES, LATENT OR PATENT PHYSICAL OR ENVIRONMENTAL CONDITION, UTILITIES,
OPERATING HISTORY OR PROJECTIONS, VALUATION, GOVERNMENTAL APPROVALS, THE COMPLIANCE OF THE PROPERTY WITH GOVERNMENTAL LAWS, THE TRUTH, ACCURACY OR COMPLETENESS OF THE PROPERTY DOCUMENTS, OR ANY OTHER INFORMATION PROVIDED BY OR ON BEHALF OF SELLER TO
PURCHASER, OR ANY OTHER MATTER OR THING REGARDING THE PROPERTY. PURCHASER ACKNOWLEDGES AND AGREES THAT UPON CLOSING SELLER SHALL SELL AND CONVEY TO PURCHASER AND PURCHASER SHALL ACCEPT THE PROPERTY “AS IS, WHERE IS, WITH ALL
FAULTS”, EXCEPT TO THE EXTENT EXPRESSLY PROVIDED OTHERWISE IN THIS AGREEMENT. PURCHASER HAS NOT RELIED AND WILL NOT RELY ON, AND SELLER IS NOT LIABLE FOR OR BOUND BY, ANY EXPRESSED OR IMPLIED WARRANTIES, GUARANTIES, STATEMENTS,
REPRESENTATIONS OR INFORMATION PERTAINING TO THE PROPERTY OR RELATING THERETO (INCLUDING SPECIFICALLY, WITHOUT LIMITATION, PROPERTY INFORMATION PACKAGES DISTRIBUTED WITH RESPECT TO THE PROPERTY) MADE OR FURNISHED BY SELLER, THE MANAGER OF THE
PROPERTY, OR ANY REAL ESTATE BROKER OR AGENT REPRESENTING OR PURPORTING TO REPRESENT SELLER, TO WHOMEVER MADE OR GIVEN, DIRECTLY OR INDIRECTLY, ORALLY OR IN WRITING, UNLESS SPECIFICALLY SET FORTH IN THIS AGREEMENT. PURCHASER REPRESENTS TO SELLER
THAT PURCHASER HAS CONDUCTED, OR WILL CONDUCT PRIOR TO CLOSING, SUCH INVESTIGATIONS OF THE PROPERTY, INCLUDING BUT NOT LIMITED TO, THE PHYSICAL AND ENVIRONMENTAL CONDITIONS THEREOF, AS 

  
 23 

 
PURCHASER DEEMS NECESSARY TO SATISFY ITSELF AS TO THE CONDITION OF THE PROPERTY AND THE EXISTENCE OR NONEXISTENCE OR CURATIVE ACTION TO BE TAKEN WITH RESPECT TO ANY HAZARDOUS OR TOXIC SUBSTANCES
ON OR DISCHARGED FROM THE PROPERTY, AND WILL RELY SOLELY UPON SAME AND NOT UPON ANY INFORMATION PROVIDED BY OR ON BEHALF OF SELLER OR ITS AGENTS OR EMPLOYEES WITH RESPECT THERETO, OTHER THAN SUCH REPRESENTATIONS, WARRANTIES AND COVENANTS OF SELLER
AS ARE EXPRESSLY SET FORTH IN THIS AGREEMENT. EXCEPT AS OTHERWISE EXPRESSLY SET FORTH IN THIS AGREEMENT, UPON CLOSING, PURCHASER SHALL ASSUME THE RISK THAT ADVERSE MATTERS, INCLUDING BUT NOT LIMITED TO, CONSTRUCTION DEFECTS AND ADVERSE PHYSICAL AND
ENVIRONMENTAL CONDITIONS, MAY NOT HAVE BEEN REVEALED BY PURCHASER’S INVESTIGATIONS, AND PURCHASER, UPON CLOSING, SHALL BE DEEMED TO HAVE WAIVED, RELINQUISHED AND RELEASED SELLER (AND SELLER’S PARTNERS, MEMBERS, OFFICERS, DIRECTORS,
SHAREHOLDERS, EMPLOYEES AND AGENTS) FROM AND AGAINST ANY AND ALL CLAIMS, DEMANDS, CAUSES OF ACTION (INCLUDING CAUSES OF ACTION IN TORT), LOSSES, DAMAGES, LIABILITIES, COSTS AND EXPENSES (INCLUDING ATTORNEYS’ FEES AND COURT COSTS) OF ANY AND
EVERY KIND OR CHARACTER, KNOWN OR UNKNOWN, WHICH PURCHASER MIGHT HAVE ASSERTED OR ALLEGED AGAINST SELLER (AND SELLER’S PARTNERS, MEMBERS, OFFICERS, DIRECTORS, SHAREHOLDERS, EMPLOYEES AND AGENTS) AT ANY TIME BY REASON OF OR ARISING OUT OF ANY
LATENT OR PATENT CONSTRUCTION DEFECTS OR PHYSICAL CONDITIONS, VIOLATIONS OF ANY APPLICABLE LAWS (INCLUDING, WITHOUT LIMITATION, ANY ENVIRONMENTAL LAWS) AND ANY AND ALL OTHER ACTS, OMISSIONS, EVENTS, CIRCUMSTANCES OR MATTERS REGARDING THE PROPERTY.
PURCHASER AGREES THAT SHOULD ANY CLEANUP, REMEDIATION OR REMOVAL OF HAZARDOUS SUBSTANCES OR OTHER ENVIRONMENTAL CONDITIONS ON THE PROPERTY BE REQUIRED AFTER THE CLOSING DATE, SUCH CLEAN-UP, REMOVAL OR REMEDIATION SHALL BE THE RESPONSIBILITY OF AND
SHALL BE PERFORMED AT THE SOLE COST AND EXPENSE OF PURCHASER. NOTHING IN THIS SECTION 9.2 SHALL BE DEEMED OR CONSTRUED TO BE A WAIVER BY PURCHASER OF ANY CLAIMS AGAINST SELLER UNDER THIS AGREEMENT OR ANY DOCUMENTS EXECUTED AND DELIVERED BY SELLER TO
PURCHASER PURSUANT TO THIS AGREEMENT. 
 9.3 Effect and Survival of Disclaimers. Seller and Purchaser agree that the
provisions of this Article IX shall survive Closing. 

  
 24 

 ARTICLE X 
 MISCELLANEOUS 
 10.1 Confidentiality. All information (collectively,
“Inspection Material”) acquired by Purchaser or any of its Representatives (as hereinafter defined) with respect to the Property, whether delivered by Seller or any of its Representatives or obtained by Purchaser as a result of its
inspection of the Property, the examination of Seller’s files or otherwise shall be used solely for the purpose of determining whether or not the Property is suitable for Purchaser’s purpose and for no other reason. All Inspection Material
shall be kept in strict confidence and shall not be disclosed to any individual or entity other than those Representatives of Purchaser who need to know the information for the purpose of assisting Purchaser in making such determination. Purchaser
will indemnify and hold Seller harmless from and against any and all loss, liability, cost, damage or expense Seller may suffer or incur as a result of the disclosure of any Inspection Material to any individual or entity other than an appropriate
Representative of Purchaser and/or the use of any Inspection Material by Purchaser or any Representative thereof for any purpose other than as herein provided. As used herein, “Representative” shall mean any employee, officer,
director, shareholder, member, owner, affiliate, agent, representative, lender (including prospective lenders), or investor (including prospective investors) of a party. If Purchaser shall elect to terminate this Agreement pursuant to this Article
or if the Closing shall fail to take place for any other reason whatsoever, Purchaser will, promptly following Seller’s request therefor, return to Seller all Inspection Material in the possession of Purchaser or any of its Representatives and
destroy all copies, notes or extracts thereof as well as all copies of any analyses, compilations, studies or other documents prepared by Purchaser or for its use (whether in written form or contained in database or other similar form) containing or
reflecting any Inspection Material. 
 In the event of a breach or threatened breach by Purchaser or its Representatives of this
Section 10.1, Seller shall be entitled to an injunction restraining Purchaser or its Representatives from disclosing, in whole or in part, any Inspection Material. Nothing herein shall be construed as prohibiting Seller from pursuing any other
available remedy at law or in equity for such breach or threatened breach. The provisions of this Section shall not survive the Closing, but shall continue in full force and effect notwithstanding the prior termination of this Agreement pursuant to
any right of termination granted herein or otherwise. 
 10.2 Public Disclosure. Prior to Closing, any release to
the public of information with respect to the sale contemplated herein or any matters set forth in this Agreement will be made only in the form approved by Purchaser and Seller and their respective counsel. The provisions of this Section 10.2
shall survive the Closing or any termination of this Agreement. 
 10.3 Discharge of Obligations. The acceptance of the
Deed by Purchaser shall be deemed to be a full performance and discharge of every representation and warranty made by Seller herein and every agreement and obligation on the part of Seller to be performed pursuant to the provisions of this
Agreement, except those which are herein specifically stated to survive Closing. 

  
 25 

 10.4 Parties Bound; Assignment. 

10.4.1 Subject to the provisions of this Section 10.4, the terms and provisions of this Agreement are to apply to and
bind the successors and assigns of the parties hereto. Purchaser may not assign its rights under this Agreement without first obtaining Seller’s prior written approval, which approval may be given or withheld on Seller’s sole discretion;
provided, however, Purchaser may, without Seller’s approval, assign this Agreement to an Affiliate (as hereinafter defined) of Purchaser. In the event Purchaser assigns its rights hereunder, (a) Purchaser and the proposed assignee shall
execute an assignment and assumption of this Agreement, and (b) in no event shall any assignment of this Agreement release or discharge Purchaser from any liability or obligation hereunder. “Affiliate” shall mean, with respect
to the Purchaser, an entity that controls, is controlled by, or is under common control with the Purchaser and/or Michael K. Burns, with control meaning the power through the ownership of voting securities, by contract or otherwise to direct the
management and policies of such entity. 
 10.4.2 Intentionally Deleted. 

10.5 Notices. Any notice, consent, or other communication required or permitted to be given pursuant to this Agreement shall be
given in writing and shall be deemed given to a party (a) on the date delivered if delivered personally or by reputable overnight delivery service with proof of delivery, (b) on the date of transmission if sent by facsimile or email with
confirmation of transmission by the transmitting equipment or (c) on the date received or rejected if sent by registered or certified mail, return receipt requested; provided that if any notice, consent or other communication is received at the
addressee’s location on any business day after 5:00 p.m. (addressee’s local time) or on any day that is not a business day, such notice consent or other communication shall be deemed to have been given on the next business day. Unless
changed in accordance with the preceding sentence, the addresses for notices given pursuant to this Agreement shall be as follows: 
  

			
	If to Seller:	 	MATERIAL SCIENCES CORPORATION
		 	2200 East Pratt Boulevard
		 	Elk Grove Village, Illinois 60007
		 	Attention:             James J. Pawlak
		 	Fax:                      847-439-0737
		 	E-Mail:                 jim.pawlak@matsci.com
		
	With a copy to:	 	Katten Muchin Rosenman LLP
		 	525 West Monroe Street
		 	Chicago, Illinois 60661-3693
		 	Attention: Ira Swidler, Esq.
		 	Fax: 312-902-1061
		 	E-Mail: ira.swidler@kattenlaw.com

  
 26 

			
	If to Purchaser:	 	Torburn Partners, Inc.
		 	1033 Skokie Blvd, Suite 150
		 	Northbrook, IL 60062
		 	Attention:             Michael K. Burns
		 	Fax:                      847-562-1313
		 	E-Mail:                 mburns@torburn.com
		
	With a copy to:	 	Selig Jindal LLP
		 	1622 Willow Road, Suite 206
		 	Northfield, IL 60093
		 	Attention: Randal J. Selig, Esq.
		 	Fax: 847-716-2187
		 	E-Mail: rselig@seligjindal.com

 10.6 Modifications. This Agreement cannot be changed orally, and no executory agreement shall be
effective to waive, change, modify or discharge it in whole or in part unless such executory agreement is in writing and is signed by the parties against whom enforcement of any waiver, change, modification or discharge is sought. 

10.7 Calculation of Time Periods. Unless otherwise specified, in computing any period of time described in this Agreement, the day
of the act or event after which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included, unless such last day is a Saturday, Sunday or legal holiday under the laws of the State
in which the Property is located, in which event the period shall run until the end of the next day which is neither a Saturday, Sunday or legal holiday. The final day of any such period shall be deemed to end at 5 p.m., local time. 

10.8 Entire Agreement. This Agreement, including the schedules and exhibits, contains the entire agreement between the parties
pertaining to the subject matter hereof and fully supersedes all prior written or oral agreements and understandings between the parties pertaining to such subject matter. 
 10.9 Further Assurances. Each party agrees that it will without further consideration execute and deliver such other documents and take such other action, whether prior or subsequent to Closing, as
may be reasonably requested by the other party to consummate more effectively the purposes or subject matter of this Agreement. Without limiting the generality of the foregoing, Purchaser shall, if requested by Seller, execute acknowledgments of
receipt with respect to any materials delivered by Seller to Purchaser with respect to the Property. The provisions of this Section 10.9 shall survive Closing. 

  
 27 

 10.10 Counterparts. This Agreement may be executed in multiple counterparts, each of
which shall be deemed to be an original, but all of which taken together shall constitute one and the same Agreement. Delivery of an executed signature page to this Agreement by electronic transmission shall be as effective as delivery of a manually
executed counterpart to this Agreement. 
 10.11 Severability. If any provision of this Agreement is determined by a
court of competent jurisdiction to be invalid or unenforceable, the remainder of this Agreement shall nonetheless remain in full force and effect. 
 10.12 Applicable Law; Jurisdiction. This Agreement shall in all respects be governed by, and construed in accordance with, the laws of the State where the Property is located. Seller and Purchaser
hereby irrevocably submit to the jurisdiction of any state or federal court sitting in the state in which the Property is located in any action or proceeding arising out of or relating to this Agreement and hereby irrevocably agree that all claims
in respect of such action or proceeding shall be heard and determined in a state or federal court sitting in the state in which the Property is located. The provisions of this Section 10.12 shall survive the Closing or the termination of this
Agreement. 
 10.13 No Third Party Beneficiary. The provisions of this Agreement and of the documents to be executed and
delivered at Closing are and will be for the benefit of Seller and Purchaser only and are not for the benefit of any third party, and accordingly, no third party shall have the right to enforce the provisions of this Agreement or of the documents to
be executed and delivered at Closing. 
 10.14 Captions. The section headings appearing in this Agreement are for
convenience of reference only and are not intended, to any extent and for any purpose, to limit or define the text of any section or any subsection hereof. 
 10.15 Construction. The parties acknowledge that the parties and their counsel have reviewed and revised this Agreement and that the normal rule of construction to the effect that any ambiguities
are to be resolved against the drafting party shall not be employed in the interpretation of this Agreement or any exhibits or amendments hereto. 
 10.16 Termination of Agreement. It is understood and agreed that if either Purchaser or Seller terminates this Agreement pursuant to a right of termination granted hereunder, such termination shall
operate to relieve Seller and Purchaser from all obligations under this Agreement, except for such obligations as are specifically stated herein to survive the termination of this Agreement. 

  
 28 

 10.17 Survival. The provisions of this Agreement which by their terms are intended to
be performed or be applicable after Closing shall survive Closing or any termination of this Agreement prior thereto and shall not be merged into the execution and delivery of the Deed. The foregoing is in addition to and not in exclusion of any
survival provisions elsewhere set forth in this Agreement. 
 10.18 Recordation. Without the prior written consent of
Seller, there shall be no recordation of either this Agreement or any memorandum hereof, or any affidavit pertaining hereto, and any such recordation of this Agreement or memorandum or affidavit by Purchaser without the prior written consent of
Seller shall constitute a default hereunder by Purchaser, whereupon Seller shall have the remedies set forth in Section 6.1 hereof. In addition to any such remedies, Purchaser shall be obligated to execute an instrument in recordable form
releasing this Agreement or memorandum or affidavit, and Purchaser’s obligations pursuant to this Section 10.18 shall survive any termination of this Agreement. 
 10.19 Prevailing Party. In the event either party hereto employs an attorney in connection with claims by one party against the other arising from this Agreement, the non-prevailing party shall pay
the prevailing party all reasonable fees and expenses, including attorneys’ fees, incurred in connection with such claims. The provisions of this Section 10.19 shall survive the Closing and termination of this Agreement. 

10.20 Like-Kind Exchange. At either party’s request (the “Requesting Party”), the other party will take all
actions reasonably requested by the Requesting Party in order to effectuate all or any part of the transactions contemplated by this Agreement as a forward or reverse like-kind exchange for the benefit of the Requesting Party in accordance with
Section 1031 of the Internal Revenue Code and, in the case of a reverse exchange, Rev. Proc. 2000-37, including executing an instrument acknowledging and consenting to any assignment by the Requesting Party of its rights (but not its
obligations) hereunder to a qualified intermediary or an exchange accommodation titleholder. In furtherance of the foregoing and notwithstanding anything contained in this Agreement to the contrary, the Requesting Party may assign its rights under
this Agreement to a “qualified intermediary” or an “exchange accommodation titleholder” in order to facilitate, at no cost or expense to the other party, a forward or reverse like-kind exchange under Section 1031 of the
Internal Revenue Code; provided, however, that such assignment will not relieve the Requesting Party of any of its obligations hereunder. If so requested, the other party will issue all closing documents to the applicable qualified
intermediary or exchange accommodation titleholder if so directed by the Requesting Party prior to Closing. Notwithstanding the foregoing, the other party shall not be required, solely for the purpose of the other party’s cooperation with
Purchaser’s like-kind exchange, to incur any additional cost, obligation or liability, and the Requesting Party shall indemnify, defend and hold the other party harmless from and against any and all such costs, obligations or liabilities
(including reasonable attorneys’ fees), proceedings and causes of actions of any kind incurred or 

  
 29 

 
suffered by the other party and solely attributable to such like-kind exchange transaction. In no event shall the Closing be delayed because of the Requesting Party’s like-kind exchange
transaction. The provisions of this Section 10.4.3 shall survive the Closing of this Agreement. 
 10.21 Time. Time
is of the essence in all provisions of this Agreement. 
 [SIGNATURE PAGE FOLLOWS] 

  
 30 

 IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement as of the Effective
Date. 
  

			
	SELLER:
	
	 MATERIAL SCIENCES CORPORATION,

a Delaware corporation

	
	
By:                       
                                         
                                

	Name:	 	James D. Pawlak
	Title:	 	Vice President, Chief Financial Officer
	
	PURCHASER:
	
	 TORBURN PARTNERS, INC.,

an Illinois limited liability company

	
	
By:                       
                                         
                                

	 Name:
	 	  

	 Title:
	 	  

 Exhibit A 

LEGAL DESCRIPTION OF THE LAND 
 PARCEL 1: 
 THE WEST 580.80 FEET OF LOT 12 IN CENTEX INDUSTRIAL PARK, UNIT 2, BEING A
SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 24, 1958 AS DOCUMENT 17357052 IN THE RECORDER’S OFFICE OF COOK COUNTY, ILLINOIS, AND FILED IN THE
OFFICE OF THE REGISTRAR OF TITLES AS DOCUMENT LR1825316, ALL IN COOK COUNTY, ILLINOIS. 
 PARCEL 2: 

LOT 1 IN PRATT-NICHOLAS RESUBDIVISION OF LOT 6 (EXCEPT THE WEST 390 FEET THEREOF) IN CENTEX INDUSTRIAL PARK, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP
41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN; AND OF LOT 8 IN CENTEX INDUSTRIAL PARK UNIT 2, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, SAID PRATT-NICHOLAS RESUBDIVISION RECORDED
APRIL 30, 1997 AS DOCUMENT 97301251, IN COOK COUNTY, ILLINOIS. 

  
 A-1

 Exhibit B 

EXISTING LEASE SCHEDULE 

A. PRECOAT METALS CORP. 
  

							
	1.	  	Lease:	  		  	
				
		  	Landlord:	  	Material Sciences Corporation	  	
		  	Tenant:	  	PRECOAT METALS CORP.	  	
		  	Suite #:	  	41,835 square feet on the first floor	  	
		  	Date:	  	April 12, 2010	  	
			
	2.	  	Modifications and/or Amendments	  	
				
		  	(a) Date:	  	July 23, 2012	  	 Reduced space from
 208,500 to
41,835,
 and rent accordingly

				
	3.	  	Security Deposit (currently held by Landlord	  	$N/A	  	
				
	4.	  	Termination Date:	  	March 15, 2013	  	
				
	5.	  	Current Quarterly Base Rent	  	$40, 835.70	  	

 B. LITTLE LADY FOODS, INC. 
  

							
	1.	  	Lease:	  		  	
				
		  	Landlord:	  	Material Sciences Corporation	  	
		  	Tenant:	  	Little Lady Foods, Inc.	  	
		  	Suite #:	  	19781 square feet of first floor office	  	
		  	Date:	  	May 1, 2011	  	
			
	2.	  	Modifications and/or Amendments: NONE	  	
				
	3.	  	Security Deposit (currently held by Landlord	  	$19,781	  	
				
	4.	  	Termination Date:	  	April 30, 2013	  	
				
	5.	  	Current Monthly Base Rent	  	$19,781	  	

  
 B 

 C. MAIN STEEL POLISHING COMPANY, INC. 

 

							
	1.	  	Lease:	  		  	
				
		  	Landlord:	  	Material Sciences Corporation	  	
		  	Tenant:	  	Main Steel Polishing Company, Inc.	  	
		  	Suite #:	  	166,665 square feet on first floor	  	
		  	Date:	  	July 23, 2012	  	
			
	2.	  	Modifications and/or Amendments: NONE	  	
				
	3.	  	Security Deposit (currently held by Landlord	  	$$182,590.96	  	
				
	4.	  	Termination Date:	  	July 22, 2027 (with 2 five year options)	  	
				
	5.	  	Current Monthly Base Rent	  	$66,499.38	  	

  
 B 

 Exhibit B-1 

LEASING COMMISSIONS PAYABLE BY PURCHASER 
 Tenant Broker 
 Keith D. Puritz, SIOR

CBRE 
 3000 Lakeside Drive, Suite 105 South

 Bannockburn, IL 60015 
 Phone:
847.572.1410 
 keith.puritz@cbre.com 
 COMMISSION DUE TO TENANT BROKER: $529,668.76 
 Landlord Broker

 Matthew Stauber, SIOR 

Colliers International
 6250 N. River
Road
 Suite 11-100 
 Rosemont, IL 60018

 Phone: 847.698.8236 

matthew.stauber@colliers.com 

COMMISSION DUE TO LANDLORD BROKER: $264,834.38 
 TOTAL COMMISSION PAYABLE BY PURCHASER: $794,503.14 

  
 B-1

 Exhibit C 

INTENTIONALLY OMITTED 

  
 C-1

 Exhibit D 

SPECIAL WARRANTY DEED 
  

					
	THIS DOCUMENT WAS	  	)	  	
	PREPARED BY AND	  	)	  	
	AFTER RECORDING	  	)	  	
	RETURN TO:	  	)	  	
			
	 	  	)	  	
	 	  	)	  	
	 	  	)	  	
	 	  	)	  	
		  	)	  	
		  	)	  	
		  	)	  	
		  	)	  	[This space reserved for recording data.]

 SPECIAL WARRANTY DEED 
 THIS SPECIAL WARRANTY DEED (the “Deed”), is made as of this              day of
                    , 2012, by MATERIAL SCIENCES CORPORATION, A Delaware corporation, (the “Grantor”), having an office at 2200 East
Pratt Boulevard, Elk Grove Village, Illinois 60007, to
                                     (the
“Grantee”), having an office at
                                         
           . 
 WITNESSETH: 

That the Grantor for and in consideration of the sum of TEN AND 00/100THS DOLLARS ($10.00) and other good and valuable consideration in
hand paid by the Grantee, the receipt and sufficiency of which is hereby acknowledged, by these presents does GRANT, REMISE, RELEASE, ALIEN, SELL AND CONVEY unto the Grantee and its successors and assigns FOREVER, all of
the real estate, situated in the County of Cook and State of Illinois commonly known as 2200 East Pratt Boulevard, Elk Grove Village, Illinois 60007 and legally described on Exhibit A attached hereto and made a part hereof together
with the building structures, fixtures, and other improvements located on said real estate (the “Property”), subject only to those matters described on Exhibit B attached hereto and made a part hereof (the
“Permitted Exceptions”). 
 TO HAVE AND TO HOLD the Property subject only to the Permitted Exceptions,
unto the Grantee and its successors and assigns forever. 

  
 D-1

 Grantor does covenant, promise and agree, to and with the Grantee and its successors and
assigns, that it has not done, or suffered to be done, anything whereby the Property is, or may be, in any manner encumbered or charged, except as herein recited, and that it WILL WARRANT AND FOREVER DEFEND the Property against persons
lawfully claiming, or to claim the same, by, through or under Grantor but not otherwise, except for claims arising under or by virtue of the Permitted Exceptions. 
 IN WITNESS WHEREOF, the Grantor has caused its name to be signed to these presents on the date first set forth above. 

 

			
	GRANTOR:
	
	 MATERIAL SCIENCES CORPORATION,

a Delaware corporation

		
	 By:
	 	
		 	  

	 Name:
	 	James D. Pawlak
	 Title:
	 	Vice President, Chief Financial Officer

  
 D-2

 STATE OF
ILLINOIS                        ) 
                                  
                                         
      )                ss: 

COUNTY OF
COOK                          ) 
 I, the undersigned, a Notary Public in and for said County and State aforesaid, DO HEREBY CERTIFY, that James D. Pawlak, as Vice President, Chief Financial Officer of MATERIAL SCIENCES CORPORATION, a
Delaware corporation (the “Grantor”), personally known to me to be the same person whose name is subscribed to the foregoing instrument as such Vice President, Chief Financial Officer, appeared before me this day in person and
acknowledged he signed and delivered said instrument as his free and voluntary act, and as the free and voluntary act of the Grantor, for the uses and purposes therein set forth. 

GIVEN UNDER my hand and Notarial Seal this             day of
            , 2012. 
  

			
	_____________________________________	  	Commission Expiration:
	 Notary Public:___________________________
	  	 

  
 D-3

 Exhibit A to Special Warranty Deed 

Legal Description 

PARCEL 1: 
 THE WEST 580.80 FEET OF LOT
12 IN CENTEX INDUSTRIAL PARK, UNIT 2, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 24, 1958 AS DOCUMENT 17357052 IN THE RECORDER’S OFFICE OF
COOK COUNTY, ILLINOIS, AND FILED IN THE OFFICE OF THE REGISTRAR OF TITLES AS DOCUMENT LR1825316, ALL IN COOK COUNTY, ILLINOIS. 
 PARCEL 2:

 LOT 1 IN PRATT-NICHOLAS RESUBDIVISION OF LOT 6 (EXCEPT THE WEST 390 FEET THEREOF) IN CENTEX INDUSTRIAL PARK, BEING A SUBDIVISION IN
SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN; AND OF LOT 8 IN CENTEX INDUSTRIAL PARK UNIT 2, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, SAID PRATT-NICHOLAS
RESUBDIVISION RECORDED APRIL 30, 1997 AS DOCUMENT 97301251, IN COOK COUNTY, ILLINOIS. 

  
 D-4

 Exhibit B to Special Warranty Deed 

Permitted Exceptions 

  
 D-5

 Exhibit E 

BILL OF SALE 
 KNOW ALL MEN BY THESE PRESENTS, that MATERIAL SCIENCES CORPORATION, a Delaware corporation (“Seller”), for and in consideration of the sum of Ten Dollars ($10.00) and other
valuable consideration to it in hand paid by                                 , (the
“Purchaser”), the receipt and sufficiency of which are hereby acknowledged, hereby sells, assigns, transfers and conveys unto said Purchaser any and all of Seller’s right, title and interest in and to all the tangible personal
property specifically described in Exhibit B attached hereto and made a part hereof and located upon the land described in Exhibit “A” attached hereto and hereby made a part hereof (the “Land”) or within
the Improvements (as such term is defined in the Agreement), as is, where is, and without warranty, express or implied, of title, use, merchantability or fitness for any purpose. 

TO HAVE AND TO HOLD all of said personal property unto Purchaser, its successors and assigns, to its own use forever. 

Any liability of Seller hereunder shall be limited as set forth in Section 5.3 of that certain Purchase and Sale Agreement between
Seller and Purchaser, dated as of                         , 2012 (the “Agreement”). 

[Signature Page Follows] 

  
 E-1

 IN WITNESS WHEREOF, Seller has executed this Bill of Sale as of the
                 day of                 , 2012. 

 

			
	SELLER:
	
	 MATERIAL SCIENCES CORPORATION,

a Delaware corporation

		
	 By:
	 	 
	 Name:
	 	James D. Pawlak
	 Title:
	 	Vice President, Chief Financial Officer

  
 E-2

 Exhibit “A” to Bill of Sale 

Legal Description of Land 

PARCEL 1: 
 THE WEST 580.80 FEET OF LOT
12 IN CENTEX INDUSTRIAL PARK, UNIT 2, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 24, 1958 AS DOCUMENT 17357052 IN THE RECORDER’S OFFICE OF
COOK COUNTY, ILLINOIS, AND FILED IN THE OFFICE OF THE REGISTRAR OF TITLES AS DOCUMENT LR1825316, ALL IN COOK COUNTY, ILLINOIS. 
 PARCEL 2:

 LOT 1 IN PRATT-NICHOLAS RESUBDIVISION OF LOT 6 (EXCEPT THE WEST 390 FEET THEREOF) IN CENTEX INDUSTRIAL PARK, BEING A SUBDIVISION IN
SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN; AND OF LOT 8 IN CENTEX INDUSTRIAL PARK UNIT 2, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, SAID PRATT-NICHOLAS
RESUBDIVISION RECORDED APRIL 30, 1997 AS DOCUMENT 97301251, IN COOK COUNTY, ILLINOIS. 

  
 E-3

 Exhibit “B” to Bill of Sale 

Included Personal Property 
 Offices: 
  

	•	 	 Office partitions with integral desks and file cabinets 

 

	•	 	 Dish washer adjacent to dining room 

  

	•	 	 Lunch and break room table and chairs 

  

	•	 	 Security cages in storage areas 

  

	•	 	 Reception Area desk 

  

	•	 	 Reception area foliage

Warehouse: 
  

	•	 	 (4) warehouse cranes (25 T, 40 T, and (2) 33 T) 

  

	•	 	 (1) Line bay crane (5 T) 

  

	•	 	 Bay transfer car 

  

	•	 	 Fire pump system 

  

	•	 	 Warehouse office partitions 

  
 E-4

 Exhibit F 

ASSIGNMENT OF LEASES 
 THIS ASSIGNMENT OF LEASES (the “Assignment”) is made as of this                  day of
                , 2012 between MATERIAL SCIENCES CORPORATION, a Delaware corporation, (“Assignor”), and
                (“Assignee”). 

For and in consideration of the sum of Ten Dollars ($10.00) and other valuable consideration to it in hand paid by Assignee to Assignor,
the conveyance by Assignor to Assignee of all that certain real property being particularly described on Exhibit “A” attached hereto and incorporated herein by this reference, more commonly known as 2200 East Pratt
Boulevard, Elk Grove Village, Illinois (the “Property”), and the mutual covenants herein contained, the receipt and sufficiency of the foregoing consideration being hereby acknowledged by the parties hereto, Assignor hereby assigns,
transfers, sets over and conveys to Assignee the following: all of Assignor’s right, title and interest in and to the leases, licenses and occupancy agreements covering all or any portion of the improvements affixed to or located on the
Property, including, without limitation, those listed and described on Exhibit “B” attached hereto (collectively, the “Leases”), together with all security deposits tendered under the Leases and shown as a
credit to Assignee on the Closing Statement executed by Assignor and Assignee in connection with the conveyance of the Property. 
 Unless otherwise defined, all capitalized terms shall have meanings ascribed to them in that certain Purchase and Sale Agreement between Assignor and Assignee dated as of
                    , 2012 (the “Agreement”). 
 Assignee does hereby assume and agree to perform all of Assignor’s obligations as landlord under the Leases accruing from and after and relating to the period from and after the date hereof,
including without limitation, any and all obligations to pay Tenant Inducement Costs and leasing commissions which are due or payable after the date hereof with respect to the Leases (but excluding those which are the responsibility of Seller set
provided in the Agreement) and claims made by tenants with respect to the tenants’ Security Deposits to the extent paid, credited or assigned to Assignee by Assignor. Assignee agrees to indemnify, protect, defend and hold Assignor harmless from
and against any and all claims, liabilities, losses, costs, damages and expenses (including reasonable attorneys’ fees and disbursements) directly or indirectly arising out of or related to any breach or default in Assignee’s obligations
hereunder. 
 Assignor agrees to indemnify, protect, defend and hold Assignee harmless from and against any and all claims,
liabilities, losses, costs, damages and expenses (including reasonable attorneys’ fees and disbursements) directly or indirectly arising out of or related to the Leases for matters accruing prior to the date hereof and for those obligations for
those Tenant Inducement Costs and leasing commissions for which Assignor is responsible under the Agreement. 

  
 F-1

 This Assignment shall be binding upon and inure to the benefit of Assignor and Assignee and
their respective heirs, executors, administrators, successors and assigns. 
 This Assignment may be executed in two or more
counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument. 
 IN WITNESS WHEREOF, Assignor and Assignee have each executed this Assignment as of the date first written above. 

 

			
	ASSIGNOR:
	
	MATERIAL SCIENCES CORPORATION,
 a Delaware
corporation

		
	By:	 	 
	Name: James D. Pawlak
	Title: Vice President, Chief Financial Officer
	
	ASSIGNEE:
	
	                           
                         ,
	
	                           
                                         
                           
		
	By:	 	 
	Name:	 	 
	Its:	 	 

  
 F-2

 Exhibit “A” to Assignment of Leases 

Legal Description of Property 
 PARCEL 1: 
 THE WEST 580.80 FEET OF LOT 12 IN CENTEX INDUSTRIAL PARK, UNIT 2, BEING A
SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 24, 1958 AS DOCUMENT 17357052 IN THE RECORDER’S OFFICE OF COOK COUNTY, ILLINOIS, AND FILED IN THE
OFFICE OF THE REGISTRAR OF TITLES AS DOCUMENT LR1825316, ALL IN COOK COUNTY, ILLINOIS. 
 PARCEL 2: 

LOT 1 IN PRATT-NICHOLAS RESUBDIVISION OF LOT 6 (EXCEPT THE WEST 390 FEET THEREOF) IN CENTEX INDUSTRIAL PARK, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP
41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN; AND OF LOT 8 IN CENTEX INDUSTRIAL PARK UNIT 2, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, SAID PRATT-NICHOLAS RESUBDIVISION RECORDED
APRIL 30, 1997 AS DOCUMENT 97301251, IN COOK COUNTY, ILLINOIS. 

  
 F-3

 Exhibit “B” to Assignment of Leases 

Leases 

  
 F-4

 Exhibit G 

GENERAL ASSIGNMENT 
 THIS ASSIGNMENT AND ASSUMPTION OF INTANGIBLES (the “Assignment”) is made as of the                
day of                     , 2012 between MATERIAL SCIENCES CORPORATION, a Delaware corporation (“Assignor”),
and                     (“Assignee”). 
 For and in consideration of the sum of Ten Dollars ($10.00) and other valuable consideration to it in hand paid by Assignee to Assignor, the conveyance by Assignor to Assignee of all that certain real
property being particularly described on Exhibit “A” attached hereto and incorporated herein by this reference, more commonly known as 2200 East Pratt Boulevard, Elk Grove Village, Illinois (the
“Property”), and the mutual covenants herein contained, the receipt and sufficiency of the foregoing consideration being hereby acknowledged by the parties hereto, Assignor hereby assigns, transfers, sets over and conveys to
Assignee all of Assignor’s right, title and interest, to the extent assignable, in, to and under any and all of the following, to wit: 
 (i) all assignable permits, licenses, approvals and authorizations issued by any governmental authority in connection with the Property and all assignable existing warranties and guaranties (express or
implied) issued to Assignor in connection with the Property (collectively, the “Intangible Property”). 

Assignee hereby accepts all rights, title and interest in and to the Intangible Property. 

This Assignment shall be binding upon and inure to the benefit of Assignor and Assignee and their respective heirs, executors,
administrators, successors and assigns. 
 This Assignment may be executed in two or more counterparts, each of which shall be
deemed an original, but all of which together shall constitute one and the same instrument. 
 IN WITNESS WHEREOF,
Assignor and Assignee have each executed this Assignment as of the date first written above. 
  

			
	ASSIGNOR:
	
	 MATERIAL SCIENCES CORPORATION,

a Delaware corporation

		
	 By:
	 	 
	 Name: James D. Pawlak

	 Title: Vice President, Chief Financial Officer

  
 G-1

 
			
	ASSIGNEE:
	
	
                        
                    ,

	
	
                        
                                         
                            

		
	 By:
	 	 
	 Name:
	 	 
	 Its:
	 	 

  
 G-2

 Exhibit “A” to General Assignment 

Legal Description 

PARCEL 1: 
 THE WEST 580.80 FEET OF LOT
12 IN CENTEX INDUSTRIAL PARK, UNIT 2, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED OCTOBER 24, 1958 AS DOCUMENT 17357052 IN THE RECORDER’S OFFICE OF
COOK COUNTY, ILLINOIS, AND FILED IN THE OFFICE OF THE REGISTRAR OF TITLES AS DOCUMENT LR1825316, ALL IN COOK COUNTY, ILLINOIS. 
 PARCEL 2:

 LOT 1 IN PRATT-NICHOLAS RESUBDIVISION OF LOT 6 (EXCEPT THE WEST 390 FEET THEREOF) IN CENTEX INDUSTRIAL PARK, BEING A SUBDIVISION IN
SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN; AND OF LOT 8 IN CENTEX INDUSTRIAL PARK UNIT 2, BEING A SUBDIVISION IN SECTION 35, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, SAID PRATT-NICHOLAS
RESUBDIVISION RECORDED APRIL 30, 1997 AS DOCUMENT 97301251, IN COOK COUNTY, ILLINOIS. 

  
 G-3

 Exhibit H 

TENANT ESTOPPEL FORM 

[Address to Landlord and Purchaser] 
  

	 	Re:	Lease dated
                                        
(the “Lease”) between
                                         
            (“Landlord”), and
                                        
(“Tenant”), for those premises located at
                                         
    (the “Property”) 

 Ladies and Gentlemen: 

The undersigned Tenant understands that
                    or its assigns (“Purchaser”) , intends to acquire the Property from Landlord and in connection therewith does
hereby certify to you as follows: 
  

	 	A.	The Lease consists only of the documents identified in items 1 and 2 on Schedule A attached hereto (“Schedule A”). 

 

	 	B.	The Lease is in full force and effect and has not been modified, supplemented, or amended except as indicated in Item 2 on Schedule A. Tenant has not sublet any
portion of the premises demised under the Lease or assigned any of its rights under the Lease. 

  

	 	C.	Tenant has not given Landlord written notice of any dispute between Landlord and Tenant which has not been resolved. Landlord is not in default under the Lease.

  

	 	D.	Tenant does not claim any offsets or credits against rents payable under the Lease. 

 

	 	E.	Tenant has not paid a security or other deposit with respect to the Lease, except as shown in Item 3 on Schedule A. 

 

	 	F.	Tenant has fully paid rent on account of the month of                 ,
20        ; the current monthly base rent under the Lease is as shown in Item 5 on Schedule A. 

  

	 	G.	Tenant has not paid any rentals in advance except for the current month. 

  

	 	H.	The term of the lease will terminate on the date indicated in Item 4 on Schedule A, and the Tenant has no options to renew or extend the term of the Lease beyond
said date except as expressly provided in the Lease. 

  
 H-1

	 	I.	Except as set forth in the Lease, Tenant has no right of first refusal or option to lease space in addition to the premises demised under the Lease. Tenant has no right
of first refusal or option to purchase the Property or any part thereof. 

  

	 	J.	Tenant is in full and complete possession of the premises demised under the Lease, such possession having been delivered by the Landlord pursuant to the Lease and
having been accepted by Tenant. 

  

	 	K.	There are no actions, whether voluntary or involuntary or otherwise, pending against Tenant under the bankruptcy laws of the United States. 

 

	 	L.	All tenant improvements, allowances, reimbursements and other monetary inducements are fully performed and paid. 

Tenant makes the above statements for the benefit and protection of Landlord and Purchaser with the intent and understanding that they will be relied
upon by Landlord, Purchaser and Purchaser’s lender, if any, and their respective successors and assigns. 
 Dated:
                    , 20        . 

 

			
	TENANT:
	  
		
	By:	 	 
	Name:	 	 
	Its:	 	 

  
 H-2

 SCHEDULE A 
  

							
	1.	  	Lease:	 		  	
				
		  	Landlord:	 	 	  	
		  	Tenant:	 	 	  	
		  	Suite #:	 	 	  	
		  	Date:	 	 	  	
			
	2.	  	Modifications and/or Amendments	  	
				
		  	(a) Date:	 	 	  	
		  	(b) Date:	 	 	  	
		  	(c) Date:	 	 	  	
				
	3.	  	Security Deposit (currently held by Landlord	 	$                             
                                         
                       	  	
				
	4.	  	Termination Date:	 	 	  	
				
	5.	  	Current Monthly Base Rent	 	 $                            
                                         
                       	  	

  

  
 H-3

 Exhibit I 

SELLER LEASE FORM 
 [attached] 

  
 I 

 Exhibit J 

ACCESS AND RAIL SPUR EASEMENT FORM 
 [attached] 

  
 JLease between Torburn Partners, Inc. as Landlord and Material Sciences

 Exhibit 10.3 
 LEASE 
 THIS LEASE (the “Lease”), dated as of August 31,
2012, is made by and between TORBURN PRATT BOULEVARD, LLC, a Delaware limited liability company (“Landlord”), and MATERIAL SCIENCES CORPORATION, a Delaware corporation (“Tenant”). 

ARTICLE 1—LEASE OF PREMISES 
 Section 1.01. Basic Lease Provisions and Definitions. 
 (a)
Leased Premises (shown outlined on Exhibit A attached hereto): Approximately 35,000 rentable square feet of office space on the second floor of the building commonly known as 2200 East Pratt Boulevard, Elk Grove Village,
Illinois and containing 273,681 rentable square feet (the “Building”).  
 (b) Annual Rent:

  

					
	 Year 1
	  	$	280,000.00	  
	 Year 2
	  	$	280,000.00	  
	 Year 3
	  	$	280,000.00	  
	 Year 4
	  	$	280,000.00	  

 (c) Monthly Rental Installments: 

 

					
	 Months 1 - 12
	  	$	23,333.33	  
	 Months 13 - 24
	  	$	23,333.33	  
	 Months 25 - 36
	  	$	23,333.33	  
	 Months 37 - 48
	  	$	23,333.33	  

 (d) Commencement Date: The date hereof. 

(e) Lease Term: A term of four (4) years. 
 (f) Permitted Use: General office. 
 (g) Address for notices and payments
are as follows: 
  

					
	 	 	 Landlord Notices / :
	  	 
		 	 Rental Payments
	  	Attn : Michael Burns
		 		  	c/o Torburn Partners, Inc.
		 		  	1033 Skokie Boulevard
		 		  	Suite 150
		 		  	Northbrook, Illinois 60062
		 		  	Telecopy: 847-562-1313

					
	  
	 	 With copy to:
	  	 Selig Jindal LLP
 Attn:
Randal J. Selig
 1622 Willow Road, Suite 206
 Northfield, Illinois 60093
 Telecopy: 312-902-1061

			
		 	 Tenant:
	  	 Material Sciences Corporation

Attn.: James Pawlak, Chief Financial Officer

2200 East Pratt Boulevard
 Elk Grove Village,
Illinois 60007
 Telecopy: 847-439-0737

			
		 	 With copy to:
	  	 Katten Muchin Rosenman LLP

525 West Monroe Street
 Chicago, Illinois
60661-3693
 Telecopy: 312-902-1061

 EXHIBITS 

Exhibit A –Leased Premises 
 Exhibit B
– Historical Utility Usage 
 Exhibit C – Rules and Regulations 
 Exhibit D – Parking Lots 
 Section 1.02. Lease of
Premises. 
 (a) Leased Premises. As of the Commencement Date, Landlord hereby leases to Tenant and Tenant hereby
leases from Landlord the Leased Premises, under the terms and conditions herein, together with a non-exclusive right, in common with others, to use the following (collectively, the “Common Areas”): the areas of the Building and the
underlying land and improvements thereto that are designed for use in common by all tenants of the Building and their respective employees, agents, customers, invitees and others. Additionally, the Leased Premises shall include the exclusive right
of Tenant and Tenant’s invitees to use seventy five (75) parking spaces, as designated on Exhibit D attached hereto). 
 (b) Truck and Semi-Trailer Parking. Tenant shall not be permitted to park tractor trucks and semi-trailers anywhere within the Leased Premises or the Common Areas. 

(c) Intentionally omitted. 
 (d) Office Furniture. Landlord hereby grants Tenant an exclusive license to use any cubicle partitions currently located within the Leased Premises for the duration of the Lease Term. 

ARTICLE 2—TERM AND POSSESSION 
 Section 2.01. Term. The Commencement Date and Lease Term shall be as set forth in Sections 1.01(d) and 1.01(e) above. 

Section 2.02. “As Is” Condition. Tenant hereby accepts the Leased Premises in an “as is” physical
condition and Tenant shall not be entitled to receive any allowance, credit, concession or payment from Landlord for the improvement thereof. 

  
 -2-

 Section 2.03. Surrender of the Premises. Upon the expiration or earlier
termination of this Lease, Tenant shall, at its sole cost and expense, immediately (a) surrender the Leased Premises to Landlord in “broom-clean condition” and in good order, condition and repair, (b) remove from the Leased
Premises (i) Tenant’s Property (as defined in Section 8.01 below), (ii) all data and communications wiring and cabling (including above ceiling, below raised floors and behind walls) installed by Tenant, and (iii) any
alterations required to be removed pursuant to Section 7.02 below, and (c) repair any damage caused by any such removal and restore the Leased Premises to the condition existing upon the Commencement Date, reasonable wear and tear
and casualty damage excepted. All of Tenant’s Property that is not removed within ten (10) days following the expiration or earlier termination of this Lease shall be conclusively deemed to have been abandoned and Landlord shall be
entitled to dispose of such property at Tenant’s cost without incurring any liability to Tenant. This Section 2.03 shall survive the expiration or any earlier termination of this Lease. 

Section 2.04. Holding Over. If Tenant retains possession of the Leased Premises after the expiration or earlier
termination of this Lease, Tenant shall be a tenant at sufferance at two hundred percent (200%) of the Monthly Rental Installments for the Leased Premises in effect upon the date of such expiration or earlier termination, and otherwise upon the
terms, covenants and conditions herein specified, so far as applicable. Acceptance by Landlord of rent after such expiration or earlier termination shall not result in a renewal of this Lease, nor shall such acceptance create a month-to-month
tenancy. In the event a month-to-month tenancy is created by operation of law, either party shall have the right to terminate such month-to-month tenancy upon thirty (30) days’ prior written notice to the other, whether or not said notice
is given on the rent paying date. This Section 2.04 shall in no way constitute a consent by Landlord to any holding over by Tenant upon the expiration or earlier termination of this Lease, nor limit Landlord’s remedies in such
event. 
 ARTICLE 3—RENT 
 Section 3.01. Base Rent. Tenant shall pay to Landlord the Annual Rent in the Monthly Rental Installments in advance, without demand, deduction or offset, on the Commencement Date
(unless such rent is in abatement under the terms hereof) and on or before the first day of each and every calendar month thereafter during the Lease Term. The Monthly Rental Installments for partial calendar months shall be prorated. 

Section 3.04. Late Charges. Tenant acknowledges that Landlord shall incur certain additional unanticipated
administrative and legal costs and expenses if Tenant fails to pay timely any payment required hereunder within five (5) days of being due. Landlord may, at Landlord’s option and to the extent allowed by applicable law, impose a late
charge on any payments which are not received by Landlord on or before the due date, in an amount equal to five percent (5%) of the amount of the past due payment (the “Late Charge”). A Late Charge may be imposed only once on
each past due payment. Any Late Charge will be in addition to Landlord’s other remedies for nonpayment of rent. In addition to the other remedies available to Landlord hereunder, if any payment required to be paid by Tenant to Landlord
hereunder shall become overdue by more than five (5) days, such unpaid amount shall bear interest from the due date thereof to the date of payment at the prime rate of interest, as reported in the Wall Street Journal (the “Prime
Rate”) plus seven percent (7%) per annum. 

  
 -3-

 ARTICLE 4 – INTENTIONALLY DELETED 

ARTICLE 5—OCCUPANCY AND USE 
 Section 5.01. Use. Tenant shall use the Leased Premises for the Permitted Use and for no other purpose without the prior written consent of Landlord, which consent shall not be
unreasonably withheld or delayed. 
 Section 5.02. Covenants of Tenant Regarding Use. 

(a) Tenant shall (i) use and maintain the Leased Premises and conduct its business thereon in a safe, careful, reputable and lawful
manner, (ii) comply with all covenants that encumber the Building and all laws, rules, regulations, orders, ordinances, directions and requirements of any governmental authority or agency, now in force or which may hereafter be in force,
including, without limitation, those which shall impose upon Landlord or Tenant any duty with respect to or triggered by a change in the use or occupation of, or any improvement or alteration to, the Leased Premises, and (iii) comply with and
obey all reasonable directions, rules and regulations of Landlord, including the Building Rules and Regulations attached hereto as Exhibit C and made a part hereof, as may be modified from time to time by Landlord on reasonable written
notice to Tenant. 
 (b) Tenant shall not do or permit anything to be done in or about the Leased Premises that will in any way
cause a nuisance, obstruct or interfere with the rights of other tenants or occupants of the Building or injure or annoy them. Landlord shall not be responsible to Tenant for the non-performance by any other tenant or occupant of the Building of any
of Landlord’s directions, rules and regulations, but agrees that any enforcement thereof shall be done uniformly. Tenant shall not use the Leased Premises, nor allow the Leased Premises to be used, for any purpose or in any manner that would
(i) invalidate any policy of insurance now or hereafter carried by Landlord on the Building, or (ii) increase the rate of premiums payable on any such insurance policy unless Tenant reimburses Landlord for any increase in premium charged.

 Section 5.03. Landlord’s Rights Regarding Use. Without limiting any of Landlord’s rights
specified elsewhere in this Lease (a) Landlord shall have the right at any time, without notice to Tenant, to control, change or otherwise alter the Common Areas in such manner as it deems necessary or proper, provided that the same does not
unreasonably restrict Tenant’s use and enjoyment of the Leased Premises and (b) Landlord, its agents, employees and contractors and any mortgagee of the Building shall have the right to enter any part of the Leased Premises at reasonable
times upon reasonable advance notice (except in the event of an emergency where no notice shall be required) for the purposes of examining or inspecting the same (including, without limitation, testing to confirm Tenant’s compliance with this
Lease), showing the same to prospective purchasers, mortgagees or tenants, and making such repairs, alterations or improvements to the Leased Premises or the Building as Landlord may deem necessary or desirable. Landlord shall incur no liability to
Tenant for such entry, nor shall such entry constitute an eviction of Tenant or a termination of this Lease, or entitle Tenant to any abatement of rent therefor, however, Landlord shall use reasonable efforts not to disrupt or interfere with
Tenant’s business. 
 ARTICLE 6—UTILITIES 

If Landlord so chooses, in its sole discretion, to install separately metered utility feeds to the Leased Premises or any part thereof,
Tenant shall thereupon obtain in its own name and pay directly to the appropriate supplier the cost of all such separately metered utilities serving the Leased Premises. 

  
 -4-

 However, until such time that a utility becomes separately metered, Tenant shall pay to Landlord as
Additional Rent: 
 (a) with respect to electricity and natural gas, during each calendar month for the duration of the Lease
Term, (i) prior to the earlier of May 1, 2013 or the date upon which Main Steel Polishing Company, Inc., moves into any office space in the Building (the “Conversion Date”), sixty-four percent (64%) of the historical
average usage set forth on Exhibit B attached hereto, multiplied by the then applicable usage rate imposed by the utility provider ($/KwH or $/Decatherm), and (ii) from and after the Conversion Date, fifty percent (50%) of
the historical average usage set forth on Exhibit B attached hereto, multiplied by the then applicable usage rate imposed by the utility provider ($/KwH or $/Decatherm); and 

(b) with respect to water, during each calendar month for the duration of the Lease Term, (i) prior to the Conversion Date,
sixty-four percent (64%) of one-twelfth (1/12) of the total annual historical average cost set forth on Exhibit B attached hereto, and (ii) from and after the Conversion Date, fifty percent (50%) of one-twelfth
(1/12) of the total annual the historical average cost set forth on Exhibit B attached hereto. 
 Landlord agrees to (i) use
commercially reasonable efforts to obtain the lowest pricing possible on all utilities serving the Leased Premises, and (ii) consult Tenant in connection with all utility procurement decisions. 

Landlord shall not be liable in damages or otherwise for any failure or interruption of any utility or other Building service and no such failure or
interruption shall entitle Tenant to terminate this Lease or withhold sums due hereunder. 
 ARTICLE 7—REPAIRS,
MAINTENANCE AND ALTERATIONS 
 Section 7.01. Landlord’s Responsibility. During the term of this
Lease, Landlord shall maintain in good condition and repair, and replace as necessary, the electrical systems, heating and air conditioning systems, sprinkler and plumbing systems, roof, floor slab, exterior walls, foundation and structural frame of
the Building and the parking and landscaped areas, all at Landlord’s sole cost and expense; provided, however, that to the extent any of the foregoing items require repair or replacement because of the negligence, misuse, or default of Tenant,
its employees, agents, customers or invitees, Landlord shall make such repairs solely at Tenant’s expense. Landlord agrees to undertake all necessary repairs and replacements as required hereunder with commercially reasonable diligence.

 Section 7.02. Alterations. Except for non-structural alterations and alterations that do not affect
building HVAC, plumbing or other systems all of which not to exceed $25,000.00 per calendar year, Tenant shall not permit alterations in or to the Leased Premises unless and until Landlord has approved the plans therefor in writing. As a condition
of such approval, Landlord may require Tenant to remove the alterations and restore the Leased Premises upon termination of this Lease; otherwise, all such alterations shall at Landlord’s option become a part of the realty and the property of
Landlord, and shall not be removed by Tenant. Tenant shall ensure that all alterations shall be made in accordance with all applicable laws, regulations and building codes, in a good and workmanlike manner and of quality equal to or better than the
original construction of the Building. No person shall be entitled to any lien derived through or under Tenant for any labor or material furnished to the Leased Premises, and nothing in this Lease shall be construed to constitute Landlord’s
consent to the creation of any lien. If any lien is filed against the Leased Premises for work claimed to have been done for or material claimed to have been furnished to Tenant, Tenant shall cause such lien to be discharged of record within thirty
(30) days after filing. Tenant shall indemnify Landlord from all costs, losses, expenses and attorneys’ fees in connection with any construction or alteration and any related lien. 

  
 -5-

 ARTICLE 8—INDEMNITY AND INSURANCE 

Section 8.01. Release. All of Tenant’s trade fixtures, merchandise, inventory and all other personal property in
or about the Leased Premises, the Building or the Common Areas, which is deemed to include the trade fixtures, merchandise, inventory and personal property of others located in or about the Leased Premises or Common Areas at the invitation,
direction or acquiescence (express or implied) of Tenant (all of which property shall be referred to herein, collectively, as “Tenant’s Property”), shall be and remain at Tenant’s sole risk. Landlord shall not be liable to
Tenant or to any other person for, and Tenant hereby releases Landlord from (a) any and all liability for theft or damage to Tenant’s Property, and (b) any and all liability for any injury to Tenant or its employees, agents,
contractors, guests and invitees in or about the Leased Premises, the Building or the Common Areas, except to the extent of personal injury (but not property loss or damage) caused directly by the negligence or willful misconduct of Landlord, its
agents, employees or contractors. Nothing contained in this Section 8.01 shall limit (or be deemed to limit) the waivers contained in Section 8.06 below. In the event of any conflict between the provisions of
Section 8.06 below and this Section 8.01, the provisions of Section 8.06 shall prevail. This Section 8.01 shall survive the expiration or earlier termination of this Lease. 

Section 8.02. Indemnification by Tenant. Tenant shall protect, defend, indemnify and hold Landlord, its agents,
employees and contractors harmless from and against any and all claims, damages, demands, penalties, costs, liabilities, losses, and expenses (including reasonable attorneys’ fees and expenses at the trial and appellate levels) to the extent
(a) arising out of or relating to any act, omission, negligence, or willful misconduct of Tenant or Tenant’s agents, employees, contractors, customers or invitees in or about the Leased Premises, the Building or the Common Areas,
(b) arising out of or relating to any of Tenant’s Property, or (c) arising out of any other act or occurrence within the Leased Premises, in all such cases except to the extent of personal injury (but not property loss or damage)
caused directly by the negligence or willful misconduct of Landlord, its agents, employees or contractors. Nothing contained in this Section 8.02 shall limit (or be deemed to limit) the waivers contained in Section 8.06
below. In the event of any conflict between the provisions of Section 8.06 below and this Section 8.02, the provisions of Section 8.06 shall prevail. This Section 8.02 shall survive the expiration or
earlier termination of this Lease. 
 Section 8.03. Indemnification by Landlord. Landlord shall
protect, defend, indemnify and hold Tenant, its agents, employees and contractors harmless from and against any and all claims, damages, demands, penalties, costs, liabilities, losses and expenses (including reasonable attorneys’ fees and
expenses at the trial and appellate levels) to the extent arising out of or relating to any act, omission, negligence or willful misconduct of Landlord or Landlord’s agents, employees or contractors. Nothing contained in this
Section 8.03 shall limit (or be deemed to limit) the waivers contained in Section 8.06 below. In the event of any conflict between the provisions of Section 8.06 below and this Section 8.03, the
provisions of Section 8.06 shall prevail. This Section 8.03 shall survive the expiration or earlier termination of this Lease.  

  
 -6-

 Section 8.04. Tenant’s Insurance. 

(a) During the Lease Term (and any period of early entry or occupancy or holding over by Tenant, if applicable), Tenant shall maintain
the following types of insurance, in the amounts specified below: 
 (i) Liability Insurance. Commercial General Liability
Insurance (which insurance shall not exclude blanket contractual liability, broad form property damage, personal injury, or fire damage coverage) covering the Leased Premises and Tenant’s use thereof against claims for bodily injury or death
and property damage, which insurance shall provide coverage on an occurrence basis with a per occurrence limit of not less than $2,000,000, and with general aggregate limits of not less than $5,000,000 for each policy year, which limits may be
satisfied by any combination of primary and excess or umbrella per occurrence policies. 
 (ii) Property Insurance.
Special Form Insurance (which insurance shall not exclude flood or earthquake) in the amount of the full replacement cost of Tenant’s Property and betterments (including alterations or additions performed by Tenant pursuant hereto, but
excluding those improvements, if any, made pursuant to Section 2.02 above), which insurance shall include an agreed amount endorsement waiving coinsurance limitations. 

(iii) Worker’s Compensation Insurance. Worker’s Compensation insurance in amounts required by applicable law. 

(iv) Business Interruption Insurance. Business Interruption Insurance with limits not less than an amount equal to eighteen
(18) months rent hereunder. 
 (b) All insurance required by Tenant hereunder shall (i) be issued by one or more
insurance companies reasonably acceptable to Landlord, licensed to do business in the State in which the Leased Premises is located and having an AM Best’s rating of A IX or better, and (ii) provide that said insurance shall not be
materially changed, canceled or permitted to lapse on less than thirty (30) days’ prior written notice to Landlord. In addition, Tenant’s insurance shall protect Tenant and Landlord as their interests may appear, naming Landlord,
Landlord’s managing agent, and any mortgagee requested by Landlord, as additional insureds under its commercial general liability policies. On or before the Commencement Date (or the date of any earlier entry or occupancy by Tenant), and
thereafter, within thirty (30) days prior to the expiration of each such policy, Tenant shall furnish Landlord with certificates of insurance in the form of ACORD 25 or ACORD 25-S (or other evidence of insurance reasonably acceptable to
Landlord), evidencing all required coverages, together with a copy of the endorsement(s) to Tenant’s commercial general liability policy evidencing primary and non-contributory coverage afforded to the appropriate additional insureds. Upon
Tenant’s receipt of a request from Landlord, Tenant shall provide Landlord with copies of all insurance policies, including all endorsements, evidencing the coverages required hereunder. If Tenant fails to carry such insurance and furnish
Landlord with such certificates of insurance or copies of insurance policies (if applicable), Landlord may obtain such insurance on Tenant’s behalf and Tenant shall reimburse Landlord upon demand for the cost thereof as Additional Rent.

 Section 8.05. Landlord’s Insurance. During the Lease Term, Landlord shall maintain the following
types of insurance, in the amounts specified below (all of which shall be at Landlord’s cost and expense): 
 (a)
Liability Insurance. Commercial General Liability Insurance (which insurance shall not exclude blanket, contractual liability, broad form property damage, personal injury, or fire damage 

  
 -7-

 coverage) covering the Common Areas against claims for bodily injury or death and property damage, which
insurance shall provide coverage on an occurrence basis with a per occurrence limit of not less than $1,000,000, and with general aggregate limits of not less than $5,000,000 for each policy year, which limits may be satisfied by any combination of
primary and excess or umbrella per occurrence policies. 
 (b) Property Insurance. Special Form Insurance (which insurance
shall not exclude flood or earthquake) in the amount of the full replacement cost of the Building, including, without limitation, any improvements, if any, made pursuant to Section 2.02 above, but excluding Tenant’s Property and any
other items required to be insured by Tenant pursuant to Section 8.04 above. 
 Section 8.06. Waiver
of Subrogation. Notwithstanding anything contained in this Lease to the contrary, Landlord and Tenant hereby waive any rights each may have against the other on account of any loss of or damage to their respective property, the Leased Premises,
its contents, or other portions of the Building or Common Areas arising from any risk which is required to be insured against by Sections 8.04(a)(ii) and 8.05(b) above. The special form coverage insurance policies maintained by
Landlord and Tenant as provided in this Lease shall include an endorsement containing an express waiver of any rights of subrogation by the insurance company against Landlord and Tenant, as applicable. 

ARTICLE 9—CASUALTY 
 In the event of total or partial destruction of the Building or the Leased Premises by fire or other casualty, Landlord agrees promptly to restore and repair same; provided, however, Landlord’s
obligation hereunder with respect to the Leased Premises shall be limited to the reconstruction of such of the leasehold improvements as were located in the Premises as of the Commencement Date, and further provided that Landlord shall have no
obligation to restore or repair the Leased Premises in the event of total or partial destruction during the last two (2) years of the Term. Rent shall proportionately abate during the time that the Leased Premises or part thereof are unusable
because of any such damage. Notwithstanding the foregoing, if the Leased Premises are (a) so destroyed that they cannot be repaired or rebuilt within two hundred ten (210) days from the casualty date; or (b) destroyed by a casualty
that is not covered by the insurance required hereunder or, if covered, such insurance proceeds are not released by any mortgagee entitled thereto or are insufficient to rebuild the Building and the Leased Premises; then, in case of a clause
(a) casualty, either Landlord or Tenant may, or, in the case of a clause (b) casualty, then Landlord may, upon thirty (30) days’ written notice to the other party, terminate this Lease with respect to matters thereafter accruing.
Tenant waives any right under applicable laws inconsistent with the terms of this paragraph. 
 ARTICLE 10—EMINENT
DOMAIN 
 If all or any substantial part of the Building or Common Areas shall be acquired by the exercise of eminent
domain, Landlord may terminate this Lease by giving written notice to Tenant on or before the date possession thereof is so taken. If all or any part of the Leased Premises shall be acquired by the exercise of eminent domain so that the Leased
Premises shall become impractical for Tenant to use for the Permitted Use, Tenant may terminate this Lease by giving written notice to Landlord as of the date possession thereof is so taken. All damages awarded shall belong to Landlord; provided,
however, that Tenant may claim dislocation damages if such amount is not subtracted from Landlord’s award. 

  
 -8-

 ARTICLE 11—ASSIGNMENT AND SUBLEASE 

Section 11.01. Assignment and Sublease. 
 (a) Subject to Section 11.02, Tenant shall not assign this Lease or sublet the Leased Premises in whole or in part without Landlord’s prior written consent, which consent shall not be
unreasonably withheld or delayed. In the event of any permitted assignment or subletting, Tenant shall remain primarily liable hereunder. The acceptance of rent from any other person shall not be deemed to be a waiver of any of the provisions of
this Lease or to be a consent to the assignment of this Lease or the subletting of the Leased Premises. Any assignment or sublease consented to by Landlord shall not relieve Tenant (or its assignee) from obtaining Landlord’s consent to any
subsequent assignment or sublease. 
 (b) By way of example and not limitation, Landlord shall be deemed to have reasonably
withheld consent to a proposed assignment or sublease if in Landlord’s opinion (i) the Leased Premises are or may be in any way materially and adversely affected; (ii) the business reputation of the proposed assignee or subtenant is
unacceptable; or (iii) the financial worth of the proposed assignee or subtenant is insufficient to meet the obligations hereunder. If Landlord refuses to give its consent to any proposed assignment or subletting, Landlord may, at its option,
within thirty (30) days after receiving a request to consent, terminate this Lease by giving Tenant thirty (30) days’ prior written notice of such termination, whereupon each party shall be released from all further obligations and
liability hereunder, except those which expressly survive the termination of this Lease. 
 (c) If Tenant shall make any
assignment or sublease, with Landlord’s consent, for a rental in excess of the rent payable under this Lease, Tenant shall pay to Landlord fifty percent (50%) of any such excess rental upon receipt. Tenant agrees to pay Landlord $500.00
upon demand by Landlord for reasonable accounting and attorneys’ fees incurred in conjunction with the processing and documentation of any requested assignment, subletting or any other hypothecation of this Lease or Tenant’s interest in
and to the Leased Premises as consideration for Landlord’s consent. 
 Section 11.02. Permitted
Transfer. Notwithstanding anything to the contrary contained in Section 11.01 above, Tenant shall have the right, without Landlord’s consent, but upon ten (10) days’ prior notice to Landlord, to (a) sublet all or
part of the Leased Premises to any related entity that controls Tenant, is controlled by Tenant or is under common control with Tenant; (b) assign all or any part of this Lease to any related entity which controls Tenant, is controlled by
Tenant, or is under common control with Tenant, or to a successor entity into which or with which Tenant is merged or consolidated or which acquires substantially all of Tenant’s assets or property; or (c) effectuate any public offering of
Tenant’s stock on the New York Stock Exchange or in the NASDAQ over the counter market, provided that in the event of a transfer pursuant to clause (b), the tangible net worth after any such transaction is not less than the tangible net worth
of Tenant as of the date hereof and provided further that such successor entity assumes all of the obligations and liabilities of Tenant (any such entity hereinafter referred to as a “Permitted Transferee”). For the purpose of this
Article 11 (i) “control” shall mean ownership of not less than fifty percent (50%) of all voting stock or legal and equitable interest in such corporation or entity, and (ii) “tangible net worth” shall mean
the excess of the value of tangible assets (i.e. assets excluding those which are intangible such as goodwill, patents and trademarks) over liabilities. Any such transfer shall not relieve Tenant of its obligations under this Lease. Nothing in this
paragraph is intended to nor shall permit Tenant to transfer its interest under this Lease as part of a fraud or subterfuge to intentionally avoid its obligations under this Lease (for example, transferring its interest to a shell corporation that
subsequently files a bankruptcy), and any such transfer shall constitute a Default 

  
 -9-

 
hereunder. Any change in control of Tenant resulting from a merger, consolidation, or a transfer of partnership or membership interests, a stock transfer, or any sale of substantially all of the
assets of Tenant that do not meet the requirements of this Section 11.02 shall be deemed an assignment or transfer that requires Landlord’s prior written consent pursuant to Section 11.01 above. 

ARTICLE 12—TRANSFERS BY LANDLORD 
 Section 12.01. Sale of the Building. Landlord shall have the right to sell the Building at any time during the Lease Term, subject only to the rights of Tenant hereunder; and such sale
shall operate to release Landlord from liability hereunder for obligations of Landlord accruing from and after the date of such conveyance. 
 Section 12.02. Estoppel Certificate. Within ten (10) days following receipt of a written request from Landlord, Tenant shall execute and deliver to Landlord, without cost to
Landlord, an estoppel certificate in such form as Landlord may reasonably request certifying (a) that this Lease is in full force and effect and unmodified or stating the nature of any modification, (b) the date to which rent has been
paid, (c) that there are not, to Tenant’s knowledge, any uncured defaults or specifying such defaults if any are claimed, and (d) any other matters or state of facts reasonably required respecting the Lease. Such estoppel may be
relied upon by Landlord and by any purchaser or mortgagee of the Building. 
 Section 12.03.
Subordination. Landlord shall have the right to subordinate this Lease to any mortgage, deed to secure debt, deed of trust or other instrument in the nature thereof, and any amendments or modifications thereto (collectively, a
“Mortgage”) presently existing or hereafter encumbering the Building by so declaring in such Mortgage. Within ten (10) days following receipt of a written request from Landlord, Tenant shall execute and deliver to Landlord,
without cost, any instrument that Landlord deems reasonably necessary or desirable to confirm the subordination of this Lease. Notwithstanding the foregoing, if the holder of the Mortgage shall take title to the Leased Premises through foreclosure
or deed in lieu of foreclosure, Tenant shall be allowed to continue in possession of the Leased Premises as provided for in this Lease so long as Tenant is not in Default. Upon written request from Tenant, Landlord agrees to use reasonable efforts
to obtain from the holder of a Mortgage a subordination, attornment and non-disturbance agreement in such holder’s standard form and to facilitate the execution thereof by Tenant and such holder, all at no cost to Landlord. 

ARTICLE 13—DEFAULT AND REMEDY 
 Section 13.01. Default. The occurrence of any of the following shall be a “Default”: 
 (a) Tenant fails to pay any Monthly Rental Installments or Additional Rent within five (5) days after the same is due. 
 (b) Tenant fails to perform or observe any other term, condition, covenant or obligation required under this Lease for a period of thirty (30) days after written notice thereof from Landlord;
provided, however, that if the nature of Tenant’s default is such that more than thirty (30) days are reasonably required to cure, then such default shall be deemed to have been cured if Tenant commences such performance within said thirty
(30) day period and thereafter diligently completes the required action within a reasonable time. 
 (c) Intentionally
Omitted. 

  
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 (d) Tenant shall assign or sublet all or a portion of the Leased Premises in contravention
of the provisions of Article 11 of this Lease. 
 (e) All or substantially all of Tenant’s assets in the Leased
Premises or Tenant’s interest in this Lease are attached or levied under execution (and Tenant does not discharge the same within sixty (60) days thereafter); a petition in bankruptcy, insolvency or for reorganization or arrangement is
filed by or against Tenant (and Tenant fails to secure a stay or discharge thereof within sixty (60) days thereafter); Tenant is insolvent and unable to pay its debts as they become due; Tenant makes a general assignment for the benefit of
creditors; Tenant takes the benefit of any insolvency action or law; the appointment of a receiver or trustee in bankruptcy for Tenant or its assets if such receivership has not been vacated or set aside within thirty (30) days thereafter; or,
dissolution or other termination of Tenant’s corporate charter if Tenant is a corporation. 
 In addition to the defaults
described above, the parties agree that if Tenant receives written notice of a violation of the performance of any (but not necessarily the same) term or condition of this Lease two (2) or more times during any twelve (12) month period,
regardless of whether such violations are ultimately cured, then such conduct shall, at Landlord’s option, represent a separate Default. 
 Section 13.02. Remedies. Upon the occurrence of any Default, Landlord shall have the following rights and remedies, in addition to those stated elsewhere in this Lease and those allowed
by law or in equity, any one or more of which may be exercised without further notice to Tenant: 
 (a) Landlord may re-enter the
Leased Premises and cure any Default of Tenant, and Tenant shall reimburse Landlord as Additional Rent for any costs and expenses which Landlord thereby incurs; and Landlord shall not be liable to Tenant for any loss or damage which Tenant may
sustain by reason of Landlord’s action. 
 (b) Without terminating this Lease, Landlord may terminate Tenant’s right to
possession of the Leased Premises, and thereafter, neither Tenant nor any person claiming under or through Tenant shall be entitled to possession of the Leased Premises, and Tenant shall immediately surrender the Leased Premises to Landlord, and
Landlord may re-enter the Leased Premises and dispossess Tenant and any other occupants of the Leased Premises by any lawful means and may remove their effects, without prejudice to any other remedy that Landlord may have. Upon termination of
possession, Landlord may (i) re-let all or any part thereof for a term different from that which would otherwise have constituted the balance of the Lease Term and for rent and on terms and conditions different from those contained herein,
whereupon Tenant shall be immediately obligated to pay to Landlord an amount equal to the present value (discounted at the Prime Rate) of the difference between the rent provided for herein and that provided for in any lease covering a subsequent
re-letting of the Leased Premises, for the period which would otherwise have constituted the balance of the Lease Term (the “Accelerated Rent Difference”), or (ii) without re-letting, declare the present value (discounted at
the Prime Rate) of all rent which would have been due under this Lease for the balance of the Lease Term to be immediately due and payable as liquidated damages (the “Accelerated Rent”). Upon termination of possession, Tenant shall
be obligated to pay to Landlord (A) the Accelerated Rent Difference or the Accelerated Rent, whichever is applicable, (B) all loss or damage that Landlord may sustain by reason of Tenant’s Default (“Default Damages”),
which shall include, without limitation, expenses of preparing the Leased Premises for re-letting, demolition, repairs, tenant finish improvements, brokers’ commissions and attorneys’ fees, and (C) all unpaid Annual Rent and
Additional Rent that accrued prior to the date of termination of possession, plus any interest and late fees due hereunder (the “Prior Obligations”). 

  
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 (c) Landlord may terminate this Lease and declare the Accelerated Rent to be immediately due
and payable, whereupon Tenant shall be obligated to pay to Landlord (i) the Accelerated Rent, (ii) all of Landlord’s Default Damages, and (iii) all Prior Obligations. It is expressly agreed and understood that all of
Tenant’s liabilities and obligations set forth in this subsection (c) shall survive termination. 
 (d) Landlord and
Tenant acknowledge and agree that the payment of the Accelerated Rent Difference or the Accelerated Rent as set above shall not be deemed a penalty, but merely shall constitute payment of liquidated damages, it being understood that actual damages
to Landlord are extremely difficult, if not impossible, to ascertain. Neither the filing of a dispossessory proceeding nor an eviction of personalty in the Leased Premises shall be deemed to terminate the Lease. 

(e) Landlord may sue for injunctive relief or to recover damages for any loss resulting from the Default. 

Section 13.03. Landlord’s Default and Tenant’s Remedies. Landlord shall be in default if it fails to perform
any term, condition, covenant or obligation required under this Lease for a period of thirty (30) days after written notice thereof from Tenant to Landlord; provided, however, that if the term, condition, covenant or obligation to be performed
by Landlord is such that it cannot reasonably be performed within thirty (30) days, such default shall be deemed to have been cured if Landlord commences such performance within said thirty-day period and thereafter diligently undertakes to
complete the same. Upon the occurrence of any such default, Tenant may sue for injunctive relief or to recover damages for any loss directly resulting from the breach, but Tenant shall not be entitled to terminate this Lease or withhold, offset or
abate any sums due hereunder. 
 Section 13.04. Limitation of Landlord’s Liability. If Landlord shall
fail to perform any term, condition, covenant or obligation required to be performed by it under this Lease and if Tenant shall, as a consequence thereof, recover a money judgment against Landlord, Tenant agrees that it shall look solely to
Landlord’s right, title and interest in and to the Building for the collection of such judgment; and Tenant further agrees that no other assets of Landlord shall be subject to levy, execution or other process for the satisfaction of
Tenant’s judgment. 
 Section 13.05. Nonwaiver of Defaults. Neither party’s failure or delay in
exercising any of its rights or remedies or other provisions of this Lease shall constitute a waiver thereof or affect its right thereafter to exercise or enforce such right or remedy or other provision. No waiver of any default shall be deemed to
be a waiver of any other default. Landlord’s receipt of less than the full rent due shall not be construed to be other than a payment on account of rent then due, nor shall any statement on Tenant’s check or any letter accompanying
Tenant’s check be deemed an accord and satisfaction. No act or omission by Landlord or its employees or agents during the Lease Term shall be deemed an acceptance of a surrender of the Leased Premises, and no agreement to accept such a
surrender shall be valid unless in writing and signed by Landlord. 
 Section 13.06. Attorneys’ Fees. If
either party defaults in the performance or observance of any of the terms, conditions, covenants or obligations contained in this Lease and the non-defaulting party obtains a judgment against the defaulting party, then the defaulting party agrees
to reimburse the non-defaulting party for reasonable attorneys’ fees incurred in connection therewith. In addition, if a monetary Default shall occur and Landlord engages outside counsel to exercise its remedies hereunder, and then Tenant cures
such monetary Default, Tenant shall pay to Landlord, on demand, all expenses incurred by Landlord as a result thereof, including reasonable attorneys’ fees, court costs and expenses actually incurred. 

  
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 ARTICLE 14 – INTENTIONALLY DELETED 

ARTICLE 15—TENANT’S RESPONSIBILITY REGARDING 

ENVIRONMENTAL LAWS AND HAZARDOUS SUBSTANCES 
 Section 15.01. Environmental Definitions. 
 (a)
“Environmental Laws” shall mean all present or future federal, state and municipal laws, ordinances, rules and regulations applicable to the environmental and ecological condition of the Leased Premises, and the rules and regulations of
the Federal Environmental Protection Agency and any other federal, state or municipal agency or governmental board or entity having jurisdiction over the Leased Premises. 
 (b) “Hazardous Substances” shall mean those substances included within the definitions of “hazardous substances,” “hazardous materials,” “toxic substances”
“solid waste” or “infectious waste” under Environmental Laws and petroleum products. 

Section 15.02. Restrictions on Tenant. Tenant shall not cause or permit the use, generation, release, manufacture,
refining, production, processing, storage or disposal of any Hazardous Substances on, under or about the Leased Premises, or the transportation to or from the Leased Premises of any Hazardous Substances, except as necessary and appropriate for its
Permitted Use in which case the use, storage or disposal of such Hazardous Substances shall be performed in compliance with the Environmental Laws. 
 Section 15.03. Notices, Affidavits, Etc. Tenant shall immediately (a) notify Landlord of (i) any violation by Tenant, its employees, agents, representatives, customers,
invitees or contractors of any Environmental Laws on, under or about the Leased Premises, or (ii) the presence or suspected presence of any Hazardous Substances on, under or about the Leased Premises, and (b) deliver to Landlord any notice
received by Tenant relating to (a)(i) and (a)(ii) above from any source. Tenant shall execute affidavits, representations and the like within five (5) days of Landlord’s request therefor concerning Tenant’s best knowledge and
belief regarding the presence of any Hazardous Substances on, under or about the Leased Premises. 
 Section 15.04.
Tenant’s Indemnification. Tenant shall indemnify Landlord and Landlord’s managing agent from any and all claims, losses, liabilities, costs, expenses and damages, including attorneys’ fees, costs of testing and remediation
costs, incurred by Landlord in connection with any breach by Tenant of its obligations under this Article 15. The covenants and obligations under this Article 15 shall survive the expiration or earlier termination of this Lease.

 Section 15.05. Existing Conditions. Notwithstanding anything contained in this Article 15 to the contrary,
Tenant shall not have any liability to Landlord under this Article 15 resulting from any conditions existing, or events occurring, or any Hazardous Substances existing or generated, at, in, on, under or in connection with the Leased Premises prior
to the Commencement Date of this Lease (each an “Existing Condition”). Existing Conditions shall include, but shall not be limited to, any Recognized Environmental Condition (REC) and de minimis Condition identified in the ASTM
Standard E1527-05 Phase I Environmental Site Assessment of the Leased Premises, dated June 29, 2012, prepared by Mostardi Platt. 

  
 -13-

 ARTICLE 16—MISCELLANEOUS 

Section 16.01. Benefit of Landlord and Tenant. This Lease shall inure to the benefit of and be binding upon Landlord
and Tenant and their respective successors and assigns. 
 Section 16.02. Governing Law. This Lease shall be
governed in accordance with the laws of the State of Illinois. 
 Section 16.03. Force Majeure. Landlord and
Tenant (except with respect to the payment of any monetary obligation) shall be excused for the period of any delay in the performance of any obligation hereunder when such delay is occasioned by causes beyond its control, including but not limited
to work stoppages, boycotts, slowdowns or strikes; shortages of materials, equipment, labor or energy; unusual weather conditions; or acts or omissions of governmental or political bodies. 

Section 16.04. Examination of Lease. Submission of this instrument by Landlord to Tenant for examination or signature
does not constitute an offer by Landlord to lease the Leased Premises. This Lease shall become effective, if at all, only upon the execution by and delivery to both Landlord and Tenant. Execution and delivery of this Lease by Tenant to Landlord
constitutes an offer to lease the Leased Premises on the terms contained herein. 
 Section 16.05.
Indemnification for Leasing Commissions. The parties hereby represent and warrant that no real estate brokers are involved in the negotiation and execution of this Lease and that no party is entitled, as a result of the actions of the
respective party, to a commission or other fee resulting from the execution of this Lease. Each party shall indemnify the other from any and all liability for the breach of this representation and warranty on its part. 

Section 16.06. Notices. Any notice required or permitted to be given under this Lease or by law shall be deemed to
have been given if it is written and delivered in person or by overnight courier or mailed by certified mail, postage prepaid, to the party who is to receive such notice at the address specified in Section 1.01(j). If sent by overnight
courier, the notice shall be deemed to have been given one (1) day after sending. If mailed by certified mail, return receipt requested, the notice shall be deemed to have been given on the date that is three (3) business days following
mailing. Either party may change its address by giving written notice thereof to the other party. 
 Section 16.07.
Partial Invalidity; Complete Agreement. If any provision of this Lease shall be held to be invalid, void or unenforceable, the remaining provisions shall remain in full force and effect. This Lease represents the entire agreement between
Landlord and Tenant covering everything agreed upon or understood in this transaction. There are no oral promises, conditions, representations, understandings, interpretations or terms of any kind as conditions or inducements to the execution hereof
or in effect between the parties. No change or addition shall be made to this Lease except by a written agreement executed by Landlord and Tenant. 
 Section 16.08. Financial Statements. During the Lease Term and any extensions thereof, Tenant shall provide to Landlord (i) on an annual basis, within ninety (90) days
following the end of Tenant’s fiscal year, a copy of Tenant’s audited and certified financial statements (which may be consolidated) prepared as of the end of Tenant’s fiscal year, and (ii) within ten (10) days following a
written request by Landlord, Tenant’s most recent certified financial statements (which may be consolidated). All financial statements provided by Tenant to Landlord hereunder shall be prepared in conformity with generally accepted accounting
principles, consistently applied and shall be considered confidential information and shall be appropriately held as confidential by Landlord. 

  
 -14-

 If disclosure of Tenant’s financial statements provided to Landlord hereunder by is
reasonably necessary in connection with Landlord’s financing, refinancing or sale of the Building, then Landlord shall have the right to provide such financial statements to such lender or prospective purchaser on a confidential, need-to-know
basis, provided that the intended recipient of such financial statements enters into a non-disclosure / confidentiality agreement with Tenant in form reasonably acceptable to Tenant. Tenant hereby covenants and agrees to execute or cause to be
executed any such non-disclosure / confidentiality agreement within three (3) days of written request therefor. 

Section 16.09. Representations and Warranties. 

(a) Tenant hereby represents and warrants that (i) Tenant is duly organized, validly existing and in good standing (if applicable) in
accordance with the laws of the State under which it was organized; (ii) Tenant is authorized to do business in the State where the Building is located; and (iii) the individual(s) executing and delivering this Lease on behalf of Tenant
has been properly authorized to do so, and such execution and delivery shall bind Tenant to its terms. 
 (b) Landlord hereby
represents and warrants that (i) Landlord is duly organized, validly existing and in good standing (if applicable) in accordance with the laws of the State under which it was organized; (ii) Landlord is authorized to do business in the
State where the Building is located; and (iii) the individual(s) executing and delivering this Lease on behalf of Landlord has been properly authorized to do so, and such execution and delivery shall bind Landlord to its terms. 

Section 16.10. Signage. Tenant may, at its own expense, erect a sign concerning the business of Tenant that shall be
in keeping with the decor and other signs on the Building. All signage (including the signage described in the preceding sentence) in or about the Leased Premises shall be first approved by Landlord, which approval shall not be unreasonably withheld
or delayed, and shall be in compliance with any codes and recorded restrictions applicable to the sign or the Building. The location, size and style of all signs shall be approved by Landlord, which approval shall not be unreasonably withheld or
delayed. Tenant agrees to maintain any sign in good state of repair, and upon expiration of the Lease Term, Tenant agrees to promptly remove such signs and repair any damage to the Leased Premises. 

Section 16.11. Consent. Where the consent of a party is required, such consent will not be unreasonably withheld or
delayed. 
 Section 16.12. Time. Time is of the essence of each term and provision of this Lease. 

Section 16.13. Intentionally Deleted. 
 Section 16.14. Consent to Jurisdiction. Tenant irrevocably submits to the nonexclusive jurisdiction of any United States federal court or Illinois state court sitting in the state of
Illinois in any action or proceeding arising out of or relating to this Lease and Tenant irrevocably agrees that all claims in respect of such action or proceeding may be heard and determined in any such court and irrevocably waives any objection it
may now or later have as to the venue of any such suit, action or proceeding brought in such a court or that such a court is an inconvenient forum. 
 Section 16.15. Waiver of Jury Trial. Landlord and Tenant each hereby expressly, irrevocably, fully and forever release, waive and relinquish any and all right to trial by jury.

  
 -15-

 Section 16.16. Execution in Counterpart. This Lease may be executed in
multiple counterparts, each of which shall be deemed an original, but together shall constitute one agreement. This Lease may be executed and delivered via facsimile with the same force and effect as if an original of this Amendment were executed
and delivered 
 [SIGNATURES CONTAINED ON THE FOLLOWING PAGE] 

  
 -16-

 IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the day and year first
above written. 
  

					
	LANDLORD:
	
	 TORBURN PRATT BOULEVARD, LLC,
 a Delaware limited liability company

		
	By:	 	TORBURN PARTNERS, INC.,
 an Illinois corporation,

its sole member

			
		 	By:	 	 
		 	Name:	 	Michael K. Burns
		 	Its:	 	President
	
	TENANT:
	
	 MATERIAL SCIENCES CORPORATION,
 a Delaware corporation

		
	By:	 	 
	Name: James D. Pawlak
	Title: Vice President and Chief Financial Officer

  
 -17-

 EXHIBIT A 

SITE PLAN OF LEASED PREMISES 
 [ATTACHED] 

  
 Exhibit
“A-1” 
 Page 1 of 1 

 EXHIBIT B 

HISTORICAL UTILITY USAGE 
 [ATTACHED] 

  
 Exhibit
“B” 
 Page 1 of 1 

 EXHIBIT C 

RULES AND REGULATIONS 
 1. The sidewalks, entrances, driveways and roadways serving and adjacent to the Leased Premises shall not be obstructed or used for any purpose other than ingress and egress. Landlord shall control the
Common Areas. 
 2. No awnings or other projections shall be attached to the outside walls of the Building. No curtains, blinds,
shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Leased Premises other than Landlord standard window coverings without Landlord’s prior written approval. All electric ceiling fixtures hung
in offices or spaces along the perimeter of the Building must be fluorescent, of a quality, type, design and tube color approved by Landlord. Neither the interior nor the exterior of any windows shall be coated or otherwise sunscreened without
written consent of Landlord. 
 3. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or
affixed by any tenant on, about or from any part of the Leased Premises, the Building or in the Common Areas including the parking area without the prior written consent of Landlord. In the event of the violation of the foregoing by any tenant,
Landlord may remove or stop same without any liability, and may charge the expense incurred in such removal or stopping to tenant. 
 4. The sinks and toilets and other plumbing fixtures shall not be used for any purpose other than those for which they were constructed, and no sweepings, rubbish, rags, or other substances shall be
thrown therein. All damages resulting from any misuse of the fixtures shall be borne by the tenant who, or whose subtenants, assignees or any of their servants, employees, agents, visitors or licensees shall have caused the same. 

5. No boring, cutting or stringing of wires or laying of any floor coverings shall be permitted, except with the prior written consent of
the Landlord and as the Landlord may direct. Landlord shall direct electricians as to where and how telephone or data cabling are to be introduced. The location of telephones, call boxes and other office equipment affixed to the Leased Premises
shall be subject to the approval of Landlord. Tenant shall not have access to the roof without prior written notice to Landlord. 
 6. No bicycles, vehicles, birds or animals of any kind (except seeing eye dogs) shall be brought into or kept in or about the Leased Premises, and no cooking shall be done or permitted by any tenant on
the Leased Premises, except microwave cooking, and the preparation of coffee, tea, hot chocolate and similar items for tenants and their employees. No tenant shall cause or permit any unusual or objectionable odors to be produced in or permeate from
the Leased Premises. 
 7. The Leased Premises shall not be used for manufacturing, unless such use conforms to the zoning
applicable to the area. No tenant shall occupy or permit any portion of the Leased Premises to be occupied as an office for the manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure
shop, or a dance, exercise or music studio, or any type of school or daycare or copy, photographic or print shop or an employment bureau without the express written consent of Landlord. The Leased Premises shall not be used for lodging or sleeping
or for any immoral or illegal purpose. 
 8. No tenant shall make, or permit to be made any unseemly, excessive or disturbing
noises or disturb or interfere with occupants of this or neighboring buildings or premises or those having business with them, whether by the use of any musical instrument, radio, phonograph, unusual noise, or in any other way. No tenant shall throw
anything out of doors, windows or down the passageways. 

  
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 9. No tenant, subtenant or assignee nor any of its servants, employees, agents, visitors or
licensees, shall at any time bring or keep upon the Leased Premises any flammable, combustible or explosive fluid, chemical or substance or firearm. 
 10. No additional locks or bolts of any kind shall be placed upon any of the doors or windows by any tenant, nor shall any changes be made to existing locks or the mechanism thereof. Each tenant must upon
the termination of his tenancy, restore to the Landlord all keys of doors, offices, and toilet rooms, either furnished to, or otherwise procured by, such tenant and in the event of the loss of keys so furnished, such tenant shall pay to the Landlord
the cost of replacing the same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such changes. 
 11. No tenant shall overload the floors of the Leased Premises. All damage to the floor, structure or foundation of the Building due to improper positioning or storage items or materials shall be repaired
by Landlord at the sole cost and expense of tenant, who shall reimburse Landlord immediately therefor upon demand. 
 12. Each
tenant shall be responsible for all persons entering the Building at tenant’s invitation, express or implied. Landlord shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any
person. In case of an invasion, mob riot, public excitement or other circumstances rendering such action advisable in Landlord’s opinion, Landlord reserves the right without any abatement of rent to require all persons to vacate the Building
and to prevent access to the Building during the continuance of the same for the safety of the tenants and the protection of the Building and the property in the Building. 
 13. Canvassing, soliciting and peddling in the Building are prohibited, and each tenant shall report and otherwise cooperate to prevent the same. 

14. All equipment of any electrical or mechanical nature shall be placed by tenant in the Leased Premises in settings that will, to the
maximum extent possible, absorb or prevent any vibration, noise and annoyance. 
 15. There shall not be used in any space,
either by any tenant or others, any hand trucks except those equipped with rubber tires and rubber side guards. 
 16. The
Building is a smoke-free Building. Smoking is strictly prohibited within the Building. Smoking shall only be allowed in areas designated as a smoking area by Landlord. 
 17. Tenants will insure that all doors are securely locked, and water faucets, electric lights and electric machinery are turned off before leaving the Building. 

18 Tenant, its employees, customers, invitees and guests shall, when using the parking facilities in and around the Building, observe and
obey all signs regarding fire lanes and no-parking and driving speed zones and designated handicapped and visitor spaces, and when parking always park between the designated lines. Landlord reserves the right to tow away, at the expense of the
owner, any vehicle which is improperly parked or parked in a no-parking zone or in a designated handicapped area, and any vehicle which is left in any parking lot in violation of the foregoing regulation. All vehicles shall be parked at the sole
risk of the owner, and Landlord assumes no responsibility for any damage to or loss of vehicles. 

  
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 19. No outside storage is permitted including without limitation the storage of trucks and
other vehicles. 
 20. No tenant shall be allowed to conduct an auction from the Leased Premises without the prior written
consent of Landlord. 
 It is Landlord’s desire to maintain in the Building and Common Areas the highest standard of dignity and good taste
consistent with comfort and convenience for tenants. Any action or condition not meeting this high standard should be reported directly to Landlord. The Landlord reserves the right to make such other and further rules and regulations as in its
judgment may from time to time be necessary for the safety, care and cleanliness of the Building and Common Areas, and for the preservation of good order therein. 

  
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 EXHIBIT D 

PARKING LOTS 
 

 

  
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