Document:

exv10w11

Exhibit 10.11

AMENDED AND RESTATED LEASE AGREEMENT

Between

RUSSO FAMILY LIMITED PARTNERSHIP, LP, Landlord

and

SUNGARD AVAILABILITY SERVICES LP, Tenant

For

777 Central Boulevard, Carlstadt,

Bergen County, New Jersey

Prepared by:

Richard G. Berger, Esq.

Russo Development, LLC

71 Hudson Street

Hackensack, New Jersey 07601

(201) 487-5657

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TABLE OF CONTENTS

	 	 	 	 	 	 	 
	1.

	 	Commencement Date of Term
	 	 	6	 
	 
	 	 	 	 	 	 
	2.

	 	Rent
	 	 	6	 
	 
	 	 	 	 	 	 
	3.

	 	Additional Rent
	 	 	7	 
	 
	 	 	 	 	 	 
	4.

	 	Repairs and Maintenance Obligations of Tenant
	 	 	10	 
	 
	 	 	 	 	 	 
	5.

	 	Repairs and Maintenance Obligation of Landlord
	 	 	12	 
	 
	 	 	 	 	 	 
	6.

	 	Utilities and Personal Property Taxes
	 	 	12	 
	 
	 	 	 	 	 	 
	7.

	 	Glass, Damage by Tenant
	 	 	14	 
	 
	 	 	 	 	 	 
	8.

	 	Use of Premises
	 	 	14	 
	 
	 	 	 	 	 	 
	9.

	 	Alterations and Improvements
	 	 	15	 
	 
	 	 	 	 	 	 
	10.

	 	Laws and Ordinances
	 	 	17	 
	 
	 	 	 	 	 	 
	11.

	 	Insurance
	 	 	17	 
	 
	 	 	 	 	 	 
	12.

	 	Landlord’s Liability
	 	 	20	 
	 
	 	 	 	 	 	 
	13.

	 	Default of Landlord
	 	 	21	 
	 
	 	 	 	 	 	 
	14.

	 	Default of Tenant
	 	 	21	 
	 
	 	 	 	 	 	 
	15.

	 	Access to Premises
	 	 	25	 
	 
	 	 	 	 	 	 
	16.

	 	Hold Harmless
	 	 	25	 
	 
	 	 	 	 	 	 
	17.

	 	Assignment or Sublease
	 	 	26	 
	 
	 	 	 	 	 	 
	18.

	 	Condemnation
	 	 	27	 
	 
	 	 	 	 	 	 
	19.

	 	Fire or Casualty Loss
	 	 	28	 
	 
	 	 	 	 	 	 
	20.

	 	Estoppel Certificate
	 	 	29	 
	 
	 	 	 	 	 	 
	21.

	 	Signage
	 	 	30	 
	 
	 	 	 	 	 	 
	22.

	 	Brokerage Commission
	 	 	30	 
	 
	 	 	 	 	 	 
	23.

	 	Unavoidable Delays
	 	 	30	 

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	24.

	 	Subordination
	 	 	31	 
	 
	 	 	 	 	 	 
	25.

	 	Security Deposit
	 	 	31	 
	 
	 	 	 	 	 	 
	26.

	 	Surrender Obligations
	 	 	32	 
	 
	 	 	 	 	 	 
	27.

	 	Intentionally Omitted
	 	 	32	 
	 
	 	 	 	 	 	 
	28.

	 	Environmental Covenants
	 	 	32	 
	 
	 	 	 	 	 	 
	29.

	 	Auction Sales
	 	 	35	 
	 
	 	 	 	 	 	 
	30.

	 	Holding Over
	 	 	35	 
	 
	 	 	 	 	 	 
	31.

	 	Quiet Possession
	 	 	35	 
	 
	 	 	 	 	 	 
	32.

	 	Representations and Warranties of Landlord
	 	 	36	 
	 
	 	 	 	 	 	 
	33.

	 	Notices
	 	 	36	 
	 
	 	 	 	 	 	 
	34.

	 	Parties Bound
	 	 	37	 
	 
	 	 	 	 	 	 
	35.

	 	Abandoned Personal Property
	 	 	37	 
	 
	 	 	 	 	 	 
	36.

	 	Article Headings
	 	 	38	 
	 
	 	 	 	 	 	 
	37.

	 	Governing Law
	 	 	38	 
	 
	 	 	 	 	 	 
	38.

	 	Letter of Acceptance
	 	 	38	 
	 
	 	 	 	 	 	 
	39.

	 	Intentionally Omitted
	 	 	38	 
	 
	 	 	 	 	 	 
	40.

	 	Options to Renew
	 	 	38	 
	 
	 	 	 	 	 	 
	41.

	 	Right of First Offer on Purchase of Demised Premises
	 	 	38	 
	 
	 	 	 	 	 	 
	42.

	 	Intentionally Omitted
	 	 	39	 
	 
	 	 	 	 	 	 
	43.

	 	Mobile Data Center
	 	 	39	 
	 
	 	 	 	 	 	 
	44.

	 	Rooftop Rights
	 	 	39	 
	 
	 	 	 	 	 	 
	45.

	 	Intentionally Omitted
	 	 	41	 
	 
	 	 	 	 	 	 
	46.

	 	Supplemental HVAC
	 	 	41	 
	 
	 	 	 	 	 	 
	47.

	 	Venting
	 	 	41	 
	 
	 	 	 	 	 	 

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	48.

	 	Grounding Equipment
	 	 	42	 
	 
	 	 	 	 	 	 
	49.

	 	Backup Electrical Generators
	 	 	42	 
	 
	 	 	 	 	 	 
	50.

	 	Due Execution
	 	 	43	 
	 
	 	 	 	 	 	 
	51.

	 	Payment of Tenant’s Legal Costs Under Special Circumstances
	 	 	43	 

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AMENDED AND RESTATED

LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE AGREEMENT (this “Lease”), is made this 23 day of October,
2009, by and between:

RUSSO FAMILY LIMITED PARTNERSHIP, L.P. c/o Russo
Development, L.L.C., 71 Hudson Street, Hackensack,
New Jersey 07601 (hereinafter referred to as
“Landlord”),

and

SUNGARD AVAILABILITY SERVICES LP, a Pennsylvania
limited partnership, formerly known as SunGard
Recovery Services LP, a Pennsylvania limited
partnership, having an address of 680 E. Swedesford
Road, Wayne, Pennsylvania 19807 (hereinafter
referred to as “Tenant”).

RECITALS

     A. Landlord and Comdisco, Inc. (“Comdisco”) entered into a Lease Agreement dated October (no
date), 1999, with respect to a building containing approximately 259,908 square feet, together with
on-site parking for 378 vehicles, which facility is located at 777 Central Boulevard, in the
Borough of Carlstadt, County of Bergen, and State of New Jersey, now known and designated as Lot
No. 9 in Block 131 on the official tax map of the Borough of Carlstadt, Bergen County, New Jersey
(the said Lease Agreement is hereinafter referred to as the “Comdisco Lease”). As contemplated by
the Comdisco Lease, Comdisco increased the area within the building to approximately 301,827 square
feet by installing a mezzanine of approximately 41.919 square feet within the building.

     B. Comdisco, Inc. assigned all of its right, title and interest in and to the Lease to SunGard
Recovery Services LP, which accepted such assignment and assumed all of Comdisco’s right, title,
interest, duties, benefits, and obligations under the Comdisco Lease.

     C. In connection with the foregoing assignment, Landlord and Tenant entered into an Amendment
to Lease Agreement dated November 15, 2001 (the “Lease Amendment”).

     D. SunGard Recovery Services LP changed its name to SunGard Availability Services LP.

     E. Landlord and Tenant now wish to amend, restate and replace the Comdisco Lease and the Lease
Amendment with a single integrated lease agreement containing new and revised terms and
establishing new rental amounts and an extension of the lease term, all as set forth in this
Agreement, to be effective as of October 1, 2009 (the “Effective Date”).

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     NOW, THEREFORE, for good and valuable consideration, the receipt of which and the legal
sufficiency of which are hereby acknowledged by the parties, and the parties intending to be
legally bound hereunder, the parties agree as follows:

          (i) The Comdisco Lease and the Lease Amendment shall and are hereby amended and restated in
their entirety by this Lease effective as of the Effective Date, and the Comdisco Lease and Lease
Amendment shall be null and void from and after the Effective Date.

          (ii) Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, those certain
premises located at 777 Central Boulevard, in the Borough of Carlstadt, County of Bergen, and State
of New Jersey (also designated by the Carlstadt Tax Assessor as Block 131, Lot 9), upon which is
currently constructed, inter alia, a building containing approximately 301,827 square feet of space
(consisting of 259,908 square feet of ground floor area and 41,919 square feet of second
floor/mezzanine area) (the “Building”) and the exclusive right to 378 parking spaces (the entire
lot with all improvements thereon, subject to the existing easement for ingress and egress in
common with adjacent premised known as 600 Commerce Boulevard, Carlstadt, New Jersey are
hereinafter referred to as the “Demised Premises”), all as more particularly depicted on Schedule
“A” annexed hereto.

          TO HAVE AND TO HOLD the premises for a term of twenty (20) years (the “Initial Term”) which
commenced on October 1, 2000 (the “Commencement Date”), and which shall end on September 30, 2020
(the “Termination Date”). The period from the Commencement Date through the final date of the
Initial Term as extended by the first and/or second renewal options under Section 40 of this Lease
is hereinafter referred to as the “Term.”

          IN CONSIDERATION OF THE FOREGOING, and of the mutual promises, agreements, conditions,
covenants and terms herein set forth, the Landlord and the Tenant further covenant and agree as
follows:

     1. Commencement Date of Term: The term hereof commenced on October 1, 2000 (the
“Commencement Date”).

     2. Rent:

          2.1 Fixed Rent:

               (a) The Fixed Rent payable to Landlord from the Commencement Date hereof through September 30,
2015 is unchanged from the Existing Lease and is set forth at Schedule “C”. The parties hereto
acknowledge and agree that Tenant has paid all such Fixed Rent through and including September 30,
2009.

               (b) From and after the October 1, 2015, and for the balance of the Initial Term, the Tenant
hereby agrees to pay to the Landlord Fixed Rent for the Premises as set forth on Schedule “C-1”.

- 6 -

 

          All such Fixed Rent shall be in cash or check, lawful money of the United States of America,
payable in monthly installments on the first day of each and every month, in advance, throughout
the term of this Lease. The Fixed Rent shall be paid at the office of the Landlord set forth above
on the first page of this Lease, or at such other place as may hereafter be designated by the
Landlord. Fixed Rent shall be paid to the Landlord without notice or demand and without deduction,
set-off or other charge, except as may otherwise be provided for herein. The total aggregate Fixed
Rent for the Demised Premises over the portion of the Initial Term from the Effective Date to the
Termination Date is. The parking spaces are being provided to Tenant at no additional charge.

          2.2 Except as otherwise specifically provided for herein, any sums due the Tenant from the
Landlord under any of the provisions of this Lease, or arising from or out of the Landlord’s
failure to comply with, or perform any of the terms of this Lease, shall in all cases be enforced
by Tenant by means other than deduction from Fixed Rent or Additional Rent (Fixed Rent and
Additional Rent are referred to collectively in this Lease as “Rent”). No payment by Tenant or
receipt by Landlord of a lesser amount than any payment of Fixed Rent or Additional Rent herein
stipulated shall be deemed to be other than on account of the earliest stipulated such Rent then
due and payable.

          2.3 If checks issued by Tenant shall be dishonored a late charge shall apply and if checks are
dishonored on two (2) or more occasions within any six (6) month period, Landlord may require, by
giving written notice to Tenant that all future Rent payments are to be made by cash, cashier’s
check, or money order, and that the delivery of Tenant’s personal or corporate check will no longer
constitute a payment of Rent as provided in this Lease. Any acceptance of personal or corporate
check thereafter by Landlord shall not be construed as a subsequent waiver of said rights except as
to the check so accepted.

          2.4 If any installment of Rent or any sum due from Tenant, under this or any other agreement
between Landlord and Tenant, shall not be received by Landlord or Landlord’s designee from Tenant
within ten (10) days after said amount is due, then Tenant shall pay to Landlord a late charge
equal to five percent (5%) of the amount past due, plus any reasonable attorneys’ fees incurred by
Landlord by reason of Tenant’s failure to pay Rent and/or other charge when due hereunder.
Acceptance of such late charge by the Landlord shall in no event constitute a waiver of Tenant’s
default with respect to such overdue amount, nor prevent Landlord from exercising any of the other
rights and remedies granted hereunder, unless accompanied by the applicable installment of rent or
other sum due. The aforesaid late charge may be repeated each month that the same Rent or charge
remains unpaid.

     3. Additional Rent.

          3.1 Tenant shall be responsible to pay as Additional Rent hereunder all taxes, costs, charges,
maintenance, and operational expenses associated with the Demised Premises together with all
interest and penalties that may accrue thereon in the event of the Tenant’s failure to pay such
amounts, and all damages, costs and expenses which the Landlord may incur by reason of any default
of the Tenant or failure on the Tenant’s part to comply with the terms of this Lease, except those
specifically allocated to Landlord under Article 5 of this Lease. Therefore, and without
limitation, commencing at the Effective Date, Tenant shall continue to

- 7 -

 

pay to Landlord One Hundred percent (100%) of the total costs of the following items, herein
called “Additional Rent”:

               A. All real estate taxes on the land, as more fully described on Schedule “B” attached hereto
and made a part hereof (the “Land”), site improvements and the Building comprising the Demised
Premises. Said real estate taxes shall include all real estate taxes and assessments that are
levied upon and/or assessed against the Demised Premises, including any taxes which may be levied
on rents, except that as to assessments, Landlord shall elect to pay same over the longest period
permitted by law and only the current year’s installment, including interest, shall be added into
Tenant’s calculation. In addition, Tenant shall reimburse Landlord for Landlord’s reasonable costs
incurred in appealing taxes and/or assessments on Demised Premises, including reasonable legal
fees, expert witness fees and other proper costs but Tenant will not be liable to pay a
reimbursement in excess of any actual tax savings resulting from such an appeal. If any such
appeal is successful, any recovery net of such expenses shall be credited (proportionately) to
Tenant’s obligation hereunder. Except during the final three (3) years of the then Term, Tenant
shall have the right to appeal tax assessments on the Demised Premises at Tenant’s sole cost and
expense; and if any such tax appeal is unsuccessful or if it results in an increase in real estate
taxes, Tenant shall bear all such costs, attorneys fees and tax increases during the Term.
Notwithstanding the foregoing, the foregoing taxes shall specifically exclude income taxes assessed
against the Landlord, franchise taxes, estate taxes, sales taxes, corporate income taxes, capital
stock taxes, employment benefit taxes, social security taxes, worker’s compensation taxes, capital
levy, succession, inheritance, or transfer taxes payable by the Landlord, corporate franchises,
capital stock, loans and bonus taxes imposed upon any owner of the Land, any late fees, penalties
or interest with respect to the payment of any such taxes, and any income, profits or revenue tax.
Landlord hereby agrees to pay all such taxes so as to include and obtain any applicable discount
for early payment.

               B. All premiums and deductible costs paid by Landlord for the Demised Premises only associated
with Insurance (as described in Articles 11.3 and 11.4 below).

               C. All costs incurred by Landlord pursuant to this Lease to maintain, repair and replace
exterior walls, structural steel, foundations, roof, landscaped areas, parking and loading areas
including driveways, sidewalks and curbs (including snow and ice removal from parking and exterior
loading areas and sidewalks) and site drainage facilities and other areas within the Land which are
not the responsibility of Tenant to maintain, repair and replace under this Lease. There shall
also be included any parking charges, utilities surcharges, COAH development fees or any other
costs levied, assessed or imposed by, or at the direction of, or resulting from statutes or
regulations, or interpretations thereof, promulgated by any governmental authority in connection
with the expansion, renovation, use or occupancy of the Demised Premises or the Parking Lot by or
on behalf of Tenant (as defined in Article 43 below) from and after the Effective Date. Any and
all such replacement costs shall be amortized over the useful economic life of such improvements.

               D. On or about the Effective Date, Landlord shall submit to Tenant a statement of the
anticipated monthly Additional Rent for the period between the Effective Date, and the following
December 31, and Tenant shall pay this Additional Rent on a monthly basis concurrently with the
payment of the Fixed Rent. Tenant shall continue to make said monthly

- 8 -

 

payments until notified by Landlord of a change thereof. By March 1 of each calendar year
(commencing in 2010), Landlord shall use its best efforts to give Tenant a statement showing the
total Additional Rent for the Demised Premises for the prior calendar year (an “Operating Expense
Statement”). Landlord shall also submit to Tenant by separate invoice not less often than annually
a statement documenting any unanticipated charges relating to the repair of the common driveway
area shared with 600 Commerce Boulevard, Carlstadt, New Jersey, and the charges relating to the
Private Communications Ductbank (described in Section 32.2 below), and Tenant shall pay its
proportionate share thereof within thirty (30) days after presentation thereof.

               E. In the event the total of the monthly payments which Tenant has made for the prior calendar
year be less than the Tenant’s actual share of such Additional Rent, then Tenant shall pay the
difference in a lump sum within thirty (30) days after receipt of such statement from Landlord and
shall concurrently pay the difference between the total previous monthly payments made in the then
calendar year and the total of monthly payments calculated as Additional Rent based on the prior
year’s experience. Any overpayment by Tenant shall be credited towards the Fixed Rent and/or
Additional Rent next coming due. The actual Additional Rent for the prior year shall be used for
purposes of calculating the anticipated monthly Additional Rent for the then current year with
actual determination of such Additional Rent after each calendar year as above provided. Even
though the term has expired and Tenant has vacated the Demised Premises, when the final
determination is made of Tenant’s share of said Additional Rent for the year in which this Lease
terminates, Tenant shall pay any increase due over the estimated Additional Rent previously paid
within thirty (30) days after demand, and, conversely, any overpayment made shall be immediately
rebated by Landlord to Tenant within thirty (30) days after such notice to Tenant, and this
provision shall survive termination for said purpose. Failure of Landlord to submit Operating
Expense Statements to Tenant as called for herein within six (6) months after the end of any
applicable lease year or one (1) year from the expiration of the Initial Term, or any renewal term,
as the case may be, shall be deemed to be a waiver of Tenant’s requirement to pay sums as herein
provided. In addition, Tenant shall not be responsible or liable for the payment of any amount
which should have been included in an Operating Expense Statement as Additional Rent for a
particular calendar year that was not so included. The term “lease year” as used throughout this
Lease shall mean: (a) as to the period from January 1, 2009 through September 30, 2015, a calendar
year, i.e. January 1 to December 31 of each calendar year; and (b) as to the period from October 1,
2015 through the balance of the Initial Term and through each of the renewal option terms, if
exercised, a period from October 1 to September 30 of the following calendar year.

               F. Each Operating Expense Statement shall be conclusive and binding upon Tenant unless, within
one hundred twenty (120) days after receipt of such Operating Expense Statement, Tenant shall
notify Landlord that it disputes the correctness of the Operating Expense Statement, specifying the
particular respects in which said Operating Expense Statement is claimed to be incorrect. Tenant,
or an independent certified public accountant who is hired by Tenant on a non-contingency fee basis
and who offers a full range of accounting services, shall have the right, during regular business
hours, to review Landlord’s invoices relating to the disputed items of operating expenses for the
immediately preceding lease year; or at Landlord’s sole discretion and in lieu of such review,
Landlord will provide Tenant with an audited statement. Tenant shall (and shall cause its
employees, agents and consultants to) keep the results of any such review or audited statement
strictly confidential. If such review or audited statement shows that the estimated payments by
Tenant on account of operating

- 9 -

 

expenses exceeded the amounts to which Landlord is entitled hereunder for the immediately
preceding lease year, Landlord shall credit or refund the amount of such excess as provided herein.
In addition, if the Operating Expense Statement overstated the actual operating expenses by five
percent (5%) or more, then Landlord shall pay to Tenant the reasonable and necessary fees and costs
associated with such audit. If Tenant shall dispute an Operating Expense Statement, pending the
determination of such dispute, Tenant shall pay the estimated payments claimed by Landlord to be
due from Tenant on account of operating expenses in accordance with the applicable Operating
Expense Statement, without prejudice to Tenant’s position. All costs and expenses of such review
or audited statement shall be paid by Tenant except as otherwise specifically provided for in this
Section 3.1 F. If Tenant does not notify Landlord in writing of any objection to any Operating
Expense Statement within one hundred twenty (120) days after receipt thereof, then Tenant shall be
deemed to have waived such objection.

          3.2 Anything in Section 3.1 to the contrary notwithstanding, Additional Rent shall not
include: (i) depreciation on the Building or the parking facilities or equipment therein; (ii)
salaries of employees and executives above the grade of building manager; (iii) real estate
broker’s and/or leasing commissions to agents of Landlord or to other persons or brokers; (iv)
amounts received by Landlord through proceeds of insurance to the extent the proceeds are
compensation for expenses which were previously included in Additional Rent hereunder; (v) cost of
repairs incurred by reason of fire or other casualty to the extent to which Landlord is compensated
therefor through proceeds of insurance or would be compensated by any insurance required to be
maintained by Landlord hereunder, or caused by the exercise of the right of eminent domain (except
for the amount of deductibles); (vi) advertising and promotional expenditures; (vii) legal and
auditing fees, other than legal and auditing fees reasonably incurred in connection with the
maintenance and operation of the Building or in connection with the preparation of statements
required pursuant to additional rent or lease escalation provisions or legal fees payable by Tenant
after a default as expressly provided in this Lease; (viii) legal fees for the negotiation or
enforcement of this Lease, or in connection with any debt or equity financing or sale of the
Demised Premises; (ix) expenses resulting from any violations by the Landlord of the terms of this
Lease; (x) costs of performing any clean-up relating to environmental conditions or affecting the
Building or Demised Premises prior to the Commencement Date or as otherwise provided for herein;
(xi) depreciation or amortization of any improvements or equipment; (xii) principal or interest
payments on loans secured by mortgages on the Building or on the Demised Premises; (xiv) any costs
for services rendered by any person or entity related to or affiliated with Landlord which is in
excess of commercially reasonable rates for such services; (xiv) penalties, interest and bad debts;
and (xv) any obligations under any mortgage, ground lease or other debt affecting the Demised
Premises.

     4. Repairs and Maintenance Obligations of Tenant.

          4.1 The Tenant has had possession and control of the Demised Premises since the Commencement
Date, has examined the Demised Premises and has entered into this Lease without any representation
on the part of the Landlord as to the present or future condition thereof, except as may be
expressly set forth herein, and has accepted the Demised Premises in “as is” condition.

- 10 -

 

          4.2 The Tenant shall, at all times during the term of this Lease or any renewals thereof, at
its sole expense, put and maintain in thorough repair and in good and safe condition, and shall
make all necessary repairs, replacements, renewals, alterations, ordinary and extraordinary,
structural (except as provided in Section 5.1 below) and non-structural, to the Demised Premises
and to the equipment, appurtenances, pipes, plumbing systems, HVAC systems, electrical systems,
generators, electrical substations, telecommunication systems, interior finishes, interior
partitions, ceilings, window glass, fixtures, and all other appliances and appurtenances
exclusively serving the Demised Premises, excluding only those repairs and replacements which are
the responsibility of Landlord under Section 5.1 of this Lease. Tenant shall at Tenant’s option
either contract for or establish an internal maintenance program to regularly inspect and maintain,
in accordance with accepted practices in the industry, all building systems including, but not
limited to, mechanical, electrical, elevators and loading dock equipment servicing the Premises at
the sole cost and expense of the Tenant.

          4.3 All repairs and replacements shall be in quality and class at least equal to the original
work. After an Event of Default (as hereinafter defined) with respect to making such repairs or
replacements, the Landlord may, but shall not be required to, make such repairs and replacements
for the Tenant’s account, and the expense thereof shall constitute and be collectible as Additional
Rent, payable within thirty (30) days of written demand; provided that Landlord’s right hereunder
shall only be exercised (a) upon a termination of the Term; or (b) if the condition threatens the
health or safety of persons or significant damage to property; or (c) if the condition materially
and adversely affects the appearance or function of the industrial park within which the Demised
Premises are located in the reasonable judgment of the Landlord; or (d) if the conditions violate
another provision of this Lease, such as, but not limited to, violations of law.

          4.4 The Tenant shall maintain all portions of the Demised Premises in a clean and orderly
condition, free of dirt, rubbish, and unlawful obstructions.

          4.5 The Landlord shall not be required to furnish any services or facilities or to make any
repair or alteration in or to the Demised Premises, except as hereinbefore or hereinafter set
forth. The Tenant hereby assumes the full and sole responsibility for the condition, operation,
repair, maintenance, and management of the Demised Premises, subject to Landlord’s obligations to
clean up or otherwise respond to any environmental conditions existing as of the Commencement Date
or otherwise not the responsibility of Tenant under Article 28.

          4.6 In case any dispute shall arise at any time between the Landlord and the Tenant as to the
standard of care and maintenance of the Demised Premises, such dispute shall be determined by
arbitration before a licensed architect or real estate broker, mutually agreed upon by Landlord and
Tenant; provided that if the requirement for making repairs or replacements is imposed by any
governmental authority or the holder of any mortgage to which this Lease is subordinate, then such
requirement for repairs or replacements shall be complied with by the Tenant, provided that Tenant
shall also have the right to dispute or contest the validity, application, or reasonableness of any
governmental requirement and the Landlord shall afford to the Tenant reasonable cooperation in this
connection.

          4.7 As between Landlord and Tenant, Tenant shall be solely responsible to monitor security
conditions affecting the use of Premises by Tenant, its employees, agents,

- 11 -

 

contractors, subtenants and invitees and to provide all necessary security to secure persons
or property against negligent or criminal acts and/or omissions of third parties, and Tenant
shall indemnify, defend and hold the Landlord harmless from all claims concerning such matters.
Nothing in this section is intended to nor shall it impose upon Tenant any obligation to any
third party which is not imposed under applicable law without reference to this Lease and no third
party shall be construed as a third party beneficiary of this provision of this Lease

          4.8 Anything in this Article 4 to the contrary notwithstanding, the foregoing provisions shall
not apply to any environmental matters, which are specifically addressed in Article 28 below.

     5. Repairs and Maintenance Obligations of Landlord:

          5.1 Landlord shall make all repairs, replacements, alterations or renewals and perform all
maintenance to the following areas or parts of the Demised Premises at Tenant’s expense, charged as
Additional Rent under Section 3.1(c) of this Lease: (a) exterior walls, structural steel,
foundations, roof, landscaped areas, parking and loading areas, sidewalks and curbs, and site
drainage facilities, including, without limitation, snow and ice removal from parking, loading, and
sidewalk areas, (b) the common driveway area shared with 600 Commerce Boulevard, Carlstadt, New
Jersey (which is also owned by Landlord), and (c) the Private Communications Ductbank (described in
Section 32.2 below). At Landlord’s option, routine maintenance to be paid by Tenant as Additional
Rent may include, without limitation, all items noted in Schedule “D” annexed hereto and made a
part hereof. The foregoing is not intended to eliminate or modify Tenant’s maintenance obligations
as provided for under Section 4 of this Lease.

          5.2 Landlord shall not be in default under this Lease for any failure to make such repairs or
to perform any maintenance unless Landlord shall fail to cure said default within thirty (30) days
after notice of said default by Tenant, or in the case of a default not susceptible of a cure
within thirty (30) days, if Landlord shall fail to commence a cure within thirty (30) days and
diligently complete such cure within a reasonable time. Notwithstanding the foregoing, if Tenant’s
personnel cannot reasonably perform their functions in the Demised Premises as a result of
Landlord’s default which materially and adversely impairs the use of the Demised Premises (such
being a “Shut-Down Condition”), Tenant may serve written notice upon the Landlord of such Shut-Down
Condition. Landlord shall have one (1) business day to commence necessary repairs and to
diligently prosecute such repairs to a conclusion. If Landlord defaults in its obligation, Tenant
shall have the self-help rights afforded under Section 13.1. Further, in the event a Shut-Down
Condition persists for more than thirty (30) days, Fixed Rent and Additional Rent shall abate until
the Shut-Down Condition has been remedied so as to permit Tenant’s personnel to reasonably perform
their functions in the Demised Premises.

          5.3 Tenant shall promptly report in writing to Landlord any defective condition known to
Tenant which Landlord is required to repair.

     6. Utilities and Personal Property Taxes:

          6.1 Tenant shall pay for all water, gas, heat, light, power, sewer charges,

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telephone service, fire alarm monitoring and all other services and utilities supplied to the
Demised Premises (including, without limitation, exterior lighting provided for the exclusive use
of the Demised Premises), together with any taxes thereon.

          6.2 In the event the Demised Premises are connected to public utilities by means of lines
passing through the Demised Premises and outside of the Building and electrical apparatus
maintained by Tenant, it shall be the Landlord’s responsibility to maintain said lines as at the
expense of Tenant, billed as Additional Rent under Section 3 of this Lease provided however
that Landlord’s responsibility shall not extend further than to repair any breaks or obstructions
in said lines with reasonable dispatch after being advised of same, and to refrain from any
negligent or willful action to cause any such break or obstruction. Tenant’s repair responsibility
in respect to any such lines shall be limited to their entry into the Building at the Demised
Premises and above ground connections to Tenant’s fixtures and equipment. In no event shall
Landlord be responsible for any interruption of service of any utility to the Demised Premises
occurring by reason of any act or condition unless caused by the gross negligence or willful
misconduct of Landlord. Notwithstanding the foregoing, if Tenant’s personnel cannot reasonably
perform their functions in the Demised Premises as a result of a Shut-Down Condition, Tenant may
serve written notice upon the Landlord of such Shut-Down Condition. Landlord shall have one (1)
business day to commence necessary repairs and to diligently prosecute such repairs to a
conclusion. If Landlord defaults in its obligation, Tenant shall have the self-help rights
afforded under Section 13.1. Further, in the event a Shut-Down Condition persists for more than
thirty (30) days, Fixed Rent and Additional Rent shall abate until the Shut-Down Condition has been
remedied so as to permit Tenant’s personnel to reasonably perform their functions in the Demised
Premises; subject to the express condition precedent that, and for the period during which, the
Landlord is entitled to recover all such Fixed Rent and Additional Rent under the terms of the
policies for business interruption insurance for loss of rents obtained pursuant to Section 11.3.

          6.3 Tenant shall pay, or cause to be paid, before delinquency, any and all taxes levied or
assessed and which become payable during the term hereof upon all Tenant’s leasehold improvements,
equipment, furniture, fixtures, and any other personal property belonging to Tenant and located on
the Demised Premises. In the event any or all of the Tenant’s leasehold improvements, equipment,
furniture, fixtures and other personal property shall be assessed and taxed with the real property,
Tenant shall pay to Landlord such taxes applicable to Tenant’s property within thirty (30) days
after delivery to Tenant by Landlord of a statement in writing setting forth the amount of such
taxes applicable to Tenant’s property.

          6.4 Notwithstanding the foregoing in this Article 6, Tenant shall have the right to utilize
services of an alternative utility service provider (“ASP”) (including a provider of
telecommunication services) rather than the primary utility providers servicing the Building as of
the date of Tenant’s execution of this Lease. Tenant acknowledges and agrees that all utility
services desired by Tenant pursuant to this paragraph shall be ordered and utilized at the sole
expense of Tenant. Tenant agrees that to the extent service by ASP is interrupted, curtailed, or
discontinued for whatever reason, Landlord shall have no obligation or liability with respect
thereto.

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     7. Glass, Damage by Tenant:

          7.1 In case of the destruction of or any damage to the glass in the Demised Premises, or the
destruction of or damage of any kind whatsoever to the Demised Premises, the Tenant shall repair
the said damage or replace or restore any destroyed parts of the Demised Premises, as speedily as
possible, at the Tenant’s own cost and expense. Notwithstanding the foregoing, if any such damage
is covered by insurance maintained under Sections 11.3 and 11.4 below, then Landlord hereby agrees
to file and pursue in good faith a claim with the insurance company with respect to such damage and
reimburse Tenant with respect to the proceeds arising from such claim. The provisions of this
Section 7.1 shall be subject to the waiver of subrogation provision in Section 11.9 below.

     8. Use of Premises:

          8.1 The Demised Premises shall be used and occupied only for all uses in connection with
Tenant’s disaster recovery operation and related business, including disaster recovery services,
data storage, continuity services, employee educational programs, general office purposes,
conference rooms, employee training facilities, computer facilities, remote computer testing
facilities, employee kitchens and other legally permitted uses consistent with the characteristics
of similar first-class facilities (the “Permitted Use”), and may not be used for any other business
or enterprise or in any manner other than as authorized by this Article 8 without Landlord’s prior
written consent. Landlord’s consent to any other lawful use which complies with the provisions of
this Article 8 of this Lease shall not be unreasonably withheld or delayed or conditioned;
provided, however, that Tenant’s sole remedy with respect to any assertion that Landlord’s failure
to timely consent to a change of use was unreasonable shall be to seek equitable relief (including,
without limitation, specific performance and/or injunctive relief), and Tenant shall have no damage
claim against Landlord as a result of Landlord’s actions in refusing to consent on a timely basis
thereto (except as provided in Section 51.1 below).

          8.2 Tenant shall not use, or suffer or permit the use of the Demised Premises or any part
thereof: (A) which would violate any certificate of occupancy for the Demised Premises, or any of
the covenants, agreements, terms, provisions and conditions of this Lease, or for any unlawful
purposes or in any unlawful manner.

          8.3 If any governmental license or permit, including, without limitation, a certificate of
occupancy shall be required for the proper and lawful conduct of Tenant’s business or other
activity carried on in the Demised Premises, Tenant, at Tenant’s expense, shall duly procure and
thereafter maintain such license. Tenant shall provide a copy thereof to Landlord. Tenant, at
Tenant’s expense, shall, at all times, comply with the terms and conditions of each such license or
permit.

          8.4 Tenant shall not do, nor permit to be done, anything outside of the Permitted Use which
will cause a cancellation or non-renewal of any insurance policy covering said Demised Premises, or
otherwise render the Demised Premises uninsurable.

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          8.5 Tenant shall not: (A) use or allow the Demised Premises to be used for any unlawful
purpose, and (B) cause, maintain or permit any nuisance in, on or about the Demised Premises.

          8.6 Tenant shall not commit or allow to be committed any waste in or upon the Demised
Premises.

          8.7 Tenant shall: (a) not use the Demised Premises or permit anything to be done in or about
the Demised Premises, which will materially conflict with any applicable law, statute, ordinance or
governmental rule or regulation now in force or which may hereafter be enacted or promulgated; and
(b) at its sole cost and expense, promptly comply in all material respects with all applicable
laws, statutes, ordinances and regulations now in force or which may hereafter be in force and with
the requirements of any board of fire underwriters or other similar bodies now or hereafter
constituted relating to or affecting the condition, use or occupancy of the Demised Premises. The
final, unappealable judgment of any court of competent jurisdiction that Tenant has (or has not)
violated any law, statute, ordinance or regulation, or amendment thereto, or judicial decision,
shall be conclusive of that fact as between the Landlord and Tenant.

          8.8 Tenant’s North American Industry Classification System Number is 541519 [Computer Related
Services]. The Tenant shall not use or permit the Demised Premises to be used as an Industrial
Establishment as defined as of the date of this Lease by the Industrial Site Recovery Act, N.J.S.A.
13:1K-6 et seq., without Landlord’s prior written consent. No bio-hazardous items
shall be stored, used, generated or disposed of at the Demised Premises other than in compliance
with applicable laws.

     9. Alterations and Improvements:

          9.1 Landlord understands that Tenant has made and may in the future make substantial
improvements to the interior of the Demised Premises including, but not limited to, the
installation of the mezzanine, partitions, dropped ceilings, conduit, raised flooring, electrical
systems, fire sprinkler systems, heating, ventilating and air-conditioning systems, and other
improvements necessary or desirable to prepare the Demised Premises for Tenant’s occupancy thereof
(the “Tenant Improvements”).

          9.2 Tenant may not make structural alterations, additions or improvements to the Demised
Premises (“Structural Alterations”) without the consent of the Landlord, which consent shall not be
unreasonably withheld, conditioned or delayed. Landlord will review and consent or object in
writing to Tenant’s submission of Tenant’s plans for structural alterations within ten (10) days of
receipt thereof. Landlord’s failure to respond within ten (10) days shall operate as a refusal of
consent. Landlord’s consent shall not be required for nonstructural alterations, additions or
improvements to the Demised Premises (“Nonstructural Alterations”). Tenant’s Structural Alterations
and Nonstructural Alterations are sometimes hereinafter referred to as “Alterations”. In the event
Landlord does not consent to the Tenant’s plans for Structural Alterations, Landlord shall
specifically inform Tenant of the reason for denial of such consent. Any work undertaken by Tenant
shall be performed in compliance with all applicable codes and standards including, but not limited
to, the New Jersey Uniform Construction Code.

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          9.3 Tenant, at Tenant’s sole cost and expense, shall prepare all necessary plans and
specifications for the design and construction of all Tenant Improvements (the “Tenant Plans”).
The Tenant Plans shall be subject to review and approval by Landlord, which approval Landlord shall
not unreasonably delay or withhold or condition, and which shall be deemed approved if Landlord has
not responded to Tenant within ten (10) days after submission thereof by Tenant to Landlord. Any
material changes by Tenant to the Tenant Plans, once approved by Landlord, shall likewise be
subject to review and approval by Landlord, which approval Landlord shall not unreasonably delay or
withhold or condition, and which shall be deemed approved if Landlord has not responded to Tenant
within ten (10) days after submission thereof by Tenant to Landlord. Tenant shall cause the
construction and installation of the Tenant Improvements to be in compliance with the approved
Tenant Plans.

          9.4 In addition to the other provisions set forth in this Section 9, Landlord and Tenant agree
that: (i) each shall require all contractors retained by it to indemnify and hold harmless Landlord
and Tenant to the maximum extent permitted by law, to comply with all safety rules and regulations
including, but not limited to OSHA regulations, and take all safety measures reasonably required to
protect Landlord and Tenant and their respective agents, contractors and employees from injury or
damage caused by or resulting from the performance of the construction activities at the Demised
Premises; (ii) all construction contracts in connection with construction activities at the Demised
Premises shall contain provisions that obligate the contractors to: (a) carry public liability and
property damage insurance with a combined single limit of not less than $5,000,000.00; and (b)
carry workmen’s compensation insurance in compliance with New Jersey law.

          9.5 The review and approval by Landlord of the plans and specifications for the Tenant
Improvements is solely for the benefit of Landlord, and, in reviewing and approving the same,
Landlord assumes no liability for the design of the Tenant Improvements or the adequacy thereof,
nor shall such review or approval by Landlord release Tenant from any obligation or liability in
respect thereof.

          9.6 Upon Tenant’s request, from time to time, Landlord shall promptly submit to Tenant the
current copies of any and all plans, specifications and/or working drawings relative to the Demised
Premises which have not been previously submitted to Tenant pursuant to other provisions of this
Lease. Upon Landlord’s request, from time to time, Tenant shall promptly submit to Landlord then
current copies of any and all plans, specifications and/or working drawings relative to the Tenant
Improvements which have not been previously submitted to Landlord pursuant to other provisions of
this Lease. Landlord will not impose any fee for review or approval of the plans for the Tenant
Improvements. Landlord will not impose any fees for construction, supervision, or plan review
unless Landlord is acting as the general contractor.

          9.7 Neither party shall, at any time prior to or during the Term, directly or indirectly
employ or permit the employment of, any contractor, mechanic or laborer in the Demised Premises if
such employment would interfere or cause any conflict with other contractors, mechanics or laborers
engaged in the construction, maintenance or operation of the Demised Premises. In the event of
such interference or conflict, each party, upon demand of the other, shall cause all contractors,
mechanics or laborers causing such interference or conflict to leave the Demised Premises
immediately.

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          9.8 Tenant shall, in connection with the construction and installation of Tenant Improvements,
comply with all applicable laws, ordinances, rules and regulations and shall, with Landlord’s
assistance as may be required, obtain all permits and approvals required or necessary thereunder in
order for Tenant to perform the Tenant Improvements.

          9.9 If, because of any acts or omission of Tenant or anyone claiming through or under Tenant,
any mechanic’s or materialmen’s notice of intention or mechanic’s or materialmen’s or other
construction lien or order for the payment of money shall be filed against the Demised Premises, or
against Landlord (whether or not such lien or order is valid or enforceable as such), Tenant shall,
at Tenant’s own cost and expense, cause the same to be canceled and discharged of record or bonded
off within forty-five (45) days after the date of filing thereof, and shall also indemnify and save
harmless Landlord from and against any and all costs, expenses, claims, losses or damages,
including reasonable counsel fees, resulting therefrom or by reason thereof. If, because of any
acts or omission of Landlord or anyone claiming through or under Landlord, any mechanic’s or
materialmen’s notice of intention or mechanic’s or materialmen’s or other construction lien or
order for the payment of money shall be filed against the Demised Premises, or against Tenant
(whether or not such lien or order is valid or enforceable as such), Landlord shall, at Landlord’s
own cost and expense, cause the same to be canceled and discharged of record or bonded off within
forty-five (45) days after the date of filing thereof, and shall also indemnify and save harmless
Tenant from and against any and all costs, expenses, claims, losses or damages, including
reasonable counsel fees, resulting therefrom or by reason thereof.

     10. Laws and Ordinances:

          10.1 The Tenant shall promptly execute and materially comply with the statutes, ordinances,
rules, orders, regulations and requirements of the Federal, State and Municipal governments and of
any and all their departments and bureaus applicable to the Demised Premises for the correction,
prevention and abatement of nuisances, violations or other grievances in, upon or connected with
said Demised Premises during said term, arising from, incident to, or connected with the use and
occupation of the Demised Premises by the Tenant. The Tenant shall also promptly materially comply
with and execute all rules, orders and regulations of the Board of Fire Underwriters for the
prevention of fires, at its own cost and expense, arising from, incident to or connected with the
use and occupation of said premises by the Tenant.

     11. Insurance:

          11.1 During Tenant’s construction of any Tenant Improvements (the “Construction Phase”),
Tenant shall maintain builder’s risk insurance for the full replacement cost of the Tenant
Improvements at Tenant’s sole cost and expense in addition to the insurance coverages under Section
9.4 and 11.2 of this Lease.

          11.2 At all times from and after the Commencement Date, and during the full term, the Tenant
shall maintain, at its sole cost and expense, general public liability insurance against claims for
personal injury, death or property damage, under a policy of commercial

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general public liability insurance, with such limits as may reasonably be requested by the
Landlord from time to time, but not less than Five Million Dollars ($5,000,000.00) Combined Single
Limit (“CSL”) in respect of bodily injury and property damage. A combination of General Liability
Coverage and Umbrella Liability Coverage is acceptable to comply with this limit.

          11.3 At all times during the full Lease Term, Landlord, at the expense of Tenant to be charged
and paid as Additional Rent pursuant to Section 3 of this Lease, shall obtain and maintain for the
benefit of Landlord and Tenant, property insurance, business interruption insurance for loss of
rents, and flood insurance in an amount equal to the full replacement value of the Building,
including the replacement value of the Tenant Improvements, and not less than the requirements of
any mortgagee holding a mortgage on the Premises, provided that the same are commercially
reasonable. Landlord shall use commercially reasonable efforts to obtain said coverages at
commercially reasonable rates, in which case Tenant shall pay one hundred percent (100%) of the
cost of the insurance covering the Tenant Improvements, payable in advance at the commencement of
the insurance policy year. Allocation of the cost for Tenant Improvements shall be based upon their
replacement value as shall be accurately and reasonably stated by Tenant. Landlord, its Mortgagee
and Tenant shall be named as insureds thereunder, as their respective interests may appear, and the
Landlord and its mortgagee shall be named loss payee, as their respective interests may appear.
Tenant may elect to carry for the benefit of Landlord, its Mortgagee and Tenant any of the
insurance coverages described in this paragraph applicable to the Demised Premises, or to the
Tenant’s rental, or to fixtures, furnishings, equipment, improvements and other property owned by
the Tenant and located at or in or affixed to Demised Premises at its own cost and expense. Tenant
shall provide Landlord with at least thirty (30) days’ advanced written notice of its request to
carry its own insurance to afford time for Landlord to cancel duplicative coverages so as to assure
no lapse or gaps in such coverages. The Landlord and its mortgagee shall be named loss payee under
any such policy, as their respective interests may appear, and all coverages shall comply with the
requirements of Landlord’s mortgagee.

          11.4 The Landlord shall carry general public liability insurance, in addition to Tenant’s
general public liability insurance requirement as outlined in Article 11.2, naming Landlord as the
insured and Tenant as additional insured. Tenant shall pay its proportionate share of the cost of
said insurance, in advance, at the commencement of the insurance policy year. If Tenant finds that
the deductibles under such policies are not at commercially reasonable levels, Tenant may notify
the Landlord, and if the parties are unable to agree on a reasonable deductible, then subject to
requirements of Landlord’s Mortgagee, the issue will be resolved by arbitration before a qualified
insurance professional mutually selected by the parties.

          11.5 All insurance required to be maintained by the Tenant shall be effected by valid and
enforceable policies issued by insurers with a Bests Rating of A-/IX or better, which are
authorized to do business in New Jersey. The Tenant may carry the insurance referred to in this
Lease under any blanket policy of insurance or policies issued by its present or future insurance
carriers. If the Tenant elects to provide insurance as herein set forth under any blanket policy
or blanket coverage, the Landlord will be provided with evidence of such insurance in the form of a
certificate of insurance or any other evidence of insurability from any insurance carrier and said
certificate or certificates will provide that the Landlord will receive thirty (30) days

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notice prior to cancellation in the coverage. If the Tenant elects to provide insurance as
herein set forth under one or more individual policies of insurance, then either certificates of
insurance or duplicate originals of such policies will be delivered to Landlord and same will
provide that the Landlord will receive thirty (30) days’ notice prior to cancellation in coverage.
Proof of insurance coverage and payment for same (including the Certificates or duplicate original
policies) shall be delivered to Landlord at the Commencement Date and as to renewal policies shall
be delivered to Landlord not less than fifteen (15) days prior to the effective date of the renewal
coverage. All such policies shall be primary shall be primary notwithstanding that coverage
may also exist under a policy held by Landlord.

               All insurance required to be maintained by the Landlord shall be effected by valid and
enforceable policies issued by insurers with a Bests Rating of A-/IX or better, which are
authorized to do business in New Jersey. The Landlord may carry the insurance referred to in this
Lease under any blanket policy of insurance or policies issued by its present or future insurance
carriers. If the Landlord elects to provide insurance as herein set forth under any blanket policy
or blanket coverage, the Tenant will be provided with evidence of such insurance in the form of a
certificate of insurance or any other evidence of insurability from any insurance carrier and said
certificate or certificates will provide that the Tenant will receive thirty (30) days notice prior
to cancellation in the coverage. All such policies shall be primary and non-contributing with any
other insurance carried by Tenant.

          11.6 All policies of insurance required to be maintained hereunder (whether by Landlord or
Tenant) shall name the Tenant and the Landlord and its mortgagee as the insured as their respective
interests may appear. All such policies shall contain an agreement by the insurers that such
policies shall not be canceled without at least thirty (30) days prior written notice to the
Landlord.

          11.7 Upon the default of the Tenant in effecting any such insurance, or procuring or
delivering the policies therefor as directed by the Landlord, or in paying the premiums therefor
and any and all charges incidental thereto when the same become payable, or in procuring and
delivering to the Landlord renewals of expired policies at least fifteen (15) days before such
expiration, the Landlord may, upon not less than ten (10) days prior written notice to Tenant,
procure any such insurance or insurances and/or pay the premiums and other charges incidental
thereto, and any and all amounts so paid by the Landlord, together with interest thereon from the
date of such payment at lesser of twelve percent (12%) per annum or the highest rate permitted by
law, shall be Additional Rent hereunder and, at the Landlord’s option, may be added to the rent
then due or thereafter to become due and the Landlord shall have the rights and remedies, including
summary proceedings, with respect to the same as with respect to rent.

          11.8 In the event Tenant’s use and occupancy of the Demised Premises causes any additional
charge or increase in the insurance premiums on the Land or Building, in excess of those rates
which would normally be imposed for insuring a non-combustible building of similar construction,
Tenant shall, from time to time, immediately upon receipt of notice from Landlord, do whatever is
reasonably deemed necessary, and follow whatever reasonable recommendations may be made by the
Landlord, in order that such excess charge or increase in insurance premiums may be removed, or the
lowered rate obtained; or, in the event conditions

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are such that nothing can be done in Tenant’s discretion by way of improvements or otherwise
to remove such increased insurance premiums, or if the expense involved is excessive, then Tenant
shall pay the full amount of such additional charges or increases in premium on demand as
Additional Rent.

          11.9 Anything in this Article 11 or in this Lease to the contrary notwithstanding, each of
Landlord and Tenant hereby waives any and all rights of recovery against the other, and against the
officers, employees, agents, representatives, customers and business visitors of such other party,
for loss of or damage to such waiving party or its property or the property of others under its
control, arising from any cause insured against under any policy of insurance required to be
carried by such waiving party pursuant to the provisions of this Lease (or any other policy of
insurance carried by such waiving party in lieu thereof) at the time of such loss or damage. The
foregoing waiver shall be effective whether or not the waiving party actually obtains and maintains
the insurance which such waiving party is required to obtain and maintain pursuant to this Lease
(or any substitute therefor). Landlord and Tenant shall, upon obtaining the policies of insurance
which they are required to maintain hereunder, give notice to their respective insurance carrier or
carriers that the foregoing mutual waiver of subrogation is contained in this Lease. In addition,
Tenant and Landlord shall obtain waivers of subrogation for the benefit of one another, from any
company issuing any policy of insurance obtained by either of them pursuant to the terms of this
Lease. Landlord shall not be liable for injury, loss, expense, claim or damage to the person,
property, or interests of Tenant covered by insurance, irrespective of whether any such damage is
occasioned by the negligence or willful misconduct of Landlord, its servants, agents or employees.
Similarly, Tenant shall not be liable for injury, loss, expense, claim or damage to the person,
property, or interests of Landlord covered by insurance, irrespective of whether any such damage is
occasioned by the negligence or willful misconduct of Tenant, its servants, agents or employees.

     12. Landlord’s Liability:

          12.1 Except as otherwise provided in this Lease, Landlord shall not be liable for any personal
injury to any person, including the Tenant or to its officers, agents, employees, contractors or
invitees or for any damage to any property of any person, including the Tenant, whether from action
of the elements, or acts of negligence of or occupants of adjacent properties, except if caused by
or resulting from the Landlord’s willful malfeasance or negligent acts.

          12.2 The term “Landlord” as used in this Lease shall be limited to mean and include only the
owner or owners at the time in question of the Demised Premises and in the event of any transfer or
transfers of the title to the Demised Premises, the then grantor shall be automatically freed and
relieved from and after the date of such conveyance or transfer of all liability for the
performance of any covenants or obligations on the part of Landlord contained in this Lease to be
performed, provided that any funds then in the hands of such grantor, in which Tenant has an
interest, shall be delivered to the grantee and that such grantee assumes all obligations of
grantor as the “Landlord” hereunder, including, without limitation, any liability for the
performance of any covenants or obligations on the part of Landlord contained in this Lease for the
period prior to any such transfer of title.

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          12.3 Tenant agrees that it shall look solely to Landlord’s interest in the Demised Premises
(including all of Landlord’s rights to insurance and condemnation proceeds and all Rent and income
from Demised Premises) and not to Landlord for the collection of any judgment (or other judicial
process) against the Landlord or any predecessor Landlord in the event of any default or breach by
Landlord with respect to any of the terms, covenants and conditions of this Lease to be observed
and/or performed by Landlord, and no other assets of Landlord or any predecessor Landlord shall be
subject to levy, execution or other procedures for the satisfaction of Tenant’s remedies. Tenant
irrevocably waives and releases Landlord from any claims in excess of such interest in the Demised
Premises.

     13. Default of Landlord:

          13.1 Landlord shall not be in default unless Landlord fails to perform obligations required of
Landlord within a reasonable time, but in no event later than thirty (30) days after written notice
by Tenant to Landlord specifying wherein Landlord has failed to perform such obligation; provided,
however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are
required for performance, then Landlord shall not be in default if Landlord commences performance
within such 30-day period and thereafter diligently prosecutes the same to completion. Except as
otherwise specifically provided for herein, in no event shall Tenant have the right to terminate
this Lease as a result of Landlord’s default, and Tenant’s remedies shall be limited to damages
and/or an injunction. Notwithstanding the foregoing, in emergency circumstances where the failure
to repair or replace would result in a Shut-Down Condition (defined at Section 5.2) and it is
impracticable to give Notice to the Landlord and permit Landlord to carry out the repair pursuant
to Section 5.2, then Tenant shall have the right to perform Landlord’s obligations and be
reimbursed for the reasonable cost thereof, if applicable, as a common expense or, otherwise at
Landlord’s sole expense, so long as Tenant provides Landlord with notice thereof promptly after
performing such obligations.

     14. Event of Default by Tenant:

          14.1 The following shall constitute an “Event of Default” by the Tenant hereunder:

               (a) If Tenant shall be late in the payment of any installment of Fixed Rent and if such breach
shall continue for ten (10) days; provided that once in each twelve (12) month period Landlord
shall provide a written notice of late payment to Tenant and a ten (10) day period to cure the
nonpayment before declaring an Event of Default or assessing a late charge under Section 2.4.

               (b) If Tenant shall be late in the payment of any Supplemental or Additional Rent, and if such
breach shall continue for thirty (30) days after Landlord shall have sent Tenant a written invoice
for the amount due.

               (c) If, during the term of this Lease: (i) Tenant shall make an assignment for the benefit of
creditors, or (ii) a voluntary petition be filed by Tenant under any law having for its purpose the
adjudication of Tenant a bankrupt, or the extension of time for payment, composition, adjustment,
modification, settlement or satisfaction of the liabilities of

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Tenant or the reorganization or liquidation of Tenant, or (iii) a receiver be appointed for
the property of Tenant by reason of the insolvency or alleged insolvency of Tenant, or if (iv) any
department of the state or federal government or any officer thereof or duly authorized Trustee or
Receiver shall take possession of the business or property of the Tenant, or if (v) an involuntary
petition be filed against Tenant under any law having for its purpose the adjudication of Tenant as
a bankrupt, or for the liquidation of Tenant; and (except with respect to items (a) and (b),
supra, which shall be noncurable events of default) if same have not been removed, cured or
discharged within ninety (90) days, or if (vi) any Receiver or Trustee pursuant to any bankruptcy
or insolvency law, whether Federal or State, shall attempt to thereafter assign this Lease to any
part or attempt to sublet all or any part of the Demised Premises.

               (d) If Tenant shall default in the performance or observation of any other agreement or
condition (other than payment of rent or Additional Rent) on its part to be performed or observed,
and if Tenant shall fail to cure said default within thirty (30) days after notice of said default
by Landlord (or, in the case of a default not susceptible of a cure within thirty (30) days, if
Tenant shall fail to commence a cure within thirty (30) days and diligently complete such cure
within a reasonable time under the circumstances.

          14.2 During the period of an uncured Event of Default:

               (a) Landlord may (i) permit Tenant to remain in possession and sue for all rents, damages,
attorneys’ fees and collection costs as due; or (ii) terminate this Lease by written declaration,
but allow Tenant to remain in possession as Tenant at will and sue Tenant for all rents, damages,
attorneys’ fees and collection costs; or (iii) immediately, or at any time thereafter, through
legal process, re-enter and resume possession of the Demised Premises and remove all persons and
property therefrom either by summary dispossess proceedings or by a suitable action or proceeding
at law or in equity (or in the case of a permanent abandonment of the Demised Premises by Tenant by
peaceful self-help), without being liable for any damages therefor (no re-entry by the Landlord
shall be deemed an acceptance of a surrender of this Lease unless accompanied by a written
declaration signed by Landlord to that effect); or (iv) upon re-taking possession, keep the
premises vacant (subject to reasonable efforts at mitigation of Landlord’s damages) and recover
from Tenant all rents, damages, reasonable attorneys fees and collection costs as hereinafter
provided; (v) without liability to Tenant or any other party and without constituting a
constructive or actual eviction, Landlord may suspend or discontinue furnishing or rendering to
Tenant any property, material, labor, or other service (other than utilities), wherever Landlord is
obligated to furnish or render the same, so long as an Event of Default has occurred and is
continuing under this Lease; or (vi) upon re-taking possession Landlord may, as Tenant’s agent and
without effecting Tenant’s liability hereunder, relet the whole or any part of the Demised Premises
for a period equal to, or greater, or less than the remainder of the then term of this Lease, at
such rental and upon such terms and concessions as Landlord shall deem reasonable, to any lessee or
lessees which it may deem suitable and satisfactory for any use and purpose which it may deem
appropriate. In no event shall the Landlord be liable in any respect for failure to relet the
Demised Premises or in the event of such reletting, for failure to collect the rent thereunder
provided that Landlord has complied with its mitigation obligations as aforesaid. Any sums
received by the Landlord on a reletting for any monthly installment of rent in excess of the rent
reserved in this Lease shall belong to Landlord;

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               (b) Delinquent Fixed Rent and Additional Rent shall bear interest at the lower rate of either
twelve percent (12%) per annum or the maximum rate permitted by law, from the date on which it is
due until the date on which it is paid. This provision shall not relieve Tenant from any payment
of Fixed Rent, late charges or Additional Rent at the time due and in the manner specified herein.

               (c) Tenant hereby expressly waives the service of notice of intention to re-enter as provided
for in any statute and also waives any and all rights or equity of redemption in case the Tenant
shall be dispossessed by a Court. The terms “enter,” and “re-enter,” “entry,” or “re-entry,” as
used in this Lease, are not restricted to their technical legal meaning.

               (d) the termination of this Lease shall not in any circumstance operate to relieve the Tenant
from liability for performance of all of its obligations hereunder. Upon any such termination of
this Lease, Tenant covenants that it will quit and surrender the premises and deliver possession
thereof to Landlord.

          14.3 No waiver by the Landlord of any Event of Default by Tenant shall constitute or be
construed as a waiver of any other or future Event of Default. No waiver by the Tenant of any
default or breach by the Landlord shall constitute or be construed as a waiver of any other or
future default or breach. No waiver by either party shall be effective unless in writing.

          14.4 The acceptance by Landlord of rent or other charges from Tenant (in whole or in part)
after any Event of Default, even though known to Landlord, shall not constitute a waiver of the
default/breach, unless the Event of Default is cured in full. The acceptance by Landlord of rent
or other charges from Tenant (in whole or in part) shall not be deemed an accord and satisfaction
in respect of any claims of Landlord against Tenant, notwithstanding the payment check or
accompanying letter may bear a legend or endorsement to the contrary. The acceptance of payment as
above shall not affect any notice of default or any action or proceedings or judgment or order
taken in consequence of the default.

          14.5 In the event of (a) the termination of this Lease under the provisions of Article 14
hereof, (b) the re-entry into the Demised Premises by Landlord under the provisions of this Article
14, or (c) the termination of this Lease (or re-entry) by or under any summary dispossess or other
proceeding or action or any provision of law by reason of default hereunder on the part of Tenant,
Landlord shall be entitled to retain all moneys, if any, paid by Tenant to Landlord, whether as
advance rent, security or otherwise, but such moneys shall be credited by Landlord against any rent
due from Tenant at the time of such termination or re-reentry, or at Landlord’s option, against any
damages payable by Tenant under this Lease or pursuant to law.

          14.6 In the event of any termination of this Lease under the provisions of Article 14 or in
the event that Landlord shall re-enter the premises lawfully or in the event of the termination of
this Lease (or of re-entry) by or under any summary dispossess or other proceeding or action or any
provision of law, Tenant will pay to Landlord as damages, at the sole election of Landlord, either:

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               (a) a sum which at the time of such termination of this Lease or at the time of any such
re-entry by Landlord, as the case may be, is equal to the excess, if any, between: (i) the
aggregate of all Rent which would have been payable hereunder by Tenant had this Lease not so
terminated for the period commencing with such earlier termination of this Lease or the date of any
such re-entry, as the case may be, and ending with the date set for the expiration of the full term
hereby granted, over (ii) the aggregate of all rent of the Demised Premises for the same period
based upon the then local market rental value of the Demised Premises as determined by taking into
account any market concessions such as tenant improvements, free rent, construction allowances,
rent abatement, moving allowances and other rental concessions, financial strength of the tenant,
location in the building, and comparable renewal leases (on the bases of factors such as, but not
limited to, size and location of space and the term of the lease), if any, recently executed for
space in other buildings in the Bergen County, New Jersey, which are comparable to the Building in
reputation, quality, age, size, location and quality of services provided (the foregoing factors
not being exclusive in identifying comparable buildings). Landlord shall also be entitled to
recover the reasonable value of restoring the Demised Premises and reletting same (including
brokers commissions) as an element of damage, discounted to present value at the prime rate of
interest announced as of the Event of Default in The Wall Street Journal; or

               (b) sums equal to the aggregate of all Rent which would have been payable by Tenant had this
Lease not so terminated, or had Landlord not so re-entered the Demised Premises, payable on a
monthly basis on the due dates specified for payment of Fixed Rent under this Lease following such
termination of such re-entry and until the date hereinbefore set for the expiration of the full
Term hereby granted; provided, however, that if Landlord shall re-let all or part of the Demised
Premises for all or any part of said period, Landlord shall credit Tenant with the net rents
received by Landlord from such re-letting, such net rents to be determined by first deducting from
the gross rents as and when received by Landlord all reasonable attorneys’ fees and costs incurred
in terminating this Lease and re-entering the Demised Premises and of securing possession thereof,
as well as the reasonable expenses of re-letting, including altering and preparing the Demised
Premises for new tenants, brokers’ commissions and all other similar or dissimilar expenses
properly chargeable against the Demised Premises and the rental therefrom in connection with such
re-letting, it being understood that any such re-letting may be for a period equal to or shorter or
longer than the remaining Term of this Lease; provided, further, that (i) in no event shall Tenant
be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord
hereunder, (ii) in no event shall Tenant be entitled in any suit for the collection of damages
pursuant to this subsection (b) to a credit in respect of any net rents from a re-letting except to
the extent that such net rents are actually received by Landlord prior to the commencement of such
suit, and (iii) if the Demised Premises or any part thereof should be re-let in combination with
other space, then proper apportionment on a square foot area basis shall be made of the rent
received from such re-letting and of the expenses of re-letting. Suit or suits for the recovery of
such damages, or any installments thereof, may be brought by Landlord from time to time at its
election, and nothing contained herein shall be deemed to require Landlord to postpone suit until
the date when the term of this Lease would have expired if it had not been terminated under the
provisions of Article 14, or under any provision of law, or had Landlord not re-entered the Demised
Premises.

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               Nothing herein contained shall be construed as limiting or precluding the recovery by Landlord
against Tenant of any sums or damages to which, in addition to the damages particularly provided
above, Landlord may lawfully be entitled by reason of any default hereunder on the part of Tenant.

          14.7 Anything herein to the contrary notwithstanding, upon an Event of Default hereunder, or
in the event of a breach or threatened breach on the part of Tenant or Landlord with respect to any
of the covenants, agreements, terms, provisions or conditions on the part of or on behalf of such
party to be kept, observed or performed, both parties shall also have the right of specific
performance and/or injunction. The specified remedies to which either party may resort hereunder
are cumulative and are not intended to be exclusive of any other remedies or means of redress to
which either may lawfully be entitled at any time, and either party may invoke any remedy allowed
at law or in equity as if specific remedies were not herein provided for, so long as such remedies
have not been waived by the terms of this Lease.

     15. Access to Premises:

          15.1 Landlord and its representatives may enter the Demised Premises during normal business
hours upon not less than forty-eight (48) hours prior notice (except in case of emergency, when no
prior notice shall be required) for the purpose of inspecting the same and, if Landlord so elects,
but without any obligation so to do, for the purpose of making any necessary repairs to the Demised
Premises and performing any work therein. Landlord will exercise its rights hereunder in a
commercially reasonable manner so as to minimize interference with Tenant’s business operations,
but nothing herein shall require the Landlord to schedule all work during non-business hours and to
thereby incur overtime or similar extra charges. Landlord shall be prohibited from entering any
secured or protected areas within the Demised Premises without the prior written consent of Tenant.

          15.2 Landlord may enter and exhibit the Demised Premises during usual business hours upon not
less than forty-eight (48) hours prior notice for Landlord’s purposes, including but not limited
to, inspecting the Demised Premises or showing the Demised Premises to prospective mortgagees,
purchasers, lessees or brokers. During the final twelve (12) months of the term, Landlord may also
display the usual “To Let” or similar signs on the portions of the Land (but excluding the Demised
Premises).

          15.3 Notwithstanding the foregoing in this Article 15, Tenant may designate certain portions
of the Demised Premises, including but not limited Tenant’s computer and data rooms, as “Protected
Areas.” Landlord recognizes that the Protected Areas are to be secured areas and Landlord shall
have no access thereto without being accompanied by a designated representative of Tenant.

          15.4 Tenant shall have access to the Demised Premises 24 hours a day, 7 days a week, 365/366
days a year.

     16. Hold Harmless:

          16.1 Subject to the provisions of Section 11.9 above, Tenant shall keep, save

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and hold Landlord harmless and free from all liability, penalties, losses, damages, costs,
expenses, causes of action, claims and/or judgments to third parties arising by reason of any
injury or damage to any person or persons, or property, of any kind whatsoever, and to whomsoever
belonging, from any cause or causes whatsoever and whether arising from or by reason of any
existing or future condition, default, matter, or thing in or about the Demised Premises, from and
after the Commencement Date, including, without limitation, damage from water and/or steam seepage
or leakage in or into the Demised Premises, except if caused by Landlord’s negligent or intentional
acts or omissions.

          16.2 Tenant hereby waives all claims against Landlord for damages to goods, equipment,
improvements, wares, and merchandise in, upon or about the Demised Premises, the Building, the Land
and any common areas and for injuries to Tenant, its agents or third persons in or about the
Demised Premises, the Building, the Land and any common area from any cause arising at any time,
except if caused by Landlord’s negligent or intentional acts or omissions.

          16.3 Subject to the provisions of Section 11.9 above, Tenant agrees that if Landlord is
involuntarily made a party defendant to any litigation concerning this Lease or the Demised
Premises relating to any alleged act or omission of Tenant, then Tenant shall indemnify, hold
harmless and defend Landlord from all liability, and reasonable costs and expenses by reason
thereof. Similarly, Landlord agrees that if Tenant is involuntarily made a party defendant to any
litigation concerning this Lease or the Demised Premises relating to any alleged act or omission of
Landlord, then Landlord shall indemnify, hold harmless and defend Tenant from all liability, and
reasonable costs and expenses by reason thereof.

          16.4 Anything in this Article 16 to the contrary notwithstanding, the foregoing
indemnifications in this Article 16 shall in NO EVENT apply to any environmental matters. Any
Tenant indemnification with respect to environmental matters is set forth in Section 28.4, and any
Landlord indemnification with respect to environmental matters is set forth in Section 28.11.

     17. Assignment or Sublease:

          17.1 Tenant shall neither voluntarily, nor by operation of law, assign, transfer, mortgage,
pledge, hypothecate or encumber this Lease or any interest therein, and shall not sublet the said
Demised Premises or any part thereof, or any right or privilege appurtenant thereto, or allow any
other person (the employees, agents, servants and invitees of Tenant excepted) to occupy or use the
said Demised Premises, or any portion thereof, without first obtaining the written consent of
Landlord. A consent to one assignment, subletting, occupation or use by any other person shall not
be deemed to be a consent to any subsequent assignment, subletting, occupation or use by another
person. Consent to any such assignment or subletting shall in no way relieve Tenant of any
liability under this Lease. Any such assignment or subletting without such consent shall be void,
and shall, at the option of the Landlord, constitute a default under the terms of this Lease.
Landlord shall not be obligated to consider and respond to any request for consent under this
paragraph unless such request is in writing, contains a full explanation of the proposal and
provides sufficient information about the financial standing and experience of the proposed
assignee or subtenant for Landlord to make an informed judgment. Tenant acknowledges that its sole
remedy with respect to any assertion that Landlord’s failure to timely consent to any assignment or
sublet is unreasonable shall be the remedy of specific

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performance and Tenant shall have no damage claim or further claim of any nature or cause of
action against Landlord as a result of Landlord’s actions in refusing to timely consent, except a
claim for legal fees and costs as provided in Section 51.1 below. In the event of any approved
assignment or sublease, all rents or other payments received by Tenant in excess of the payments
due from Tenant to Landlord pursuant to this Lease may be retained by Tenant. On demand, any
assignee or subtenant shall make payments directly to Landlord without, however, creating a direct
Landlord-Tenant relation between them or releasing Tenant under this Lease. Landlord shall not
unreasonably withhold or delay consent to an assignment or sublease, providing that Landlord
determines in its reasonable discretion that such sublease or assignment does not lessen Landlord’s
security, that the use of the Demised Premises will remain as the Permitted Use; that the proposed
assignee or sublessee is financially responsible and is sufficiently experienced to operate the
business from the Demised Premises successfully and in a manner which shall not detract from the
value of the Demised Premises, that the proposed transaction does not present any environmental
concerns.

          17.2 Notwithstanding the foregoing in Section 17.1, no Landlord consent shall be required: (a)
for subleases or assignments to affiliates or subsidiaries of the Tenant or becomes a publicly
traded entity on a United States stock exchange, provided that Tenant shall provide Landlord with
thirty (30) days advanced notice with sufficient information to confirm that: (i) there shall be no
change in the permitted use of the Demised Premises, (ii) Tenant shall remain liable jointly and
severally with the assignee/subleasee for payment and performance of all Tenant obligations under
this Lease, (iii) the proposed assignment/sublease shall not impair Landlord’s security, and (iv)
the proposed assignee or subtenant shall not introduce any new Hazardous Substances onto Demised
Premises in violation of applicable laws which is inconsistent with the existing operations of
Tenant at the Demised Premises; (b) for any transfer or assignment to any successor to Tenant by
purchase, merger, consolidation or reorganization; and (c) if Tenant becomes a publicly traded
entity on a United States stock exchange.

     18. Condemnation:

          18.1 This Lease and the term hereof shall terminate: (a) if the entire Demised Premises shall
be taken by condemnation, or (b) at the option of Tenant (exercisable by notice given to Landlord
within thirty (30) days after the date of any such taking), if a material part of the Demised
Premises shall be taken in any condemnation proceeding(s); or (c) at the option of Landlord
(exercisable by notice given to the Tenant within thirty (30) days after the date of taking) if
more than fifteen percent (15%) of the Demised Premises or the Building or the Land shall be taken
by condemnation. A taking of a “material part” of the Demised Premises shall mean the condemnation
of so much of the Demised Premises (including any exclusive parking) as shall materially and
adversely interfere with Tenant’s operations in the Demised Premises; provided, however, that in
the event of any taking of any exclusive parking, the Landlord shall use its best efforts to
provide alternative parking of an equal or greater size within the “Industrial Park” in which the
Building and the building at 760 Washington Avenue, Carlstadt, New Jersey currently occupied by
Tenant, are located in which case this Lease shall remain in full force and effect as to such
remaining portion to the extent that such alternative parking is provided.

          18.2 Upon the termination of this Lease in accordance with this Article, rents shall be
adjusted as of such termination. The entire condemnation award shall be the sole and

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exclusive property of Landlord and shall be payable solely to Landlord except any allocations
or awards for Tenant’s trade fixtures and moving expenses. Tenant shall not make any claim in any
condemnation proceeding for the value of the unexpired portion of the Lease or the term hereof, and
waives all right thereto.

          18.3 In the event that any portion of the Demised Premises is taken in condemnation and if
this Lease is not terminated, then this Lease shall remain in full force and effect as to such
remaining portion, except that from and after the effective date of any such taking, Tenant shall
be entitled to a proportionate reduction in the Fixed and Additional Rent required to be paid
hereunder in accordance with any reduction in square foot area of the Demised Premises caused by
such taking. In the event that any portion of Tenant’s exclusive parking is taken in condemnation
and if this Lease is not terminated, then this Lease shall remain in full force and effect as to
such remaining portion.

               Landlord shall promptly restore the portion of the Demised Premises remaining after such
taking to a complete architectural unit. Any restoration by Landlord shall be limited to the basic
building structure as demised by Landlord to Tenant as of the Commencement Date, and Tenant shall
have such reasonable time thereof to restore the interior of the Demised Premises to an operational
condition with an accompanying abatement of rent during such time. Landlord shall have the right
to install, maintain and alter or relocate within the Demised Premises any gas, water, electric or
sewer lines which may be necessary provided that Tenant’s facilities are not materially or
adversely affected.

          18.4 In the event this Lease is not terminated as aforesaid and Landlord does not restore the
Demised Premises within a period of ninety (90) business days after the date of taking, then and in
that event, Tenant may, as its sole remedy, have the right to terminate this Lease by notice in
writing delivered to Landlord prior to completion of such restoration.

     19. Fire or Casualty Loss:

          19.1 If all or part of the Demised Premises is damaged or destroyed by fire or other casualty,
this Lease and all of its terms, covenants and conditions shall, subject to the provisions
hereinafter set forth, continue in full force and effect, as follows:

               A. In the event that the damage to the Demised Premises is so extensive as to amount
practically to the total destruction of the Demised Premises and Landlord within a reasonable time
after such damage shall not elect to rebuild, then and in that event, this Lease shall cease and
the rent shall be apportioned to the time of the destruction. For the purposes of this paragraph,
damage to fifteen percent (15%) or more of the Demised Premises shall be deemed total destruction.

               B. In the event that the Demised Premises is damaged, but not so destroyed (as set forth in
Paragraph A immediately above) as to terminate the Lease, or Landlord elects to rebuild as provided
for in Paragraph A above, then, provided that such loss is sufficiently insured and that all of the
proceeds of said insurance coverage are made available to the Landlord by any mortgagee whose
interest may be superior to the Landlord; and further provided that the term of this Lease shall
have at least two (2) years to run, and that applicable

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laws shall permit, then, and in those events, the Landlord shall repair and rebuild the
Demised Premises with reasonable diligence. Notwithstanding the foregoing: (i) in the event there
is less than two (2) years of the Lease Term remaining, or (ii) in the event Landlord’s mortgagee
should require that the insurance proceeds payable as a result of a casualty be applied to the
payment of the mortgage debt and Landlord does not promptly commit to restore with Landlord’s
funds, or (iii) in the event of any material uninsured loss to the Building and Landlord does not
promptly commit to restore with Landlord’s funds, or (iv) if the written estimate states that the
Demised Premises cannot be restored to substantially the condition that existed prior to the
casualty within one hundred eighty (180) days of the casualty, then either Landlord or Tenant may,
at their option, terminate this Lease by notifying the other party in writing of such termination
within ninety (90) days after the date of such casualty. Within sixty (60) days of such casualty,
Landlord shall notify Tenant whether the Demised Premises cannot be restored to the condition that
existed prior to the casualty within one hundred eighty (180) days of the casualty.

          19.2 To the extent that the loss or destruction of the Demised Premises substantially
interferes with all or a portion of Tenant’s operations at the Demised Premises, thus requiring the
Tenant temporarily to close its business or reduce its workforce, the Fixed Rent shall be abated
(or proportionately abated with respect to a partial closure) from the date of such closing to the
date the damage shall have been substantially repaired so as to enable the Tenant to continue its
business in substantially the same fashion as was previously operating prior to the date of such
loss or destruction.

          19.3 Tenant acknowledges and agrees that Landlord will not carry insurance of any kind on
Tenant’s fixtures, furniture, and equipment, or on any Tenant Improvements or other appurtenances
removable by Tenant under the provisions of this Lease, and that Landlord shall not be obligated to
repair any damage thereto or replace the same. However, if Landlord does place such coverages on
Tenant’s owned property as provided in Section 11.3, all proceeds applicable to Tenant’s owned
property shall be promptly transmitted to Tenant upon receipt by the Landlord, and Landlord will
use its best efforts, in coordination with Tenant, to make the appropriate claims and recover
insurance proceeds due under the applicable coverage.

     20. Estoppel Certificate:

          20.1 Upon request from the either party and/or its successor in interest, either party hereto,
and/or its successors in interest, shall at any time and from time to time upon not less than
twenty (20) days prior written notice, execute, acknowledge and deliver a statement in writing: (a)
certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the
nature of such modification and certifying that this Lease as so modified is in full force and
effect), and the date to which the rental and other charges are paid in advance, if any, and (b)
acknowledging that there are not, to such party’s knowledge, any uncured defaults on the part of
either party hereunder, or specifying such defaults if any are claimed, and (c) setting forth the
date of commencement of rents and expiration of the term hereof. Any such statement may be relied
upon by the prospective purchaser or encumbrancer of all or any portion of the real property of
which the Demised Premises are a part, or other interested party.

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     21. Signage

          21.1 Under no circumstances shall Tenant place or erect, or allow to be placed, or erected, a
sign of any nature whatsoever upon any exterior portion of the Building. Ground signs which are
similar to existing ground signs will be permitted subject to prior written approval from Landlord
in connection with any proposed sign, its location, and its manner of installation. Landlord may
remove any signs installed by Tenant which are in violation of the provisions of this Article. In
no event shall any permitted sign be installed on the roof or above the parapet height of the
Demised Premises or of the Building. Any sign which Tenant may be permitted to install on the
Demised Premises shall nonetheless conform to any and all requirements of any governmental body of
any nature whatsoever having jurisdiction thereover, notwithstanding Tenant’s having obtained
written consent from Landlord therefor. Tenant shall have the right, as the need may occur, to
apply for any sign variances, at its sole cost and expense, provided the Landlord shall have first
approved the proposed sign. Landlord’s consent to signs shall not be unreasonably withheld,
delayed or conditioned, and Landlord agrees to reasonably cooperate with Tenant to facilitate
Tenant in obtaining any applicable municipal approvals therefor.

     22. Brokerage Commission: Landlord and Tenant each warrant and represent one to
another that neither has dealt with, employed or negotiated with any real estate broker, salesman,
agent or finder in connection with this Lease Agreement except Studley, Inc. (“Broker”). Landlord
agrees to pay the commission due to the Broker pursuant to a separate agreement. Landlord shall
indemnify, hold harmless and defend Tenant, and Tenant shall indemnify, hold harmless and defend
Landlord, from and against any claim or claims for broker or other commission arising from or out
of any breach of the foregoing representation and warranty by the respective indemnitors. The
representations and obligations contained in this paragraph shall survive the expiration or
termination of this Lease.

     23. Unavoidable Delays:

          23.1 Except as otherwise provided for in Articles 5.2 above, in the event that Landlord or
Tenant shall be delayed or prevented from performing any of its obligations pursuant to the
provisions of this Lease Agreement due to governmental action, or lack thereof, or due to shortages
of or unavailability of materials and/or supplies, labor disputes, strikes, slow downs, job
actions, picketing, secondary boycotts, fire or other casualty, delays in transportation, acts of
God, failure to comply or inability to comply with any orders or requests of any governmental
agencies or authorities, acts of declared or undeclared war, public disorder, riot or civil
commotion, or by any other cause beyond the reasonable control of such party (each, a “Force
Majeure Event”), then such party shall in any or all such events be excused from its obligation to
perform and comply with such provisions of this Lease Agreement for a period of time commensurate
with any delay so caused without any liability to the other party therefor whatsoever and all time
periods provided for herein for performance of any such obligations shall be extended accordingly.
Notwithstanding the foregoing, a Force Majeure Event shall not delay or excuse Tenant’s obligations
to pay Fixed Rent or Additional Rent.

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     24. Subordination:

          24.1 Tenant covenants that its rights under this Lease Agreement are hereby and will be
subordinate to the operation and effect of any mortgage or mortgages now existing or hereafter
placed upon the premises or building or lot without any further written document from Tenant.
However, Tenant shall, upon request by Landlord, execute such documents as may be required to
effect such subordination to the satisfaction of any such mortgagee.

          24.2 Tenant agrees to comply with reasonable requirements for modifications hereof made by any
reputable bona fide mortgage lending institution provided that such requirements shall not affect
the basic business terms hereof.

          24.3 Tenant shall, upon request of Landlord, furnish to Landlord at any time during the term,
the most recent financial statement(s) of Tenant for a period of up to two (2) years last past. If
certified statements certified by a certified public accountant have been prepared, then certified
statements will be provided by Tenant. Landlord agrees to keep the financial statement(s)
confidential and shall not distribute such financial information to any party other than Landlord’s
agents, employees, attorneys, accountants and lender to the extent that such parties require such
information and such parties shall be informed of the confidential nature of such information.

          24.4 Tenant covenants and agrees to attorn to any successor to Landlord’s interest in this
Lease.

          24.5 Landlord agrees to obtain a non-disturbance agreement from existing and future mortgagees
in whatever standard form is utilized by such mortgagees for the benefit of Tenant, and to deliver
same to Tenant within a reasonable time after execution of this Lease. Landlord hereby agrees to
cooperate with Tenant and to use best efforts to obtain from any existing and future mortgagees on
behalf of Tenant reasonable changes sought by Tenant to the standardized form of non-disturbance
agreement utilized by such mortgagees. Anything in this Lease to the contrary notwithstanding,
this Lease shall be subordinate to any such existing and future mortgages only during the period
that a non-disturbance agreement remains in full force and effect, and otherwise shall be superior
to such instruments.

     25. Security Deposit:

          25.1. Tenant has provided a “Security Deposit” to Landlord’s affiliate, 410 Commerce
Boulevard, LLC, with respect to a lease for premises in the building located at 410 Commerce
Boulevard, Carlstadt, New Jersey (the “410 Lease”). The Security Deposit is in the form of a
letter of credit in the current amount of Six Million and 00/100 Dollars ($4,000,000.00), and will
increase over time, as provided in the 410 Lease to Ten Million and 00/100 Dollars
($10,000,000.00).

From and after the Effective Date, Landlord’s affiliate, 410 Commerce Boulevard, LLC shall be
entitled, but shall not be obligated, to use the Security Deposit as security for the performance
of Tenant’s obligations under: (a) the 410 Lease, (b) this Lease, and (c) that certain lease with
another affiliate of Landlord for that certain property having an address of 760 Washington Avenue,
Carlstadt, New Jersey (the “760 Lease”).

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               Notwithstanding the foregoing, the parties acknowledge and agree that this Lease, the 410
Lease and the 760 Lease are neither cross-defaulted nor cross-collateralized, and that neither the
Landlord nor its respective affiliates that are landlords under the 410 Lease and 760 Lease shall
be permitted to exercise any remedies under any particular lease unless and until a default has
occurred under such lease, and all applicable notice and cure periods, if any, thereunder have
expired.

     26. Surrender Obligations.

          26.1 Notwithstanding any contrary or inconsistent language in this Lease, the obligation of
the Tenant to remove alterations, improvements, equipment and fixtures upon any termination of this
Lease and the rights of the Landlord to elect that alterations, improvements, equipment and
fixtures installed by Tenant in the Demised Premises shall be left in place upon any termination of
the Lease shall be unchanged from those obligations and rights as they exist under the terms of the
Comdisco Lease, a true and complete copy of which is annexed hereto, as Schedule “F” and the terms
of which are incorporated herein for purposes of reference with respect to the restoration issues
only. The rights of the parties respecting all future alterations, improvements and fixtures
installed by the Tenant shall continue to be determined under the provisions of the Comdisco Lease
throughout the Term of this Lease and all option terms provided for by this Lease.

          26.2 Notwithstanding the foregoing and notwithstanding anything to the contrary in the
Comdisco Lease, the Tenant shall not be permitted or required to remove the conduits and the wiring
from the public right of way to the Building at the Demised Premises, and the conduits and wiring
therein running from the Building to the buildings located at 760 Washington Avenue and 410
Commerce Boulevard, shall not be removed at the Termination Date and shall become the sole property
of the Landlord from and after the Termination Date.

     27. INTENTIONALLY OMITTED.

     28. Environmental Covenants: Each of Landlord and Tenant represents, covenants,
promises and agrees to and with the other party, as follows:

          28.1 Tenant agrees to take all requisite action to insure Tenant’s material compliance with
all applicable federal, state and local laws relating to pollution of the environment, hazardous
substances, air pollution, clean air, soil, environmental protection, hazardous waste, toxic
substances, noise control, sewerage and wastewater treatment, solid waste, navigable waters, water
supply, quality and pollution, storm water, groundwater and rivers and harbors laws applicable to
Tenant’s operations at the Demised Premises, including, but not limited to, the Resource
Conservation and Recovery Act, the Clean Air Act, and Federal Water Pollution Control Act, the
Toxic Substances Control Act, and the Comprehensive Environmental Response, Compensation and
Liability Act (“CERCLA”), the New Jersey Industrial Site Recovery Act (N.J.S.A. 13:1K-6 et
seq. and N.J.A.C. 7:26B-1.1 et seq.) (“ISRA”) and/or the New Jersey
Underground Storage of Hazardous Substances Act (N.J.S.A. 58:10A-21 et seq.;
N.J.A.C. 7:14B-1.1 et seq.), if the same becomes applicable and/or the rules and
regulations promulgated under said statutes (collectively referred to as “Environmental Laws”).

- 32 -

 

          28.2 Tenant shall not use or permit the use of the Demised Premises to refine, produce, store,
handle, generate, manufacture, heat, dispose of, transfer, process or transport (collectively,
“Use”) “Hazardous Substances” (as such term is defined in N.J.S.A. 58:10-23.11b, or any rule or
regulation promulgated thereunder), other than in such quantities as are ordinarily Used in
connection with Tenant’s business as described in Article 8 and in material compliance with
applicable Environmental Laws.

          28.3 The Tenant shall not permit the use of the Demised Premises as a “Major Facility”, as
such term is defined in N.J.S.A. 58:10-23.11b(1), or any rule or regulation currently promulgated
thereunder.

          28.4 Tenant shall, at Tenant’s own expense, comply with all applicable Environmental Laws,
including the Industrial Site Recovery Act, N.J.S.A. 13:1K-6 et seq. and with the Spill
Compensation and Control Act (N.J.S.A. 58:10-23-11 et seq.) (“the Acts”) and all regulations
promulgated pursuant to the Acts. Tenant shall, at Tenant’s own expense, provide all information
within Tenant’s control requested by Landlord or the Bureau of Industrial Site Evaluation for the
preparation of submissions, declarations, reports and plans pursuant to the Acts. If the New
Jersey Department of Environmental Protection (DEP) shall determine that a clean-up plan or
Remedial Action Work plan must be prepared and that a clean-up be undertaken because of any spills
or discharges of Hazardous Substances at the Premises which occur during any period when Tenant was
an occupant, other than as a result of any wrongful or negligent action or omission on the part of
the Landlord, Russo Development, LLC, or their respective agents, servants, employees, licensees,
tenants (other the Tenant), invitees or contractors, or those which result from the migration of
Hazardous Substances to or under the Premises from other property, then Tenant promptly shall
remediate such Release at Tenant’s sole expense, in accordance with the provisions of all
applicable Environmental Laws, including the Acts. Tenant shall indemnify, defend and save the
Landlord harmless from all fines, suits, procedures, claims and actions of any kind arising out of
or in any way connected with any spills or discharges of Hazardous Substances at the Premises which
occur during the term of Tenant’s occupancy, other than as a result of any wrongful or negligent
action or omission on the part of the Landlord, Russo Development, LLC, or their respective agents,
servants, employees, licensees, tenants (other the Tenant), invitees or contractors, or those which
result from the migration of Hazardous Substances to or under the Premises from properties other
than the Premises,. Tenant’s obligations and liability under this paragraph shall survive and
shall continue so long as the Landlord remains responsible for any spills or discharges of
hazardous substances or wastes at the Premises which occur during the Term.

          28.5 No lien has been attached, nor shall any lien be allowed to attach to any real or
personal property owned by Tenant and located at the Demised Premises, pursuant to applicable
Environmental Laws, including, without limitation, the Spill Act and/or CERCLA.

          28.6 Tenant will furnish the New Jersey Department of Environmental Protection (“DEP”) with
any information in Tenant’s possession which may be required by the Spill Act, ISRA or any other
applicable Environmental Law, with respect to Tenant’s Use of the Demised Premises, including
information required by ISRA due to applications submitted by the Landlord.

- 33 -

 

          28.7 In the event that there shall be filed a lien against the Demised Premises, or
Tenant’s property thereon, by DEP under the Spill Act or under CERCLA as a result of Tenant’s acts
or omissions with respect thereto, Tenant shall within thirty (30) days from the date the Tenant is
given notice of such lien or within such shorter period of time in the event that the State of New
Jersey has commenced steps to cause a sale pursuant to the lien, either: (a) pay the claim and
remove the lien; or (b) furnish (1) a bond reasonably satisfactory to Landlord and/or DEP in the
amount of the claim out of which the lien arises, (2) a cash deposit in the amount of the claim out
of which the lien arises, or (3) other security reasonably satisfactory to Landlord in an amount
sufficient to discharge the claim out of which the lien arises. Tenant reserves the right to
contest the filing of any such lien provided that Tenant shall be required to discharge or bond off
any such lien prior to commencement of any such contest.

          28.8 Tenant shall not use or cause the Demised Premises to be used as an “industrial
establishment” as such term is defined in ISRA as of the date of this Lease.

          28.9 Tenant shall not install any underground storage tanks without the prior written consent
of Landlord.

          28.10 Tenant and Landlord shall provide each other with copies of any and all notices either
party receives from the DEP with respect to the environmental condition of the Demised Premises.

          28.11 Landlord shall, at Landlord’s own expense, materially comply with the Acts and all
regulations promulgated pursuant to the Acts to the extent that the requirements of the Acts become
applicable to the Demised Premises with respect to conditions existing prior to the Commencement
Date or otherwise resulting from Landlord’s acts or omissions from and after the Commencement Date
thereat. Landlord shall, at Landlord’s own expense, provide all information within Landlord’s
control requested by Tenant or the Bureau of Industrial Site Evaluation for the preparation of
submissions, declarations, reports and plans pursuant to the Acts. If the New Jersey Department of
Environmental Protection (DEP) shall determine that a clean-up plan or Remedial Action Work plan be
prepared and that a clean-up be undertaken because of any spills or discharges of hazardous
substances or wastes caused by the Landlord or other parties under Landlord’s authority or control
at the Demised Premises which occur during any period when Tenant was an occupant, then Landlord
shall, at Landlord’s own expense, prepare and submit the required plans and carry out the approved
plans. Landlord shall indemnify, defend and save the Tenant harmless from all fines, suits,
procedures, claims and actions of any kind arising out of or in any way connected with any spills
or discharges of hazardous substances or wastes solely to the extent such spill or discharge
existed prior to the Commencement Date and/or were caused by the Landlord or other parties under
Landlord’s authority or control at the Demised Premises which occur during the term of Tenant’s
occupancy. Landlord reserves the right to contest the applicability of the Acts to Landlord or any
DEP determinations or requirements.

          28.12 The provisions of this Article 28 shall survive the termination or earlier expiration of
this Lease.

- 34 -

 

     29. Auction Sales:

          29.1 Tenant shall not conduct or permit to be conducted any sale by auction or otherwise in,
upon or from the Demised Premises whether said sale be voluntary, involuntary, pursuant to any
assignment for the payment of creditors or pursuant to any bankruptcy or other insolvency
proceeding.

     30. Holding Over:

          30.1 Subject to the provisions of Section 30.2 below, in the event Tenant shall remain in
possession of the Demised Premises following the expiration of the term granted hereby and any
renewals, without Landlord’s written permission, all terms of this Lease shall, as applicable,
continue to govern such possession, except that Tenant shall have the status of a tenant at
sufferance and shall pay to Landlord, as its exclusive damages for such wrongful holdover, for each
month or part thereof during which said wrong holdover continues, double the total of the Fixed
Rent and Additional Rent due from Tenant to Landlord at the time immediately preceding such
holdover.

          30.2 Notwithstanding the foregoing in Section 30.1 above, Tenant shall have the right to
holdover for a period of one (1) year after the Termination Date (the “Permitted Holdover Period”),
as such date may be extended pursuant to Tenant’s “Options to Renew” under Section 40 below,
provided that Tenant complies with the terms and provisions of this Section:

               (a) Tenant shall provide Landlord with not less than eleven (11) months prior written notice
of its intention to holdover beyond the Termination Date, as such date may be extended pursuant to
Tenant’s “Options to Renew” under Section 40 below.

               (b) The foregoing notice shall state the amount of time that Tenant intends to holdover in the
Demised Premises, and the holdover period under this Section 30.2 shall be limited to the period
stated.

               (c) For the first two (2) months of the Permitted Holdover Period, Tenant shall pay Fixed Rent
at an amount equal to that being paid by Tenant immediately prior to the Permitted Holdover Period.
Thereafter, through the remainder of the Permitted Holdover Period, Tenant shall pay Fixed Rent in
an amount equal to one and one-half (1.5) times the Fixed Rent prior to the Permitted Holdover
Period. Tenant shall also be required to pay Additional Rent during the Permitted Holdover Period.

               (d) Time is declared to be of the essence with regard to the provisions of this Section 30.2.

     31. Quiet Possession:

          31.1 Upon Tenant paying the rent reserved hereunder and observing and performing all of the
covenants, conditions and provisions on Tenant’s part to be observed and performed hereunder,
Tenant shall have quiet possession of the Demised Premises for the entire term hereof, subject to
and in accordance with all the provisions of this Lease.

- 35 -

 

     32. Representations and Warranties of Landlord. Landlord represents and warrants to
Tenant as follows:

          32.1 Landlord is the owner of good, marketable and insurable title to the Land upon which the
Building is located. Such title is free and clean of all liens and encumbrances other than those
set forth on those certain owner’s policy of title insurance issued by Commonwealth Land Title
Insurance Company as Policy No. H001539 dated December 15, 2000, and shall remain that way except
for subsequent financing obtained by Landlord in connection with the construction and financing of
the Land and Building.

          32.2 Landlord has obtained and shall maintain all permits, approvals and easements as are
necessary relating to the Private Communication Ductbank (as defined below), and shall continue
such maintenance and make such repairs and approvals as are necessary with reasonable expedition.
If Landlord defaults in its obligations under this Section 32.2 resulting in a “Shut-Down
Condition”, Tenant shall have the right to perform Landlord’s obligations as provided in Section
5.2. For purposes hereof, the “Private Communications Ductbank” means the two (2) independent and
redundant conduit ductbanks between the Demised Premises and the building located at 760 Washington
Avenue, Carlstadt, New Jersey, each of which contains four (4) four inch (4”) diameter conduits.
All costs incurred by Landlord to maintain and repair the Private Communication Ductbank and all
governmental charges, taxes, impositions, and fees of every nature relating to the Private
Communications Ductbank shall be charged, per capita, to the tenants of the Landlord and its
affiliates who are connected to the Private Communications Ductbank (currently same include 410
Commerce Boulevard, 760 Commerce Boulevard and the Demised Premises) and Tenant agrees to reimburse
the Landlord for Tenant’s per capita share of all such costs and expenses as Additional Rent
pursuant to Section 3.1C of this Lease.

     33. Notices:

          33.1 All notices and demands which are contemplated or permitted to be given by either party
shall be in writing and shall be served upon the parties at the following addresses:

	 	 	 	 	 
	 

	 	If to Landlord:
	 	RUSSO FAMILY LIMITED PARTNERSHIP, LP
	 

	 	 	 	c/o Russo Development, LLC
	 

	 	 	 	71 Hudson Street
	 

	 	 	 	Hackensack, N.J. 07601
	 

	 	 	 	Attn: Edward Russo, Manager
	 

	 	 	 	Fax No.: 201-487-6440
	 
	 	 	 	 
	 

	 	With a copy to:
	 	Richard G. Berger, Esq.
	 

	 	 	 	Russo Development, LLC
	 

	 	 	 	71 Hudson Street
	 

	 	 	 	Hackensack, New Jersey 07601
	 

	 	 	 	Fax No.: 201-487-6440

- 36 -

 

	 	 	 	 	 
	 

	 	If to Tenant:
	 	SunGard Availability Services LP
	 

	 	 	 	680 E. Swedesford Road
	 

	 	 	 	Wayne, PA 19087
	 

	 	 	 	Attention: Chief Financial Officer
	 

	 	 	 	Fax No.: 610-341-1525
	 
	 	 	 	 
	 

	 	With a copy to:
	 	SunGard Data Systems Inc.
	 

	 	 	 	680 E. Swedesford Road
	 

	 	 	 	Wayne, PA 19087
	 

	 	 	 	Attention: General Counsel
	 

	 	 	 	Fax No.: 610-341-8115

          Notices shall be served either by personal service, or by mailing, certified mail, return
receipt requested, postage prepaid. Notices can also be sent by facsimile transmission so long as
it is sent by one of the other methods. Personal service shall be effective upon actual delivery
in person or via a local or nationally recognized overnight courier service (including, for
example, Federal Express) to the addressee. Service by facsimile and mail shall be deemed
effective two (2) business days after the item has been successfully transmitted by facsimile and a
true copy has been deposited in the United States Mail, to be delivered by certified mail, return
receipt requested, properly addressed as above, and postage prepaid. Service by personal service
shall be deemed effective upon receipt.

     34. Parties Bound:

          34.1 The covenants, agreements, terms, provisions and conditions of this Lease shall bind and
benefit the respective successors, assigns and legal representatives of the parties hereto with the
same effect as if mentioned in each instance where a party hereto is named or referred to, except
that no violation of the provisions of Article 17 hereof shall operate to vest any rights in any
successor, assignee or legal representative of Tenant and that the provisions of this Article 34
shall not be construed as modifying the conditions of limitation contained in Article 17 hereof, or
Section 12.2 hereof.

     35. Abandoned Personal Property:

          35.1 Any personal property, which shall remain in the Demised Premises or any part thereof
after the expiration or termination of the term of this Lease in violation of the provisions of
Article 9 above shall be deemed to have been abandoned, and either may be retained by Landlord as
its property or may be disposed of in such manner as Landlord may see fit seven (7) days after
written notice to Tenant; provided, however, that the presence of such personal property without
Landlord’s consent shall be conclusively deemed an unconsented holding over by Tenant rendering
Tenant liable under Paragraph 30.1, unless Tenant has timely exercised rights under Section 30.2
and such personal property is removed on or before the expiration of the holdover period under
Section 30.2. If such personal property or any part thereof shall be sold by Landlord, Landlord
may receive and retain the proceeds of such sale as Landlord’s property without affecting
Landlord’s rights against Tenant or resulting in any credit to Tenant from damages otherwise
recoverable by Landlord.

- 37 -

 

     36. Article Headings:

          36.1 The Article headings of this Lease are for convenience only and are not to be considered
in construing the same.

     37. Governing Law:

          37.1 The laws of the State of New Jersey shall govern the validity, performance and
enforcement of this Lease. The invalidity or unenforceability of any provision hereof shall not
affect or impair any other provision.

     38. Letter of Acceptance:

          38.1 Upon the Tenant’s accepting the Demised Premises and commencing construction of Initial
Tenant Improvements, after Substantial Completion of the Landlord Improvements pursuant to the
terms and conditions hereof, the Tenant covenants and agrees that it will furnish to the Landlord a
written statement that it accepts the Demised Premises, subject to the terms and conditions of the
Lease as herein contained (including Punch List Items and latent defects).

     39. INTENTIONALLY OMITTED.

     40. Options to Renew:

          40.1. From and after the Effective Date, Section 34 of the Comdisco Lease shall be deleted in
its entirety and is superseded and replaced by the provisions set forth below at Section 40.2
through 40.4 of this Lease.

          40.2. Tenant shall have the option to renew its Lease for the Demised Premises for two (2)
renewal terms, each of which shall be for a period of five (5) years by providing Landlord with
twelve (12) calendar months written notice prior to the expiration of the then current Term. TIME
FOR NOTICE OF EXERCISE OF TENANT’S OPTIONS IS HEREBY DECLARED TO BE OF THE ESSENCE.

          40.3. The Fixed Rent payable by Tenant during the option terms if exercised shall be as set
forth on Schedules “C-1” and “C-2” annexed hereto and incorporated herein by reference.

          40.4 Except as to the amount of Fixed Rent, all of the other terms, covenants, conditions and
agreements set forth in the Lease as amended by this Lease shall apply to all renewal terms; except
that there shall only be the two (2) options to renew granted in this Section 40 of this Lease.

     41. Right of First Offer to Purchase the Demised Premises:

- 38 -

 

          41.1 Tenant shall have a Right of First Offer for the purchase of the Demised Premises.
Landlord agrees to provide Tenant with written notice of the availability of the Demised Premises
for sale and to offer the Demised Premises in its entirety to Tenant on such terms as Landlord
finds acceptable in its sole discretion, prior to marketing the Demised Premises to other
prospective buyers. Tenant shall have sixty (60) days from the date of Landlord’s notice to respond
in writing to the same. If Landlord has not received a written response by the end of said sixty
(60) day period or if Tenant declines to accept Landlord’s offer or if Tenant makes a counteroffer
that Landlord rejects in writing as unacceptable in its sole and absolute discretion, Landlord
shall thereafter be free to market and sell the Demised Premises without further notice to Tenant.
If Landlord and Tenant agree on terms for the sale of the Premises, but are subsequently unable, in
good faith, to consummate an agreement with respect thereto acceptable to both Landlord and Tenant,
Landlord shall thereafter be free to market and sell the Demised Premises on such terms and
conditions as Landlord shall determine, subject as aforesaid.

     42. INTENTIONALLY OMITTED.

     43. Mobile Data Center. Tenant shall have the right during a disaster recovery and/or
a demonstration or testing event to park fifteen (15) of its mobile recovery Units (the “Units”) in
the parking area adjacent to the Building (the “Parking Lot”), subject to Tenant’s obtaining any
required permits. In addition, Tenant shall continue to have the right, at any time during the
term of this Lease, and at Tenant’s sole cost and expense, to install a new or replace the existing
“hitching post” (substantially similar in configuration to that set forth on the diagram attached
hereto and made a part hereof as Schedule “E” to connect the Units to the Demised Premises, at the
location set forth on Schedule “A” attached hereto, subject to Tenant’s receipt of any necessary
governmental approvals with respect to such site. Tenant may request that the hitching post and
any underground conduit to connect such post to the Demised Premises (or portions thereof), be
installed by Landlord, which Landlord is willing to do at Tenant’s sole cost and expense.

     44. Rooftop Rights.

          44.1 Tenant shall have sole and exclusive rights to the use of the rooftop, provided that any
installations thereon are made at Tenant’s sole cost and expense, and shall require Landlord’s
consent, not to be unreasonably withheld, delayed or conditioned. Without limiting the forgoing,
Landlord hereby reconfirms its consent to all rooftop equipment installed and existing as of the
date of this Lease including the existing antenna and satellite dish (collectively, the “Antenna
Equipment”) on the roof of the Building in their existing location or locations (the “Roof Demised
Premises”). The term “Antenna Equipment” includes any related equipment, cabling, wiring or other
device or thing used in or about the Building in connection with the aforedescribed antenna and
related equipment. All future rooftop installations of Antenna Equipment and the manner of the
installation thereof shall be subject to Landlord’s prior written approval, not to be unreasonably
withheld, delayed or conditioned.

               All work, installation, maintenance and operation permitted by Landlord pursuant to this
Amendment must conform to all laws, regulations and requirements of federal, state and county
governments, and any other public or quasi-public authority having jurisdiction
over the Roof Demised Premises. Tenant shall obtain all necessary licenses from the Federal

- 39 -

 

Communications Commission (“FCC”) and all installation, maintenance and operation shall be
conducted in conformance with FCC rules and/or operating authority.

               No Antenna Equipment installed at this time exceeds and none in the future may exceed three
(3) feet in diameter or six (6) feet in height.

          44.2 The installation, maintenance and repair of all the Antenna Equipment shall be at the
sole cost and expense of the Tenant. Unless the Landlord serves written notice allowing Tenant to
leave the Antenna Equipment in place and in operating condition, Tenant shall, not later than at
the expiration of the Term of the Lease, remove the Antenna Equipment from the roof of the Building
and restore same to substantially the same condition as on the date hereof, ordinary wear and tear
excepted.

          44.3 Tenant, at its sole cost and expense, shall procure and maintain in effect, all
government approvals, including, but not limited to, any licenses or permits necessary for the
installation, use, operation, maintenance, repair and/or removal of the Antenna Equipment.

          44.4 Tenant will, at Tenant’s expense, provide the necessary power installation for the
operation of the Antenna Equipment. Tenant shall not install or operate any Antenna Equipment or
other machinery that operates with voltage in excess of the Building capacity unless Tenant, at its
sole cost and expense, installs such equipment as necessary to increase the Building capacity and
obtains the prior written consent of Landlord, which consent may be withheld in Landlord’s sole and
absolute discretion.

          44.5 Subject to emergencies and periods of preventative maintenance, Landlord agrees that
throughout the Term of this Lease, Tenant, or any of the designated representatives of Tenant,
shall have 24-hour access to the roof of the Building for the purpose of installing, using,
operating, maintaining and repairing the Antenna Equipment. Subject to the provisions of Section
11.9 above, Tenant shall indemnify, defend and hold harmless Landlord from and against any and all
costs, expenses, claims, losses or damages resulting from and damage to property or injury to
person resulting from any such access.

          44.6 Tenant acknowledges and agrees that any changes to and/or installations upon the roof are
to be performed by a contractor approved by the entity providing the roof warranty so as not to
void the warranty. For purposes hereof, J. Murphy Roofing and Sheet Metal, Inc. and Cannella
Roofing, Inc. are contractors that satisfy the foregoing condition for a period of twelve (12)
months from the date hereof. Prior to commencement of the work on the roof, Landlord shall inspect
the roof to determine whether there is any existing damage which requires repair; and after
completion of Tenant’s work on the roof, Landlord shall have a similar inspection conducted. If
there is any damage to the roof during the foregoing period, Tenant shall be responsible, at its
sole costs and expense for repairing any and all such damage, unless such damage was caused by the
act or omission of Landlord, its employees, agents, contractors or invitees.

          44.7 The provisions of this Section 44 shall apply on a prospective basis from and after the
date of this Agreement.

- 40 -

 

     45. INTENTIONALLY OMITTED.

     46. Supplemental HVAC.

          46.1 Tenant shall have the right to maintain in place all HVAC systems existing as of the
date of this Lease for exclusive use by Tenant on the roof of the Building and to supplement same
to the extent that the roof can support the weight of such tonnage, as reasonably determined by
Landlord. In the event such additional HVAC equipment cannot be accommodated on the roof, then
Tenant shall have the right to install said HVAC equipment in or on another location (e.g.,
landscaped area outside the Building) reasonably acceptable to Landlord and Tenant. Tenant shall
also have the right to install in the Demised Premises supplemental HVAC systems at locations
determined by Tenant.

          46.2 Tenant shall be responsible for obtaining all permits and approvals as are necessary for
the installation, use and operation of the HVAC equipment.

          46.3 Tenant shall obtain Landlord’s prior approval of all plans and specifications for the
HVAC equipment, which shall include the proposed location of the HVAC equipment, which approval
shall not be unreasonably withheld, delayed or conditioned.

          46.4 No discharge condenser air will be allowed to be ejected into the Building or Building
plenum. Tenant shall pay all costs incurred in connection with the installation, use, operation,
maintenance and, if applicable, removal of said HVAC units. Tenant shall, at its expense, maintain
all said HVAC units in good condition.

          46.5 Tenant acknowledges and agrees that any such installations upon the roof are to be
performed by a contractor approved by the entity providing the roof warranty so as not to void the
warranty. For purposes hereof, J. Murphy Roofing and Sheet Metal, Inc. and Cannella Roofing, Inc.
are contractors that satisfy the foregoing condition for a period of twelve (12) months from the
date hereof. Prior to commencement of the work on the roof, Landlord shall inspect the roof to
determine whether there is any existing damage which requires repair; and after completion of
Tenant’s work on the roof, Landlord shall have a similar inspection conducted. If there is any
damage to the roof during the foregoing period, Tenant shall be responsible, at its sole costs and
expense for repairing any and all such damage.

     47. Venting.

          47.1 Tenant shall have the right to vent through the roof of the Building as required for the
installation by Tenant of any special equipment in connection with its use of the Demised Premises,
including but not limited to, supplemental HVAC units, kitchen exhaust, etc. The location and type
of venting shall be subject to Landlord’s prior written approval, which approval shall not be
unreasonably withheld. Tenant shall, at its expense, maintain all said venting and the area of the
roof effected by such venting in good condition. Notwithstanding the foregoing, Tenant’s rights
granted pursuant to this Paragraph are subject to the terms and conditions of Landlord’s roof
warranties and contracts, and Tenant, at its cost, shall comply with the terms and conditions of
said warranties and contracts, including, without limitation, any
requirement that certain roofers or roofing companies perform such roof work.

- 41 -

 

          47.2 Tenant acknowledges and agrees that any such installations upon the roof are to be
performed by a contractor approved by the entity providing the roof warranty so as not to void the
warranty. For purposes hereof, J. Murphy Roofing and Sheet Metal, Inc. and Cannella Roofing, Inc.
are contractors that satisfy the foregoing condition for a period of twelve (12) months from the
date hereof. Prior to commencement of the work on the roof, Landlord shall inspect the roof to
determine whether there is any existing damage which requires repair; and after completion of
Tenant’s work on the roof, Landlord shall have a similar inspection conducted. If there is any
damage to the roof during the foregoing period, Tenant shall be responsible, at its sole costs and
expense for repairing any and all such damage.

     48. Grounding of Equipment.

          48.1 Tenant shall have the right to ground its equipment to the base steel in the Building at
location(s) mutually agreed upon by Landlord and Tenant.

     49. Backup Electrical Generators.

          49.1 Tenant is hereby granted the right to maintain in place, at Tenant’s sole cost and
expense, all above-ground backup electrical generators for Tenant’s use solely in the Demised
Premises as of the date of this Lease. Tenant shall also be permitted to maintain in place such
above-ground storage tanks as are necessary or appropriate to operate the Backup Electrical
Generators in the event of a power outage or other emergency as same exist as of the date of this
Lease. (Such items are hereinafter referred to as the “Generator System”.) Tenant has obtained
and shall continue to be responsible for obtaining and maintaining all permits and approvals as are
necessary for the Generator System.

          49.2 Tenant, at its sole cost and expense, shall be responsible for: (a) maintaining such
permits and approvals as are necessary for the maintenance and operation of the Generator System;
(b) complying with all applicable statutes, laws and/or ordinances, as are necessary to permit and
continue the use, maintenance and operation of the Generator System; (c) repairing any damage or
deterioration to the Landlord’s Premises or the Building caused in whole or in part by the
existence, installation, removal, operation or maintenance of the Generator System; and (d) all
expenses imposed by any statute, law or ordinance of any governmental, quasi-governmental or
regulatory authority relating to the use and operation of the Generator System.

          49.3 Tenant may use the Generator System during: (a) testing and regular maintenance, and (b)
any period of electrical power outage in the Demised Premises.

- 42 -

 

     50. Due Execution.

          50.1 The individual signing this Lease on behalf of the Tenant does hereby represent and
warrant to Landlord that he/she has the full right, power, capacity and authority to execute and
deliver this Lease as a binding and valid obligation of the Tenant hereunder. The individual
signing this Lease on behalf of the Landlord does hereby represent and warrant to Tenant that
he/she has the full right, power, capacity and authority to execute and deliver this Lease as a
binding and valid obligation of the Landlord hereunder.

     51. Payment of Tenant’s Legal Costs Under Special Circumstances.

          51.1 If Tenant files an action (i) to compel Landlord’s consent to Structural
Alterations under Section 9.2, or (ii) to recover reimbursement for emergency repairs to avoid a
Shut-Down Condition under Section 13.1, or (iii) to compel Landlord’s consent to a sublease
or assignment under Section 17.1, and if the Tenant is the prevailing party in any such action, and
if the Court determines that Landlord’s bad faith necessitated the filing of such an
action, then in addition to other relief awarded to Tenant, Tenant shall be entitled to an award of
reasonable counsel fees and litigation expenses in the discretion of the Court.

     IN WITNESS WHEREOF, Landlord and Tenant have executed or caused to be executed, these
presents, as of the date first hereinabove set forth.

	 	 	 	 	 	 	 	 	 
	Signed, Sealed and Delivered	 	 	 	RUSSO FAMILY LIMITED PARTNERSHIP, LP
	in the Presence of:	 	 	 	(Landlord)
	 	 	 	 	By Russo L.L.C., General Partner
	 
	 	 	 	 	 	 	 	 
	/s/ Amanda Soler
 

	 	 	 	By: 	/s/ Edward Russo
 

	 	 
	 

	 	 	 	 	Edward Russo, Manager	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	SUNGARD AVAILABILITY SERVICES LP
	 	 	 	 	(Tenant)
	 
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	/s/ Berenice Dwyer
 

	 	 	 	 	By: 	 /s/ Edward C. McKeever
 

	 	 
	 

	 	 	 	 	 	Edward C. McKeever,	 	 
	 

	 	 	 	 	 	Senior Vice President & CFO	 	 

- 43 -

 

Schedule “A”

Lease Plan

- 44 -

 

- 45 -

 

Schedule “B”

Legal Description of the Land

- 46 -

 

Schedule A

BEING known and designated as Lot 9 in Block 131.1 as shown on a map entitled “Minor
Subdivision, Lots 9, 9.01 and 9.02 in Block 131.1, Tax Map, proposed Lots 9.0 and 9.01, Block
131.1, prepared by Job & Job, Consulting Engineers, dated December 16, 1999 and revised through
January 14, 2000.”

BEGINNING at a point in the easterly line of Central Boulevard (60.0 feet wide) where the same is
intersected by the division line between Lot 9.0 and Lot 9.01 in Block 131.1 as shown on a map
entitled “Minor Subdivision, Lots 9, 9.01 and 9.02 in Block 131.1, Tax Map, proposed Lots 9.0 and
9.01, Block 131.1” prepared by Job & Job, Consulting Engineers, dated December 16, 1999 and revised
through January 14, 2000, said point being distant northeasterly 434.38 feet from the intersection
of the said easterly line of Central Boulevard produced southwesterly with the southerly line of
Commerce Boulevard (80.0 feet wide) and from said point of beginning running (1) Northeasterly and
along the said easterly line of Central Boulevard as shown on said subdivision plat. North 17
degrees 37 minutes 01 second East 665.90 feet to we boundary line between the Borough of Carlstadt
and the Township of South Hackensack; thence (2) Southeasterly and along we said boundary line
between the Borough of Carlstadt and Township of South Hackensack as shown on said subdivision
plat, South 56 degrees 57 minutes 17 seconds East 1143.80 feet to the division line between Lot 9.0
and Lot 9.01 in Block 131.1 as shown on said subdivision plat; thence (3) Southwesterly and along
the said division line between Lot 9.0 and Lot 9.01 in Block 131.1 as shown on said subdivision
plat, South 52 degrees 14 minutes 01 second West 439.38 feet to a point; thence (4) Northwesterly
and still along the said division line between Lot 9.0 and Lot 9.01 in Block 131.1 as shown on said
subdivision plat North 72 degrees 22 minutes 59 seconds West 852.99 feet to the said easterly line
of Commerce Boulevard and the point or place of BEGINNING.

The property and the present use and occupancy thereof are not in violation of any applicable state,
county and municipal ordinances, building or zoning regulations, subdivision laws or similar laws,
regulations or ordinances.

- 47 -

 

The above description being drawn in accordance with a survey prepared by Job & Job, Consulting
Engineers, dated November 13, 2000 and revised to December 1, 2000.

For Information Purposes Only: “In compliance with Chapter 157, Laws of 1977, premises herein is
Lot 9 in Block 131 on the Tax Map of the above municipality.”

- 48 -

 

Schedule “C”

Fixed Rent For the Period From the Commencement Date through September 30, 2015

	 	 	 	 	 	 	 	 	 	 	 
	Lease Year	 	Annual Fixed Rent	 	Monthly Fixed Rent
	 
	1

	 	10/1/00 to 9/30/01
	 	$	1,650,415.80	 	 	$	137,534.65	 
	2

	 	10/1/01 to 9/30/02
	 	$	1,699,798.32	 	 	$	141,649.86	 
	3

	 	10/1/02 to 9/30/03
	 	$	2,411,946.24	 	 	$	200,995.52	 
	4

	 	10/1/03 to 9/30/04
	 	$	2,479,522.32	 	 	$	206,626.86	 
	5

	 	10/1/04 to 9/30/05
	 	$	2,549,697.48	 	 	$	212,474.79	 
	6

	 	10/1/05 to 9/30/06
	 	$	2,622,471.72	 	 	$	218,539.31	 
	7

	 	10/1/06 to 9/30/07
	 	$	2,697,845.04	 	 	$	224,820.42	 
	8

	 	10/1/07 to 9/30/08
	 	$	2,773,218.36	 	 	$	231,101.53	 
	9

	 	10/1/08 to 9/30/09
	 	$	2,853,789.84	 	 	$	237,815.82	 
	10

	 	10/1/09 to 9/30/10
	 	$	2,934,361.32	 	 	$	244,530.11	 
	11

	 	10/1/10 to 9/30/11
	 	$	3,017,531.88	 	 	$	251,460.99	 
	12

	 	10/1/11 to 9/30/12
	 	$	3,103,301.52	 	 	$	258,608.46	 
	13

	 	10/1/12 to 9/30/13
	 	$	3,194,269.32	 	 	$	266,189.11	 
	14

	 	10/1/13 to 9/30/14
	 	$	3,285,237.12	 	 	$	273,769.76	 
	15

	 	10/1/14 to 9/30/15
	 	$	3,378,804.00	 	 	$	281,567.00	 

- 49 -

 

Schedule “C-1”

Fixed Rent for the Period from October 1, 2015 For the Initial Term and The Option Terms

Total Square Footage 301,827

	 	 	 	 	 	 	 	 	 	 	 	 	 
	Period	 	Annual Rent PSF	 	Total Fixed Rent	 	Monthly Fixed Rent
	 
	October 1, 2015 to September 30, 2016
	 	$	19.27	 	 	$	5,816,206.29	 	 	$	484,683.86	 
	October 1, 2016 to September 30, 2017
	 	$	19.85	 	 	$	5,990,692.48	 	 	$	499,224.37	 
	October 1, 2017 to September 30, 2018
	 	$	20.44	 	 	$	6,170,413.25	 	 	$	514,201.10	 
	October 1, 2018 to September 30, 2019
	 	$	21.06	 	 	$	6,355,525.65	 	 	$	529,627.14	 
	October 1, 2019 to September 30, 2020
	 	$	21.69	 	 	$	6,546,191.42	 	 	$	545,515.95	 

Total Fixed Rent for Premises From October 1, 2015 for the Initial Term $30,879,029.09

Fixed Rent for Premises for the First Five Year Renewal Term

	 	 	 	 	 	 	 	 	 	 	 	 	 
	Period	 	Annual Rent PSF	 	Total Fixed Rent	 	Monthly Fixed Rent
	 
	October 1, 2020 to September 30, 2021
	 	$	29.13	 	 	$	8,792,220.51	 	 	$	732,685.04	 
	October 1, 2021 to September 30, 2022
	 	$	30.00	 	 	$	9,055,987.13	 	 	$	754,665.59	 
	October 1, 2022 to September 30, 2023
	 	$	30.90	 	 	$	9,327,666.74	 	 	$	777,305.56	 
	October 1, 2023 to September 30, 2024
	 	$	31.83	 	 	$	9,607,496.74	 	 	$	800,624.73	 
	October 1, 2024 to September 30, 2025
	 	$	32.79	 	 	$	9,895,721.64	 	 	$	824,643.47	 

Fixed Rent for Premises for the Second and Final Five Year Renewal Term

	 	 	 	 	 	 	 	 	 	 	 	 	 
	Period	 	Annual Rent PSF	 	Total Fixed Rent	 	Monthly Fixed Rent
	 
	October 1, 2025 to September 30, 2026
	 	$	33.77	 	 	$	10,192,593.29	 	 	$	849,382.77	 
	October 1, 2026 to September 30, 2027
	 	$	34.78	 	 	$	10,498,371.09	 	 	$	874,864.26	 
	October 1, 2027 to September 30, 2028
	 	$	35.83	 	 	$	10,813,322.22	 	 	$	901,110.19	 
	October 1, 2028 to September 30, 2029
	 	$	36.90	 	 	$	11,137,721.89	 	 	$	928,143.49	 
	October 1, 2029 to September 30, 2030
	 	$	38.01	 	 	$	11,471,853.55	 	 	$	955,987.80	 

- 50 -

 

Schedule “D”

Routine Landlord Maintenance

1. Exterior Walls: Landlord’s maintenance to the exterior precast walls shall include the
application of a stain coating approximately one (1) time every five (5) years. In addition, the
exterior brick surfaces shall be coated with a waterproofing material such as Prime-A-Pel or an
equivalent substitute at least one (1) time every five (5) years. This shall be a common expense
and Tenant shall pay its proportionate share.

2. Dock Seals, Dock Shelters, Loading Doors: Tenant agrees that it shall procure a
maintenance contract for all dock levelors and loading doors in the Demised Premises at Tenant’s
sole cost and expense.

3. Parking and Loading Areas: All paved areas shall be resurfaced approximately once every
ten (10) years. This work shall include the removal and replacement of approximately 2” of fine
aggregate (FABC), hot bituminous concrete, mix I-5 top course. This shall be a common expense and
Tenant shall pay its proportionate share.

4. Roof Areas: Landlord shall perform annual inspections on the roof.

- 51 -

 

Schedule “E”

Diagram Of Typical Hitching Post

- 52 -

 

- 53 -

 

Schedule “F”

Copy of the “Comdisco Lease”

- 54 -

 

INDEX

	 	 	 	 	 
	ARTICLE	 	 	 	PAGE
	 	 	 
	 	 
	1	 	LEASED PREMISES
	 	3
	 	 	 
	 	 
	2	 	TERM OF LEASE
	 	4
	 	 	 
	 	 
	3	 	RENT
	 	5
	 	 	 
	 	 
	4	 	USE
	 	6
	 	 	 
	 	 
	5	 	REPAIRS AND MAINTENANCE
	 	7
	 	 	 
	 	 
	6	 	UTILITIES
	 	8
	 	 	 
	 	 
	7	 	REAL ESTATE TAXES AND ASSESSMENTS
	 	9
	 	 	 
	 	 
	8	 	INSURANCE
	 	11
	 	 	 
	 	 
	9	 	SIGNS
	 	12
	 	 	 
	 	 
	10	 	FIXTURES
	 	12
	 	 	 
	 	 
	11	 	ASSIGNMENT, SUBLETTING AND RECAPTURE
	 	13
	 	 	 
	 	 
	12	 	DAMAGE AND DESTRUCTION
	 	15
	 	 	 
	 	 
	13	 	CONDEMNATION
	 	19
	 	 	 
	 	 
	14	 	INSPECTION BY LANDLORD
	 	20
	 	 	 
	 	 
	15	 	RIGHT OF RE-ENTRY
	 	21
	 	 	 
	 	 
	16	 	DEFAULT
	 	21
	 	 	 
	 	 
	17	 	NOTICES
	 	22
	 	 	 
	 	 
	18	 	NON-WAIVER
	 	22
	 	 	 
	 	 
	19	 	LIABILITY OF TENANT FOR DEFICIENCY
	 	23
	 	 	 
	 	 
	20	 	RIGHT OF TENANT TO MAKE ALTERATIONS AND IMPROVEMENTS
	 	23
	 	 	 
	 	 
	21	 	SUBORDINATION OF LEASE
	 	23
	 	 	 
	 	 
	22	 	LEASE CONSTRUCTION
	 	24
	 	 	 
	 	 
	23	 	MUTUAL RELEASES
	 	24
	 	 	 
	 	 
	24	 	ISRA COMPLIANCE
	 	25
	 	 	 
	 	 
	25	 	BROKERAGE COMMISSION
	 	27
	 	 	 
	 	 
	26	 	CONSENT
	 	27
	 	 	 
	 	 
	27	 	TITLE
	 	27

 

 

	 	 	 	 	 
	ARTICLE	 	 	 	PAGE
	 	 	 
	 	 
	28	 	FORCE MAJEURE
	 	28
	 	 	 
	 	 
	29	 	CERTIFICATION BY LANDLORD THAT LEASE IS IN FULL FORCE AND EFFECT
	 	28
	 	 	 
	 	 
	30	 	SHORT FORM OF LEASE
	 	28
	 	 	 
	 	 
	31	 	QUIET ENJOYMENT AND NON-DISTURBANCE
	 	29
	 	 	 
	 	 
	32	 	ARBITRATION
	 	30
	 	 	 
	 	 
	33	 	SPECIAL DAMAGES
	 	30
	 	 	 
	 	 
	34	 	RENEWAL OPTION
	 	30
	 	 	 
	 	 
	35	 	RIGHT OF FIRST OFFER ON EXPANSION SPACE
	 	32
	 	 	 
	 	 
	36	 	RIGHT OF FIRST OFFER TO PURCHASE
	 	33
	 	 	 
	 	 
	37	 	STATEMENT OF COMPETITORS
	 	33
	 	 	 
	 	 
	38	 	ELECTRICAL SUBSTATION
	 	34

2

 

AGREEMENT OF LEASE

     THIS AGREEMENT, made the                      day of October, 1999, by and between RUSSO
FAMILY LIMITED PARTNERSHIP, a New Jersey Limited Partnership, the owner in fee of the leased
premises hereinafter described which will be the subject matter of this lease, having a place of
business at 71 Hudson Street, Hackensack, NJ, hereinafter referred to as “Landlord”; and
COMDISCO, INC., a Delaware corporation, having a place of business at 6111 North River Road,
Rosemont, IL 60018, hereinafter referred to as “Tenant.”

WITNESSETH:

     WHEREAS, Landlord is the owner of certain land located on Central Boulevard, in the Borough
of Carlstadt, County of Bergen and State of New Jersey, known as part of Lots 9, 9.01 and 9.02 in
Block 131, on which premises the Landlord shall complete an office/warehouse building containing
approximately 259,908 square feet (the “Building”), of which the Tenant shall lease the entire
Building, which premises will be available for occupancy within the time period hereinafter
described; and

     WHEREAS, the Tenant is agreeable to leasing office/warehouse space containing the said
approximately 259,908 square feet, and the land as hereinafter set forth.

     WHEREAS, Landlord acknowledges that Tenant shall construct, as provided for herein, at its
own cost, a mezzanine level for office space, the floor area of which shall be rent-free for the
initial Term of this Lease;

     NOW, THEREFORE, the parties agree as follows:

     1. LEASED PREMISES

     The Landlord leases to the Tenant and Tenant hires from the Landlord, for the term, at the
rental, and subject to the terms and conditions of this Lease, approximately 259,908 square feet of
office/warehouse space, together with parking on-site for 378 vehicles, all as set forth on plans
attached hereto and made a part hereof as Schedule “A”. Landlord has the right to relocate
approximately 20 spaces along the south side of the Building to other locations along the south
side of the Building. Tenant will have the right to construct a platform on the roof of the
Building to contain HVAC equipment (or ground mounted), satellite and communications equipment on
the roof. The Building will have additional loading doors as specified

3

 

by Tenant’s architect in which event the parking will by adjusted downward accordingly. Also,
Landlord will, at Landlord’s expense, install electrical and telecommunications conduits from the
street to both the Building and Expansion Space (as defined in Section 36). The total land and
buildings shall consist of approximately 12 acres. The Landlord represents that the lowest point
of the impervious area adjacent to the Building is at least 6.00 feet above mean sea level and
when constructed, the floor plane of the Building will be at least 10.00 feet above mean sea
level.

     2. TERM OF LEASE

     (a) The Landlord shall complete its requirements under this lease before July 1, 2000. On
July 1, 2000 Tenant shall have access to the Building to complete its requirements for occupancy.

     (b) The term of the Lease shall be for a term of fifteen (15) years and shall commence on
October 1, 2000 and terminate on September 30, 2015, unless the Lease shall be terminated in
accordance with the provisions hereof or the Termination Date shall be extended as hereinafter
provided in this Article.

     (c) Landlord represents and warrants that the Leased Premises will comply with all applicable
requirements of State, County, City and local authorities. Landlord shall, at his own cost and
expense, promptly execute and comply with any statutes, ordinances, rules, orders, regulations, and
requirements of the Federal, State or Municipal Governments (including, but not limited to, the
Americans with Disabilities Act), and of their departments or bureaus, which may now or hereafter
be applicable to the Leased Premises. Landlord shall promptly correct and abate any such violations
not caused by Tenant, at its own cost and expense. Landlord represents that the Leased Premises
when completed (i) will comply with applicable governmental requirements (including zoning laws and
regulations), (ii) may be lawfully used for office/warehouse purposes by Tenant, and (iii) shall
be free of any liens of

4

 

subcontractors, materialmen, and the like, filed pursuant to the New Jersey Mechanics Lien
Law (R.S. 2A:44-64, et seq.)

     3. RENT

     As Fixed Rent the Tenant shall pay to the Landlord at the office of the Landlord or at such
other place and in such other manner as the Landlord may from time to time designate in writing,
in accordance with the following schedule:

     (a) The Fixed Rent during the first year of the lease term shall be at the rate of
$1,650,415.80 per annum, payable in equal monthly installments of $137,534.65;

     (b) The Fixed Rent during the second year of the lease term shall be at the rate of
$1,699,798.32 per annum, payable in equal monthly installments of $141,649.86;

     (c) The Fixed Rent during the third year of the lease term shall be at the rate of
$2,411,946.24 per annum, payable in equal monthly installments of $200,995.52;

     (d) The Fixed Rent during the fourth year of the lease term shall be at the rate of
$2,479,522.32 per annum, payable in equal monthly installments of $206,626.86;

     (e) The Fixed Rent during the fifth year of the lease term shall be at the rate of
$2,549,697.48 per annum, payable in equal monthly installments of $212,474.79;

     (f) The Fixed Rent during the sixth year of the lease term shall be at the rate of
$2,622,471.72 per annum, payable in equal monthly installments of $218,539.31;

     (g) The Fixed Rent during the seventh year of the lease term shall be at the rate of
$2,697,845.04 per annum, payable in equal monthly installments of $224,820.42;

     (h) The Fixed Rent during the eighth year of the lease term shall be at the rate of
$2,773,218.36 per annum, payable in equal monthly installments of $231,101.53;

     (i) The Fixed Rent during the ninth year of the lease term shall be at the rate of
$2,853,789.84 per annum, payable in equal monthly installments of $237,815.82;

     (j) The Fixed Rent during the tenth year of the lease term shall be at the rate of
$2,934,361.32 per annum, payable in equal monthly installments of $244,530.11;

5

 

     (k) The Fixed Rent during the eleventh year of the lease term shall be at the rate of
$3,017,531.88 per annum, payable in equal monthly installments of $251,460.99;

     (l) The Fixed Rent
during the twelfth year of the lease term shall be at the rate of $3,103,301.52 per annum, payable
in equal monthly installments of $258,608.46;

     (m) The Fixed Rent during the thirteenth year of the
lease term shall be at the rate of $3,194,269.32 per annum, payable in equal monthly installments
of $266,189.11;

     (n) The Fixed Rent during the fourteenth year of the lease term shall be at the rate of
$3,285,237.12 per annum, payable in equal monthly installments of $273,769.76;

     (o) The Fixed Rent during the fifteenth year of the lease term shall be at the rate of
$3,378,804.00 per annum, payable in equal monthly installments of $281,567.00.

     Tenant shall not be charged Rent for the second floor mezzanine referenced in the
Construction Specifications through the initial term of this Lease.

     All of the aforesaid rental payments shall be payable without previous demand therefore on
the first day of each month in advance.

     Tenant shall pay to Landlord all amounts due hereunder through electronic funds transfer to
Landlord’s bank. Landlord shall supply Tenant with all necessary information to effectuate the
transfer.

     4. USE

     The Tenant covenants and agrees to use and occupy the Leased Premises for office/warehouse use
and Tenant has informed the Landlord, and Landlord acknowledges that Tenant intends to use the
Premises for its disaster recovery business. As such, Tenant may not have its employees physically
present in the Premises at all times. Such absence shall not be deemed abandonment. Access to the
Premises shall be twenty-four (24) hours per day, seven (7) days per week. In addition, Landlord
acknowledges that Tenant’s customers will be accessing the Premises for testing and disaster
recovery purposes. Tenant’s customer’s access may

6

 

be up to six (6) consecutive weeks, or longer. Such access by Tenant’s customers shall be
permitted and shall not be deemed a sublease or an assignment of this Lease. The right of access
includes the placement of mobile trailers in the parking lot into which computer equipment will
be installed for Tenant’s customers, a satellite dish to be placed on the ground and/or the
Building and generators and transformers to be placed on the property. All activities hereto
shall be subject to the approval of all governmental agencies having jurisdiction.

     5. REPAIRS AND MAINTENANCE

     (a) Landlord shall maintain the roof and exterior of
the Building, parking areas and all driveways, and landscaping, which expenses shall be paid as
additional rent. All charges to the Tenant shall be accompanied by invoices or other verification.

     (b) Except as set forth in subparagraph (a) above, Tenant shall take good care of the
Premises and at its own cost and expense, keep and maintain the interior of the Premises, and
shall make all repairs, including repairs to the HVAC system, at any time during the term of this
Lease as and when needed to preserve them in good working order and condition without limiting the
obligations of the Tenant as aforesaid, the Tenant shall repair and maintain the air conditioning,
electrical, heating and plumbing fixtures and systems, as aforementioned, and shall generally
maintain the interior of the Premises and shall, at the expiration of the term, deliver up the
Premises in good order or condition, damages by the elements, fire and other causes beyond the
reasonable control of Tenant and ordinary wear and tear excepted. Tenant shall maintain the
premises consistent with maintenance required by first-class office/warehouse buildings.

     (c) Except for repairs or expenses caused by the negligence of parties other than the Tenant
or its invitees and for any repairs or expenses covered by any warranty on the Building, Tenant
agrees to pay to Landlord as additional rent all of the actual reasonable expenses incurred by
Landlord in maintaining the roof and

7

 

exterior of the Building, parking areas and all driveways, snow plowing, and landscaping,
including sewer connection charges.

     (d) Tenant shall pay the aforesaid additional rent for the actual reasonable expenses
incurred by the Landlord under this paragraph by the fifth day of the month following the
completion of the work or payment of any expenses by the Landlord, as billed by the Landlord.

     (e) Notwithstanding the above, Landlord will be responsible for costs incurred in connection
with the original design and construction of the Building, including but not limited to any
repair, restoration, capital improvements or maintenance caused by any defects in design or
construction of the Building;

     6. UTILITIES

     (a) The Tenant shall, at its own cost and expense, pay for all utilities and utility service
to the Premises, including but not limited to gas, heat, electric and water. The Landlord shall
not be responsible for, or incur any liability as a result of, interruption of any said utility
service, unless caused by Landlord, or its employees or agents.

     (b) The Tenant shall be responsible for, and at its own cost and expense, make such deposit
as may be required by utility companies for utility service to the Premises including standby
sprinkler charges, if any.

     (c) The Landlord represents to the Tenant that at the commencement of this Lease, gas, heat,
electric, water, sewer and storm drain utilities will be available and connected at the Building
on the Premises as provided in Landlord’s specifications.

     (d) The Tenant shall have the option, subject to the reasonable approval of the Landlord,
which shall not be unreasonably withheld or delayed, to make such changes in the Building as
recommended by any of the utility companies or private contractors to lower the costs of such
utility.

8

 

     7. REAL ESTATE TAXES AND ASSESSMENTS

     (a) The Tenant, in addition to the rent reserved, shall pay at its own cost and expense, all
of the real estate and personal property taxes assessed against the Leased Premises, including
the land and Building, including such added assessment or omitted assessment as may be levied
against the premises by the Borough of Carlstadt during the term of this lease, said obligation
to commence and be prorated as of the Commencement Date of the Lease, and be prorated as of the
date of termination or expiration of the term. (Landlord represents to Tenant that Landlord knows
of no such assessment). The basis of such proration with reference to local improvement installed
and any assessment by a governmental agency shall be the period during the term of this lease
that the property is or is likely to be benefited as measured against the life of the benefit,
not the date when payments are due, e.g., if the assessment for local improvement were for a
sidewalk having a useful life of forty (40) years and the remainder of the term of the lease were
four (4) years, the Tenant would be responsible for ten (10%) percent of the assessment.

     (b) It is the intention of the parties hereto that during the term of this lease the Tenant
shall, at its own cost and expense, bear, pay and discharge, before any fine, penalty, interest or
cost may be added for the nonpayment thereof, all taxes, water, rent, sewer charges, and license
and permit fees, (herein called “Impositions”), provided the Landlord furnishes Tenant at least 30
days before due, with the bill covering such Imposition or if there is no bill, then notice of such
Imposition, together with any interest or penalties lawfully imposed upon the late payment thereof
if imposed because of Tenant’s failure to make timely payment within the time period herein
specified, which pursuant to the present or future law or otherwise, during the term hereby granted
and any renewal term hereof, shall be levied, charged, or become due and payable out of or for, or
become a lien on the premises or any portion thereof, the Building and any building and
improvements hereafter erected upon the Leased Premises by the Tenant, the appurtenances thereto,
the sidewalks or streets, adjacent

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thereto, any use or occupancy of the land, and such franchises as may be appurtenant to the
use and occupation of the Leased Premises EXCEPT income taxes assessed against the Landlord,
capital levy, estate, succession, inheritance, or transfer taxes payable by the Landlord,
corporate franchises, capital stock, loans and bonus taxes imposed upon any owner of the fee of
the Leased Premises, and any income, profits or revenue tax, assessment or charge imposed upon
rent as such payable by the Tenant under this lease and any renewal thereof or any tax or charge
in replacement or substitution of the foregoing or of a similar character. If at any time during
the term of the lease or of any renewal hereof, the present method of taxation shall be changed so
that the whole or any part of the real estate taxes, sewer and water charges shall be levied and
imposed wholly or partially as a capital levy or otherwise on the rents received from said real
estate or the rents reserved herein or in any renewal hereof or any part of either, or shall be
measured by or based in whole or in part, upon the Building and improvements now or hereafter
erected and maintained upon the Leased Premises, as the sole asset of the Landlord, and shall be
imposed upon the Landlord, the Tenant shall pay the same, as the same respectively comes due
together with any interest or penalties lawfully imposed upon the late payment thereof if imposed
because of Tenant’s failure to make timely payment within the time periods herein specified.

     The Tenant, upon the Landlord’s request, shall furnish to the Landlord and to each holder of
the mortgage on the Leased Premises before the date when any tax, water and sewer rent and charges
would become delinquent, receipts or other proof reasonably satisfactory to the Landlord or such
mortgagee, as the case may be, evidencing the payment of such Imposition.

     Unless the Tenant notifies the Landlord in writing that the Tenant intends within a reasonable
time to proceed as in subparagraph (c) hereof provided, and if the Tenant shall fail for thirty
(30) days after written notice and demand given to the Tenant by Landlord, to pay any Imposition
within the time permitted by law for the

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payment thereof without interest or penalty, the Landlord may pay the same with all interest
and penalties lawfully imposed upon the late payment thereof, and the amount so paid by the
Landlord with interest thereon [commencing the later of (i) the date of Landlord’s payment or (ii)
thirty (30) days after such notice] at the rate of prime plus two (2%) percent per annum from the
date of payment by the Landlord, shall thereupon be and become immediately due and payable to the
Landlord by the Tenant as additional rent. The basis for proration of the Tenant’s obligations
under this subsection 7(b) shall be the period during the term of this lease that the property is
or is likely to be benefited as measured against the life of the benefit. [See example in Article
7(a)].

     (c) In the event the Tenant wishes to contest any assessment or levy or Impositions on the
Leased Premises, the Landlord covenants and agrees that it will lend its name and execute all
papers necessary to aid the Tenant in contesting or litigating said assessment or levy provided,
however, that said litigation or contest shall be at the cost and expense of the Tenant, and that
the Tenant shall indemnify the Landlord from any fines or penalties, which may be occasioned as a
result of any such contest, and Tenant shall be entitled to any refunds from the taxing
authorities.

     (d) Landlord shall have the option, upon thirty (30) days written notice to Tenant, to
require the Tenant to pay the real estate taxes in monthly installments in advance.

     8. INSURANCE

     (a) The Landlord shall carry for the joint benefit of the Landlord and the Tenant fire
insurance, general public liability insurance, rent insurance and flood insurance in an amount
equal to the replacement value of the Building and not less than the requirements of the mortgagee
holding the mortgage on said premises. At the time of completion, the value of the Building will be
approximately $20,000,000.00. Tenant shall pay to Landlord on an annual basis, in advance, the cost
of said insurance.

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Tenant shall pay said annual cost for the insurance every year during the term of the Lease
and Landlord shall provide Tenant each year with copies of the binder and bill.

     (b) In addition, Tenant, at its expense, shall maintain public liability insurance, casualty
and extended coverage insurance of Tenant’s improvements, contents and personal property at the
Leased Premises for replacement value thereof.

     (c) No insurance to be provided by the Tenant pursuant to this Lease shall be required to be
in effect prior to the commencement of the term hereof.

     9. SIGNS

     The Tenant shall have the right to erect and maintain one (1) or more ground signs on the
Premises, provided same complies with all regulations of applicable governmental agencies having
jurisdiction thereof, and provided the installation has received prior written approval of the
Landlord, which approval shall not be unreasonably withheld or delayed, that the erection of such
sign or signs will not result in material damage to the leased premises upon removal. In addition,
Landlord consents to the Tenant mounting a sign on the Building provided no penetrations are made
in the brick on the Building. All signs shall be the property of Tenant and removed by the Tenant
at the termination of this Lease without damage to the Premises.

     10. FIXTURES

     Tenant is given the right and privilege of installing and removing property, equipment and
fixtures in the Leased Premises during the term of the Lease, it being understood and agreed,
however, that in the event of the termination or expiration of this Lease, if the Tenant fails to
remove any such property, equipment, fixtures or other property as of the termination of the Lease,
in that event and provided the Landlord has given Tenant at least ten (10) days’ notice of
Landlord’s intent to treat said property as abandoned, the said property, equipment and fixtures
shall be deemed abandoned by Tenant and shall become the property of the Landlord, and

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Tenant shall be responsible for all costs incurred by the Landlord in removing said fixtures.

     11. ASSIGNMENT, SUBLETTING AND RECAPTURE

     Tenant may assign this lease in whole or in part or sublease all or part of the premises to any party, subject to the following:

     (a) Tenant may, at any time and from time to time, during the term of this lease, give
Landlord notice of Tenant’s intention to seek to sublease all or part of the premises or to assign
this lease as to all or part of the premises. Such notice shall designate (i) if a partial
subletting or assignment is contemplated, the specific part of the premises to be covered by such
subletting or assignment; (ii) if a subletting is contemplated, the period of such subletting; and
(iii) the name and address of the contemplated sublessee or assignee, if known. Such notice shall
be accompanied by a copy of a letter of intent, if any, and by such other information as may be
available in written or graphic form and describe the negotiations or discussions between the
parties to the contemplated assignment or sublease. For a period of fifteen (15) days from the
giving of such notice, Landlord shall have a recapture option, only if seventy five (75) percent or
more of the premises is sought to be assigned or subleased, whereby, in effect Landlord may cancel
this lease as to all or the part of the premises (as the case may be), for the remainder of the
lease term or any extended term, with the basic rent thenceforth payable under this lease and the
proportionate share used in computing additional rent thenceforth payable under this lease to be
reduced so as to reflect the reduction of the area of the premises resulting from such recapture.
Such recapture option shall be exercised by Landlord’s giving Tenant notice of such exercise prior
to the expiration of such recapture option period. Upon exercise of such recapture option
Landlord and Tenant shall execute and deliver such instruments as shall be necessary to effectuate
the above recapture provisions, to provide that for the remainder of the lease term or any extended
term Tenant be entirely relieved of any and all obligations accruing after the effective date of
the recapture as to the

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portion of the premises recaptured. Landlord and Tenant shall, at the request of either party,
execute a memorandum in recordable form to memorialize said recapture. At the expiration of the
period of time covered by the recapture the portion of the premises recaptured shall revert back
to Tenant and this lease shall continue in full force and effect as if the recapture had not
occurred. During the period of such recapture, alterations to the recaptured space shall be
subject to Tenant’s consent, which consent shall not be unreasonably withheld or delayed. The
recaptured space, including leasehold improvements thereto, which are not the property of the
occupant of such space during the recapture period, shall, at the time said space reverts to
Tenant, be in the same condition, subject to reasonable wear, tear and damage by fire, the
elements, casualty, or other cause not due to the neglect of Landlord, such occupant or their
agents, visitors, servants or licensees, as existing at the commencement of the recapture period.

     Notwithstanding the foregoing, in the event the Landlord elects to recapture the entire
Leased Premises in response to due notice from the Tenant, the Tenant shall be relieved of any
further obligation under this lease for the balance of the term, regardless of the fact that the
term of the lease, by the Tenant, was less than the full term of the lease, (e.g., after the end
of the first lease year Tenant gives Landlord notice of the proposed sublease of the entire
premises for two (2) years, and the Landlord elects to recapture, the Tenant shall have no further
obligation to perform under any of the terms and conditions of the lease). If Landlord recaptures,
Tenant shall be reimbursed for cost of its improvements on a pro rata basis. All prepaid rents and
security deposits shall be promptly returned to Tenant.

     (b) In the event that the Landlord has, but fails to exercise, the recapture option as
described in Paragraph (a) of this Article, the Tenant may proceed in accordance with the notice
of intention given by Tenant, to assign this lease or sublet the whole or any portion of the
premises, subject to the Landlord’s prior written consent, which

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consent will be granted or denied within ten (10) days, which consent shall not be
unreasonably withheld or delayed on the basis of the following terms and conditions:

     (i) Tenant shall furnish Landlord a copy of the proposed instrument of such sublease or assignment;

     (ii) The assignee shall assume, by written instrument, the obligations of
this lease, (but only to the extent they pertain to the space covered by the
assignment if less than the entire premises) for the period from and after the
date of such assignment and a copy of such assumption agreement shall be furnished
to the Landlord within ten (10) days of its execution;

     (iii) The Tenant and each assignee shall be and remain liable for the observance of all the
covenants and provisions of this lease, (but only to the extent they pertain to the space covered
by the assignment if less than the entire premises) including, but not limited to, the payment of
basic and additional rent reserved herein, thereafter through the entire unexpired term of this
lease;

     (c) Landlord’s consent shall not be required with respect to an assignment or transfer of
this lease, or a subletting to any affiliate of the Tenant, or any firm, corporation or other
organization which shall succeed to substantially all of Tenant’s business, or to any affiliate,
provided that such successor firm, corporation or other organization executes an agreement assuming
all of the terms, provisions and covenants of this lease on Tenant’s part to be performed and
within twenty (20) business days after the execution and delivery of such an assignment, a true
copy of the assignment and assumption agreement, together with a statement of the assets and net
worth of the assignee are delivered to the Landlord.

     12. DAMAGE AND DESTRUCTION

     (a) If all or any part of the Leased Premises is damaged or destroyed by fire or other
casualty, Landlord shall commence promptly, subject to the approval of

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governmental agencies having jurisdiction, and with reasonable dispatch continue to restore
same to substantially the same condition as existed immediately preceding the damage or
destruction. If the cost of the casualty is $100,000 or less, then Landlord shall restore the
Premise at his sole cost and expense and then await the insurance proceeds.

     (b) The loss, if any, under policies pursuant to this lease shall be adjusted with the
insurers by the Landlord. The loss as adjusted shall be paid to the Landlord to rebuild the
property.

     (c) The net insurance proceeds which are payable to the Landlord in case of
any casualty shall be deposited by it in an escrow account in the name of any
escrowee selected by the Landlord and approved by the Tenant, or in the event there is
an institutional first mortgagee, such lender shall have the right to act as escrowee.
Such insurance proceeds shall be paid in escrow by such escrowee as a trust fund for
the purpose of paying for the cost of repairing, replacing, restoring or rebuilding the
property or equipment so damaged by fire or other risks covered by such insurance
and the cost of making temporary repairs or doing such work as may be necessary to
protect the Leased Premises against further injury. Such insurance proceeds shall be
disbursed by such escrowee in accordance with the provisions of subparagraph (f) of
this paragraph. The escrowee shall be entitled to no compensation payable out of
such fund. If the net insurance proceeds held by the escrowee, as provided in this
subparagraph, shall exceed such cost, such excess shall belong to and be paid over to
the Landlord upon completion of and payment for such work.

     (d) Any repair, replacement, restoration or rebuilding required to be made
under this paragraph involving an estimated cost of $100,000.00 or more, as estimated
by a reputable architect selected by the Landlord and approved by Tenant shall be
made under the supervision of such architect and shall not be undertaken until detailed
plans and specifications of such work shall have been filed with and approved by the
Tenant. The Tenant shall not unreasonably withhold or delay its approval to the plans

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and specifications submitted to, and if Tenant fails to respond by either approving or stating its
reasons for not approving within fifteen (15) business days after delivery thereof to it, they
shall be deemed approved by the Tenant. If the Tenant disapproves of such plans and specifications
within such period of time, such disapproval shall be in writing and shall specify the grounds
therefore. Upon such disapproval, and if the parties cannot resolve their differences within
twenty (20) days, the Landlord may submit to arbitration, in accordance with the provisions of
this Lease, the determination of whether the Tenant has unreasonably withheld its approval. If the
Tenant is held not to have unreasonably withheld its approval, the Landlord shall amend the plans
and specifications to meet the problem specified as the grounds for Tenant’s disapproval and
thereafter resubmit the plans and specifications, as so amended, to the Tenant for the Tenant’s
approval.

     (e) Any monies paid to the parties or to any escrowee of the parties or to the person
hereafter described in this subparagraph, as the case may be, shall be paid as the work progresses
against the certificates of the architect in charge of such repairs, replacement and restoration,
or rebuilding showing that the amount stated in the particular certificate has been paid or is due
in respect of such work, together with the names and addresses of the persons, if any, to whom
such amounts are due. Until such repairs, replacement, restoration or rebuilding shall have been
fully completed, the total so paid over shall in no circumstances exceed eighty-five (85%) percent
thereof.

     (f) There shall be an abatement or pro-rata reduction of Fixed Rent and other sums payable by
the Tenant hereunder immediately (and Landlord shall be entitled to collect the rent insurance) by
reason of any damage or destruction to any building or equipment or any part thereof now or
hereafter on the Leased Premises, or by reason of any repair, replacement, restoration or
rebuilding, and the Tenant shall be entitled to terminate the Lease by reason thereof, in the event
Landlord does not notify Tenant

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within thirty (30) days of the casualty that it intends to restore the premises, or if the
premises are not fully restored within ninety (90) days of the casualty.

     (g) In the event the insurance proceeds are insufficient to repair, replace, restore or
rebuild the property and equipment on the Leased Premises, the Landlord shall be responsible for
and shall promptly pay any deficiency therein.

     (h) If the damage shall occur in the last two (2) years of the term and/or shall be so
extensive that the Building is totally destroyed (the Building shall be deemed totally destroyed
if the cost of restoration shall exceed fifty (50%) percent of the replacement value, exclusive of
the cost of foundation and excavation) this lease and the term hereby granted shall at the option
of either party cease and the rent shall be apportioned to the date of destruction. In the such
event the insurance proceeds covering Landlord’s interest shall be turned over to and belong to
the Landlord, if the policy permits.

     (i) If the Leased Premises is substantially damaged or destroyed by a casualty which is not
covered by the insurance that Tenant is required to maintain pursuant to this lease and Landlord is
not carrying additional insurance that would cover said casualty, either party shall have the right
to terminate this lease by giving notice to the other party, which notice of termination shall be
thirty (30) days after the date on which such notice of termination is given, and (i) upon the date
specified in such notice, this lease and the term hereof shall cease and expire, and (ii) Fixed
Rent or other sums paid by the Tenant for a period after such date of termination shall be refunded
to Tenant upon demand, as well as the security deposit and prepaid rent paid hereunder.

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     13. CONDEMNATION

     (a) If the whole of the Premises shall be taken under the exercise of the power of
condemnation or eminent domain, then this Lease shall automatically terminate on the date that
title or possession is taken by the condemner, whichever occurs first, and the rent shall be
apportioned as of said date. If any part of the Premises be so taken so as to materially restrict,
limit or adversely affect the use, occupancy or enjoyment of Tenant, then Tenant shall have the
option to terminate this Lease by thirty (30) days’ written notice to the Landlord, which notice
must be given within ninety (90) days after possession or title on the partial taking is obtained
by condemner, and the rent shall be apportioned on the effective date of termination of the Lease
by Tenant.

     (b) If any part of the Premises shall be so taken and this Lease shall not terminate or be
terminated under the provisions of subparagraph (a) hereof, then the rental shall be equitably
apportioned according to the square footage of the Premises, and the Landlord shall, at its own
cost and expense, restore the remaining portion of the Premises to the extent necessary to render
it reasonably suitable for the purposes for which it was leased, shall provide finished parking
facilities equivalent to those originally furnished to Tenant, and shall make all repairs to the
Building in which the Premises is located to the extent necessary to constitute the Building a
complete architectural unit, provided, however, that if the amount of the award received by
Landlord is not adequate to cover the cost of such restoration or repairing, Landlord may elect by
written notice to Tenant to that effect to terminate this Lease.

     (c) Notwithstanding the provisions of this Lease, Tenant’s use, occupancy or enjoyment of the
Premises will be deemed materially restricted if any portion of the Building or ground area of
sufficient size to deprive Tenant of ten percent (10%) or more of the available parking area on
site at the commencement of the term shall be taken under the exercise of the power of
condemnation or eminent domain.

     (d) All compensation awarded or paid upon such a total or partial taking of the
Premises shall belong to and be the property of the Landlord, provided, however, that

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nothing contained herein shall be construed to preclude the Tenant, as permitted by law, from
prosecuting any claim directly against the condemning authority in such condemnation proceedings
for loss of business, relocation costs or depreciation to, damage to, or cost of removal of, or
for the value of stock, trade fixtures, furniture, and other personal property belonging to
Tenant.

     (e) Notwithstanding the foregoing, all rights of the Landlord and Tenant to share in the
condemnation award shall be subject to the prior right of the institutional first mortgage lender
to receive all such condemnation funds to the extent of the balance then due on the first
mortgage.

     14. INSPECTION BY LANDLORD

     Landlord’s agents, and other representatives, shall have the right to enter into and upon
said premises accompanied by a representative of Tenant, or any part thereof, at all reasonable
hours during a normal workday, if it does not interrupt Tenant’s workday, for the purpose of
examining same, or making such repairs or alterations therein as may be necessary for the safety
and preservation thereof, without unduly disturbing the operations of the Tenant. Landlord may
exercise such right except for emergencies only upon written notice provided to the Tenant at least
one week in advance and such notice shall specify the basis upon which such right of entry is
intended to be exercised. Landlord may not exercise such right of entry more frequently than once
in any two-month period.

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     15. RIGHT OF RE-ENTRY

     If the said premises, or any part thereof, shall become vacant due to the Tenant’s removal
and failure to pay rent and other charges payable hereunder during the term, or should the Tenant
be evicted by summary proceedings or otherwise, the Landlord or Landlord’s representatives may
reenter the same, and re-let the said premises as the agent of the said Tenant and receive the
rent thereof; applying the same first to the payment of such reasonable expenses as the Landlord
may be put to in reentering, and then to the payment of the rent due hereunder; the balance (if
any) to be paid over to the Tenant who shall remain liable for any deficiency.

     16. DEFAULT

     (a) It is expressly understood and agreed that subject to the terms and conditions of within
lease, in the event there is a default in payment of the fixed rent, or if default be made in the
payment of the additional rent or other monetary obligations hereunder to be paid for by the
Tenant, and such default shall continue for a period of fifteen (15) days after written notice,
then in that event, Landlord may institute the legal proceedings to dispossess the Tenant; or

     (b) If the Tenant shall default under any other provisions of this lease other
than such requiring monetary payments, the Tenant shall cure same within thirty (30)
days of written notice from the Landlord, or if such condition cannot be corrected
within thirty (30) days, Tenant shall commence to cure such default within thirty (30)
days and complete said curing within a reasonable time;

     (c) If the Tenant shall fail to comply with any of the statutes, ordinances, rules,
orders, regulations and requirements of the Federal, State and City Government
required to be complied with by Tenant pursuant to the terms of this lease, or if the
Tenant shall file a petition in bankruptcy or arrangement, or be adjudicated a bankrupt
or make an assignment for the benefit of creditors or take advantage of any insolvency
act, and such action is not rescinded within sixty (60) days, the Landlord may, at any
time thereafter terminate this lease and the term thereof, and upon the giving of such

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written notice, the lease and the term thereof shall terminate, expire and come to an end on
the date fixed in such notice as if said date were the date originally fixed in this lease for the
termination or expiration thereof, subject to the provisions of Subparagraph (c) hereunder.

     (d) In the event Tenant shall fail to pay rent and/or additional rent when due, then, in
addition to the Landlord’s rights as contained in this Article 16, interest shall accrue thereon
at a fluctuating per annum rate equal to the sum of the prime rate of Chase Manhattan Bank, N.A.,
plus two (2) percentage points from the fifth date after the due date to the date of payment.

     (e) In the event of the occurrence of an event of default by Landlord hereunder, Tenant, may,
at its sole discretion, exercise any or all of the remedies as may be available to Tenant at law
or in equity.

     17. NOTICES

     All notices required or permitted to be given to the Landlord shall be in writing and given
by hand or certified mail, return receipt requested, addressed to the Landlord at 71 Hudson
Street, Hackensack, New Jersey 07601.

     All notices required to be given to the Tenant shall be in writing and given by hand or
certified mail, return receipt requested, addressed to the Tenant at 6111 N. River Road, Rosemont,
IL 60018, Attn: Director of Real Estate, with a copy to Tenant’s General Counsel at same address.

     Either party may change the address for notification hereunder by a notice given in
conformance with this Section 17.

     18. NON-WAIVER

     The failure of the Landlord or Tenant to insist upon strict performance of any of the
covenants or conditions of this lease or to exercise any option herein conferred in any one or more
instances, shall not be construed as a waiver or relinquishment for the failure of any such
covenants, conditions, or options, but the same shall be and remain in full force and effect.

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     19. LIABILITY OF TENANT FOR DEFICIENCY

     In the event that this Lease shall terminate by reason of the re-entry of the Landlord under
the terms and conditions contained in this lease or by the ejectment of the Tenant by summary
proceedings or otherwise, it is hereby agreed that the Tenant shall remain liable to pay in
monthly payments the rent which accrued subsequent to the re-entry by the Landlord, and the Tenant
expressly agrees to pay as damages for the breach of the covenants herein contained, the
difference between the rent reserved and the rent collected and received, if any, by the Landlord,
during the remainder of the unexpired term, and such difference or deficiency between the rent
herein reserved and the rent collected, if any, shall become due and payable in monthly payments
during the remainder of the unexpired term, as the amounts of such difference or deficiency shall
from time to time be ascertained, provided such damages are permitted by law applicable in this
jurisdiction. Tenant shall be entitled to a credit for any prepaid rent paid hereunder.

     20. RIGHT OF TENANT TO MAKE ALTERATIONS AND
IMPROVEMENTS

     Tenant may not make any alterations to the Building, consisting of the foundation, skin, roof
and windows (except that Tenant may cover any windows for data center purposes) of the Building.
Tenant may, upon notice
to, but without consent of, the Landlord, make any alterations to the Premises as is
necessary for its business. In addition, Tenant has the right to construct a second floor
mezzanine level consisting of approximately 41,919 square feet as per the Construction
Specifications. At the termination of the lease, the Premises shall be restored to its original
condition, as delivered by the Landlord, at the Landlord’s request.

     21. SUBORDINATION OF LEASE

     (a) This Lease shall be subject and subordinate at all times to the lien of any mortgages now
or hereafter placed on the land and buildings of which the Premises form a part. The Tenant
covenants and agrees to execute and deliver upon demand

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such further instrument or instruments subordinating this Lease to the lien of any such
mortgage or mortgages as shall be desired by any mortgagee or proposed mortgagee. Tenant further
acknowledges that Landlord may be required by any mortgagee or proposed mortgagee to assign this
Lease as additional security for any mortgage or proposed mortgages, and Tenant agrees that it
will upon demand join with Landlord in the execution of any such assignment or agreement, which
may in form for recording, as any such mortgagee or proposed mortgagee may reasonably require.
Tenant’s failure to comply on demand with the provisions hereof shall constitute a default under
this Lease.

     (b) It shall be a condition to Tenant’s obligation under this Article of the Lease to
subordinate this Lease to any mortgage on or hereafter placed on the land and buildings of which
the Premises form a part, that Tenant be furnished a non-disturbance agreement (in form reasonably
acceptable to Tenant) from the mortgagee, trustee or holder of any such mortgage agreeing that as
long as Tenant does not commit an Event of Default pursuant to this Lease that Tenant’s possession
of the Premises hereunder shall not be disturbed. There shall be no cost to Tenant in obtaining
the non-disturbance agreement and Landlord shall pay all costs in connection therewith.

     22. LEASE CONSTRUCTION

     This Lease shall be construed pursuant to the laws of the State of New Jersey. The terms,
covenants and conditions of the within Lease shall be binding upon and inure to the benefit of
each of the parties hereto, their respective executors, administrators, heirs, successors and
assigns, as the case may be. The neuter gender, when used herein, shall include all persons and
corporations and words used in the singular, shall include words in the plural where the text of
the instrument so requires.

     23. MUTUAL RELEASES

     The Tenant hereby releases the Landlord, and the Landlord hereby releases the Tenant from any
liability arising out of loss covered by any insurance policy, unless

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caused by the neglect of Landlord or Tenant. It is understood and agreed that all such
policies will contain the following clause or other clause of similar import:

     “Neither party shall be liable or responsible for, and each party hereby releases the other
from all liability and responsibility to the other and any person claiming by, through or under the
other, by way of subrogation or otherwise, for any injury, loss or damage to any person or property
in or around the Leased Premises or to the other’s business covered by insurance carried or
required to be carried hereunder, irrespective of the cause of such injury, loss or damage, and
each party shall require its insurers to include in all of such party’s insurance policies which
could give rise to a right of subrogation against the other a clause or endorsement whereby the
insurer waives any rights of subrogation against the other or permits the insured, prior to any
loss, to agree with a third party to waive any claim it may have against said third party without
invalidating the coverage under the insurance policy.”

     24. ISRA COMPLIANCE

     (a) Tenant shall, at Tenant’s own expense, comply with the
Industrial Site Recovery Act, N.J.S.A. 13: 1K-6, et seq., and the regulations promulgated thereunder
(“ISRA”) in the event of closing, termination or transfer of Tenant’s operation at the Premises. In
the event that compliance with ISRA becomes necessary at the Premises due to any action on the part
of, or with regard to, Landlord including, but not limited to, Landlord’s execution of a Sales
Agreement for the Premises, any change in ownership of the Premises, the initiation of bankruptcy
proceedings with regard to Landlord, Landlord’s financial organization, sale of the controlling
share of Landlord’s assets, or sale of Landlord, and to the extent ISRA compliance is required,
Landlord shall comply with ISRA with regard to the Premises at Landlord’s own expense. Tenant
shall also provide all information within Tenant’s control requested by Landlord of the New Jersey
Department of Environmental Protection (“NJDEP”) for preparation of non-applicability affidavits,
if applicable, and Tenant shall promptly execute such

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affidavits should the information contained therein be found by Tenant to be complete and
accurate. Tenant shall be responsible for that portion of the costs of ISRA compliance, which are
applicable to Tenant’s discharge of toxic or hazardous substances or wastes at or about the
Premises occurring during the term of this Lease. Tenant shall provide Landlord all information
requested by Landlord reasonably necessary to complete ISRA compliance process.

     (b) Landlord represents and warrants to Tenant that as of the commencement date of the Lease
the Premises are in compliance in all material respects with the provisions of all federal, state
and local environmental, health and safety laws, codes and ordinances and all rules and
regulations promulgated thereunder.

     (c) Landlord shall indemnify, defend and hold Tenant harmless from and
against any and all claims, losses, liabilities, lawsuits, damages and expenses
(including, but not limited to, business interruption costs and reasonable attorney’s
fees arising by reason of any of the aforesaid or an action against Landlord under this
indemnity) arising directly or indirectly from, out of, or by reason of (i) any breach of
this paragraph occurring during the term of this Lease, (ii) any spills or discharges of
toxic or hazardous substances or wastes at the Premises which occurred prior to or
during the term of this Lease other than those caused by the action or omission of
Tenant, or (iii) Landlord’s failure to provide all information, make all submissions and
take all actions required by the DEP.

     (d) Landlord shall, at Landlord’s own expense, prepare all submissions required by ISRA
including, but not limited to, General Information Submissions, Site Evaluation Submissions,
Sampling Plans, Negative Declarations and Cleanup Plans, and shall implement and complete same to
the satisfaction of the DEP.

     (e) Landlord shall, at Landlord’s own expense, undertake and provide all financial assurances
required by ISRA and the DEP.

26

 

     (f) Tenant shall cooperate with Landlord by supplying to Landlord all
information within Tenant’s control, to the extent that the ISRA compliance process
requires information within Tenant’s control, at no cost to Landlord.

     (g) Tenant represents that its SIC number is 7377.

     25. BROKERAGE COMMISSION

     Landlord and Tenant each represent to the other that they have dealt with no broker except
JGT Company, in connection with this transaction. Each agrees to indemnify and hold the other
harmless against all claims, losses, liability, costs, and expenses (including reasonable counsel
fees and expenses) resulting from a breach by the indemnitor of such representation. The
representations and obligations contained in this paragraph shall survive the termination of this
Lease. However, the provisions of this paragraph shall not be deemed or construed as a covenant
for the benefit of any third party. The Landlord shall pay the commission pursuant to separate
agreement. Tenant has not entered into any agreement with the broker beyond this transaction.
Tenant does not agree to the use of or payment of a commission the broker for any renewal or
extension of this Lease, except pursuant to a written agreement with the broker at the time of
such renewal or extension. Landlord agrees to indemnify and hold Tenant harmless against any claim
for commission for any renewal or extension not specifically agreed to by Tenant.

     26. CONSENT

     Whenever the prior consent or approval of either party hereto is required by the provisions
of this Lease, the same shall not be unreasonably withheld and/or delayed and such consent shall
be deemed given if no notice of being withheld is made within ten (10) days.

     27. TITLE

     Landlord warrants and represents to Tenant that Landlord has the power and authority to enter
into this Lease for the term hereof, (including the renewal term); that Landlord is the owner of
the fee simple to the Premises; and that title to the

27

 

Premises is and shall continue to be free and clear of any liens and encumbrances except for
those set forth on Schedule “C”.

     28. FORCE MAJEURE

     If either party shall be prevented or delayed from performing any obligation or satisfying
any condition under this Lease by any strike, lock-out, labor dispute, inability to obtain labor
or material, act of God, government restriction, regulation or control, or civil commotion,
insurrection, sabotage, fire or other casualty or by any other events similar to the foregoing
beyond the control of such party then the time to perform such obligation or satisfy such
condition shall be postponed by the period of time consumed by the delay. If either party shall,
as a result of any such event, be unable to exercise any right or option within the time limits
provided therefore in this Lease, the time for exercise thereof shall be postponed for the period
of time consumed by such delay.

     29. CERTIFICATION BY LANDLORD THAT LEASE IS IN FULL FORCE AND EFFECT

     Upon request of Tenant, at any time or from time to time, Landlord agrees to execute and
deliver to Tenant within ten (10) days after such request, a written instrument duly executed (a)
certifying that this Lease has not been modified and is in full force and effect or if there has
been a modification of this Lease that this Lease is in full force and effect as modified, and
stating such modifications (b) specifying the dates to which the Fixed Rent and additional rent
have been paid; and (c) stating whether or not, to the knowledge of the party executing such
instrument, that Tenant is in default and, if Tenant is in default, stating the nature of such
default.

     30. SHORT FORM OF LEASE

     The parties hereto further covenant and agree that they will at the time of commencement
of the term of this Lease, execute and deliver a short form memorandum of lease duly acknowledged
and in recordable form setting forth, among other things, the name and addresses of the parties, a
reference to this Lease and its

28

 

date, the description of the Premises and the date of the commencement and termination of the
Lease, and such other terms and conditions of this Lease other than the rental provisions as the
parties may agree upon, but failure to agree upon such other terms and conditions to be set forth
in such memorandum of lease shall not affect or impair the validity of this Lease of the
obligations of the parties hereunder. The short form of lease may be recorded at the option of the
Tenant, the Tenant being responsible for the costs of recording.

     31. QUIET ENJOYMENT AND NON-DISTURBANCE

     The Landlord covenants and agrees that the Tenant, upon payment of the Fixed Rent and
Additional Rent reserved herein, and upon observing and keeping the covenants, agreements and
stipulations of this Lease on its part to be kept, shall lawfully, peaceably and quietly hold,
occupy and enjoy the Leased Premises during the term without hindrance, ejection or molestation.

     Landlord shall deliver to Tenant, upon execution of this Lease, a
non-disturbance agreement from its lender,                                                             , satisfactory
to Tenant’s counsel. In addition, Landlord shall use its best efforts to obtain a non-disturbance
clause from any future lender for the term of this Lease or renewal thereof at Landlord’s sole cost
and expense.

29

 

     32. ARBITRATION

     If under this Lease any dispute is to be referred to arbitration, such dispute shall be
settled by the Rules of the American Arbitration Association. The complaining party shall give
notice specifying the demand for arbitration, each issue to be arbitrated and the name of the
person it has designated as its impartial arbitrator. The party receiving such notice will appoint
an impartial arbitrator and the two appointed arbitrators shall select a third arbitrator. If
agreement on the third arbitrator cannot be reached, then the Judge of the Superior Court of New
Jersey shall select such third arbitrator. The arbitrators shall decide the specific issues
referred to them and any decisions shall be binding upon the parties. Landlord and Tenant shall
each pay their own arbitrator and share the cost of the third arbitrator.

     33. SPECIAL DAMAGES

     NEITHER PARTY SHALL BE LIABLE TO THE OTHER FOR SPECIAL, CONSEQUENTIAL OR INDIRECT DAMAGES AS
A RESULT OF A BREACH HEREOF EVEN IF ADVISED OF THE POSSIBILITY OF SUCH DAMAGES.

     34. RENEWAL OPTION.

     Comdisco shall have the right to renew the original Lease for two (2) five (5) year periods,
by providing owner with twelve (12) months prior written notice. The rental rate structure shall be
100% of the “Current Market Rental Rate” for comparable first class office buildings/warehouses in
the Pertinent Market. Thereafter, for the remainder of the renewal term, there shall be a three (3)
percent annual increase. For purposes of this Lease, the term “Current Market Rental Rate” shall
mean a rate comprised of the prevailing base rental rate for tenants per square foot of rental area
available in the Pertinent Market. Any such Rate shall take into account any market concessions
such as tenant improvements, free rent, constructions allowance, rent abatement, moving allowance,
etc. and comparable leases (on the bases of factors such as, but not limited to, size and location
of space and commencement dated and term of lease), if any, recently executed for space in the

30

 

Building and other office buildings/warehouses in the Pertinent Market which are comparable to
the Building in reputation, quality, age, size, location and level and quality of services provided
(the foregoing factors not being exclusive in identifying comparable buildings) and which are not
for any reason (such as, without limitation, economic distress) market anomalies. For the
purposes hereof, “Pertinent Market” shall mean within ten (10) miles of the location of the
Premises. If Landlord and Tenant do not agree on the Current Market Rental Rate fifteen (15) months
before the termination of the then existing term, each party shall appoint an arbitrator who shall
be a licensed real estate broker of the State of New Jersey, who shall be active in commercial
rentals in the Pertinent Market or an appraiser qualified as an M.A.I. having an office in New
Jersey. Such appointment shall be made by each party within thirty (30) days after notice of the
necessity of arbitration, and each party shall advise the other of their choice. On the failure of
either party to appoint an arbitrator within ten (10) days after notification of the appointment by
the other party, the person appointed arbitrator may appoint an arbitrator to represent the party
in default, which arbitrator shall not have served previously in a similar capacity for, or been
otherwise employed by, the non-defaulting party. The two arbitrators appointed in either manner
shall then proceed to make the determination of the Current Market Rental Rate for the renewal
period and the mutual decision of the two arbitrators shall be binding on the parties. In the event
of their inability to reach a result, they may select a third arbitrator, who shall not have served
previously in a similar capacity for, or been employed by, either party. If the two arbitrators are
unable to agree on a third arbitrator, a then sitting Judge of the Superior Court of New Jersey
shall appoint the third arbitrator. The third arbitrator shall choose one of the two appraisals
closest to market value and his determination shall be final and binding upon the parties. For
this calculation, the building shall be a total of 301,827 square feet, consisting of 259,908
square feet on the first (1st) floor and 41,919 square feet on the second
(2nd) floor.

31

 

     35. RIGHT OF FIRST OFFER ON EXPANSION SPACE.

     The expansion space shall be defined as the adjacent site to the south of the property known
as Block 131.1, part of Lots 9, 9.01, and 9.02 which the Landlord is currently contemplating a
proposed 187,000 square foot light industrial and distribution building, (“Expansion Space”).

     During the Term of the Lease, including any Renewal Term (s), the Landlord hereby grants the
Tenant the following rights with respect to the Expansion Space:

     (a) At any time after the commencement of the Initial Term, the Landlord agrees o notify
Tenant in writing when the Landlord is having active, continuous and ongoing negotiations with a
prospect for the Expansion Space. Within seven (7) business days of Tenant’s receipt of Landlord’s
notice, Tenant shall notify Landlord of Tenant’s interest in proceeding to negotiate for the
Expansion Space on a non-exclusive basis. The parties shall negotiate in good faith. The Landlord
shall be free to continue negotiations with any prospect and Tenant simultaneously. In the event
the Tenant fails to notify the Landlord of its interest in pursuing negotiations on the Expansion
Space, the Landlord shall be free to negotiate with the prospect without any further obligation to
Tenant. The Landlord’s obligation to notify Tenant shall be continuous until the property is
developed.

     (b) At any time after two (2) years from the commencement of the Initial Term, if the
Expansion Space becomes available, as an initial development of vacant office/warehouse space, the
Landlord shall give written notice to the Tenant of such availability and for a period of thirty
(30) days, the parties shall exclusively negotiate in good faith for the Tenant to occupy the
Expansion Space.

     (c) All notices hereunder shall be sent via certified mail, return receipt
requested and addressed as required under the Lease. Notices shall be deemed
received on the actual receipt of such notice.

32

 

     36. RIGHT OF FIRST OFFER TO PURCHASE

     Tenant shall be granted a right of first offer to negotiate for the purchase of the Building.
Landlord agrees to provide Tenant with written notice of the availability of the Building for sale
and offer the Building in its entirety to Tenant on such terms and conditions as Landlord would
offer to third parties, as determined by Landlord in its sole and absolute discretion, prior to
marketing said space to third parties. Tenant shall have sixty (60) days from the date of
Landlord’s Notice to respond in writing to the same. If Landlord has not received a written
response by the end of said sixty (60) day period or if Tenant declines to accept Landlord’s offer
or makes a counteroffer which Landlord shall reject, in writing, as unacceptable in Landlord’s
sole and absolute discretion, Landlord shall thereafter be free to market the Building and sell
the Building for not less than the counter-offer submitted by Tenant If Landlord and Tenant agree
on terms for the sale of the Building, but are subsequently unable, in good faith, to consummate
an agreement with respect thereto acceptable to both Landlord and Tenant, Landlord shall
thereafter be free to market the Building and sell the Building on such terms and conditions as
landlord shall determine, in its sole and absolute discretion, without any further obligation to
offer said Building again to Tenant.

     37. STATEMENT OF COMPETITORS

     Landlord agrees that it will not lease space in the Expansion Space to or maintain any sign
for any competitor of Tenant’s Business Recovery Services Division, including but not limited to
IBM, GE Capital, IBM Business Recovery Services or Sunguard Business Recovery Services without
Tenant’s prior written consent. For so long as this Lease, including any Renewal or Expansion
hereof, as provided in Sections 34 and 35, respectively, is in full force and effect, Landlord
agrees not to sell the Building to a competitor of Tenant, including but not limited to IBM, GE
Capital, IBM Business Recovery Services and Sungard Business Recovery Services.

33

 

     38. ELECTRICAL SUBSTATION

     The Landlord shall design and provide at no cost to the Tenant an area on site sufficient to
house an electrical substation which will be constructed by Tenant. In the event that in the future
the Landlord requires additional electrical service from the substation, provided that Landlord’s
use does not interfere with Tenant’s use of the substation, including but not limited to
degradation of electrical power, it shall have the right to add to the substation for such
additional electrical use, upon at least thirty (30) days prior written notice. In such event upon
the completion of such addition, Landlord shall share proportionately in the cost of maintenance of
such substation and shall be billed for such use at the same cost incurred by Tenant from the
electric supplier. In the event that the area provided by the Landlord for such substation is
insufficient for the Tenant’s purposes, Landlord will provide the additional space required for
such addition and replace it at no cost to the Tenant. Any parking spaces lost by virtue of such
increase shall be replaced by the Landlord on the south side of the building at no cost to the
Tenant so that the Tenant will always have a minimum of 378 parking spaces on site.

     IN WITNESS WHEREOF, the parties hereto have hereunto set their hands and seals the day and
year first above written.

	 	 	 	 	 	 
	WITNESS:

	 	RUSSO FAMILY LIMITED PARTNERSHIP,

Landlord

 	 
	 	 	BY:  	/s/ Lawrence Russo
 	 
	 	 	 	LAWRENCE RUSSO, JR., General Partner 	 
	 	 	 	 	 
	ATTEST: 	 	 
	 	 	 COMDISCO, INC., Tenant

 	 	 
	/s/ Illegible 	 	BY: 	 /s/ Richard A. Finocchi
 	 
	 	 	 	Richard A. Finocchi
 	 
	 	 	 	Vice president 	 
	 	 	 	11/24/99 	 
	 

34

 

35

 

SCHEDULE “B”

INTENTIONALLY OMITTED

36

 

SCHEDULE “C”

LIENS AND ENCUMBRANCES

NONE

37

 

SCHEDULE “A”

CONSTRUCTION SPECIFICATIONS

COMDISCO, INC.

GENERALIZED SPECIFICATION FOR NEW CONSTRUCTION AT 777 CENTRAL BLVD., CARLSTADT
(SUBJECT TO FINAL PLANS AND SPECIFICATIONS APPROVED BY BOTH PARTIES.)

GENERAL DESCRIPTION:

	 	 	 
	BUILDING AREA:

	 	259,908 SQUARE FEET TOTAL 1

	 
	 	 
	EXPANSION AREA:

	 	41,919 SQUARE FEET MEZZANINE (NOT INCLUDED
— CONSTRUCTED BY TENANT) 2

	 
	 	 
	CEILING HEIGHT:
	 	 
	OFFICE:

	 	AS FINISHED BY TENANT

	WAREHOUSE:

	 	28’ CLEAR HEIGHT (UNDERSIDE OF STEEL)

	 
	 	 
	BAY SPACING (WHSE):

	 	60’ x 72’(EXCEPT FRONT ROW AT 53’ x 72’)

	 
	 	 
	LOADING DOCKS:

	 	FIVE (5) EXTERIOR DOORS WILL BE PROVIDED.
THREE (3) DOORS WILL BE LOCATED ON THE NORTH
SIDE OF THE BUILDING AND TWO (2) WILL BE LOCATED
ON THE EAST SIDE.

	 
	 	 
	CAR PARKING SPACES:

	 	378

 

			
	1	 	COMPLETION OF THE BUILDING SHELL ONLY, CONSISTING OF SITE PREPARATION, FOUNDATIONS,
STEEL FRAMING, EXTERIOR MASONRY, ROOF DECK AND ROOFING, ROOF AND SITE DRAINAGE, PAVING,
LANDSCAPING AND OTHER SITE WORK, WATER AND SEWER SERVICE INSTALLED TO THE BUILDING, AND
ADEQUATE PROVISION (CONDUIT) PROVIDED INTO THE BUILDING TO SERVE THE TENANT’S NEED FOR
TELEPHONE AND ELECTRICAL SERVICE. SIX (6) FOUR (4) INCH PVC CONDUITS WILL BE INSTALLED BY
LANDLORD TO A LOCATION AT THE SOUTHEAST SIDE OF THE MEZZANINE, NO GREATER THAN 200 FEET
FROM CENTRAL BOULEVARD. LANDLORD SHALL BRING POWER TO THE BUILDING AT LOCATIONS TO BE
MUTUALLY AGREED UPON AT THE EXPENSE OF THE TENANT. SHOULD THE TENANT AGREE TO PROVIDE
3,000 AMP SERVICE IN A MUTUALLY AGREED LOCATION WITHIN THE WAREHOUSE, LANDLORD WILL
PROVIDE TENANT WITH A $60,000.00 CREDIT.

	 	 	 	 	 
	 	 	Pls. Initial

 
	 	 	 Illegible
 
	 	 	 
	 	 	 

-1-

 

			
	2	 	 WORK SHALL BE PERFORMED BY RUSSO DEVELOPMENT, LLC UNDER SEPARATE CONTRACT FOR THE SUM OF
$870,000. THE MEZZANINE WORK SHALL INCLUDE STRUCTURAL STEEL, METAL DECK, CONCRETE FLOOR, WITH A 60
PSF LIVE AND 20 PSF DEAD LOAD BEARING, ELEVATOR PITS AT TWO (2) LOCATIONS, AND REQUIRED STAIRS.

GENERAL REQUIREMENTS:

THE CONTRACTOR SHALL PROVIDE AND PAY FOR ALL LABOR AND MATERIAL EQUIPMENT, CONSTRUCTION,
MACHINERY, UTILITIES AND OTHER SERVICES NECESSARY FOR THE CONSTRUCTION OF THE PROJECT. ALL
MATERIALS SHALL BE NEW, OF GOOD QUALITY, FROM A REPUTABLE MANUFACTURER ESTABLISHED IN THE
PRODUCTION OF THE MATERIAL. OBTAINING ALL REQUIRED PERMITS SHALL BE INCLUDED IN THE WORK. (SHELL
ONLY)

SITE WORK:

THE CONTRACTOR SHALL PERFORM ALL SITE WORK AS INDICATED ON THE PLANS, INCLUDING, BUT NOT LIMITED
TO, ROUGH AND FINISH GRADING, BITUMINOUS PAVING (2” F.A.B.C., 2” BASE COURSE OVER 4” STONE BASE,
EXCEPT THAT IN TRUCK AREAS THERE WILL BE 2” F.A.B.C., 4” BASE COURSE OVER 4” STONE BASE), CONCRETE
WALKS, PLATFORMS AND STAIRS, SODDING AND LANDSCAPING. ALL SODDED AREAS AS INDICATED ON THE PLANS
SHALL RECEIVE 4” OF TOP SOIL. EVERGREEN AND OTHER SHRUBBERY SHALL BE PROVIDED AS INDICATED ON THE
LANDSCAPE PLANS. ALL FOOTINGS SHALL REST ON FIRM, UNDISTURBED SOIL OF ADEQUATE BEARING CAPACITY.
ALL EXCESS CUTS WILL BE FILLED WITH CONCRETE. ALL FILL UNDER SLABS SHALL BE CLEAN, HARD AND
DURABLE, CONTAINING NO CLAY LUMPS, VEGETATION OR ORGANIC MATTER. ALL FILL SHALL BE PLACED UNDER
THE DIRECTION OF A NEW JERSEY PROFESSIONAL ENGINEER TO PROVIDE NINETY-FIVE PERCENT (95%) MINIMUM
COMPACTION. ALL STORMWATER DETENTION REQUIREMENTS HAVE BEEN MET.

CONCRETE WORK, FOOTINGS AND FOUNDATION WALLS:

ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE
A.C.I. CODE 318-LATEST EDITION AND THE BOCA BASIC BUILDING CODE, LATEST EDITION. ALL CONCRETE SHALL
HAVE AN ULTIMATE COMPRESSIVE STRENGTH OF NOT LESS THAN 3,500 P.S.I. AFTER 28 DAYS, AND SHALL BE
UNIFORM IN STRENGTH TO A TOLERANCE OF 5%. ALL FOOTINGS SHALL BE PLAIN CONCRETE FOOTINGS, SIZE AS
INDICATED IN THE FOOTING SCHEDULE. THE TOP OF ALL INTERIOR FOOTINGS SHALL BE 8” BELOW FINISHED
FLOOR, EXCEPT AS INDICATED. ALL EXTERIOR FOOTINGS SHALL BE PLACED AT A MINIMUM OF 3’ -0” BELOW
FINISHED GRADE. ALL FLOOR SLABS SHALL BE SAW CUT WITH A MAXIMUM 20’ BY 24’ SPACING AT COLD JOINTS
AND KEYED OR DOWELED AT CONSTRUCTION JOINTS. THE THICKNESS AND REINFORCING STEEL SHALL CONFORM TO
A.S.T.M. A615-1970 FOR DEFORMED BILLET-STEEL BARS. ALL SLAB MESH TO CONFORM TO A.S.T.M., A497-1970 FOR WELDED DEFORMED
STEEL WIRE FABRIC.

-2-exv10w14

Exhibit 10.14

AMENDED AND RESTATED LEASE AGREEMENT

Between

760 WASHINGTON AVENUE, L.L.C., Landlord

and

SUNGARD AVAILABILITY SERVICES LP, Tenant

For

760 Washington Avenue, Carlstadt,

Bergen County, New Jersey

Prepared by:

Richard G. Berger, Esq.

Russo Development, LLC

71 Hudson Street

Hackensack, New Jersey 07601

(201) 487-5657

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	1.

	 	Commencement Date of Term
	 	 	6	 
	 
	 	 	 	 	 	 
	2.

	 	Rent
	 	 	6	 
	 
	 	 	 	 	 	 
	3.

	 	Additional Rent
	 	 	7	 
	 
	 	 	 	 	 	 
	4.

	 	Repairs and Maintenance Obligations of Tenant
	 	 	10	 
	 
	 	 	 	 	 	 
	5.

	 	Repairs and Maintenance Obligation of Landlord
	 	 	11	 
	 
	 	 	 	 	 	 
	6.

	 	Utilities and Personal Property Taxes
	 	 	12	 
	 
	 	 	 	 	 	 
	7.

	 	Glass, Damage by Tenant
	 	 	13	 
	 
	 	 	 	 	 	 
	8.

	 	Use of Premises
	 	 	13	 
	 
	 	 	 	 	 	 
	9.

	 	Alterations and Improvements
	 	 	15	 
	 
	 	 	 	 	 	 
	10.

	 	Laws and Ordinances
	 	 	17	 
	 
	 	 	 	 	 	 
	11.

	 	Insurance
	 	 	17	 
	 
	 	 	 	 	 	 
	12.

	 	Landlord’s Liability
	 	 	20	 
	 
	 	 	 	 	 	 
	13.

	 	Default of Landlord
	 	 	21	 
	 
	 	 	 	 	 	 
	14.

	 	Default of Tenant
	 	 	21	 
	 
	 	 	 	 	 	 
	15.

	 	Access to Premises
	 	 	25	 
	 
	 	 	 	 	 	 
	16.

	 	Hold Harmless
	 	 	25	 
	 
	 	 	 	 	 	 
	17.

	 	Assignment or Sublease
	 	 	26	 
	 
	 	 	 	 	 	 
	18.

	 	Condemnation
	 	 	27	 
	 
	 	 	 	 	 	 
	19.

	 	Fire or Casualty Loss
	 	 	28	 
	 
	 	 	 	 	 	 
	20.

	 	Estoppel Certificate
	 	 	29	 
	 
	 	 	 	 	 	 
	21.

	 	Signage
	 	 	29	 
	 
	 	 	 	 	 	 
	22.

	 	Brokerage Commission
	 	 	29	 
	 
	 	 	 	 	 	 
	23.

	 	Unavoidable Delays
	 	 	30	 

- 2 -

 

	 	 	 	 	 	 	 
	24.

	 	Subordination
	 	 	30	 
	 
	 	 	 	 	 	 
	25.

	 	Security Deposit
	 	 	31	 
	 
	 	 	 	 	 	 
	26.

	 	Intentionally Omitted
	 	 	31	 
	 
	 	 	 	 	 	 
	27.

	 	Intentionally Omitted
	 	 	31	 
	 
	 	 	 	 	 	 
	28.

	 	Environmental Covenants
	 	 	31	 
	 
	 	 	 	 	 	 
	29.

	 	Auction Sales
	 	 	34	 
	 
	 	 	 	 	 	 
	30.

	 	Holding Over
	 	 	34	 
	 
	 	 	 	 	 	 
	31.

	 	Quiet Possession
	 	 	34	 
	 
	 	 	 	 	 	 
	32.

	 	Representations and Warranties of Landlord
	 	 	35	 
	 
	 	 	 	 	 	 
	33.

	 	Notices
	 	 	35	 
	 
	 	 	 	 	 	 
	34.

	 	Parties Bound
	 	 	36	 
	 
	 	 	 	 	 	 
	35.

	 	Abandoned Personal Property
	 	 	36	 
	 
	 	 	 	 	 	 
	36.

	 	Article Headings
	 	 	37	 
	 
	 	 	 	 	 	 
	37.

	 	Governing Law
	 	 	37	 
	 
	 	 	 	 	 	 
	38.

	 	Letter of Acceptance
	 	 	37	 
	 
	 	 	 	 	 	 
	39.

	 	Intentionally Omitted
	 	 	37	 
	 
	 	 	 	 	 	 
	40.

	 	Options to Renew
	 	 	37	 
	 
	 	 	 	 	 	 
	41.

	 	Right of First Offer on Purchase of Demised Premises
	 	 	37	 
	 
	 	 	 	 	 	 
	42.

	 	Conditional Guaranty of Payment
	 	 	38	 
	 
	 	 	 	 	 	 
	43.

	 	Mobile Data Center
	 	 	38	 
	 
	 	 	 	 	 	 
	44.

	 	Rooftop Rights
	 	 	38	 
	 
	 	 	 	 	 	 
	45.

	 	Intentionally Omitted
	 	 	39	 
	 
	 	 	 	 	 	 
	46.

	 	Supplemental HVAC
	 	 	40	 
	 
	 	 	 	 	 	 
	47.

	 	Venting
	 	 	40	 

- 3 -

 

	 	 	 	 	 	 	 
	48.

	 	Grounding Equipment
	 	 	41	 
	 
	 	 	 	 	 	 
	49.

	 	Backup Electrical Generators
	 	 	41	 
	 
	 	 	 	 	 	 
	50.

	 	Due Execution
	 	 	41	 
	 
	 	 	 	 	 	 
	51.

	 	Payment of Tenant’s Legal Costs Under Special Circumstances
	 	 	42	 

- 4 -

 

AMENDED AND RESTATED

LEASE AGREEMENT

     THIS AMENDED AND RESTATED LEASE AGREEMENT (this “Lease”) is made this 23 day of November,
2009, by and between:

	 	 	 	 	 
	 

	 	760 WASHINGTON AVENUE, LLC c/o Russo Development,
L.L.C., 71 Hudson Street, Hackensack, New Jersey
07601 (hereinafter referred to as “Landlord”),

and

	 	 	 	 	 
	 

	 	SUNGARD AVAILABILITY SERVICES LP, a Pennsylvania
limited partnership, formerly known as SunGard
Recovery Services LP, a Pennsylvania limited
partnership, having an address of 680 E. Swedesford
Road, Wayne, Pennsylvania 19807 (hereinafter
referred to as “Tenant”).

RECITALS

     A. Landlord and Tenant, which was then known as SunGard Recovery Services LP, are parties to
an existing Lease Agreement dated August 21, 2002 (the “Existing Lease”), with respect to the real
property owned by Landlord commonly known as 760 Washington Avenue, Carlstadt, New Jersey 07601.

     B. Landlord and Tenant entered into an Amendment to Lease Agreement dated May 16, 2003 (the
“Lease Amendment”).

     C. Landlord and Tenant now wish to amend, restate and replace the Existing Lease and the Lease
Amendment with a single integrated lease agreement containing new and revised terms and
establishing new rental amounts and an extension of the lease term, all as set forth in this
Agreement, to be effective as of October 1, 2009 (the “Effective Date”).

     NOW, THEREFORE, for good and valuable consideration, the receipt of which and the legal
sufficiency of which are hereby acknowledged by the parties, and the parties intending to be
legally bound hereunder, the parties agree, as follows:

          (i) The Existing Lease and the Lease Amendment shall and are hereby amended and restated in
their entirety by this Lease effective as of the Effective Date, and the Existing Lease and Lease
Amendment shall be null and void from and after the Effective Date.

          (ii) Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, those certain
premises located at 760 Washington Avenue, in the Borough of Carlstadt, County of Bergen, and State
of New Jersey (also designated by the Carlstadt Tax Assessor as Block 127, Lots 10 and 11), upon
which is currently constructed, inter alia, a

- 5 -

 

building containing approximately 172,477 square feet of space (consisting of 154,603 square
feet of ground floor area and 17,874 square feet of second floor/mezzanine area) (the “Building”)
and the exclusive right to 224 parking spaces (the entire lot with all improvements thereon are
hereinafter referred to as the “Demised Premises”), all as more particularly depicted on Schedule
“A” annexed hereto.

          TO HAVE AND TO HOLD the premises for a term of seventeen (17) years and seven (7) months (the
“Initial Term”) which commenced on February 1, 2003 (the “Commencement Date”), and which shall end
on September 30, 2020 (the “Termination Date”). The period from the Commencement Date through the
final date of the Initial Term as extended by the first and/or second renewal options under Section
40 of this Lease is hereinafter referred to as the “Term.”

          IN CONSIDERATION OF THE FOREGOING, and of the mutual promises, agreements, conditions,
covenants and terms herein set forth, the Landlord and the Tenant further covenant and agree as
follows:

     1. Commencement Date of Term: The term hereof commenced on February 1, 2003 (the
“Commencement Date”).

     2. Rent:

          2.1 Fixed Rent:

               (a) The Fixed Rent payable to Landlord from the Commencement Date hereof through September 30,
2015 is unchanged from the Existing Lease and is set forth at Schedule “C”. The parties hereto
acknowledge and agree that Tenant has paid all such Fixed Rent through and including September 30,
2009.

               (b) From and after the October 1, 2015, and for the balance of the Initial Term, the Tenant
hereby agrees to pay to the Landlord Fixed Rent for Unit A (containing approximately 104,171 square
feet of the Premises) as set forth on Schedule “C-1”. From and after the October 1, 2015, and for
the balance of the Initial Term, the Tenant hereby agrees to pay to the Landlord Fixed Rent for
Unit B (containing approximately 68,306 square feet of the Premises) as set forth on
Schedule “C-2”.

          All such Fixed Rent shall be in cash or check, lawful money of the United States of America,
payable in monthly installments on the first day of each and every month, in advance, throughout
the term of this Lease. The Fixed Rent shall be paid at the office of the Landlord set forth above
on the first page of this Lease, or at such other place as may hereafter be designated by the
Landlord. Fixed Rent shall be paid to the Landlord without notice or demand and without deduction,
set-off or other charge, except as may otherwise be provided for herein. The parking spaces are
being provided to Tenant at no additional charge.

          2.2 Except as otherwise specifically provided for herein, any sums due the Tenant from the
Landlord under any of the provisions of this Lease, or arising from or out of the Landlord’s
failure to comply with, or perform any of the terms of this Lease, shall in all cases be enforced
by Tenant by means other than deduction from Fixed Rent or Additional Rent (Fixed

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Rent and Additional Rent are referred to collectively in this Lease as “Rent”). No payment by
Tenant or receipt by Landlord of a lesser amount than any payment of Fixed Rent or Additional Rent
herein stipulated shall be deemed to be other than on account of the earliest stipulated such Rent
then due and payable.

          2.3 If checks issued by Tenant shall be dishonored a late charge shall apply and if checks are
dishonored on two (2) or more occasions within any six (6) month period, Landlord may require, by
giving written notice to Tenant that all future Rent payments are to be made by cash, cashier’s
check, or money order, and that the delivery of Tenant’s personal or corporate check will no longer
constitute a payment of Rent as provided in this Lease. Any acceptance of personal or corporate
check thereafter by Landlord shall not be construed as a subsequent waiver of said rights except as
to the check so accepted.

          2.4 If any installment of Rent or any sum due from Tenant, under this or any other agreement
between Landlord and Tenant, shall not be received by Landlord or Landlord’s designee from Tenant
within ten (10) days after said amount is due, then Tenant shall pay to Landlord a late charge
equal to five percent (5%) of the amount past due, plus any reasonable attorneys’ fees incurred by
Landlord by reason of Tenant’s failure to pay Rent and/or other charge when due hereunder.
Acceptance of such late charge by the Landlord shall in no event constitute a waiver of Tenant’s
default with respect to such overdue amount, nor prevent Landlord from exercising any of the other
rights and remedies granted hereunder, unless accompanied by the applicable installment of rent or
other sum due. The aforesaid late charge may be repeated each month that the same Rent or charge
remains unpaid.

     3. Additional Rent.

          3.1 Tenant shall be responsible to pay as Additional Rent hereunder all taxes, costs, charges,
maintenance, and operational expenses associated with the Demised Premises together with all
interest and penalties that may accrue thereon in the event of the Tenant’s failure to pay such
amounts, and all damages, costs and expenses which the Landlord may incur by reason of any default
of the Tenant or failure on the Tenant’s part to comply with the terms of this Lease, except those
specifically allocated to Landlord under Article 5 of this Lease. Therefore, and without
limitation, commencing at the Effective Date, Tenant shall continue to pay to Landlord One Hundred
percent (100%) of the total costs of the following items, herein called “Additional Rent”:

               A. All real estate taxes on the land, as more fully described on Schedule “B” attached hereto
and made a part hereof (the “Land”), site improvements and the Building comprising the Demised
Premises. Said real estate taxes shall include all real estate taxes and assessments that are
levied upon and/or assessed against the Demised Premises, including any taxes which may be levied
on rents, except that as to assessments, Landlord shall elect to pay same over the longest period
permitted by law and only the current year’s installment, including interest, shall be added into
Tenant’s calculation. In addition, Tenant shall reimburse Landlord for Landlord’s reasonable costs
incurred in appealing taxes and/or assessments on Demised Premises, including reasonable legal
fees, expert witness fees and other proper costs but Tenant will not be liable to pay a
reimbursement in excess of any actual tax savings resulting from such an appeal. If any such
appeal is successful, any recovery net of such expenses shall be credited (proportionately) to
Tenant’s obligation hereunder. Except during the

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final three (3) years of the then Term, Tenant shall have the right to appeal tax assessments
on the Demised Premises at Tenant’s sole cost and expense; and if any such tax appeal is
unsuccessful or if it results in an increase in real estate taxes, Tenant shall bear all such
costs, attorneys fees and tax increases during the Term. Notwithstanding the foregoing, the
foregoing taxes shall specifically exclude income taxes assessed against the Landlord, franchise
taxes, estate taxes, sales taxes, corporate income taxes, capital stock taxes, employment benefit
taxes, social security taxes, worker’s compensation taxes, capital levy, succession, inheritance,
or transfer taxes payable by the Landlord, corporate franchises, capital stock, loans and bonus
taxes imposed upon any owner of the Land, any late fees, penalties or interest with respect to the
payment of any such taxes, and any income, profits or revenue tax. Landlord hereby agrees to pay
all such taxes so as to include and obtain any applicable discount for early payment.

               B. All premiums and deductible costs paid by Landlord for the Demised Premises only associated
with Insurance (as described in Articles 11.3 and 11.4 below).

               C. All costs incurred by Landlord pursuant to this Lease to maintain, repair and replace
exterior walls, structural steel, foundations, roof, landscaped areas, parking and loading areas
including driveways, sidewalks and curbs (including snow and ice removal from parking and exterior
loading areas and sidewalks) and site drainage facilities and other areas within the Land which are
not the responsibility of Tenant to maintain, repair and replace under this Lease. There shall
also be included any parking charges, utilities surcharges, COAH development fees or any other
costs levied, assessed or imposed by, or at the direction of, or resulting from statutes or
regulations, or interpretations thereof, promulgated by any governmental authority in connection
with the expansion, renovation, use or occupancy of the Demised Premises or the Parking Lot by or
on behalf of Tenant (as defined in Article 43 below) from and after the Effective Date. Any and
all such replacement costs shall be amortized over the useful economic life of such improvements.

               D. On or about the Effective Date, Landlord shall submit to Tenant a statement of the
anticipated monthly Additional Rent for the period between the Effective Date, and the following
December 31, and Tenant shall pay this Additional Rent on a monthly basis concurrently with the
payment of the Fixed Rent. Tenant shall continue to make said monthly payments until notified by
Landlord of a change thereof. By March 1 of each calendar year (commencing in 2010), Landlord
shall use its best efforts to give Tenant a statement showing the total Additional Rent for the
Demised Premises for the prior calendar year (an “Operating Expense Statement”). Landlord shall
also submit to Tenant by separate invoice not less often than annually a statement documenting any
charges relating to the Private Communications Ductbank (described in Section 32.2 below), and
Tenant shall pay its proportionate share thereof within thirty (30) days after presentation
thereof.

               E. In the event the total of the monthly payments which Tenant has made for the prior calendar
year be less than the Tenant’s actual share of such Additional Rent, then Tenant shall pay the
difference in a lump sum within thirty (30) days after receipt of such statement from Landlord and
shall concurrently pay the difference between the total previous monthly payments made in the then
calendar year and the total of monthly payments calculated as Additional Rent based on the prior
year’s experience. Any overpayment by Tenant shall be credited towards the Fixed Rent and/or
Additional Rent next coming due. The actual Additional Rent for the prior year shall be used for
purposes of calculating the anticipated monthly

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Additional Rent for the then current year with actual determination of such Additional Rent
after each calendar year as above provided. Even though the term has expired and Tenant has
vacated the Demised Premises, when the final determination is made of Tenant’s share of said
Additional Rent for the year in which this Lease terminates, Tenant shall pay any increase due over
the estimated Additional Rent previously paid within thirty (30) days after demand, and,
conversely, any overpayment made shall be immediately rebated by Landlord to Tenant within thirty
(30) days after such notice to Tenant, and this provision shall survive termination for said
purpose. Failure of Landlord to submit Operating Expense Statements to Tenant as called for herein
within six (6) months after the end of any applicable lease year or one (1) year from the
expiration of the Initial Term, or any renewal term, as the case may be, shall be deemed to be a
waiver of Tenant’s requirement to pay sums as herein provided. In addition, Tenant shall not be
responsible or liable for the payment of any amount which should have been included in an Operating
Expense Statement as Additional Rent for a particular calendar year that was not so included. The
term “lease year” as used throughout this Lease shall mean: (a) as to the period from January 1,
2009 through September 30, 2015, a calendar year, i.e. January 1 to December 31 of each calendar
year; and (b) as to the period from October 1, 2015 through the balance of the Initial Term and
through each of the renewal option terms, if exercised, a period from October 1 to September 30 of
the following calendar year.

               F. Each Operating Expense Statement shall be conclusive and binding upon Tenant unless, within
one hundred twenty (120) days after receipt of such Operating Expense Statement, Tenant shall
notify Landlord that it disputes the correctness of the Operating Expense Statement, specifying the
particular respects in which said Operating Expense Statement is claimed to be incorrect. Tenant,
or an independent certified public accountant who is hired by Tenant on a non-contingency fee basis
and who offers a full range of accounting services, shall have the right, during regular business
hours, to review Landlord’s invoices relating to the disputed items of operating expenses for the
immediately preceding lease year; or at Landlord’s sole discretion and in lieu of such review,
Landlord will provide Tenant with an audited statement. Tenant shall (and shall cause its
employees, agents and consultants to) keep the results of any such review or audited statement
strictly confidential. If such review or audited statement shows that the estimated payments by
Tenant on account of operating expenses exceeded the amounts to which Landlord is entitled
hereunder for the immediately preceding lease year, Landlord shall credit or refund the amount of
such excess as provided herein. In addition, if the Operating Expense Statement overstated the
actual operating expenses by five percent (5%) or more, then Landlord shall pay to Tenant the
reasonable and necessary fees and costs associated with such audit. If Tenant shall dispute an
Operating Expense Statement, pending the determination of such dispute, Tenant shall pay the
estimated payments claimed by Landlord to be due from Tenant on account of operating expenses in
accordance with the applicable Operating Expense Statement, without prejudice to Tenant’s position.
All costs and expenses of such review or audited statement shall be paid by Tenant except as
otherwise specifically provided for in this Section 3.1 F. If Tenant does not notify Landlord in
writing of any objection to any Operating Expense Statement within one hundred twenty (120) days
after receipt thereof, then Tenant shall be deemed to have waived such objection.

          3.2 Anything in Section 3.1 to the contrary notwithstanding, Additional Rent shall not
include: (i) depreciation on the Building or the parking facilities or equipment therein; (ii)
salaries of employees and executives above the grade of building manager; (iii) real estate

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broker’s and/or leasing commissions to agents of Landlord or to other persons or brokers;
(iv) amounts received by Landlord through proceeds of insurance to the extent the proceeds are
compensation for expenses which were previously included in Additional Rent hereunder; (v) cost of
repairs incurred by reason of fire or other casualty to the extent to which Landlord is compensated
therefor through proceeds of insurance or would be compensated by any insurance required to be
maintained by Landlord hereunder, or caused by the exercise of the right of eminent domain (except
for the amount of deductibles); (vi) advertising and promotional expenditures; (vii) legal and
auditing fees, other than legal and auditing fees reasonably incurred in connection with the
maintenance and operation of the Building or in connection with the preparation of statements
required pursuant to additional rent or lease escalation provisions or legal fees payable by Tenant
after a default as expressly provided in this Lease; (viii) legal fees for the negotiation or
enforcement of this Lease, or in connection with any debt or equity financing or sale of the
Demised Premises; (ix) expenses resulting from any violations by the Landlord of the terms of this
Lease; (x) costs of performing any clean-up relating to environmental conditions or affecting the
Building or Demised Premises prior to the Commencement Date or as otherwise provided for herein;
(xi) depreciation or amortization of any improvements or equipment; (xii) principal or interest
payments on loans secured by mortgages on the Building or on the Demised Premises; (xiv) any costs
for services rendered by any person or entity related to or affiliated with Landlord which is in
excess of commercially reasonable rates for such services; (xiv) penalties, interest and bad debts;
and (xv) any obligations under any mortgage, ground lease or other debt affecting the Demised
Premises.

     4. Repairs and Maintenance Obligations of Tenant.

          4.1 The Tenant has had possession and control of the Demised Premises since the Commencement
Date, has examined the Demised Premises and has entered into this Lease without any representation
on the part of the Landlord as to the present or future condition thereof, except as may be
expressly set forth herein, and has accepted the Demised Premises in “as is” condition.

          4.2 The Tenant shall, at all times during the term of this Lease or any renewals thereof, at
its sole expense, put and maintain in thorough repair and in good and safe condition, and shall
make all necessary repairs, replacements, renewals, alterations, ordinary and extraordinary,
structural (except as provided in Section 5.1 below) and non-structural, to the Demised Premises
and to the equipment, appurtenances, pipes, plumbing systems, HVAC systems, electrical systems,
generators, electrical substations, telecommunication systems, interior finishes, interior
partitions, ceilings, window glass, fixtures, and all other appliances and appurtenances
exclusively serving the Demised Premises, excluding only those repairs and replacements which are
the responsibility of Landlord under Section 5.1 of this Lease. Tenant shall at Tenant’s option
either contract for or establish an internal maintenance program to regularly inspect and maintain,
in accordance with accepted practices in the industry, all building systems including, but not
limited to, mechanical, electrical, elevators and loading dock equipment servicing the Premises at
the sole cost and expense of the Tenant.

          4.3 All repairs and replacements shall be in quality and class at least equal to the original
work. After an Event of Default (as hereinafter defined) with respect to making such repairs or
replacements, the Landlord may, but shall not be required to, make such repairs and

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replacements for the Tenant’s account, and the expense thereof shall constitute and be
collectible as Additional Rent, payable within thirty (30) days of written demand; provided that
Landlord’s right hereunder shall only be exercised (a) upon a termination of the Term; or (b) if
the condition threatens the health or safety of persons or significant damage to property; or (c)
if the condition materially and adversely affects the appearance or function of the industrial park
within which the Demised Premises are located in the reasonable judgment of the Landlord; or (d) if
the conditions violate another provision of this Lease, such as, but not limited to, violations of
law.

          4.4 The Tenant shall maintain all portions of the Demised Premises in a clean and orderly
condition, free of dirt, rubbish, and unlawful obstructions.

          4.5 The Landlord shall not be required to furnish any services or facilities or to make any
repair or alteration in or to the Demised Premises, except as hereinbefore or hereinafter set
forth. The Tenant hereby assumes the full and sole responsibility for the condition, operation,
repair, maintenance, and management of the Demised Premises, subject to Landlord’s obligations to
clean up or otherwise respond to any environmental conditions existing as of the Commencement Date
or otherwise not the responsibility of Tenant under Article 28.

          4.6 In case any dispute shall arise at any time between the Landlord and the Tenant as to the
standard of care and maintenance of the Demised Premises, such dispute shall be determined by
arbitration before a licensed architect or real estate broker, mutually agreed upon by Landlord and
Tenant; provided that if the requirement for making repairs or replacements is imposed by any
governmental authority or the holder of any mortgage to which this Lease is subordinate, then such
requirement for repairs or replacements shall be complied with by the Tenant, provided that Tenant
shall also have the right to dispute or contest the validity, application, or reasonableness of any
governmental requirement and the Landlord shall afford to the Tenant reasonable cooperation in this
connection.

          4.7 As between Landlord and Tenant, Tenant shall be solely responsible to monitor security
conditions affecting the use of Premises by Tenant, its employees, agents, contractors, subtenants
and invitees and to provide all necessary security to secure persons or property against negligent
or criminal acts and/or omissions of third parties, and Tenant shall indemnify, defend and hold the
Landlord harmless from all claims concerning such matters. Nothing in this section is
intended to nor shall it impose upon Tenant any obligation to any third party which is not imposed
under applicable law without reference to this Lease and no third party shall be construed as a
third party beneficiary of this provision of this Lease

          4.8 Anything in this Article 4 to the contrary notwithstanding, the foregoing provisions shall
not apply to any environmental matters, which are specifically addressed in Article 28 below.

     5. Repairs and Maintenance Obligations of Landlord:

               5.1 Landlord shall make all repairs, replacements, alterations or renewals and perform all
maintenance to the following areas or parts of the Demised Premises at Tenant’s expense, charged as
Additional Rent under Section 3.1(c) of this Lease: (a) exterior walls, structural steel,
foundations, roof, landscaped areas, parking and loading areas, sidewalks and curbs, and site
drainage facilities, including, without limitation, snow and ice removal from

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parking, loading, and sidewalk areas, and (b) the Private Communications Ductbank (described
in Section 32.2 below). At Landlord’s option, routine maintenance to be paid by Tenant as
Additional Rent may include, without limitation, all items noted in Schedule “D” annexed hereto and
made a part hereof. The foregoing is not intended to eliminate or modify Tenant’s maintenance
obligations as provided for under Section 4 of this Lease.

          5.2 Landlord shall not be in default under this Lease for any failure to make such repairs or
to perform any maintenance unless Landlord shall fail to cure said default within thirty (30) days
after notice of said default by Tenant, or in the case of a default not susceptible of a cure
within thirty (30) days, if Landlord shall fail to commence a cure within thirty (30) days and
diligently complete such cure within a reasonable time. Notwithstanding the foregoing, if Tenant’s
personnel cannot reasonably perform their functions in the Demised Premises as a result of
Landlord’s default which materially and adversely impairs the use of the Demised Premises (such
being a “Shut-Down Condition”), Tenant may serve written notice upon the Landlord of such Shut-Down
Condition. Landlord shall have one (1) business day to commence necessary repairs and to
diligently prosecute such repairs to a conclusion. If Landlord defaults in its obligation, Tenant
shall have the self-help rights afforded under Section 13.1. Further, in the event a Shut-Down
Condition persists for more than thirty (30) days, Fixed Rent and Additional Rent shall abate until
the Shut-Down Condition has been remedied so as to permit Tenant’s personnel to reasonably perform
their functions in the Demised Premises.

          5.3 Tenant shall promptly report in writing to Landlord any defective condition known to
Tenant which Landlord is required to repair.

     6. Utilities and Personal Property Taxes:

          6.1 Tenant shall pay for all water, gas, heat, light, power, sewer charges, telephone service,
fire alarm monitoring and all other services and utilities supplied to the Demised Premises
(including, without limitation, exterior lighting provided for the exclusive use of the Demised
Premises), together with any taxes thereon.

          6.2 In the event the Demised Premises are connected to public utilities by means of lines
passing through the Demised Premises and outside of the Building and electrical apparatus
maintained by Tenant, it shall be the Landlord’s responsibility to maintain said lines as at the
expense of Tenant, billed as Additional Rent under Section 3 of
this Lease provided however
that Landlord’s responsibility shall not extend further than to repair any breaks or obstructions
in said lines with reasonable dispatch after being advised of same, and to refrain from any
negligent or willful action to cause any such break or obstruction. Tenant’s repair responsibility
in respect to any such lines shall be limited to their entry into the Building at the Demised
Premises and above ground connections to Tenant’s fixtures and equipment. In no event shall
Landlord be responsible for any interruption of service of any utility to the Demised Premises
occurring by reason of any act or condition unless caused by the gross negligence or willful
misconduct of Landlord. Notwithstanding the foregoing, if Tenant’s personnel cannot reasonably
perform their functions in the Demised Premises as a result of a Shut-Down Condition, Tenant may
serve written notice upon the Landlord of such Shut-Down Condition. Landlord shall have one (1)
business day to commence necessary repairs and to diligently prosecute such repairs to a
conclusion. If Landlord defaults in its obligation, Tenant shall have the self-help rights
afforded under Section 13.1. Further, in the event a Shut-Down Condition

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persists for more than thirty (30) days, Fixed Rent and Additional Rent shall abate until the
Shut-Down Condition has been remedied so as to permit Tenant’s personnel to reasonably perform
their functions in the Demised Premises; subject to the express condition precedent that, and for
the period during which, the Landlord is entitled to recover all such Fixed Rent and Additional
Rent under the terms of the policies for business interruption insurance for loss of rents obtained
pursuant to Section 11.3.

          6.3 Tenant shall pay, or cause to be paid, before delinquency, any and all taxes levied or
assessed and which become payable during the term hereof upon all Tenant’s leasehold improvements,
equipment, furniture, fixtures, and any other personal property belonging to Tenant and located on
the Demised Premises. In the event any or all of the Tenant’s leasehold improvements, equipment,
furniture, fixtures and other personal property shall be assessed and taxed with the real property,
Tenant shall pay to Landlord such taxes applicable to Tenant’s property within thirty (30) days
after delivery to Tenant by Landlord of a statement in writing setting forth the amount of such
taxes applicable to Tenant’s property.

          6.4 Notwithstanding the foregoing in this Article 6, Tenant shall have the right to utilize
services of an alternative utility service provider (“ASP”) (including a provider of
telecommunication services) rather than the primary utility providers servicing the Building as of
the date of Tenant’s execution of this Lease. Tenant acknowledges and agrees that all utility
services desired by Tenant pursuant to this paragraph shall be ordered and utilized at the sole
expense of Tenant. Tenant agrees that to the extent service by ASP is interrupted, curtailed, or
discontinued for whatever reason, Landlord shall have no obligation or liability with respect
thereto.

     7. Glass, Damage by Tenant:

          7.1 In case of the destruction of or any damage to the glass in the Demised Premises, or the
destruction of or damage of any kind whatsoever to the Demised Premises, the Tenant shall repair
the said damage or replace or restore any destroyed parts of the Demised Premises, as speedily as
possible, at the Tenant’s own cost and expense. Notwithstanding the foregoing, if any such damage
is covered by insurance maintained under Sections 11.3 and 11.4 below, then Landlord hereby agrees
to file and pursue in good faith a claim with the insurance company with respect to such damage and
reimburse Tenant with respect to the proceeds arising from such claim. The provisions of this
Section 7.1 shall be subject to the waiver of subrogation provision in Section 11.9 below.

     8. Use of Premises:

          8.1 The Demised Premises shall be used and occupied only for all uses in connection with
Tenant’s disaster recovery operation and related business, including disaster recovery services,
data storage, continuity services, employee educational programs, general office purposes,
conference rooms, employee training facilities, computer facilities, remote computer testing
facilities, employee kitchens and other legally permitted uses consistent with the characteristics
of similar first-class facilities (the “Permitted Use”), and may not be used for any other business
or enterprise or in any manner other than as authorized by this Article 8 without Landlord’s prior
written consent. Landlord’s consent to any other lawful use which complies with the provisions of
this Article 8 of this Lease shall not be unreasonably withheld or

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delayed or conditioned; provided, however, that Tenant’s sole remedy with respect to any
assertion that Landlord’s failure to timely consent to a change of use was unreasonable shall be to
seek equitable relief (including, without limitation, specific performance and/or injunctive
relief), and Tenant shall have no damage claim against Landlord as a result of Landlord’s actions
in refusing to consent on a timely basis thereto (except as provided in Section 51.1 below).

          8.2 Tenant shall not use, or suffer or permit the use of the Demised Premises or any part
thereof which would violate any certificate of occupancy for the Demised Premises, or any of the
covenants, agreements, terms, provisions and conditions of this Lease, or for any unlawful purposes
or in any unlawful manner.

          8.3 If any governmental license or permit, including, without limitation, a certificate of
occupancy shall be required for the proper and lawful conduct of Tenant’s business or other
activity carried on in the Demised Premises, Tenant, at Tenant’s expense, shall duly procure and
thereafter maintain such license. Tenant shall provide a copy thereof to Landlord. Tenant, at
Tenant’s expense, shall, at all times, comply with the terms and conditions of each such license or
permit.

          8.4 Tenant shall not do, nor permit to be done, anything outside of the Permitted Use which
will cause a cancellation or non-renewal of any insurance policy covering said Demised Premises, or
otherwise render the Demised Premises uninsurable.

          8.5 Tenant shall not: (A) use or allow the Demised Premises to be used for any unlawful
purpose, and (B) cause, maintain or permit any nuisance in, on or about the Demised Premises.

          8.6 Tenant shall not commit or allow to be committed any waste in or upon the Demised
Premises.

          8.7 Tenant shall: (a) not use the Demised Premises or permit anything to be done in or about
the Demised Premises, which will materially conflict with any applicable law, statute, ordinance or
governmental rule or regulation now in force or which may hereafter be enacted or promulgated; and
(b) at its sole cost and expense, promptly comply in all material respects with all applicable
laws, statutes, ordinances and regulations now in force or which may hereafter be in force and with
the requirements of any board of fire underwriters or other similar bodies now or hereafter
constituted relating to or affecting the condition, use or occupancy of the Demised Premises. The
final, unappealable judgment of any court of competent jurisdiction that Tenant has (or has not)
violated any law, statute, ordinance or regulation, or amendment thereto, or judicial decision,
shall be conclusive of that fact as between the Landlord and Tenant.

          8.8 Tenant’s North American Industry Classification System Number is 541519 [Computer Related
Services]. The Tenant shall not use or permit the Demised Premises to be used as an Industrial
Establishment as defined as of the date of this Lease by the Industrial Site Recovery Act, N.J.S.A.
13:1K-6 et seq., without Landlord’s prior written consent. No bio-hazardous items
shall be stored, used, generated or disposed of at the Demised Premises other than in compliance
with applicable laws.

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	9.	 	Alterations and Improvements; Tenant’s Surrender Obligations:

          9.1 Landlord understands that Tenant has made and may in the future make substantial
improvements to the interior of the Demised Premises including, but not limited to, the
installation of the mezzanine, partitions, dropped ceilings, conduit, raised flooring, electrical
systems, fire sprinkler systems, heating, ventilating and air-conditioning systems, and other
improvements necessary or desirable to prepare the Demised Premises for Tenant’s occupancy thereof
(the “Tenant Improvements”). As of the Termination Date or such earlier date as Tenant’s right of
possession is terminated under this Lease, the Tenant shall at its sole cost and expense remove all
Tenant Improvements (except as otherwise provided herein) and shall restore the Demised Premises to
the condition it was in prior to the installation of the Tenant Improvements, subject to ordinary
wear and tear due to passage of time and normal use, and damage by casualty. If Landlord, at the
time Landlord consents to additions, improvements, alterations or installations, advises Tenant
that such removal will not be required, then such Tenant Improvements to the Demised Premises,
except Tenant’s movable fixtures and furniture, shall become the property of Landlord and shall
remain upon, and be surrendered with, said Demised Premises, as a part thereof, at the end of said
term or renewal term, as the case may be. Notwithstanding the foregoing, the parties agree that
the Tenant Improvements consisting of (A) the second floor mezzanine of approximately 17,874 square
feet, (B) the conduits and the wiring therein from the public right of way to the Demised Premises,
and (C) the conduits and wiring therein running from the Building to the buildings located at
777 Central Boulevard and 410 Commerce Boulevard, shall not be removed at the Termination Date and
shall become the sole property of the Landlord from and after the Termination Date.

          9.2 Tenant may not make structural alterations, additions or improvements to the Demised
Premises (“Structural Alterations”) without the consent of the Landlord, which consent shall not be
unreasonably withheld, conditioned or delayed. Landlord will review and consent or object in
writing to Tenant’s submission of Tenant’s plans for structural alterations within ten (10) days of
receipt thereof. Landlord’s failure to respond within ten (10) days shall operate as a refusal of
consent. Landlord’s consent shall not be required for nonstructural alterations, additions or
improvements to the Demised Premises (“Nonstructural Alterations”); however, Tenant may at its
option submit to Landlord Tenant’s plans and specifications for Nonstructural Alterations in order
to determine whether Landlord upon termination of this Lease will require Tenant to remove such
Nonstructural Alterations. Tenant’s Structural Alterations and Nonstructural Alterations are
sometimes hereinafter referred to as “Alterations”. In the event Landlord does not consent to the
Tenant’s plans for Structural Alterations, Landlord shall specifically inform Tenant of the reason
for denial of such consent. Any work undertaken by Tenant shall be performed in compliance with all
applicable codes and standards including, but not limited to, the New Jersey Uniform Construction
Code.

          9.3 Tenant, at Tenant’s sole cost and expense, shall prepare all necessary plans and
specifications for the design and construction of all Tenant Improvements (the “Tenant Plans”).
The Tenant Plans shall be subject to review and approval by Landlord, which approval Landlord shall
not unreasonably delay or withhold or condition, and which shall be deemed approved if Landlord has
not responded to Tenant within ten (10) days after submission thereof by Tenant to Landlord. Any
material changes by Tenant to the Tenant Plans, once approved by Landlord, shall likewise be
subject to review and approval by Landlord, which approval Landlord shall not unreasonably delay or
withhold or condition, and which shall be deemed

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approved if Landlord has not responded to Tenant within ten (10) days after submission thereof
by Tenant to Landlord. Tenant shall cause the construction and installation of the Tenant
Improvements to be in compliance with the approved Tenant Plans.

          9.4 In addition to the other provisions set forth in this Section 9, Landlord and Tenant agree
that: (i) each shall require all contractors retained by it to indemnify and hold harmless Landlord
and Tenant to the maximum extent permitted by law, to comply with all safety rules and regulations
including, but not limited to OSHA regulations, and take all safety measures reasonably required to
protect Landlord and Tenant and their respective agents, contractors and employees from injury or
damage caused by or resulting from the performance of the construction activities at the Demised
Premises; (ii) all construction contracts in connection with construction activities at the Demised
Premises shall contain provisions that obligate the contractors to: (a) carry public liability and
property damage insurance with a combined single limit of not less than $5,000,000.00; and (b)
carry workmen’s compensation insurance in compliance with New Jersey law.

          9.5 The review and approval by Landlord of the plans and specifications for the Tenant
Improvements is solely for the benefit of Landlord, and, in reviewing and approving the same,
Landlord assumes no liability for the design of the Tenant Improvements or the adequacy thereof,
nor shall such review or approval by Landlord release Tenant from any obligation or liability in
respect thereof.

          9.6 Upon Tenant’s request, from time to time, Landlord shall promptly submit to Tenant the
current copies of any and all plans, specifications and/or working drawings relative to the Demised
Premises which have not been previously submitted to Tenant pursuant to other provisions of this
Lease. Upon Landlord’s request, from time to time, Tenant shall promptly submit to Landlord then
current copies of any and all plans, specifications and/or working drawings relative to the Tenant
Improvements which have not been previously submitted to Landlord pursuant to other provisions of
this Lease. Landlord will not impose any fee for review or approval of the plans for the Tenant
Improvements. Landlord will not impose any fees for construction, supervision, or plan review
unless Landlord is acting as the general contractor.

          9.7 Neither party shall, at any time prior to or during the Term, directly or indirectly
employ or permit the employment of, any contractor, mechanic or laborer in the Demised Premises if
such employment would interfere or cause any conflict with other contractors, mechanics or laborers
engaged in the construction, maintenance or operation of the Demised Premises. In the event of
such interference or conflict, each party, upon demand of the other, shall cause all contractors,
mechanics or laborers causing such interference or conflict to leave the Demised Premises
immediately.

          9.8 Tenant shall, in connection with the construction and installation of Tenant Improvements,
comply with all applicable laws, ordinances, rules and regulations and shall, with Landlord’s
assistance as may be required, obtain all permits and approvals required or necessary thereunder in
order for Tenant to perform the Tenant Improvements.

          9.9 If, because of any acts or omission of Tenant or anyone claiming through or under Tenant,
any mechanic’s or materialmen’s notice of intention or mechanic’s or materialmen’s or other
construction lien or order for the payment of money shall be filed against

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the Demised Premises, or against Landlord (whether or not such lien or order is valid or
enforceable as such), Tenant shall, at Tenant’s own cost and expense, cause the same to be canceled
and discharged of record or bonded off within forty-five (45) days after the date of filing
thereof, and shall also indemnify and save harmless Landlord from and against any and all costs,
expenses, claims, losses or damages, including reasonable counsel fees, resulting therefrom or by
reason thereof. If, because of any acts or omission of Landlord or anyone claiming through or
under Landlord, any mechanic’s or materialmen’s notice of intention or mechanic’s or materialmen’s
or other construction lien or order for the payment of money shall be filed against the Demised
Premises, or against Tenant (whether or not such lien or order is valid or enforceable as such),
Landlord shall, at Landlord’s own cost and expense, cause the same to be canceled and discharged of
record or bonded off within forty-five (45) days after the date of filing thereof, and shall also
indemnify and save harmless Tenant from and against any and all costs, expenses, claims, losses or
damages, including reasonable counsel fees, resulting therefrom or by reason thereof.

     10. Laws and Ordinances:

          10.1 The Tenant shall promptly execute and materially comply with the statutes, ordinances,
rules, orders, regulations and requirements of the Federal, State and Municipal governments and of
any and all their departments and bureaus applicable to the Demised Premises for the correction,
prevention and abatement of nuisances, violations or other grievances in, upon or connected with
said Demised Premises during said term, arising from, incident to, or connected with the use and
occupation of the Demised Premises by the Tenant. The Tenant shall also promptly materially comply
with and execute all rules, orders and regulations of the Board of Fire Underwriters for the
prevention of fires, at its own cost and expense, arising from, incident to or connected with the
use and occupation of said premises by the Tenant.

     11. Insurance:

          11.1 During Tenant’s construction of any Tenant Improvements (the “Construction Phase”),
Tenant shall maintain builder’s risk insurance for the full replacement cost of the Tenant
Improvements at Tenant’s sole cost and expense in addition to the insurance coverages under Section
9.4 and 11.2 of this Lease.

          11.2 At all times from and after the Commencement Date, and during the full term, the Tenant
shall maintain, at its sole cost and expense, general public liability insurance against claims for
personal injury, death or property damage, under a policy of commercial general public liability
insurance, with such limits as may reasonably be requested by the Landlord from time to time, but
not less than Five Million Dollars ($5,000,000.00) Combined Single Limit (“CSL”) in respect of
bodily injury and property damage. A combination of General Liability Coverage and Umbrella
Liability Coverage is acceptable to comply with this limit.

          11.3 At all times during the full Lease Term, Landlord, at the expense of Tenant to be charged
and paid as Additional Rent pursuant to Section 3 of this Lease, shall obtain and maintain for the
benefit of Landlord and Tenant, property insurance, business interruption insurance for loss of
rents, and flood insurance in an amount equal to the full

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replacement value of the Building, including the replacement value of the Tenant Improvements,
and not less than the requirements of any mortgagee holding a mortgage on the Premises, provided
that the same are commercially reasonable. Landlord shall use commercially reasonable efforts to
obtain said coverages at commercially reasonable rates, in which case Tenant shall pay one hundred
percent (100%) of the cost of the insurance covering the Tenant Improvements, payable in advance at
the commencement of the insurance policy year. Allocation of the cost for Tenant Improvements shall
be based upon their replacement value as shall be accurately and reasonably stated by Tenant.
Landlord, its Mortgagee and Tenant shall be named as insureds thereunder, as their respective
interests may appear, and the Landlord and its mortgagee shall be named loss payee, as their
respective interests may appear. Tenant may elect to carry for the benefit of Landlord, its
Mortgagee and Tenant any of the insurance coverages described in this paragraph applicable to the
Demised Premises, or to the Tenant’s rental, or to fixtures, furnishings, equipment, improvements
and other property owned by the Tenant and located at or in or affixed to Demised Premises at its
own cost and expense. Tenant shall provide Landlord with at least thirty (30) days’ advanced
written notice of its request to carry its own insurance to afford time for Landlord to cancel
duplicative coverages so as to assure no lapse or gaps in such coverages. The Landlord and its
mortgagee shall be named loss payee under any such policy, as their respective interests may
appear, and all coverages shall comply with the requirements of Landlord’s mortgagee.

          11.4 The Landlord shall carry general public liability insurance, in addition to Tenant’s
general public liability insurance requirement as outlined in Article 11.2, naming Landlord as the
insured and Tenant as additional insured. Tenant shall pay its proportionate share of the cost of
said insurance, in advance, at the commencement of the insurance policy year. If Tenant finds that
the deductibles under such policies are not at commercially reasonable levels, Tenant may notify
the Landlord, and if the parties are unable to agree on a reasonable deductible, then subject to
requirements of Landlord’s Mortgagee, the issue will be resolved by arbitration before a qualified
insurance professional mutually selected by the parties.

          11.5 All insurance required to be maintained by the Tenant shall be effected by valid and
enforceable policies issued by insurers with a Bests Rating of A-/IX or better, which are
authorized to do business in New Jersey. The Tenant may carry the insurance referred to in this
Lease under any blanket policy of insurance or policies issued by its present or future insurance
carriers. If the Tenant elects to provide insurance as herein set forth under any blanket policy
or blanket coverage, the Landlord will be provided with evidence of such insurance in the form of a
certificate of insurance or any other evidence of insurability from any insurance carrier and said
certificate or certificates will provide that the Landlord will receive thirty (30) days notice
prior to cancellation in the coverage. If the Tenant elects to provide insurance as herein set
forth under one or more individual policies of insurance, then either certificates of insurance or
duplicate originals of such policies will be delivered to Landlord and same will provide that the
Landlord will receive thirty (30) days’ notice prior to cancellation in coverage. Proof of
insurance coverage and payment for same (including the Certificates or duplicate original policies)
shall be delivered to Landlord at the Commencement Date and as to renewal policies shall be
delivered to Landlord not less than fifteen (15) days prior to the effective date of the renewal
coverage. All such policies shall be primary shall be primary notwithstanding that coverage may
also exist under a policy held by Landlord.

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                    All insurance required to be maintained by the Landlord shall be effected by valid and
enforceable policies issued by insurers with a Bests Rating of A-/IX or better, which are
authorized to do business in New Jersey. The Landlord may carry the insurance referred to in this
Lease under any blanket policy of insurance or policies issued by its present or future insurance
carriers. If the Landlord elects to provide insurance as herein set forth under any blanket policy
or blanket coverage, the Tenant will be provided with evidence of such insurance in the form of a
certificate of insurance or any other evidence of insurability from any insurance carrier and said
certificate or certificates will provide that the Tenant will receive thirty (30) days notice prior
to cancellation in the coverage. All such policies shall be primary and non-contributing with any
other insurance carried by Tenant.

          11.6 All policies of insurance required to be maintained hereunder (whether by Landlord or
Tenant) shall name the Tenant and the Landlord and its mortgagee as the insured as their respective
interests may appear. All such policies shall contain an agreement by the insurers that such
policies shall not be canceled without at least thirty (30) days prior written notice to the
Landlord.

          11.7 Upon the default of the Tenant in effecting any such insurance, or procuring or
delivering the policies therefor as directed by the Landlord, or in paying the premiums therefor
and any and all charges incidental thereto when the same become payable, or in procuring and
delivering to the Landlord renewals of expired policies at least fifteen (15) days before such
expiration, the Landlord may, upon not less than ten (10) days prior written notice to Tenant,
procure any such insurance or insurances and/or pay the premiums and other charges incidental
thereto, and any and all amounts so paid by the Landlord, together with interest thereon from the
date of such payment at lesser of twelve percent (12%) per annum or the highest rate permitted by
law, shall be Additional Rent hereunder and, at the Landlord’s option, may be added to the rent
then due or thereafter to become due and the Landlord shall have the rights and remedies, including
summary proceedings, with respect to the same as with respect to rent.

          11.8 In the event Tenant’s use and occupancy of the Demised Premises causes any additional
charge or increase in the insurance premiums on the Land or Building, in excess of those rates
which would normally be imposed for insuring a non-combustible building of similar construction,
Tenant shall, from time to time, immediately upon receipt of notice from Landlord, do whatever is
reasonably deemed necessary, and follow whatever reasonable recommendations may be made by the
Landlord, in order that such excess charge or increase in insurance premiums may be removed, or the
lowered rate obtained; or, in the event conditions are such that nothing can be done in Tenant’s
discretion by way of improvements or otherwise to remove such increased insurance premiums, or if
the expense involved is excessive, then Tenant shall pay the full amount of such additional charges
or increases in premium on demand as Additional Rent.

          11.9 Anything in this Article 11 or in this Lease to the contrary notwithstanding, each of
Landlord and Tenant hereby waives any and all rights of recovery against the other, and against the
officers, employees, agents, representatives, customers and business visitors of such other party,
for loss of or damage to such waiving party or its property or the property of others under its
control, arising from any cause insured against under any policy of insurance required to be
carried by such waiving party pursuant to the provisions of this

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Lease (or any other policy of insurance carried by such waiving party in lieu thereof) at the
time of such loss or damage. The foregoing waiver shall be effective whether or not the waiving
party actually obtains and maintains the insurance which such waiving party is required to obtain
and maintain pursuant to this Lease (or any substitute therefor). Landlord and Tenant shall, upon
obtaining the policies of insurance which they are required to maintain hereunder, give notice to
their respective insurance carrier or carriers that the foregoing mutual waiver of subrogation is
contained in this Lease. In addition, Tenant and Landlord shall obtain waivers of subrogation for
the benefit of one another, from any company issuing any policy of insurance obtained by either of
them pursuant to the terms of this Lease. Landlord shall not be liable for injury, loss, expense,
claim or damage to the person, property, or interests of Tenant covered by insurance, irrespective
of whether any such damage is occasioned by the negligence or willful misconduct of Landlord, its
servants, agents or employees. Similarly, Tenant shall not be liable for injury, loss, expense,
claim or damage to the person, property, or interests of Landlord covered by insurance,
irrespective of whether any such damage is occasioned by the negligence or willful misconduct of
Tenant, its servants, agents or employees.

     12. Landlord’s Liability:

          12.1 Except as otherwise provided in this Lease, Landlord shall not be liable for any personal
injury to any person, including the Tenant or to its officers, agents, employees, contractors or
invitees or for any damage to any property of any person, including the Tenant, whether from action
of the elements, or acts of negligence of or occupants of adjacent properties, except if caused by
or resulting from the Landlord’s willful malfeasance or negligent acts.

          12.2 The term “Landlord” as used in this Lease shall be limited to mean and include only the
owner or owners at the time in question of the Demised Premises and in the event of any transfer or
transfers of the title to the Demised Premises, the then grantor shall be automatically freed and
relieved from and after the date of such conveyance or transfer of all liability for the
performance of any covenants or obligations on the part of Landlord contained in this Lease to be
performed, provided that any funds then in the hands of such grantor, in which Tenant has an
interest, shall be delivered to the grantee and that such grantee assumes all obligations of
grantor as the “Landlord” hereunder, including, without limitation, any liability for the
performance of any covenants or obligations on the part of Landlord contained in this Lease for the
period prior to any such transfer of title.

          12.3 Tenant agrees that it shall look solely to Landlord’s interest in the Demised Premises
(including all of Landlord’s rights to insurance and condemnation proceeds and all Rent and income
from Demised Premises) and not to Landlord for the collection of any judgment (or other judicial
process) against the Landlord or any predecessor Landlord in the event of any default or breach by
Landlord with respect to any of the terms, covenants and conditions of this Lease to be observed
and/or performed by Landlord, and no other assets of Landlord or any predecessor Landlord shall be
subject to levy, execution or other procedures for the satisfaction of Tenant’s remedies. Tenant
irrevocably waives and releases Landlord from any claims in excess of such interest in the Demised
Premises.

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     13. Default of Landlord:

          13.1 Landlord shall not be in default unless Landlord fails to perform obligations required of
Landlord within a reasonable time, but in no event later than thirty (30) days after written notice
by Tenant to Landlord specifying wherein Landlord has failed to perform such obligation; provided,
however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are
required for performance, then Landlord shall not be in default if Landlord commences performance
within such 30-day period and thereafter diligently prosecutes the same to completion. Except as
otherwise specifically provided for herein, in no event shall Tenant have the right to terminate
this Lease as a result of Landlord’s default, and Tenant’s remedies shall be limited to damages
and/or an injunction. Notwithstanding the foregoing, in emergency circumstances where the failure
to repair or replace would result in a Shut-Down Condition (defined at Section 5.2) and it is
impracticable to give Notice to the Landlord and permit Landlord to carry out the repair pursuant
to Section 5.2, then Tenant shall have the right to perform Landlord’s obligations and be
reimbursed for the reasonable cost thereof, if applicable, as a common expense or, otherwise at
Landlord’s sole expense, so long as Tenant provides Landlord with notice thereof promptly after
performing such obligations.

     14. Event of Default by Tenant:

          14.1 The following shall constitute an “Event of Default” by the Tenant hereunder:

               (a) If Tenant shall be late in the payment of any installment of Fixed Rent and if such breach
shall continue for ten (10) days; provided that once in each twelve (12) month period Landlord
shall provide a written notice of late payment to Tenant and a ten (10) day period to cure the
nonpayment before declaring an Event of Default or assessing a late charge under Section 2.4.

               (b) If Tenant shall be late in the payment of any Supplemental or Additional Rent, and if such
breach shall continue for thirty (30) days after Landlord shall have sent Tenant a written invoice
for the amount due.

               (c) If, during the term of this Lease: (i) Tenant shall make an assignment for the benefit of
creditors, or (ii) a voluntary petition be filed by Tenant under any law having for its purpose the
adjudication of Tenant a bankrupt, or the extension of time for payment, composition, adjustment,
modification, settlement or satisfaction of the liabilities of Tenant or the reorganization or
liquidation of Tenant, or (iii) a receiver be appointed for the property of Tenant by reason of the
insolvency or alleged insolvency of Tenant, or if (iv) any department of the state or federal
government or any officer thereof or duly authorized Trustee or Receiver shall take possession of
the business or property of the Tenant, or if (v) an involuntary petition be filed against Tenant
under any law having for its purpose the adjudication of Tenant as a bankrupt, or for the
liquidation of Tenant; and (except with respect to items (a) and (b), supra, which shall be
noncurable events of default) if same have not been removed, cured or discharged within ninety (90)
days, or if (vi) any Receiver or Trustee pursuant to any bankruptcy or insolvency law, whether
Federal or State, shall attempt to thereafter assign this Lease to any part or attempt to sublet
all or any part of the Demised Premises.

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               (d) If Tenant shall default in the performance or observation of any other agreement or
condition (other than payment of rent or Additional Rent) on its part to be performed or observed,
and if Tenant shall fail to cure said default within thirty (30) days after notice of said default
by Landlord (or, in the case of a default not susceptible of a cure within thirty (30) days, if
Tenant shall fail to commence a cure within thirty (30) days and diligently complete such cure
within a reasonable time under the circumstances.

          14.2 During the period of an uncured Event of Default:

               (a) Landlord may (i) permit Tenant to remain in possession and sue for all rents, damages,
attorneys’ fees and collection costs as due; or (ii) terminate this Lease by written declaration,
but allow Tenant to remain in possession as Tenant at will and sue Tenant for all rents, damages,
attorneys’ fees and collection costs; or (iii) immediately, or at any time thereafter, through
legal process, re-enter and resume possession of the Demised Premises and remove all persons and
property therefrom either by summary dispossess proceedings or by a suitable action or proceeding
at law or in equity (or in the case of a permanent abandonment of the Demised Premises by Tenant by
peaceful self-help), without being liable for any damages therefor (no re-entry by the Landlord
shall be deemed an acceptance of a surrender of this Lease unless accompanied by a written
declaration signed by Landlord to that effect); or (iv) upon re-taking possession, keep the
premises vacant (subject to reasonable efforts at mitigation of Landlord’s damages) and recover
from Tenant all rents, damages, reasonable attorneys fees and collection costs as hereinafter
provided; (v) without liability to Tenant or any other party and without constituting a
constructive or actual eviction, Landlord may suspend or discontinue furnishing or rendering to
Tenant any property, material, labor, or other service (other than utilities), wherever Landlord is
obligated to furnish or render the same, so long as an Event of Default has occurred and is
continuing under this Lease; or (vi) upon re-taking possession Landlord may, as Tenant’s agent and
without effecting Tenant’s liability hereunder, relet the whole or any part of the Demised Premises
for a period equal to, or greater, or less than the remainder of the then term of this Lease, at
such rental and upon such terms and concessions as Landlord shall deem reasonable, to any lessee or
lessees which it may deem suitable and satisfactory for any use and purpose which it may deem
appropriate. In no event shall the Landlord be liable in any respect for failure to relet the
Demised Premises or in the event of such reletting, for failure to collect the rent thereunder
provided that Landlord has complied with its mitigation obligations as aforesaid. Any sums
received by the Landlord on a reletting for any monthly installment of rent in excess of the rent
reserved in this Lease shall belong to Landlord;

               (b) Delinquent Fixed Rent and Additional Rent shall bear interest at the lower rate of either
twelve percent (12%) per annum or the maximum rate permitted by law, from the date on which it is
due until the date on which it is paid. This provision shall not relieve Tenant from any payment
of Fixed Rent, late charges or Additional Rent at the time due and in the manner specified herein.

               (c) Tenant hereby expressly waives the service of notice of intention to re-enter as provided
for in any statute and also waives any and all rights or equity of redemption in case the Tenant
shall be dispossessed by a Court. The terms “enter,” and “re-enter,” “entry,” or “re-entry,” as
used in this Lease, are not restricted to their technical legal meaning.

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               (d) the termination of this Lease shall not in any circumstance operate to relieve the Tenant
from liability for performance of all of its obligations hereunder. Upon any such termination of
this Lease, Tenant covenants that it will quit and surrender the premises and deliver possession
thereof to Landlord.

          14.3 No waiver by the Landlord of any Event of Default by Tenant shall constitute or be
construed as a waiver of any other or future Event of Default. No waiver by the Tenant of any
default or breach by the Landlord shall constitute or be construed as a waiver of any other or
future default or breach. No waiver by either party shall be effective unless in writing.

          14.4 The acceptance by Landlord of rent or other charges from Tenant (in whole or in part)
after any Event of Default, even though known to Landlord, shall not constitute a waiver of the
default/breach, unless the Event of Default is cured in full. The acceptance by Landlord of rent
or other charges from Tenant (in whole or in part) shall not be deemed an accord and satisfaction
in respect of any claims of Landlord against Tenant, notwithstanding the payment check or
accompanying letter may bear a legend or endorsement to the contrary. The acceptance of payment as
above shall not affect any notice of default or any action or proceedings or judgment or order
taken in consequence of the default.

          14.5 In the event of (a) the termination of this Lease under the provisions of Article 14
hereof, (b) the re-entry into the Demised Premises by Landlord under the provisions of this Article
14, or (c) the termination of this Lease (or re-entry) by or under any summary dispossess or other
proceeding or action or any provision of law by reason of default hereunder on the part of Tenant,
Landlord shall be entitled to retain all moneys, if any, paid by Tenant to Landlord, whether as
advance rent, security or otherwise, but such moneys shall be credited by Landlord against any rent
due from Tenant at the time of such termination or re-reentry, or at Landlord’s option, against any
damages payable by Tenant under this Lease or pursuant to law.

          14.6 In the event of any termination of this Lease under the provisions of Article 14 or in
the event that Landlord shall re-enter the premises lawfully or in the event of the termination of
this Lease (or of re-entry) by or under any summary dispossess or other proceeding or action or any
provision of law, Tenant will pay to Landlord as damages, at the sole election of Landlord, either:

               (a) a sum which at the time of such termination of this Lease or at the time of any such
re-entry by Landlord, as the case may be, is equal to the excess, if any, between: (i) the
aggregate of all Rent which would have been payable hereunder by Tenant had this Lease not so
terminated for the period commencing with such earlier termination of this Lease or the date of any
such re-entry, as the case may be, and ending with the date set for the expiration of the full term
hereby granted, over (ii) the aggregate of all rent of the Demised Premises for the same period
based upon the then local market rental value of the Demised Premises as determined by taking into
account any market concessions such as tenant improvements, free rent, construction allowances,
rent abatement, moving allowances and other rental concessions, financial strength of the tenant,
location in the building, and comparable renewal leases (on the bases of factors such as, but not
limited to, size and location of space and the term of the lease), if any, recently executed for
space in other buildings in the Bergen County, New Jersey, which are comparable to the Building in
reputation, quality, age, size,

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location and quality of services provided (the foregoing factors not being exclusive in
identifying comparable buildings). Landlord shall also be entitled to recover the reasonable value
of restoring the Demised Premises and reletting same (including brokers commissions) as an element
of damage, discounted to present value at the prime rate of interest announced as of the Event of
Default in The Wall Street Journal; or

          (b) sums equal to the aggregate of all Rent which would have been payable by Tenant had this
Lease not so terminated, or had Landlord not so re-entered the Demised Premises, payable on a
monthly basis on the due dates specified for payment of Fixed Rent under this Lease following such
termination of such re-entry and until the date hereinbefore set for the expiration of the full
Term hereby granted; provided, however, that if Landlord shall re-let all or part of the Demised
Premises for all or any part of said period, Landlord shall credit Tenant with the net rents
received by Landlord from such re-letting, such net rents to be determined by first deducting from
the gross rents as and when received by Landlord all reasonable attorneys’ fees and costs incurred
in terminating this Lease and re-entering the Demised Premises and of securing possession thereof,
as well as the reasonable expenses of re-letting, including altering and preparing the Demised
Premises for new tenants, brokers’ commissions and all other similar or dissimilar expenses
properly chargeable against the Demised Premises and the rental therefrom in connection with such
re-letting, it being understood that any such re-letting may be for a period equal to or shorter or
longer than the remaining Term of this Lease; provided, further, that (i) in no event shall Tenant
be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord
hereunder, (ii) in no event shall Tenant be entitled in any suit for the collection of damages
pursuant to this subsection (b) to a credit in respect of any net rents from a re-letting except to
the extent that such net rents are actually received by Landlord prior to the commencement of such
suit, and (iii) if the Demised Premises or any part thereof should be re-let in combination with
other space, then proper apportionment on a square foot area basis shall be made of the rent
received from such re-letting and of the expenses of re-letting. Suit or suits for the recovery of
such damages, or any installments thereof, may be brought by Landlord from time to time at its
election, and nothing contained herein shall be deemed to require Landlord to postpone suit until
the date when the term of this Lease would have expired if it had not been terminated under the
provisions of Article 14, or under any provision of law, or had Landlord not re-entered the Demised
Premises.

          Nothing herein contained shall be construed as limiting or precluding the recovery by Landlord
against Tenant of any sums or damages to which, in addition to the damages particularly provided
above, Landlord may lawfully be entitled by reason of any default hereunder on the part of Tenant.

          14.7 Anything herein to the contrary notwithstanding, upon an Event of Default hereunder, or
in the event of a breach or threatened breach on the part of Tenant or Landlord with respect to any
of the covenants, agreements, terms, provisions or conditions on the part of or on behalf of such
party to be kept, observed or performed, both parties shall also have the right of specific
performance and/or injunction. The specified remedies to which either party may resort hereunder
are cumulative and are not intended to be exclusive of any other remedies or means of redress to
which either may lawfully be entitled at any time, and either party may invoke any remedy allowed
at law or in equity as if specific remedies were not herein provided for, so long as such remedies
have not been waived by the terms of this Lease.

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     15. Access to Premises:

          15.1 Landlord and its representatives may enter the Demised Premises during normal business
hours upon not less than forty-eight (48) hours prior notice (except in case of emergency, when no
prior notice shall be required) for the purpose of inspecting the same and, if Landlord so elects,
but without any obligation so to do, for the purpose of making any necessary repairs to the Demised
Premises and performing any work therein. Landlord will exercise its rights hereunder in a
commercially reasonable manner so as to minimize interference with Tenant’s business operations,
but nothing herein shall require the Landlord to schedule all work during non-business hours and to
thereby incur overtime or similar extra charges. Landlord shall be prohibited from entering any
secured or protected areas within the Demised Premises without the prior written consent of Tenant.

          15.2 Landlord may enter and exhibit the Demised Premises during usual business hours upon not
less than forty-eight (48) hours prior notice for Landlord’s purposes, including but not limited
to, inspecting the Demised Premises or showing the Demised Premises to prospective mortgagees,
purchasers, lessees or brokers. During the final twelve (12) months of the term, Landlord may also
display the usual “To Let” or similar signs on the portions of the Land (but excluding the Demised
Premises).

          15.3 Notwithstanding the foregoing in this Article 15, Tenant may designate certain portions
of the Demised Premises, including but not limited Tenant’s computer and data rooms, as “Protected
Areas.” Landlord recognizes that the Protected Areas are to be secured areas and Landlord shall
have no access thereto without being accompanied by a designated representative of Tenant.

          15.4 Tenant shall have access to the Demised Premises 24 hours a day, 7 days a week, 365/366
days a year.

     16. Hold Harmless:

          16.1 Subject to the provisions of Section 11.9 above, Tenant shall keep, save and hold
Landlord harmless and free from all liability, penalties, losses, damages, costs, expenses, causes
of action, claims and/or judgments to third parties arising by reason of any injury or damage to
any person or persons, or property, of any kind whatsoever, and to whomsoever belonging, from any
cause or causes whatsoever and whether arising from or by reason of any existing or future
condition, default, matter, or thing in or about the Demised Premises, from and after the
Commencement Date, including, without limitation, damage from water and/or steam seepage or leakage
in or into the Demised Premises, except if caused by Landlord’s negligent or intentional acts or
omissions.

          16.2 Tenant hereby waives all claims against Landlord for damages to goods, equipment,
improvements, wares, and merchandise in, upon or about the Demised Premises, the Building, the Land
and any common areas and for injuries to Tenant, its agents or third persons in or about the
Demised Premises, the Building, the Land and any common area from any cause arising at any time,
except if caused by Landlord’s negligent or intentional acts or omissions.

- 25 -

 

          16.3 Subject to the provisions of Section 11.9 above, Tenant agrees that if Landlord is
involuntarily made a party defendant to any litigation concerning this Lease or the Demised
Premises relating to any alleged act or omission of Tenant, then Tenant shall indemnify, hold
harmless and defend Landlord from all liability, and reasonable costs and expenses by reason
thereof. Similarly, Landlord agrees that if Tenant is involuntarily made a party defendant to any
litigation concerning this Lease or the Demised Premises relating to any alleged act or omission of
Landlord, then Landlord shall indemnify, hold harmless and defend Tenant from all liability, and
reasonable costs and expenses by reason thereof.

          16.4 Anything in this Article 16 to the contrary notwithstanding, the foregoing
indemnifications in this Article 16 shall in NO EVENT apply to any environmental matters. Any
Tenant indemnification with respect to environmental matters is set forth in Section 28.4, and any
Landlord indemnification with respect to environmental matters is set forth in Section 28.11.

     17. Assignment or Sublease:

          17.1 Tenant shall neither voluntarily, nor by operation of law, assign, transfer, mortgage,
pledge, hypothecate or encumber this Lease or any interest therein, and shall not sublet the said
Demised Premises or any part thereof, or any right or privilege appurtenant thereto, or allow any
other person (the employees, agents, servants and invitees of Tenant excepted) to occupy or use the
said Demised Premises, or any portion thereof, without first obtaining the written consent of
Landlord. A consent to one assignment, subletting, occupation or use by any other person shall not
be deemed to be a consent to any subsequent assignment, subletting, occupation or use by another
person. Consent to any such assignment or subletting shall in no way relieve Tenant of any
liability under this Lease or SunGard Data Systems Inc. under the Conditional Guaranty of Payment
(as hereinafter defined). Any such assignment or subletting without such consent shall be void,
and shall, at the option of the Landlord, constitute a default under the terms of this Lease.
Landlord shall not be obligated to consider and respond to any request for consent under this
paragraph unless such request is in writing, contains a full explanation of the proposal and
provides sufficient information about the financial standing and experience of the proposed
assignee or subtenant for Landlord to make an informed judgment. Tenant acknowledges that its sole
remedy with respect to any assertion that Landlord’s failure to timely consent to any assignment or
sublet is unreasonable shall be the remedy of specific performance and Tenant shall have no damage
claim or further claim of any nature or cause of action against Landlord as a result of Landlord’s
actions in refusing to timely consent, except a claim for legal fees and costs as provided in
Section 51.1 below. In the event of any approved assignment or sublease, all rents or other
payments received by Tenant in excess of the payments due from Tenant to Landlord pursuant to this
Lease may be retained by Tenant. On demand, any assignee or subtenant shall make payments directly
to Landlord without, however, creating a direct Landlord-Tenant relation between them or releasing
Tenant under this Lease. Landlord shall not unreasonably withhold or delay consent to an
assignment or sublease, providing that Landlord determines in its reasonable discretion that such
sublease or assignment does not lessen Landlord’s security, that the use of the Demised Premises
will remain as the Permitted Use; that the proposed assignee or sublessee is financially
responsible and is sufficiently experienced to operate the business from the Demised Premises
successfully and in a manner which shall not detract from the value of the Demised Premises, that
the proposed transaction does not present any environmental concerns.

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          17.2 Notwithstanding the foregoing in Section 17.1, no Landlord consent shall be required: (a)
for subleases or assignments to affiliates or subsidiaries of the Tenant or becomes a publicly
traded entity on a United States stock exchange, provided that Tenant shall provide Landlord with
thirty (30) days advanced notice with sufficient information to confirm that: (i) there shall be no
change in the permitted use of the Demised Premises, (ii) Tenant shall remain liable jointly and
severally with the assignee/subleasee for payment and performance of all Tenant obligations under
this Lease, (iii) the proposed assignment/sublease shall not impair Landlord’s security, and (iv)
the proposed assignee or subtenant shall not introduce any new Hazardous Substances onto Demised
Premises in violation of applicable laws which is inconsistent with the existing operations of
Tenant at the Demised Premises; (b) for any transfer or assignment to any successor to Tenant by
purchase, merger, consolidation or reorganization; and (c) if Tenant becomes a publicly traded
entity on a United States stock exchange.

     18. Condemnation:

          18.1 This Lease and the term hereof shall terminate: (a) if the entire Demised Premises shall
be taken by condemnation, or (b) at the option of Tenant (exercisable by notice given to Landlord
within thirty (30) days after the date of any such taking), if a material part of the Demised
Premises shall be taken in any condemnation proceeding(s); or (c) at the option of Landlord
(exercisable by notice given to the Tenant within thirty (30) days after the date of taking) if
more than fifteen percent (15%) of the Demised Premises or the Building or the Land shall be taken
by condemnation. A taking of a “material part” of the Demised Premises shall mean the condemnation
of so much of the Demised Premises (including any exclusive parking) as shall materially and
adversely interfere with Tenant’s operations in the Demised Premises; provided, however, that in
the event of any taking of any exclusive parking, the Landlord shall use its best efforts to
provide alternative parking of an equal or greater size within the “Industrial Park” in which the
Building and the building at 760 Washington Avenue, Carlstadt, New Jersey currently occupied by
Tenant, are located in which case this Lease shall remain in full force and effect as to such
remaining portion to the extent that such alternative parking is provided.

          18.2 Upon the termination of this Lease in accordance with this Article, rents shall be
adjusted as of such termination. The entire condemnation award shall be the sole and exclusive
property of Landlord and shall be payable solely to Landlord except any allocations or awards for
Tenant’s trade fixtures and moving expenses. Tenant shall not make any claim in any condemnation
proceeding for the value of the unexpired portion of the Lease or the term hereof, and waives all
right thereto.

          18.3 In the event that any portion of the Demised Premises is taken in condemnation and if
this Lease is not terminated, then this Lease shall remain in full force and effect as to such
remaining portion, except that from and after the effective date of any such taking, Tenant shall
be entitled to a proportionate reduction in the Fixed and Additional Rent required to be paid
hereunder in accordance with any reduction in square foot area of the Demised Premises caused by
such taking. In the event that any portion of Tenant’s exclusive parking is taken in condemnation
and if this Lease is not terminated, then this Lease shall remain in full force and effect as to
such remaining portion.

               Landlord shall promptly restore the portion of the Demised Premises remaining after such
taking to a complete architectural unit. Any restoration by Landlord shall

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be limited to the basic building structure as demised by Landlord to Tenant as of the
Commencement Date, and Tenant shall have such reasonable time thereof to restore the interior of
the Demised Premises to an operational condition with an accompanying abatement of rent during such
time. Landlord shall have the right to install, maintain and alter or relocate within the Demised
Premises any gas, water, electric or sewer lines which may be necessary provided that Tenant’s
facilities are not materially or adversely affected.

          18.4 In the event this Lease is not terminated as aforesaid and Landlord does not restore the
Demised Premises within a period of ninety (90) business days after the date of taking, then and in
that event, Tenant may, as its sole remedy, have the right to terminate this Lease by notice in
writing delivered to Landlord prior to completion of such restoration.

     19. Fire or Casualty Loss:

          19.1 If all or part of the Demised Premises is damaged or destroyed by fire or other casualty,
this Lease and all of its terms, covenants and conditions shall, subject to the provisions
hereinafter set forth, continue in full force and effect, as follows:

               A. In the event that the damage to the Demised Premises is so extensive as to amount
practically to the total destruction of the Demised Premises and Landlord within a reasonable time
after such damage shall not elect to rebuild, then and in that event, this Lease shall cease and
the rent shall be apportioned to the time of the destruction. For the purposes of this paragraph,
damage to fifteen percent (15%) or more of the Demised Premises shall be deemed total destruction.

               B. In the event that the Demised Premises is damaged, but not so destroyed (as set forth in
Paragraph A immediately above) as to terminate the Lease, or Landlord elects to rebuild as provided
for in Paragraph A above, then, provided that such loss is sufficiently insured and that all of the
proceeds of said insurance coverage are made available to the Landlord by any mortgagee whose
interest may be superior to the Landlord; and further provided that the term of this Lease shall
have at least two (2) years to run, and that applicable laws shall permit, then, and in those
events, the Landlord shall repair and rebuild the Demised Premises with reasonable diligence.
Notwithstanding the foregoing: (i) in the event there is less than two (2) years of the Lease Term
remaining, or (ii) in the event Landlord’s mortgagee should require that the insurance proceeds
payable as a result of a casualty be applied to the payment of the mortgage debt and Landlord does
not promptly commit to restore with Landlord’s funds, or (iii) in the event of any material
uninsured loss to the Building and Landlord does not promptly commit to restore with Landlord’s
funds, or (iv) if the written estimate states that the Demised Premises cannot be restored to
substantially the condition that existed prior to the casualty within one hundred eighty (180) days
of the casualty, then either Landlord or Tenant may, at their option, terminate this Lease by
notifying the other party in writing of such termination within ninety (90) days after the date of
such casualty. Within sixty (60) days of such casualty, Landlord shall notify Tenant whether the
Demised Premises cannot be restored to the condition that existed prior to the casualty within one
hundred eighty (180) days of the casualty.

          19.2 To the extent that the loss or destruction of the Demised Premises substantially
interferes with all or a portion of Tenant’s operations at the Demised Premises, thus requiring the
Tenant temporarily to close its business or reduce its workforce, the Fixed Rent

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shall be abated (or proportionately abated with respect to a partial closure) from the date of
such closing to the date the damage shall have been substantially repaired so as to enable the
Tenant to continue its business in substantially the same fashion as was previously operating prior
to the date of such loss or destruction.

          19.3 Tenant acknowledges and agrees that Landlord will not carry insurance of any kind on
Tenant’s fixtures, furniture, and equipment, or on any Tenant Improvements or other appurtenances
removable by Tenant under the provisions of this Lease, and that Landlord shall not be obligated to
repair any damage thereto or replace the same. However, if Landlord does place such coverages on
Tenant’s owned property as provided in Section 11.3, all proceeds applicable to Tenant’s owned
property shall be promptly transmitted to Tenant upon receipt by the Landlord, and Landlord will
use its best efforts, in coordination with Tenant, to make the appropriate claims and recover
insurance proceeds due under the applicable coverage.

     20. Estoppel Certificate:

          20.1 Upon request from the either party and/or its successor in interest, either party hereto,
and/or its successors in interest, shall at any time and from time to time upon not less than
twenty (20) days prior written notice, execute, acknowledge and deliver a statement in writing: (a)
certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the
nature of such modification and certifying that this Lease as so modified is in full force and
effect), and the date to which the rental and other charges are paid in advance, if any, and (b)
acknowledging that there are not, to such party’s knowledge, any uncured defaults on the part of
either party hereunder, or specifying such defaults if any are claimed, and (c) setting forth the
date of commencement of rents and expiration of the term hereof. Any such statement may be relied
upon by the prospective purchaser or encumbrancer of all or any portion of the real property of
which the Demised Premises are a part, or other interested party.

     21. Signage

          21.1 Under no circumstances shall Tenant place or erect, or allow to be placed, or erected, a
sign of any nature whatsoever upon any exterior portion of the Building. Ground signs which are
similar to existing ground signs will be permitted subject to prior written approval from Landlord
in connection with any proposed sign, its location, and its manner of installation. Landlord may
remove any signs installed by Tenant which are in violation of the provisions of this Article. In
no event shall any permitted sign be installed on the roof or above the parapet height of the
Demised Premises or of the Building. Any sign which Tenant may be permitted to install on the
Demised Premises shall nonetheless conform to any and all requirements of any governmental body of
any nature whatsoever having jurisdiction thereover, notwithstanding Tenant’s having obtained
written consent from Landlord therefor. Tenant shall have the right, as the need may occur, to
apply for any sign variances, at its sole cost and expense, provided the Landlord shall have first
approved the proposed sign. Landlord’s consent to signs shall not be unreasonably withheld,
delayed or conditioned, and Landlord agrees to reasonably cooperate with Tenant to facilitate
Tenant in obtaining any applicable municipal approvals therefor.

     22. Brokerage Commission: Landlord and Tenant each warrant and represent one to
another that neither has dealt with, employed or negotiated with any real estate broker, salesman,

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agent or finder in connection with this Lease Agreement except Studley, Inc. (“Broker”).
Landlord agrees to pay the commission due to the Broker pursuant to a separate agreement. Landlord
shall indemnify, hold harmless and defend Tenant, and Tenant shall indemnify, hold harmless and
defend Landlord, from and against any claim or claims for broker or other commission arising from
or out of any breach of the foregoing representation and warranty by the respective indemnitors.
The representations and obligations contained in this paragraph shall survive the expiration or
termination of this Lease.

     23. Unavoidable Delays:

          23.1 Except as otherwise provided for in Articles 5.2 above, in the event that Landlord or
Tenant shall be delayed or prevented from performing any of its obligations pursuant to the
provisions of this Lease Agreement due to governmental action, or lack thereof, or due to shortages
of or unavailability of materials and/or supplies, labor disputes, strikes, slow downs, job
actions, picketing, secondary boycotts, fire or other casualty, delays in transportation, acts of
God, failure to comply or inability to comply with any orders or requests of any governmental
agencies or authorities, acts of declared or undeclared war, public disorder, riot or civil
commotion, or by any other cause beyond the reasonable control of such party (each, a “Force
Majeure Event”), then such party shall in any or all such events be excused from its obligation to
perform and comply with such provisions of this Lease Agreement for a period of time commensurate
with any delay so caused without any liability to the other party therefor whatsoever and all time
periods provided for herein for performance of any such obligations shall be extended accordingly.
Notwithstanding the foregoing, a Force Majeure Event shall not delay or excuse Tenant’s obligations
to pay Fixed Rent or Additional Rent.

     24. Subordination:

          24.1 Tenant covenants that its rights under this Lease Agreement are hereby and will be
subordinate to the operation and effect of any mortgage or mortgages now existing or hereafter
placed upon the premises or building or lot without any further written document from Tenant.
However, Tenant shall, upon request by Landlord, execute such documents as may be required to
effect such subordination to the satisfaction of any such mortgagee.

          24.2 Tenant agrees to comply with reasonable requirements for modifications hereof made by any
reputable bona fide mortgage lending institution provided that such requirements shall not affect
the basic business terms hereof.

          24.3 Tenant shall, upon request of Landlord, furnish to Landlord at any time during the term,
the most recent financial statement(s) of Tenant for a period of up to two (2) years last past. If
certified statements certified by a certified public accountant have been prepared, then certified
statements will be provided by Tenant. Landlord agrees to keep the financial statement(s)
confidential and shall not distribute such financial information to any party other than Landlord’s
agents, employees, attorneys, accountants and lender to the extent that such parties require such
information and such parties shall be informed of the confidential nature of such information.

          24.4 Tenant covenants and agrees to attorn to any successor to Landlord’s interest in this
Lease.

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          24.5 Landlord agrees to obtain a non-disturbance agreement from existing and future mortgagees
in whatever standard form is utilized by such mortgagees for the benefit of Tenant, and to deliver
same to Tenant within a reasonable time after execution of this Lease. Landlord hereby agrees to
cooperate with Tenant and to use best efforts to obtain from any existing and future mortgagees on
behalf of Tenant reasonable changes sought by Tenant to the standardized form of non-disturbance
agreement utilized by such mortgagees. Anything in this Lease to the contrary notwithstanding,
this Lease shall be subordinate to any such existing and future mortgages only during the period
that a non-disturbance agreement remains in full force and effect, and otherwise shall be superior
to such instruments.

     25. Security Deposit:

          25.1 Tenant has provided a “Security Deposit” to Landlord’s affiliate, 410 Commerce
Boulevard, LLC, with respect to a lease for premises in the building located at 410 Commerce
Boulevard, Carlstadt, New Jersey (the “410 Lease”). The Security Deposit is in the form of a
letter of credit in the current amount of Six Million and 00/100 Dollars ($6,000,000.00) and will
increase over time, as provided in the 410 Lease to Ten Million and 00/100 Dollars
($10,000,000.00).

               From and after the Effective Date, Landlord’s affiliate, 410 Commerce Boulevard, LLC shall be
entitled, but shall not be obligated, to use the Security Deposit as security for the performance
of Tenant’s obligations under: (a) the 410 Lease, (b) this Lease, and (c) that certain lease with
another affiliate of Landlord for that certain property having an address of 777 Central Boulevard,
Carlstadt, New Jersey (the “777 Lease”).

               Notwithstanding the foregoing, the parties acknowledge and agree that this Lease, the 410
Lease and the 777 Lease are neither cross-defaulted nor cross-collateralized, and that neither the
Landlord nor its respective affiliates that are landlords under the 410 Lease and 777 Lease shall
be permitted to exercise any remedies under any particular lease unless and until a default has
occurred under such lease, and all applicable notice and cure periods, if any, thereunder have
expired.

     26. INTENTIONALLY OMITTED.

     27. INTENTIONALLY OMITTED.

     28. Environmental Covenants: Each of Landlord and Tenant represents, covenants,
promises and agrees to and with the other party, as follows:

          28.1 Tenant agrees to take all requisite action to insure Tenant’s material compliance with
all applicable federal, state and local laws relating to pollution of the environment, hazardous
substances, air pollution, clean air, soil, environmental protection, hazardous waste, toxic
substances, noise control, sewerage and wastewater treatment, solid waste, navigable waters, water
supply, quality and pollution, storm water, groundwater and rivers and harbors laws applicable to
Tenant’s operations at the Demised Premises, including, but not limited to, the Resource
Conservation and Recovery Act, the Clean Air Act, and Federal

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Water Pollution Control Act, the Toxic Substances Control Act, and the Comprehensive
Environmental Response, Compensation and Liability Act (“CERCLA”), the New Jersey Industrial Site
Recovery Act (N.J.S.A. 13:1K-6 et seq. and N.J.A.C. 7:26B-1.1 et
seq.) (“ISRA”) and/or the New Jersey Underground Storage of Hazardous Substances Act
(N.J.S.A. 58:10A-21 et seq.; N.J.A.C. 7:14B-1.1 et seq.), if the
same becomes applicable and/or the rules and regulations promulgated under said statutes
(collectively referred to as “Environmental Laws”).

          28.2 Tenant shall not use or permit the use of the Demised Premises to refine, produce, store,
handle, generate, manufacture, heat, dispose of, transfer, process or transport (collectively,
“Use”) “Hazardous Substances” (as such term is defined in N.J.S.A. 58:10-23.11b, or any rule or
regulation promulgated thereunder), other than in such quantities as are ordinarily Used in
connection with Tenant’s business as described in Article 8 and in material compliance with
applicable Environmental Laws.

          28.3 The Tenant shall not permit the use of the Demised Premises as a “Major Facility”, as
such term is defined in N.J.S.A. 58:10-23.11b(1), or any rule or regulation currently promulgated
thereunder.

          28.4 Tenant shall, at Tenant’s own expense, comply with all applicable Environmental Laws,
including the Industrial Site Recovery Act, N.J.S.A. 13:1K-6 et seq. and with the Spill
Compensation and Control Act (N.J.S.A. 58:10-23-11 et seq.) (“the Acts”) and all regulations
promulgated pursuant to the Acts. Tenant shall, at Tenant’s own expense, provide all information
within Tenant’s control requested by Landlord or the Bureau of Industrial Site Evaluation for the
preparation of submissions, declarations, reports and plans pursuant to the Acts. If the New
Jersey Department of Environmental Protection (DEP) shall determine that a clean-up plan or
Remedial Action Work plan must be prepared and that a clean-up be undertaken because of any spills
or discharges of Hazardous Substances at the Premises which occur during any period when Tenant was
an occupant, other than as a result of any wrongful or negligent action or omission on the part of
the Landlord, Russo Development, LLC, or their respective agents, servants, employees, licensees,
tenants (other the Tenant), invitees or contractors, or those which result from the migration of
Hazardous Substances to or under the Premises from other property, then Tenant promptly shall
remediate such Release at Tenant’s sole expense, in accordance with the provisions of all
applicable Environmental Laws, including the Acts. Tenant shall indemnify, defend and save the
Landlord harmless from all fines, suits, procedures, claims and actions of any kind arising out of
or in any way connected with any spills or discharges of Hazardous Substances at the Premises which
occur during the term of Tenant’s occupancy, other than as a result of any wrongful or negligent
action or omission on the part of the Landlord, Russo Development, LLC, or their respective agents,
servants, employees, licensees, tenants (other the Tenant), invitees or contractors, or those which
result from the migration of Hazardous Substances to or under the Premises from properties other
than the Premises,. Tenant’s obligations and liability under this paragraph shall survive and
shall continue so long as the Landlord remains responsible for any spills or discharges of
hazardous substances or wastes at the Premises which occur during the Term.

          28.5 No lien has been attached, nor shall any lien be allowed to attach to any real or
personal property owned by Tenant and located at the Demised Premises, pursuant to applicable
Environmental Laws, including, without limitation, the Spill Act and/or CERCLA.

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          28.6 Tenant will furnish the New Jersey Department of Environmental Protection (“DEP”) with
any information in Tenant’s possession which may be required by the Spill Act, ISRA or any other
applicable Environmental Law, with respect to Tenant’s Use of the Demised Premises, including
information required by ISRA due to applications submitted by the Landlord.

          28.7 In the event that there shall be filed a lien against the Demised Premises, or Tenant’s
property thereon, by DEP under the Spill Act or under CERCLA as a result of Tenant’s acts or
omissions with respect thereto, Tenant shall within thirty (30) days from the date the Tenant is
given notice of such lien or within such shorter period of time in the event that the State of New
Jersey has commenced steps to cause a sale pursuant to the lien, either: (a) pay the claim and
remove the lien; or (b) furnish (1) a bond reasonably satisfactory to Landlord and/or DEP in the
amount of the claim out of which the lien arises, (2) a cash deposit in the amount of the claim out
of which the lien arises, or (3) other security reasonably satisfactory to Landlord in an amount
sufficient to discharge the claim out of which the lien arises. Tenant reserves the right to
contest the filing of any such lien provided that Tenant shall be required to discharge or bond off
any such lien prior to commencement of any such contest.

          28.8 Tenant shall not use or cause the Demised Premises to be used as an “industrial
establishment” as such term is defined in ISRA as of the date of this Lease.

          28.9 Tenant shall not install any underground storage tanks without the prior written consent
of Landlord.

          28.10 Tenant and Landlord shall provide each other with copies of any and all notices either
party receives from the DEP with respect to the environmental condition of the Demised Premises.

          28.11 Landlord shall, at Landlord’s own expense, materially comply with the Acts and all
regulations promulgated pursuant to the Acts to the extent that the requirements of the Acts become
applicable to the Demised Premises with respect to conditions existing prior to the Commencement
Date or otherwise resulting from Landlord’s acts or omissions from and after the Commencement Date
thereat. Landlord shall, at Landlord’s own expense, provide all information within Landlord’s
control requested by Tenant or the Bureau of Industrial Site Evaluation for the preparation of
submissions, declarations, reports and plans pursuant to the Acts. If the New Jersey Department of
Environmental Protection (DEP) shall determine that a clean-up plan or Remedial Action Work plan be
prepared and that a clean-up be undertaken because of any spills or discharges of hazardous
substances or wastes caused by the Landlord or other parties under Landlord’s authority or control
at the Demised Premises which occur during any period when Tenant was an occupant, then Landlord
shall, at Landlord’s own expense, prepare and submit the required plans and carry out the approved
plans. Landlord shall indemnify, defend and save the Tenant harmless from all fines, suits,
procedures, claims and actions of any kind arising out of or in any way connected with any spills
or discharges of hazardous substances or wastes solely to the extent such spill or discharge
existed prior to the Commencement Date and/or were caused by the Landlord or other parties under
Landlord’s authority or control at the Demised Premises which occur during the term of Tenant’s
occupancy. Landlord reserves the right to contest the applicability of the Acts to Landlord or any
DEP determinations or requirements.

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          28.12 The provisions of this Article 28 shall survive the termination or earlier expiration of
this Lease.

     29. Auction Sales:

          29.1 Tenant shall not conduct or permit to be conducted any sale by auction or otherwise in,
upon or from the Demised Premises whether said sale be voluntary, involuntary, pursuant to any
assignment for the payment of creditors or pursuant to any bankruptcy or other insolvency
proceeding.

     30. Holding Over:

          30.1 Subject to the provisions of Section 30.2 below, in the event Tenant shall remain in
possession of the Demised Premises following the expiration of the term granted hereby and any
renewals, without Landlord’s written permission, all terms of this Lease shall, as applicable,
continue to govern such possession, except that Tenant shall have the status of a tenant at
sufferance and shall pay to Landlord, as its exclusive damages for such wrongful holdover, for each
month or part thereof during which said wrong holdover continues, double the total of the Fixed
Rent and Additional Rent due from Tenant to Landlord at the time immediately preceding such
holdover.

          30.2 Notwithstanding the foregoing in Section 30.1 above, Tenant shall have the right to
holdover for a period of one (1) year after the Termination Date (the “Permitted Holdover Period”),
as such date may be extended pursuant to Tenant’s “Options to Renew” under Section 40 below,
provided that Tenant complies with the terms and provisions of this Section:

               (a) Tenant shall provide Landlord with not less than eleven (11) months prior written notice
of its intention to holdover beyond the Termination Date, as such date may be extended pursuant to
Tenant’s “Options to Renew” under Section 40 below.

               (b) The foregoing notice shall state the amount of time that Tenant intends to holdover in the
Demised Premises, and the holdover period under this Section 30.2 shall be limited to the period
stated.

               (c) For the first two (2) months of the Permitted Holdover Period, Tenant shall pay Fixed Rent
at an amount equal to that being paid by Tenant immediately prior to the Permitted Holdover Period.
Thereafter, through the remainder of the Permitted Holdover Period, Tenant shall pay Fixed Rent in
an amount equal to one and one-half (1.5) times the Fixed Rent prior to the Permitted Holdover
Period. Tenant shall also be required to pay Additional Rent during the Permitted Holdover Period.

               (d) Time is declared to be of the essence with regard to the provisions of this Section 30.2.

     31. Quiet Possession:

          31.1 Upon Tenant paying the rent reserved hereunder and observing and

- 34 -

 

performing all of the covenants, conditions and provisions on Tenant’s part to be observed and
performed hereunder, Tenant shall have quiet possession of the Demised Premises for the entire term
hereof, subject to and in accordance with all the provisions of this Lease.

     32. Representations and Warranties of Landlord. Landlord represents and warrants to
Tenant as follows:

          32.1 Landlord is the owner of good, marketable and insurable title to the Land upon which the
Building is located. Such title is free and clean of all liens and encumbrances other than those
set forth on that certain owner’s policy of title insurance issued by Commonwealth Land Title
Insurance Company as Policy No. H001601 dated June 15, 2001, and shall remain that way except for
subsequent financing obtained by Landlord in connection with the construction and financing of the
Land and Building.

          32.2 Landlord has obtained and shall maintain all permits, approvals and easements as are
necessary relating to the Private Communication Ductbank (as defined below), and shall continue
such maintenance and make such repairs and approvals as are necessary with reasonable expedition.
If Landlord defaults in its obligations under this Section 32.2 resulting in a “Shut-Down
Condition”, Tenant shall have the right to perform Landlord’s obligations as provided in Section
5.2. For purposes hereof, the “Private Communications Ductbank” means the two (2) independent and
redundant conduit ductbanks between the Demised Premises and the building located at 777 Central
Boulevard, Carlstadt, New Jersey, each of which contains four (4) four inch (4”) diameter conduits.
All costs incurred by Landlord to maintain and repair the Private Communication Ductbank and all
governmental charges, taxes, impositions, and fees of every nature relating to the Private
Communications Ductbank shall be charged, per capita, to the tenants of the Landlord and its
affiliates who are connected to the Private Communications Ductbank (currently same include 410
Commerce Boulevard, 777 Commerce Boulevard and the Demised Premises) and Tenant agrees to reimburse
the Landlord for Tenant’s per capita share of all such costs and expenses as Additional Rent
pursuant to Section 3.1C of this Lease.

     33. Notices:

          33.1 All notices and demands which are contemplated or permitted to be given by either party
shall be in writing and shall be served upon the parties at the following addresses:

	 	 	 	 	 	 	 
	 

	If to Landlord:
	 	 	 	760 Washington Avenue, L.L.C.
	 

	 	 	 	 	 	71 Hudson Street
	 

	 	 	 	 	 	Hackensack, N.J. 07601
	 

	 	 	 	 	 	Attn: Edward Russo, Manager
	 

	 	 	 	 	 	Fax No.: 201-487-6440
	 
	 	 	 	 	 	 
	 	 	With a copy to:	 	 	Richard G. Berger, Esq.
	 

	 	 	 	 	 	Russo Development, LLC
	 

	 	 	 	 	 	71 Hudson Street
	 

	 	 	 	 	 	Hackensack, New Jersey 07601
	 

	 	 	 	 	 	Fax No.: 201-487-6440

- 35 -

 

	 	 	 	 	 	 	 
	 

	If to Tenant:
	 	 	 	SunGard Availability Services LP
	 

	 	 	 	 	 	680 E. Swedesford Road
	 

	 	 	 	 	 	Wayne, PA 19087
	 

	 	 	 	 	 	Attention: Chief Financial Officer
	 

	 	 	 	 	 	Fax No.: 610-341-1525
	 
	 	 	 	 	 	 
	 	 	With a copy to:	 	SunGard Data Systems Inc.
	 

	 	 	 	 	 	680 E. Swedesford Road
	 

	 	 	 	 	 	Wayne, PA 19087
	 

	 	 	 	 	 	Attention: General Counsel
	 

	 	 	 	 	 	Fax No.: 610-341-8115

          Notices shall be served either by personal service, or by mailing, certified mail, return
receipt requested, postage prepaid. Notices can also be sent by facsimile transmission so long as
it is sent by one of the other methods. Personal service shall be effective upon actual delivery
in person or via a local or nationally recognized overnight courier service (including, for
example, Federal Express) to the addressee. Service by facsimile and mail shall be deemed
effective two (2) business days after the item has been successfully transmitted by facsimile and a
true copy has been deposited in the United States Mail, to be delivered by certified mail, return
receipt requested, properly addressed as above, and postage prepaid. Service by personal service
shall be deemed effective upon receipt.

     34. Parties Bound:

          34.1 The covenants, agreements, terms, provisions and conditions of this Lease shall bind and
benefit the respective successors, assigns and legal representatives of the parties hereto with the
same effect as if mentioned in each instance where a party hereto is named or referred to, except
that no violation of the provisions of Article 17 hereof shall operate to vest any rights in any
successor, assignee or legal representative of Tenant and that the provisions of this Article 34
shall not be construed as modifying the conditions of limitation contained in Article 17 hereof, or
Section 12.2 hereof.

     35. Abandoned Personal Property:

          35.1 Any personal property, which shall remain in the Demised Premises or any part thereof
after the expiration or termination of the term of this Lease in violation of the provisions of
Article 9 above shall be deemed to have been abandoned, and either may be retained by Landlord as
its property or may be disposed of in such manner as Landlord may see fit seven (7) days after
written notice to Tenant; provided, however, that the presence of such personal property without
Landlord’s consent shall be conclusively deemed an unconsented holding over by Tenant rendering
Tenant liable under Paragraph 30.1, unless Tenant has timely exercised rights under Section 30.2
and such personal property is removed on or before the expiration of the holdover period under
Section 30.2. If such personal property or any part thereof shall be sold by Landlord, Landlord
may receive and retain the proceeds of such sale as Landlord’s property without affecting
Landlord’s rights against Tenant or resulting in any credit to Tenant from damages otherwise
recoverable by Landlord.

- 36 -

 

     36. Article Headings:

          36.1 The Article headings of this Lease are for convenience only and are not to be considered
in construing the same.

     37. Governing Law:

          37.1 The laws of the State of New Jersey shall govern the validity, performance and
enforcement of this Lease. The invalidity or unenforceability of any provision hereof shall not
affect or impair any other provision.

     38. Letter of Acceptance:

          38.1 Upon the Tenant’s accepting the Demised Premises and commencing construction of Initial
Tenant Improvements, after Substantial Completion of the Landlord Improvements pursuant to the
terms and conditions hereof, the Tenant covenants and agrees that it will furnish to the Landlord a
written statement that it accepts the Demised Premises, subject to the terms and conditions of the
Lease as herein contained (including Punch List Items and latent defects).

     39. INTENTIONALLY OMITTED.

     40. Options to Renew:

          40.1. From and after the Effective Date, Section 40 of the original Lease shall be deleted in
its entirety and is superseded and replaced by the provisions set forth below at Section 40.2
through 40.4 of this Lease.

          40.2. Tenant shall have the option to renew its Lease for the Demised Premises for two (2)
renewal terms, each of which shall be for a period of five (5) years by providing Landlord with
twelve (12) calendar months written notice prior to the expiration of the then current Term. TIME
FOR NOTICE OF EXERCISE OF TENANT’S OPTIONS IS HEREBY DECLARED TO BE OF THE ESSENCE.

          40.3. The Fixed Rent payable by Tenant during the option terms if exercised shall be as set
forth on Schedules “C-1” and “C-2” annexed hereto and incorporated herein by reference.

          40.4 All of the other terms, covenants, conditions and agreements set forth in the Lease as
amended by this Lease shall apply to all renewal terms; except that there shall only be the two (2)
options to renew granted in this Section 40 of this Lease.

     41. Right of First Offer to Purchase the Demised Premises:

          41.1 Tenant shall have a Right of First Offer for the purchase of the Demised Premises.
Landlord agrees to provide Tenant with written notice of the availability of the Demised Premises
for sale and to offer the Demised Premises in its entirety to Tenant on such terms as Landlord
finds acceptable in its sole discretion, prior to marketing the Demised

- 37 -

 

Premises to other prospective buyers. Tenant shall have sixty (60) days from the date of
Landlord’s notice to respond in writing to the same. If Landlord has not received a written
response by the end of said sixty (60) day period or if Tenant declines to accept Landlord’s offer
or if Tenant makes a counteroffer that Landlord rejects in writing as unacceptable in its sole and
absolute discretion, Landlord shall thereafter be free to market and sell the Demised Premises
without further notice to Tenant. If Landlord and Tenant agree on terms for the sale of the
Premises, but are subsequently unable, in good faith, to consummate an agreement with respect
thereto acceptable to both Landlord and Tenant, Landlord shall thereafter be free to market and
sell the Demised Premises on such terms and conditions as Landlord shall determine, subject as
aforesaid.

     42. Conditional Guaranty of Payment.

          42.1 As additional consideration for this Lease, SunGard Data Systems Inc. shall provide to
Landlord contemporaneously with the execution of this Lease a conditional guaranty of payment in
the form annexed hereto as Schedules “F-1” and “F-2”.

     43. Mobile Data Center. Tenant shall have the right during a disaster recovery and/or
a demonstration or testing event to park fifteen (15) of its mobile recovery Units (the “Units”) in
the parking area adjacent to the Building (the “Parking Lot”), subject to Tenant’s obtaining any
required permits. In addition, Tenant shall continue to have the right, at any time during the
term of this Lease, and at Tenant’s sole cost and expense, to install a new or replace the existing
“hitching post” (substantially similar in configuration to that set forth on the diagram attached
hereto and made a part hereof as Schedule “E” to connect the Units to the Demised Premises, at the
location set forth on Schedule “A” attached hereto, subject to Tenant’s receipt of any necessary
governmental approvals with respect to such site. Tenant may request that the hitching post and
any underground conduit to connect such post to the Demised Premises (or portions thereof), be
installed by Landlord, which Landlord is willing to do at Tenant’s sole cost and expense.

     44. Rooftop Rights.

          44.1 Tenant shall have sole and exclusive rights to the use of the rooftop, provided that any
installations thereon are made at Tenant’s sole cost and expense, and shall require Landlord’s
consent, not to be unreasonably withheld, delayed or conditioned. Without limiting the forgoing,
Landlord hereby reconfirms its consent to all rooftop equipment installed and existing as of the
date of this Lease including the existing antenna and satellite dish (collectively, the “Antenna
Equipment”) on the roof of the Building in their existing location or locations (the “Roof Demised
Premises”). The term “Antenna Equipment” includes any related equipment, cabling, wiring or other
device or thing used in or about the Building in connection with the aforedescribed antenna and
related equipment. All future rooftop installations of Antenna Equipment and the manner of the
installation thereof shall be subject to Landlord’s prior written approval, not to be unreasonably
withheld, delayed or conditioned.

               All work, installation, maintenance and operation permitted by Landlord pursuant to this
Amendment must conform to all laws, regulations and requirements of federal, state and county
governments, and any other public or quasi-public authority having jurisdiction over the Roof
Demised Premises. Tenant shall obtain all necessary licenses from the Federal

- 38 -

 

Communications Commission (“FCC”) and all installation, maintenance and operation shall be
conducted in conformance with FCC rules and/or operating authority.

               No Antenna Equipment installed at this time exceeds and none in the future may exceed three
(3) feet in diameter or six (6) feet in height.

          44.2 The installation, maintenance and repair of all the Antenna Equipment shall be at the
sole cost and expense of the Tenant. Unless the Landlord serves written notice allowing Tenant to
leave the Antenna Equipment in place and in operating condition, Tenant shall, not later than at
the expiration of the Term of the Lease, remove the Antenna Equipment from the roof of the Building
and restore same to substantially the same condition as on the date hereof, ordinary wear and tear
excepted.

          44.3 Tenant, at its sole cost and expense, shall procure and maintain in effect, all
government approvals, including, but not limited to, any licenses or permits necessary for the
installation, use, operation, maintenance, repair and/or removal of the Antenna Equipment.

          44.4 Tenant will, at Tenant’s expense, provide the necessary power installation for the
operation of the Antenna Equipment. Tenant shall not install or operate any Antenna Equipment or
other machinery that operates with voltage in excess of the Building capacity unless Tenant, at its
sole cost and expense, installs such equipment as necessary to increase the Building capacity and
obtains the prior written consent of Landlord, which consent may be withheld in Landlord’s sole and
absolute discretion.

          44.5 Subject to emergencies and periods of preventative maintenance, Landlord agrees that
throughout the Term of this Lease, Tenant, or any of the designated representatives of Tenant,
shall have 24-hour access to the roof of the Building for the purpose of installing, using,
operating, maintaining and repairing the Antenna Equipment. Subject to the provisions of Section
11.9 above, Tenant shall indemnify, defend and hold harmless Landlord from and against any and all
costs, expenses, claims, losses or damages resulting from and damage to property or injury to
person resulting from any such access.

          44.6 Tenant acknowledges and agrees that any changes to and/or installations upon the roof are
to be performed by a contractor approved by the entity providing the roof warranty so as not to
void the warranty. For purposes hereof, J. Murphy Roofing and Sheet Metal, Inc. and Cannella
Roofing, Inc. are contractors that satisfy the foregoing condition for a period of twelve (12)
months from the date hereof. Prior to commencement of the work on the roof, Landlord shall inspect
the roof to determine whether there is any existing damage which requires repair; and after
completion of Tenant’s work on the roof, Landlord shall have a similar inspection conducted. If
there is any damage to the roof during the foregoing period, Tenant shall be responsible, at its
sole costs and expense for repairing any and all such damage, unless such damage was caused by the
act or omission of Landlord, its employees, agents, contractors or invitees.

          44.7 The provisions of this Section 44 shall apply on a prospective basis from and after the
date of this Agreement.

     45. INTENTIONALLY OMITTED.

- 39 -

 

     46. Supplemental HVAC.

          46.1 Tenant shall have the right to maintain in place all HVAC systems existing as of the
date of this Lease for exclusive use by Tenant on the roof of the Building and to supplement same
to the extent that the roof can support the weight of such tonnage, as reasonably determined by
Landlord. In the event such additional HVAC equipment cannot be accommodated on the roof, then
Tenant shall have the right to install said HVAC equipment in or on another location (e.g.,
landscaped area outside the Building) reasonably acceptable to Landlord and Tenant. Tenant shall
also have the right to install in the Demised Premises supplemental HVAC systems at locations
determined by Tenant.

          46.2 Tenant shall be responsible for obtaining all permits and approvals as are necessary for
the installation, use and operation of the HVAC equipment.

          46.3 Tenant shall obtain Landlord’s prior approval of all plans and specifications for the
HVAC equipment, which shall include the proposed location of the HVAC equipment, which approval
shall not be unreasonably withheld, delayed or conditioned.

          46.4 No discharge condenser air will be allowed to be ejected into the Building or Building
plenum. Tenant shall pay all costs incurred in connection with the installation, use, operation,
maintenance and, if applicable, removal of said HVAC units. Tenant shall, at its expense, maintain
all said HVAC units in good condition.

          46.5 Tenant acknowledges and agrees that any such installations upon the roof are to be
performed by a contractor approved by the entity providing the roof warranty so as not to void the
warranty. For purposes hereof, J. Murphy Roofing and Sheet Metal, Inc. and Cannella Roofing, Inc.
are contractors that satisfy the foregoing condition for a period of twelve (12) months from the
date hereof. Prior to commencement of the work on the roof, Landlord shall inspect the roof to
determine whether there is any existing damage which requires repair; and after completion of
Tenant’s work on the roof, Landlord shall have a similar inspection conducted. If there is any
damage to the roof during the foregoing period, Tenant shall be responsible, at its sole costs and
expense for repairing any and all such damage.

     47. Venting.

          47.1 Tenant shall have the right to vent through the roof of the Building as required for the
installation by Tenant of any special equipment in connection with its use of the Demised Premises,
including but not limited to, supplemental HVAC units, kitchen exhaust, etc. The location and type
of venting shall be subject to Landlord’s prior written approval, which approval shall not be
unreasonably withheld. Tenant shall, at its expense, maintain all said venting and the area of the
roof effected by such venting in good condition. Notwithstanding the foregoing, Tenant’s rights
granted pursuant to this Paragraph are subject to the terms and conditions of Landlord’s roof
warranties and contracts, and Tenant, at its cost, shall comply with the terms and conditions of
said warranties and contracts, including, without limitation, any requirement that certain roofers
or roofing companies perform such roof work.

          47.2 Tenant acknowledges and agrees that any such installations upon the roof

- 40 -

 

are to be performed by a contractor approved by the entity providing the roof warranty so as
not to void the warranty. For purposes hereof, J. Murphy Roofing and Sheet Metal, Inc. and
Cannella Roofing, Inc. are contractors that satisfy the foregoing condition for a period of twelve
(12) months from the date hereof. Prior to commencement of the work on the roof, Landlord shall
inspect the roof to determine whether there is any existing damage which requires repair; and after
completion of Tenant’s work on the roof, Landlord shall have a similar inspection conducted. If
there is any damage to the roof during the foregoing period, Tenant shall be responsible, at its
sole costs and expense for repairing any and all such damage.

     48. Grounding of Equipment.

          48.1 Tenant shall have the right to ground its equipment to the base steel in the Building at
location(s) mutually agreed upon by Landlord and Tenant.

     49. Backup Electrical Generators.

          49.1 Tenant is hereby granted the right to maintain in place, at Tenant’s sole cost and
expense, all above-ground backup electrical generators for Tenant’s use solely in the Demised
Premises as of the date of this Lease. Tenant shall also be permitted to maintain in place such
above-ground storage tanks as are necessary or appropriate to operate the Backup Electrical
Generators in the event of a power outage or other emergency as same exist as of the date of this
Lease. (Such items are hereinafter referred to as the “Generator System”.) Tenant has obtained
and shall continue to be responsible for obtaining and maintaining all permits and approvals as are
necessary for the Generator System.

          49.2 Tenant, at its sole cost and expense, shall be responsible for: (a) maintaining such
permits and approvals as are necessary for the maintenance and operation of the Generator System;
(b) complying with all applicable statutes, laws and/or ordinances, as are necessary to permit and
continue the use, maintenance and operation of the Generator System; (c) repairing any damage or
deterioration to the Landlord’s Premises or the Building caused in whole or in part by the
existence, installation, removal, operation or maintenance of the Generator System; and (d) all
expenses imposed by any statute, law or ordinance of any governmental, quasi-governmental or
regulatory authority relating to the use and operation of the Generator System.

          49.3 Tenant may use the Generator System during: (a) testing and regular maintenance, and (b)
any period of electrical power outage in the Demised Premises.

     50. Due Execution.

          50.1 The individual signing this Lease on behalf of the Tenant does hereby represent and
warrant to Landlord that he/she has the full right, power, capacity and authority to execute and
deliver this Lease as a binding and valid obligation of the Tenant hereunder. The individual
signing this Lease on behalf of the Landlord does hereby represent and warrant to Tenant that
he/she has the full right, power, capacity and authority to execute and deliver this Lease as a
binding and valid obligation of the Landlord hereunder.

- 41 -

 

     51. Payment of Tenant’s Legal Costs Under Special Circumstances.

          51.1 If Tenant files an action (i) to compel Landlord’s consent to Structural
Alterations under Section 9.2, or (ii) to recover reimbursement for emergency repairs to avoid a
Shut-Down Condition under Section 13.1, or (iii) to compel Landlord’s consent to a sublease
or assignment under Section 17.1, and if the Tenant is the prevailing party in any such action, and
if the Court determines that Landlord’s bad faith necessitated the filing of such an
action, then in addition to other relief awarded to Tenant, Tenant shall be entitled to an award of
reasonable counsel fees and litigation expenses in the discretion of the Court.

     IN WITNESS WHEREOF, Landlord and Tenant have executed or caused to be executed, these
presents, as of the date first hereinabove set forth.

	 	 	 	 	 	 	 	 	 
	/s/

	 	Amanda Soler
	 	 
	 	By:
	 	/s/ Edward Russo
	 
	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	Edward Russo, Manager
	 
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	SUNGARD AVAILABILITY SERVICES LP
	 

	 	 	 	 	 	(Tenant)
	 
	 	 	 	 	 	 	 	 
	/s/

	 	Berenice Dwyer
	 	 	 	By:
	 	/s/ Edward C. McKeever
	 
	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	Edward C. McKeever,
	 

	 	 	 	 	 	 	 	Senior Vice President & CFO

- 42 -

 

Schedule “A”

Lease Plan

- 43 -

 

- 44 -

 

Schedule “B”

Legal Description of the Land

- 45 -

 

Schedule B — Legal Description

760 Washington Avenue

BEGINNING at a bar and cap set at the intersection of the northwesterly line of Washington Avenue
(County Route 503) with the division line between Lot 11 and Lot 12 in Block 127, and running thence (1)
Along the northwesterly line of said Washington Avenue, South 23 degrees 54 minutes 00 seconds West
a distance of 343.31 feet to a bar and cap set; thence (2) North 61 degrees 03 minutes 30 seconds West
a distance of 94.76 feet to a bar and cap set; thence (3) North 68 degrees 03 minutes 30 seconds West a
distance of 807.86 feet to a bar and cap set; thence (4) North 18 degrees 41 minutes 10 seconds East a
distance of 337.83 feet to a bar and cap set; thence (5) South 68 degrees 22 minutes East a distance of
381.18 feet to a bar and cap set; thence (6) South 67 degrees 15 minutes East a distance of 551.72 feet
to the point or place of BEGINNING.

The above description being drawn in accordance with a survey prepared by Boswell Engineering, dated
February 6, 2003, revised to July 10, 2003 and August 6, 2003.

For Information Purposes Only: “In compliance with Chapter 157,
Laws of 1977, premises herein is Lot 10 and 11 in Block 127 on the Tax Map of the above municipality.”

TOGETHER with the rights under a Deed of Easement by Vincent Frattarelli, Louis Frattarelli, Jeanette
Coppa and Yolanda Faustini, individually, and as Co-Executors and Co-Trustees of the Last Will and
Testament of Angelina Frattarelli to 760 Washington Avenue, L.L.C., a New Jersey Limited Liability
Company, dated October 11, 2002, recorded October 22, 2002 in Deed Book 8520, page 729.

TOGETHER with the rights under a Deed of Easement by Central Boulevard Associates to 760
Washington Avenue, L.L.C., a New jersey Limited Liability Company, dated September 23, 2002,
December 3, 2002 in Deed Book 8530, page 451.

- 46 -

 

Schedule “C”

FIXED RENT FROM THE COMMENCEMENT DATE THROUGH SEPTEMBER 30, 2015

Fixed Rent for Unit A

Demised Premises 104,171 square feet

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual	 	 	Total	 	 	Monthly	 
	Period	 	Rent PSF	 	 	Rent	 	 	Rent	 
	 
	February 1, 2003 through September 30,
2003
	 	$	17.09	 	 	$	1,186,854.93	 	 	$	148,356.87	 
	October 1, 2003 through September 30, 2004
	 	$	17.60	 	 	$	1,833,409.60	 	 	$	152,784.13	 
	October 1, 2004 through September 30, 2005
	 	$	18.13	 	 	$	1,888,620.23	 	 	$	157,385.02	 
	October 1, 2005 through September 30, 2006
	 	$	18.67	 	 	$	1,944,872.57	 	 	$	162,072.71	 
	October 1, 2006 through September 30, 2007
	 	$	19.23	 	 	$	2,003,208.33	 	 	$	166,934.03	 
	October 1, 2007 through September 30, 2008
	 	$	19.81	 	 	$	2,063,627.51	 	 	$	171,968.96	 
	October 1, 2008 through September 30, 2009
	 	$	20.41	 	 	$	2,126,130.11	 	 	$	177,177.51	 
	October 1, 2009 through September 30, 2010
	 	$	21.02	 	 	$	2,189,674.42	 	 	$	182,472.87	 
	October 1, 2010 through September 30, 2011
	 	$	21.65	 	 	$	2,255,302.15	 	 	$	187,941.85	 
	October 1, 2011 through September 30, 2012
	 	$	22.30	 	 	$	2,323,013.30	 	 	$	193,584.44	 
	October 1, 2012 through September 30, 2013
	 	$	22.97	 	 	$	2,392,807.87	 	 	$	199,400.66	 
	October 1, 2013 through September 30, 2014
	 	$	23.66	 	 	$	2,464,685.86	 	 	$	205,390.49	 
	October 1, 2014 through September 30, 2015
	 	$	24.37	 	 	$	2,538,647.27	 	 	$	211,553.94	 
	 
	 
	Total Fixed Rent
	 	 	 	 	 	$	27,210,854.15	 	 	 	 	 

- 47 -

 

Schedule “C”

FIXED RENT FROM THE COMMENCEMENT DATE THROUGH SEPTEMBER 30, 2015

Fixed Rent for Unit B

Demised Premises 68,306 square feet

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual	 	 	Total	 	 	Monthly	 
	Period	 	Rent PSF	 	 	Rent	 	 	Rent	 
	 
	January 1, 2004 through
September 30, 2004
	 	$	18.36	 	 	$	940,573.62	 	 	$	104,508.18	 
	October 1, 2004 through
September 30, 2005
	 	$	18.89	 	 	$	1,290,300.34	 	 	$	107,525.03	 
	October 1, 2005 through
September 30, 2006
	 	$	19.43	 	 	$	1,327,185.58	 	 	$	110,598.80	 
	October 1, 2006 through
September 30, 2007
	 	$	19.99	 	 	$	1,365,436.94	 	 	$	113,786.41	 
	October 1, 2007 through
September 30, 2008
	 	$	20.57	 	 	$	1,405,054.42	 	 	$	117,087.87	 
	October 1, 2008 through
September 30, 2009
	 	$	21.17	 	 	$	1,446,038.02	 	 	$	120,503.17	 
	October 1, 2009 through
September 30, 2010
	 	$	21.78	 	 	$	1,487,704.68	 	 	$	123,975.39	 
	October 1, 2010 through
September 30, 2011
	 	$	22.41	 	 	$	1,530,737.46	 	 	$	127,561.46	 
	October 1, 2011 through
September 30, 2012
	 	$	23.06	 	 	$	1,575,136.36	 	 	$	131,261.36	 
	October 1, 2012 through
September 30, 2013
	 	$	23.73	 	 	$	1,620,901.38	 	 	$	135,075.12	 
	October 1, 2013 through
September 30, 2014
	 	$	24.42	 	 	$	1,668,032.52	 	 	$	139,002.71	 
	October 1, 2014 through
September 30, 2015
	 	$	25.13	 	 	$	1,716,529.78	 	 	$	143,044.15	 
	 
	 
	Total Fixed Rent
	 	 	 	 	 	$	17,373,631.10	 	 	$	868,681.56	 
	 
	 	 	 	 	 	 	 	 	 	$	434,340.78	 

- 48 -

 

Schedule “C-1”

FIXED RENT FOR UNIT A FROM OCTOBER 1, 2015 FOR THE INITIAL TERM AND

THE OPTION TERMS

Total Square Footage 104,171

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Rent	 	Total Fixed	 	Monthly Fixed
	Period	 	PSF	 	Rent	 	Rent
	 
	October 1, 2015 to
September 30, 2016
	 	$	23.37	 	 	$	2,434,476.27	 	 	$	202,873.02	 
	October 1, 2016 to
September 30, 2017
	 	$	24.07	 	 	$	2,507,510.56	 	 	$	208,959.21	 
	October 1, 2017 to
September 30, 2018
	 	$	24.79	 	 	$	2,582,735.87	 	 	$	215,227.99	 
	October 1, 2018 to
September 30, 2019
	 	$	25.54	 	 	$	2,660,217.95	 	 	$	221,684.83	 
	October 1, 2019 to
September 30, 2020
	 	$	26.30	 	 	$	2,740,024.49	 	 	$	228,335.37	 
	 

Total
Fixed Rent for Unit A From October 1, 2015 Through the Initial Term $12,924,965.14

Fixed Rent for Demised Premises for the First Five Year Renewal Term

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Rent	 	Total Fixed	 	Monthly Fixed
	Period	 	PSF	 	Rent	 	Rent
	 
	October 1, 2020 to
September 30, 2021
	 	$	28.25	 	 	$	2,942,987.96	 	 	$	245,249.00	 
	October 1, 2021 to
September 30, 2022
	 	$	29.10	 	 	$	3,031,277.60	 	 	$	252,606.47	 
	October 1, 2022 to
September 30, 2023
	 	$	29.97	 	 	$	3,122,215.93	 	 	$	260,184.66	 
	October 1, 2023 to
September 30, 2024
	 	$	30.87	 	 	$	3,215,882.41	 	 	$	267,990.20	 
	October 1, 2024 to
September 30, 2025
	 	$	31.80	 	 	$	3,312,358.88	 	 	$	276,029.91	 

Fixed Rent for the Demised Premises for the Second and Final Renewal Term

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Rent	 	Total Fixed	 	Monthly Fixed
	Period	 	PSF	 	Rent	 	Rent
	 
	October 1, 2025 to
September 30, 2026
	 	$	32.75	 	 	$	3,411,729.65	 	 	$	284,310.80	 
	October 1, 2026 to
September 30, 2027
	 	$	33.73	 	 	$	3,514,081.54	 	 	$	292,840.13	 
	October 1, 2027 to
September 30, 2028
	 	$	34.75	 	 	$	3,619,503.98	 	 	$	301,625.33	 
	October 1, 2028 to
September 30, 2029
	 	$	35.79	 	 	$	3,728,089.10	 	 	$	310,674.09	 
	October 1, 2029 to
September 30, 2030
	 	$	36.86	 	 	$	3,839,931.78	 	 	$	319,994.31	 

- 49 -

 

Schedule “C-2”

FIXED RENT FOR UNIT B FROM OCTOBER 1, 2015 FOR THE INITIAL TERM AND

THE OPTION TERMS

Total Square Footage 68,306

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Rent	 	Total Fixed	 	Monthly Fixed
	Period	 	PSF	 	Rent	 	Rent
	 
	October 1, 2015 to September 30, 2016
	 	$	24.13	 	 	$	1,648,223.78	 	 	$	137,351.98	 
	October 1, 2016 to September 30, 2017
	 	$	24.85	 	 	$	1,697,670.49	 	 	$	141,472.54	 
	October 1, 2017 to September 30, 2018
	 	$	25.60	 	 	$	1,748,600.61	 	 	$	145,716.72	 
	October 1, 2018 to September 30, 2019
	 	$	26.37	 	 	$	1,801,058.63	 	 	$	150,088.22	 
	October 1, 2019 to September 30, 2020
	 	$	27.16	 	 	$	1,855,090.39	 	 	$	154,590.87	 
	 

Total
Fixed Rent for Unit B From October 1, 2015 Through the Initial Term $8,750.643.89

Fixed Rent for Demised Premises for the First Five Year Renewal Term

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Rent	 	Total Fixed	 	Monthly Fixed
	Period	 	PSF	 	Rent	 	Rent
	 
	October 1, 2020 to September 30, 2021

	 	$	29.13	 	 	$	1,989,928.47	 	 	$	165,827.37	 
	October 1, 2021 to September 30, 2022

	 	$	30.01	 	 	$	2,049,626.33	 	 	$	170,802.19	 
	October 1, 2022 to September 30, 2023

	 	$	30.91	 	 	$	2,111,115.12	 	 	$	175,926.26	 
	October 1, 2023 to September 30, 2024

	 	$	31.83	 	 	$	2,174,448.57	 	 	$	181,204.05	 
	October 1, 2024 to September 30, 2025

	 	$	32.79	 	 	$	2,239,682.03	 	 	$	186,640.17	 

Fixed Rent for the Demised Premises for the Second and Final Renewal Term

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Rent	 	Total Fixed	 	Monthly Fixed
	Period	 	PSF	 	Rent	 	Rent
	 
	October 1, 2025 to September 30, 2026

	 	$	33.77	 	 	$	2,306,872.49	 	 	$	192,239.37	 
	October 1, 2026 to September 30, 2027

	 	$	34.79	 	 	$	2,376,078.66	 	 	$	198,006.56	 
	October 1, 2027 to September 30, 2028

	 	$	35.83	 	 	$	2,447,361.02	 	 	$	203,946.75	 
	October 1, 2028 to September 30, 2029

	 	$	36.90	 	 	$	2,520,781.85	 	 	$	210,065.15	 
	October 1, 2029 to September 30, 2030

	 	$	38.01	 	 	$	2,596,405.31	 	 	$	216,367.11	 

- 50 -

 

Schedule “D”

Routine Landlord Maintenance

1. Exterior Walls: Landlord’s maintenance to the exterior precast walls shall include the
application of a stain coating approximately one (1) time every five (5) years. In addition, the
exterior brick surfaces shall be coated with a waterproofing material such as Prime-A-Pel or an
equivalent substitute at least one (1) time every five (5) years. This shall be a common expense
and Tenant shall pay its proportionate share.

2. Dock Seals, Dock Shelters, Loading Doors: Tenant agrees that it shall procure a
maintenance contract for all dock levelors and loading doors in the Demised Premises at Tenant’s
sole cost and expense.

3. Parking and Loading Areas: All paved areas shall be resurfaced approximately once every
ten (10) years. This work shall include the removal and replacement of approximately 2” of fine
aggregate (FABC), hot bituminous concrete, mix I-5 top course. This shall be a common expense and
Tenant shall pay its proportionate share.

4. Roof Areas: Landlord shall perform annual inspections on the roof.

- 51 -

 

Schedule “E”

Diagram Of Typical Hitching Post

- 52 -

 

- 53 -

 

EXHIBIT F-1

CONDITIONAL GUARANTY OF PAYMENT

     In consideration of, and as the material inducement for the granting, execution and delivery
of a certain Lease dated as of November ___, 2009 (hereinafter called the “Lease”), by 760
WASHINGTON AVENUE, L.L.C., having an address c/o Russo Development, L.L.C., 71 Hudson Street,
Hackensack, New Jersey 07601, Attention: Edward Russo (hereinafter called the “Landlord”), to
SUNGARD AVAILABLITY SERVICES LP, a limited partnership of the Commonwealth of Pennsylvania, having
an address of 1285 Drummers Lane, Wayne, Pennsylvania 19087, Attention: General Counsel
(hereinafter called the “Tenant”), and in further consideration of the sum of ONE DOLLAR ($1.00)
and other good and valuable consideration paid by the Landlord to the undersigned, the receipt
whereof is hereby acknowledged, the undersigned, SUNGARD DATA SYSTEMS, INC. (hereinafter called the
“Guarantor”), hereby agrees as follows:

     1. Guarantor guarantees to the Landlord, its successors and assigns, the full and prompt
payment of all Fixed Rent, Additional Rent (including, without limitation, charges constituting
Additional Rent as a result of non-performance of Lease obligations by Tenant), and any and all
other sums and charges payable by the Tenant, its successors and assigns, under said Lease, and the
Guarantor hereby covenants and agrees with the Landlord, its successors and assigns, that if
default shall at any time be made by the Tenant, its successors and assigns, in the payment of any
such Fixed Rent or Additional Rent or other sums payable by the Tenant under said Lease, the
Guarantor will, if said default remains uncured after notice to Tenant and expiration of the
applicable cure period under the Lease and after ten (10) days written notice to Guarantor,
forthwith pay such Fixed Rent, Additional Rent or other sums to the Landlord, its successors and
assigns, and any arrears thereof, and will forthwith pay to the Landlord all damages recognized
under the Lease that may arise in consequence of any uncured default by the Tenant, its successors
and assigns, under said Lease, including reasonable attorneys’ fees incurred by Landlord because of
said default.

          Notwithstanding anything to the contrary, this Guaranty is expressly conditioned upon and
shall only be enforceable against the Guarantor only if any of the following conditions have
occurred and only so long as such shall continue to occur:

               (a) Tenant’s net worth decreases to less than $50,000,000.00 utilizing Generally Accepted
Accounting Principles in the United States (“GAAP”) and the same accounting methodology used for
the preparation of Tenant’s 2001, un-audited financial statements dated March 7, 2002, as furnished
to Landlord; or

               (b) Tenant’s total debt to total equity ratio increases above 2.5 to 1; or

               (c) If there is any default by Tenant under Section 14.1(c) of the Lease which is not
subsequently cured.

     2. THIS GUARANTY IS AN ABSOLUTE, BUT CONDITIONAL, GUARANTY
OF PAYMENT ONLY AND NOT OF PERFORMANCE. It shall be enforceable against the

- 54 -

 

Guarantor, its personal
representatives, successors and assigns, without the necessity of any suit or proceedings on the
Landlord’s part of any kind or nature whatsoever against the Tenant, its successors and assigns,
and without the necessity of any notice to Guarantor of non-payment, which, except as provided
herein, the Guarantor hereby expressly waives, and the Guarantor hereby expressly agrees that the
validity of this Guaranty and the obligations of the Guarantor hereunder shall in no way be
terminated, affected or impaired by reason of the assertion or the failure to assert by the
Landlord against the Tenant, or Tenant’s successors and assigns, of any of the rights or remedies
reserved to the Landlord pursuant to the provisions of the said Lease. Notwithstanding anything to
the contrary Guarantor shall have all of the defenses, right and remedies of Tenant under the
Lease.

     3. This Guaranty shall be a continuing guaranty until it expires or is replaced as provided
below:

          (a) This Guaranty shall terminate in all events on January 31, 2018.

          (b) This Guaranty shall terminate prior to January 31, 2018, and shall be of no further force
or affect, upon the occurrence of any of the following events:

               (i) upon the satisfaction of all of the following events and upon delivery of written proof
thereof to Landlord: (A) Tenant is a publicly traded entity on a United States stock exchange, and
(B) Tenant has a net worth utilizing GAAP equal to or greater than One Billion and 00/100
($1,000,000,000.00) Dollars, and (C) Tenant has an Issuer Credit Rating or Corporate Credit Rating
of at least BBB+ by Standard and Poor’s; or

               (ii) upon the satisfaction of all of the following events and upon delivery of written proof
thereof to Landlord: (A) Tenant undergoes a “change of control” (as hereinafter defined); and (B)
either the Tenant or the “New Guarantor” (as hereinafter defined) has at the time of the change of
control or thereafter: (1) a net worth utilizing GAAP equal to or greater than One Billion and
00/100 ($1,000,000,000.00) Dollars and (2) an Issuer Credit Rating or Corporate Credit Rating of at
least BBB+ by Standard and Poor’s. For purposes hereof, the term “change of control” is defined as
a sale of Tenant, a merger, or a spinoff which results in the Guarantor losing majority ownership
of Tenant. The term “New Guarantor” is defined as the entity or entities which acquire majority
ownership of Tenant and which execute and deliver to Landlord a Conditional Guaranty of Payment in
the same form as this Guaranty (or otherwise acceptable to Landlord). If the Tenant or a New
Guarantor does not have an Issuer Credit Rating, the Tenant or New Guarantor shall obtain a
Corporate Credit Rating from Standard and Poor’s, at their sole cost and expense without
contribution by Landlord to demonstrate that Tenant or New Guarantor satisfy the conditions
precedent set forth above; or

               (iii) if prior to January 31, 2013, Tenant or Guarantor (or any successor thereto) deposits
with Landlord an irrevocable letter of credit to secure Tenant’s obligations under the Lease in the
form annexed hereto as Schedule “F-2” in the amount of Four Million and 00/100 ($4,000,000.00)
Dollars issued by an institutional lender reasonably acceptable to Landlord, which shall reduce
automatically to Two Million and 00/100 Dollars ($2,000,000.00) on February 1, 2013, and which
shall automatically expire as of January 31, 2018; or

               (iv) if from and/or after February 1, 2013, Tenant or Guarantor (or any

- 55 -

 

successor thereto)
deposits with Landlord an. irrevocable letter of credit to secure Tenant’s obligations under the
Lease in the form annexed hereto as Schedule “F-2” in the amount of Two Million and 00/100 Dollars
($2,000,000.00), and which shall automatically expire as of January 31, 2018.

     4. The liability of the Guarantor hereunder shall in no way be affected, modified or
diminished by reason of any assignment, renewal, modification or extension of the Lease or any
dealings or transactions or matter or thing occurring between Landlord and Tenant, or any
bankruptcy, insolvency, reorganization, liquidation, arrangement, assignment for the benefit of
creditors, receivership, trusteeship or similar proceeding affecting Tenant, whether or not notice
thereof is given to Guarantor, or by reason of any dealings or transactions or matter or thing
occurring between the Landlord and the Tenant, its successors or assigns, whether or not notice
thereof is given to the Guarantor.

     5. Until all the covenants and conditions in said Lease on Tenant’s part to be performed and
observed are fully performed and observed, Guarantor hereby subordinates to Landlord’s interests
hereunder and under the Lease: (a) any right of subrogation against Tenant by reason of any
payments or acts of performance by the Guarantor, in compliance with the obligations of the
Guarantor hereunder; (b) any right to enforce any remedy which Guarantor now or hereafter shall
have against Tenant by reason of any one or more payments or acts of performance in compliance with
the obligations of Guarantor hereunder; and (c) any liability or indebtedness of Tenant now or
hereafter held by Guarantor to the obligations of Tenant to the Landlord under said Lease. During
the period of a continuing “Event of Default” under the Lease, Guarantor shall not accept repayment
of any loan owed by Tenant to Guarantor, or its affiliates, but shall require that Tenant first
apply all such repayments to the payment of all Fixed Rent and Additional Rent, and all sums
necessary to cure any event of default on the part of Tenant under the Lease; otherwise, payments
may be made in the ordinary course between Tenant and Guarantor.

     6. All of the Landlord’s rights and remedies under the said Lease or under this Guaranty are
intended to be distinct, separate and cumulative and no such right and remedy therein or herein
contained is to be in exclusion of or a waiver of any of the others.

     7. No delay on the part of Landlord in exercising any right, power or privilege under this
Guaranty or failure to exercise the same shall operate as a waiver of, or otherwise affect any such
right, power or privilege, nor shall any single or partial exercise thereof preclude any other or
further exercise of any right, power or privilege.

     8. No waiver or modification of any provision of this Guaranty shall be effective unless in
writing and signed by Landlord and Guarantor.

     9. The Guarantor irrevocably consents to jurisdiction and venue of any cause of action arising
under or relating to the said Lease and/or this Guaranty solely and exclusively in the state or
federal courts of New Jersey. The Guarantor hereby irrevocably consents and agrees to transfer of
any such action pending in any other jurisdiction to the state or federal courts in
New Jersey. The Guarantor agrees that service of process by certified mail return receipt requested
to the address set forth on page 1 above shall be sufficient to obtain in personam jurisdiction
over the Guaranty in any action instituted pursuant to the Lease and/or this Guaranty.

- 56 -

 

     10. Except as provided in the prior paragraph, any notices provided hereunder shall be sent by
a nationally recognized overnight delivery service (e.g., Federal Express), postage prepaid, for
next business day delivery, to the appropriate address set forth on page 1 above.

     11. This Agreement is entered into in the State of New Jersey and shall be governed and
construed according to the laws of the State of New Jersey.

IN WITNESS
WHEREOF, the Guarantor has hereunto set its hand and seal this
___day of December, 2009.

	 	 	 	 	 
	 	 	SUNGARD DATA SYSTEMS INC.,

a Delaware corporation

 	 
	 	 	By:  	 	 
	 	 	 	Name:  	 	 
	 	 	 	Title:  	 	 
	 

	 	 	 	 	 	 	 
	STATE OF PENNSYLVANIA

	 	 	)	 	 	 
	 

	 	 	)	 ss. 	 	 
	COUNTY OF CHESTER

	 	 	)	 	 	 

     On this                      day of December, 2009, before me personally came                     
                     to me known, who
being by me duly sworn, did depose and say that he is the                                          of SunGard Data Systems
Inc., a Delaware corporation, and that he was authorized to execute and executed the foregoing
instrument on behalf of and as the act and deed of said corporation.

	 	 	 	 	 
	 	 	 
	 	
 	 
	 	                      Notary Public 	 
	 	 	 
	 

My Commission Expires:

- 57 -

 

Exhibit F — 2

Form of Letter of Credit

                    , 2009

760 Washington Avenue, LLC

71 Hudson Street

Hackensack, NJ 07601

Attention: Edward Russo, Manager

Ladies and Gentlemen:

          At the request and for the account of our customer, SunGard Availability Service LP [or, if
applicable, SunGard Availability Service, LLC] (the “Company”), we hereby establish this
Irrevocable, Unconditional, Transferable Sight Draft Letter of Credit No.                                         (“this
Letter of Credit”) in favor of 760 Washington Avenue, L.L.C., a New Jersey limited liability
company, and its successors and assigns (the “Beneficiary”) by our signatures below and
the Beneficiary’s receipt hereof. The amount available to be drawn under this Letter of Credit
is U.S. Four Million and 00/100 ($4,000,000.00) Dollars, which shall reduce automatically to U.S.
Two Million and 00/100 Dollars ($2,000,000.00) on February 1, 2013, and which shall automatically
expire as of January 31, 2018 (the “Letter of Credit Amount”).

          We irrevocably and unconditionally agree to honor at sight any demand for payment made by
the Beneficiary which complies with the terms of this Letter of Credit.

          The Beneficiary’s demand for payment and sight draft under this Letter of Credit must be
made by presentation of a document in the form of Exhibit A to this Letter of Credit (the
“Beneficiary’s Demand”) together with the original of this Letter of Credit. The
Beneficiary’s Demand must be completed, purported to be signed by any Authorized Officer of the
Beneficiary, and presented to us with the original of this Letter of Credit at our offices on a
business day at or before 5:00 p.m., New York time, on or prior to                                         , 2018 (the “Expiry
Date”). With respect to the preceding sentence, (a) an “Authorized Officer” is any
person purporting to be a manager, CEO, president, vice president, treasurer, general counsel or
secretary of the Beneficiary, (b) “our offices” are located at                                         , Attention: Letter of
Credit Department, or such other address that we may specify in an amendment to this Letter of
Credit that is actually received by the Beneficiary not less than ten (10) days prior to the
Expiry Date and (c) a “business day” is any day other than a Saturday, Sunday or federal
holiday on which commercial banks are open to do business in the State of New York.

          It is a provision of this credit that it shall be automatically extended without amendment
for additional periods of one (1) year from the present or each future expiration date unless at
least thirty (30) days prior to the expiration date,                                          notifies the Beneficiary, in writing by certified mail (return receipt requested) or courier

- 58 -

 

that
we elect not to so renew this credit.

          If the Beneficiary’s Demand is presented in the manner required hereby together with the
original of this Letter of Credit, we shall honor such demand for payment at sight by wire
transfer to the Beneficiary (or any designee of the Beneficiary) of our own immediately available
funds (and not with the funds of the Company) to the account so noted in such Demand (a) in the
case of the presentation of the original of this Letter of Credit and the Beneficiary’s Demand on
or before 1:00 p.m., New York time, on the next business day on which we receive such and (b) in
the case of a presentation of the original of this Letter of Credit and the Beneficiary’s Demand
after 1:00 p.m., New York time, on the second business day after the business day on which we
receive such demand.

          One drawing for the Letter of Credit Amount or partial drawings are permitted under this
Letter of Credit. If the Beneficiary makes partial drawings hereunder, the Letter of Credit
Amount shall be reduced from time to time by the amount of such partial drawings.

          Only the Beneficiary, as beneficiary of this Letter of Credit, may make the Beneficiary’s
Demand and a drawing under this Letter of Credit. Upon the payment of our funds to the
Beneficiary, to the Beneficiary’s order or to an account of the Beneficiary we will be fully
discharged to the extent of such payment of our obligations under this Letter of Credit with
respect to such demand for payment.

          This Letter of Credit is transferable in its entirety (but not in part) except to any person
with which U.S. persons are prohibited from doing business under U.S. foreign assets control
regulations or other applicable U.S. laws and regulations. We shall not recognize any transfer
of this Letter of Credit until this original Letter of Credit together with any amendment(s) and
a signed and completed transfer form reasonably acceptable to us is received. Such transfer
shall be at no cost to Beneficiary.

          This Letter of Credit sets forth in full our undertaking, and such undertaking will not in
any way be modified, amended, amplified or limited by reference to any document, instrument or
agreement referred to in this Letter of Credit or the Beneficiary’s Demand.

          This Letter of Credit shall be governed by the Uniform Customs and Practice for Documentary
Credits, 1993 Revision, ICC Publication No. 500.

	 	 	 	 	 
	 	Very truly yours,

[Financial Institution]

 	 
	 	By:  	
 	 
	 	 	Name:  	 	 
	 	 	Title:  	 	 

- 59 -

 

	 	 	 	 	 

Exhibit A to [Name of Financial Institution]. Irrevocable, Unconditional, Transferable

Sight Draft Letter of Credit No.                                         

Date : [Print or type date]

To : [Financial Institution]

     The undersigned hereby notifies you that your customer, SunGard Availability Services LP
[or, if applicable, SunGard Availability Service, LLC] (the “Company”), under Irrevocable,
Unconditional, Transferable Sight Draft Letter of Credit No.___, has defaulted in its
obligations to the undersigned [BENEFICIARY’S NAME] (the “Beneficiary”) pursuant to the terms and
provisions of that certain Lease Agreement dated December ___, 2004, between 760 WASHINGTON
AVENUE, L.L.C., as landlord, and SunGard Availability Services LP, as tenant, for space in the
building located at 410 Commerce Boulevard, Carlstadt, New Jersey 07072, and hereby directs you
as follows:

PAY TO THE ORDER OF [BENEFICIARY’S NAME] (the “BENEFICIARY”) THE SUM OF ___DOLLARS
AND ___CENTS DRAWN UNDER IRREVOCABLE, UNCONDITIONAL, TRANSFERABLE SIGHT
DRAFT LETTER OF CREDIT NO.___. [Print or type amount and letter of credit number.]
THE BENEFICIARY OF SUCH LETTER OF CREDIT HEREBY DEMANDS PAYMENT OF THE FOREGOING TO ITS ACCOUNT
AT [BANK NAME] [ABA NUMBER] [ACCOUNT NAME] [ACCOUNT NUMBER].

	 	 	 	 	 
	 	 	 
	 	
 	 
	 	Name:  	[Print or type Name] 	 
	 	Title [Print or type Title of Authorized Officer] 	 
	 

- 60 -

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