Document:

EX-10.32

 Exhibit 10.32 
 LEASE 
 SFERS Real Estate Corp. T, 

a Delaware corporation 
 Landlord, 
 and 

The Avatar Group Inc., 
 a Ohio corporation 
 Tenant 

 TABLE OF CONTENTS 

							
	Article	  	Page	 
	1.	  	USE AND RESTRICTIONS ON USE	  	 	1	  
			
	2.	  	TERM	  	 	1	  
			
	3.	  	RENT	  	 	2	  
			
	4.	  	RENT ADJUSTMENTS	  	 	2	  
			
	5.	  	SECURITY DEPOSIT	  	 	3	  
			
	6.	  	ALTERATIONS	  	 	4	  
			
	7.	  	REPAIR	  	 	5	  
			
	8.	  	LIENS	  	 	5	  
			
	9.	  	ASSIGNMENT AND SUBLETTING	  	 	5	  
			
	10.	  	INDEMNIFICATION	  	 	7	  
			
	11.	  	INSURANCE	  	 	7	  
			
	12.	  	WAIVER OF SUBROGATION	  	 	7	  
			
	13.	  	SERVICES AND UTILITIES	  	 	7	  
			
	14.	  	HOLDING OVER	  	 	8	  
			
	15.	  	SUBORDINATION	  	 	8	  
			
	16.	  	RULES AND REGULATIONS	  	 	8	  
			
	17.	  	REENTRY BY LANDLORD	  	 	8	  
			
	18.	  	DEFAULT	  	 	8	  
			
	19.	  	REMEDIES	  	 	9	  
			
	20.	  	TENANT’S BANKRUPTCY OR INSOLVENCY	  	 	11	  
			
	21.	  	QUIET ENJOYMENT	  	 	11	  
			
	22.	  	DAMAGE BY FIRE, ETC.	  	 	12	  
			
	23.	  	EMINENT DOMAIN	  	 	12	  
			
	24.	  	SALE BY LANDLORD	  	 	13	  
			
	25.	  	ESTOPPEL CERTIFICATES	  	 	13	  
			
	26.	  	SURRENDER OF PREMISES	  	 	13	  
			
	27.	  	NOTICES	  	 	13	  
			
	28.	  	TAXES PAYABLE BY TENANT	  	 	14	  
			
	29.	  	INTENTIONALLY DELETED	  	 	14	  
			
	30.	  	DEFINED TERMS AND HEADINGS	  	 	14	  
			
	31.	  	TENANT’S AUTHORITY	  	 	14	  
			
	32.	  	COMMISSIONS	  	 	14	  
			
	33.	  	TIME AND APPLICABLE LAW	  	 	14	  
			
	34.	  	SUCCESSORS AND ASSIGNS	  	 	14	  
			
	35.	  	ENTIRE AGREEMENT	  	 	14	  
			
	36.	  	EXAMINATION NOT OPTION	  	 	14	  
			
	37.	  	RECORDATION	  	 	15	  
			
	38.	  	LIMITATION OF LANDLORD’S LIABILITY	  	 	16	  
			
		  	EXHIBIT A-PREMISES	  			
		  	EXHIBIT B-INITIAL ALTERATIONS	  			
		  	EXHIBIT C-RULES AND REGULATIONS	  			
		  	RIDER TO LEASE	  			

 MULTI-TENANT INDUSTRIAL NET LEASE 

REFERENCE PAGE 
  

			
	 BUILDING:
	  	 Plaza II
 2170-2200 Dividend
Drive
 Columbus, Ohio 43228

		
	 LANDLORD:
	  	 SFERS Real Estate Corp. T,

a Delaware Corporation

		
	 LANDLORD’S ADDRESS:
	  	 2218 Dividend Drive

Columbus, Ohio 43228

		
	 LEASE REFERENCE DATE:
	  	June 21,1999
		
	 TENANT:
	  	The Avatar Group Inc., an Ohio corporation
		
	 TENANT’S ADDRESS:
	  	
	 (a)    As of beginning of Term :

 
 (b)    Prior to
beginning of Term
          (if different):
	  	 (a)    2190 Dividend Drive

Columbus, Ohio
 (b)    434 E. Rich Street
 Columbus, Ohio
43215

		
	 PREMISES IDENTIFICATION:
	  	 Suite Number 2190
 (for
outline of Premises see Exhibit A)

		
	 PREMISES RENTABLE AREA:
	  	approximately 12,302 sq. ft.
		
	 USE:
	  	general office and warehouse
		
	 SCHEDULED COMMENCEMENT DATE:
	  	June 22, 1999
		
	 TERMINATION DATE:
	  	November 30, 2004
		
	 TERM OF LEASE:
	  	5 years, five (5) months and nine (9) days beginning on the Commencement Date and ending on the Termination Date (unless sooner terminated pursuant to the lease)
		
	 INITIAL ANNUAL RENT (Article 3):
	  	$ See Rent Schedule in Article 3
		
	 INITIAL MONTHLY INSTALLMENT OF ANNUAL RENT (Article3):
	  	$ See Rent Schedule in Article 3
		
	 INITIAL ESTIMATED MONTHLY INSTALLMENT OF RENT ADJUSTMENTS (Article 4):
	  	$2,050.33 ($2.00 psf/yr)
		
	 TENANT’S PROPORTIONATE SHARE:
	  	27.97% (12,302 sf/43,976 sf)
		
	 SECURITY DEPOSIT:
	  	$7,000.00
		
	 ASSIGNMENT/SUBLETTING FEE
	  	$1,000.00
		
	 REAL ESTATE BROKER DUE COMMISSION:
	  	Rj Boll Realty

 The Reference Page information is incorporated into and made a part of the Lease. In the event of any conflict between
any Reference Page information and the Lease, the Lease shall control. This Lease includes Exhibits A through C and Rider, all of which are made a part of this Lease. 
  

									
	LANDLORD:	 		 	TENANT:
			
	 SFERS Real Estate Corp. T, a Delaware corporation
	 		 	The Avatar Group Inc., an Ohio corporation
			
	 By: RREEF Management Company, a Delaware

corporation
	 		 	
					
	 By:
	 	/s/    Philip Schneider	 		 	By:	 	/s/    A. Michael Chretien
	Title:	 	 Philip Schneider

District Manager
	 		 	 Title:
	 	 A. Michael Chretien

President

			
	Dated: June 21, 1999	 		 	Dated: 6/21/1999

 LEASE 
 By this Lease Landlord leases to Tenant and Tenant leases from Landlord the Premises in the Building as set forth and described on the Reference Page. The Reference Page, including all terms defined
thereon, is incorporated as part of this Lease. 
 1. USE AND RESTRICTIONS ON USE. 

1.1 The Premises are to be used solely for the purposes stated on the Reference Page. Tenant shall not do or permit anything to be done in
or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the Building or injure, annoy, or disturb them or allow the Premises to be used for any improper, immoral, unlawful, or objectionable
purpose. Tenant shall not do, permit or suffer in, on, or about the Premises the sale of any alcoholic liquor without the written consent of Landlord first obtained, or the commission of any waste. Tenant shall comply with all governmental laws,
ordinances and regulations applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders and directions for the correction, prevention and abatement of any violations in or upon, or in connection
with, the Premises, all at Tenant’s sole expense. Tenant shall not do or permit anything to be done on or about the Premises or bring or keep anything into the Premises which will in any way increase the rate of, invalidate or prevent the
procuring of any insurance protecting against loss or damage to the Building or any of its contents by fire or other casualty or against liability for damage to property or injury to persons in or about the Building or any part thereof. 

1.2 Tenant shall not, and shall not direct, suffer or permit any of its agents, contractors, employees, licensees or invitees to at any
time handle, use, manufacture, store or dispose of in or about the Premises or the Building any (collectively “Hazardous Materials”) flammables, explosives, radioactive materials, hazardous wastes or materials, toxic wastes or materials,
or other similar substances, petroleum products or derivatives or any substance subject to regulation by or under any federal, state and local laws and ordinances relating to the protection of the environment or the keeping, use or disposition of
environmentally hazardous materials, substances, or wastes, presently in effect or hereafter adopted, all amendments to any of them, and all rules and regulations issued pursuant to any of such laws or ordinances (collectively “Environmental
Laws”), nor shall Tenant suffer or permit any Hazardous Materials to be used in any manner not fully in compliance with all Environmental Laws, in the Premises or the Building and appurtenant land or allow the environment to become contaminated
with any Hazardous Materials. Notwithstanding the foregoing, and subject to Landlord’s prior consent, Tenant may handle, store, use or dispose of products containing small quantities of Hazardous Materials (such as aerosol cans containing
insecticides, toner for copiers, paints, paint remover and the like) to the extent customary and necessary for the use of the Premises for general office purposes; provided that Tenant shall always handle, store, use, and dispose of any such
Hazardous Materials in a safe and lawful manner and never allow such Hazardous Materials to contaminate the Premises, Building and appurtenant land or the environment. Tenant shall protect, defend, indemnify and hold each and all of the Landlord
Entities (as defined in Article 30) harmless from and against any and all loss, claims, liability or costs (including court costs and attorney’s fees) incurred by reason of any actual or asserted failure of Tenant to fully comply with all
applicable Environmental Laws, or the presence, handling, use or disposition in or from the Premises of any Hazardous Materials (even though permissible under all applicable Environmental Laws or the provisions of this Lease), or by reason of any
actual or asserted failure of Tenant to keep, observe, or perform any provision of this Section 1.2. 
 2. TERM. 

2.1 The Term of this Lease shall begin on the date (“Commencement Date”) which shall be the later of the Scheduled Commencement
Date as shown on the Reference Page and the date that Landlord shall tender possession of the Premises to Tenant. Landlord shall tender possession of the Premises with all the work, if any, to be performed by Landlord pursuant to Exhibit B to this
Lease substantially completed. Tenant shall deliver a punch list of items not completed within 30 days after Landlord tenders possession of the Premises and Landlord agrees to proceed with due diligence to perform its obligations regarding such
items. Landlord and Tenant shall execute a memorandum setting forth the actual Commencement Date and Termination Date. 
 2.2
Tenant agrees that in the event of the inability of Landlord to deliver possession of the Premises on the Scheduled Commencement Date, Landlord shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any
rent until the time when Landlord can, after notice to Tenant, deliver possession of the Premises to Tenant. No such failure to give possession on the Scheduled Commencement Date shall affect the other obligations of Tenant under this Lease, except
that if Landlord is unable to deliver possession of the Premises within one hundred twenty (120) days of the Scheduled Commencement Date (other than as a result of strikes, shortages of materials or similar matters beyond the reasonable control
of Landlord and Tenant is notified by Landlord in writing as to such delay), Tenant shall have the option to terminate this Lease unless said delay is as a result of: (a) Tenant’s failure to agree to plans and specifications;
(b) Tenant’s request for materials, finishes [ILLEGIBLE] installations other than Landlord’s standard except those, if any, that Landlord shall have expressly agreed to furnish without extension of time agreed by Landlord;
(c) Tenant’s change in any plans or specifications; or, (d) performance or completion by a party employed by Tenant. If any delay is the result of any of the foregoing, the Commencement Date and the payment of rent under this Lease shall
be accelerated by the number of days of such delay. 

  
 3 

 2.3 In the event Landlord shall permit Tenant to occupy the Premises prior to the
Commencement Date, such occupancy shall be subject to all the provisions of this Lease. Said early possession shall not advance the Termination Date. 
 3. RENT. 
 3.1 Tenant agrees to pay to Landlord the Annual Rent in effect from time
to time by paying the Monthly Installment of Rent then in effect on or before the first day of each full calendar month during the Term, except that the first month’s rent shall be paid upon the execution of this Lease. The Monthly Installment
of Rent in effect at any time shall be one-twelfth of the Annual Rent in effect at such time. Rent for any period during the Term which is less than a full month shall be a prorated portion of the Monthly Installment of Rent based upon a thirty
(30) day month. Said rent shall be paid to Landlord, without deduction or offset and without notice or demand, at the Landlord’s address, as set forth on the Reference Page, or to such other person or at such other place as Landlord may
from time to time designate in writing. 
 Rent Schedule. 

 

									
	 Period
	  	Annual Rent (psf/yr.)	 	Monthly Installment	  	Monthly
Amortization
(psf/yr.)	 	Total
Base Rent
	 6/22/1999-08/31/1999
	  	Free Rent & Operating Expenses	 		  		 	
	 09/1/1999-08/31/2000
	  	$57,696.38 ($4.69)	 	$4,808.03	  	$584.35 ($.57)	 	$5,392.38
	 09/1/2000-08/31/2001
	  	$76,887.50 ($6.25)	 	$6,407.29	  	$584.35 ($.57)	 	$6,991.64
	 09/1/2001-08/31/2002
	  	$79,963.00 ($6.50)	 	$6,663.58	  	$584.35 ($.57)	 	$7,247.93
	 09/1/2002-11/30/2004
	  	$83.038.50 ($6.75)	 	$6,919.88	  	$584.35 ($.57)	 	$7,504.23

 3.2 Tenant recognizes that late payment of any rent or other sum due under this Lease will result in
administrative expense to Landlord, the extent of which additional expense is extremely difficult and economically impractical to ascertain. Tenant therefore agrees that if rent or any other sum is not paid when due and payable pursuant to this
Lease, a late charge shall be imposed in an amount equal to the greater of: (a) Fifty Dollars ($50.00), or (b) a sum equal to five percent (5%) per month of the unpaid rent or other payment. The amount of the late charge to be paid by
Tenant shall be reassessed and added to Tenant’s obligation for each successive monthly period until paid. The provisions of this Section 3.2 in no way relieve Tenant of the obligation to pay rent or other payments on or before the date on
which they are due, nor do the terms of this Section 3.2 in any way affect Landlord’s remedies pursuant to Article 19 in the event said rent or other payment is unpaid after date due. 

4. RENT ADJUSTMENTS. 

4.1 For the purpose of this Article 4, the following terms are defined as follows: 

4.1.1 Lease Year: Each calendar year falling partly or wholly within the Term. 

4.1.2 Direct Expenses: All direct costs of operation, maintenance, repair and management of the Building (including the amount of
any credits which Landlord may grant to particular tenants of the Building in lieu of providing any standard services or paying any standard costs described in this Section 4.1.2 for similar tenants), as determined in accordance with generally
accepted accounting principles, including the following costs by way of illustration, but not limitation: water and sewer charges; insurance charges of or relating to all insurance policies and endorsements deemed by Landlord to be reasonably
necessary or desirable and relating in any manner to the protection, preservation, or operation of the Building or any part thereof; utility costs, including, but not limited to, the cost of heat, light, power, steam, gas, and waste disposal; the
cost of security and alarm services (including any central station signaling system); window cleaning costs; labor costs; costs and expenses of managing the Building including management fees; air conditioning maintenance costs; material costs;
equipment costs including the cost of maintenance, repair and service agreements and rental and leasing costs; purchase costs of equipment other than capital items; current rental and leasing costs of items which would be amortizable capital items
if purchased; tool costs; licenses, permits and inspection fees; wages and salaries; employee benefits and payroll taxes; accounting and legal fees; any sales, use or service taxes incurred in connection therewith. Direct Expenses shall not include
depreciation or amortization of the Building or equipment in the Building except as provided herein, loan principal payments, costs of alterations of tenants’ premises, leasing commissions, interest expenses on long-term borrowings, advertising
costs or management salaries for executive personnel other than personnel located at the Building. In addition, Landlord shall be entitled to amortize and include as an additional rental adjustment: (i) an allocable portion of the cost of
capital improvement items which are reasonably calculated to reduce operating expenses; (ii) fire sprinklers and suppression systems and other life safety systems; and (iii) other capital expenses which are required under any governmental
laws, regulations or ordinances which were not 

  
 4 

 
applicable to the Building at the time it was constructed. All such costs shall be amortized over the reasonable life of such improvements in. accordance with such reasonable life and
amortization schedules as shall be determined by Landlord in accordance with generally accepted accounting principles, with interest on the unamortized amount at one percent (1%) in excess of the prime lending rate announced from time to time
as such by The Northern Trust Company of Chicago, Illinois. 
 4.1.3 Taxes: Real estate taxes and any other taxes, charges and
assessments which arc levied with respect to the Building or the land appurtenant to the Building, or with respect to any improvements, fixtures and equipment or other property of Landlord, real or personal, located in the Building and used in
connection with the operation of the Building and said land, any payments to any ground lessor in reimbursement of tax payments made by such lessor; and all fees, expenses and costs incurred by Landlord in investigating, protesting, contesting or in
any way seeking to reduce or avoid increase in any assessments, levies or the lax rate pertaining to any Taxes to be paid by Landlord in any Lease Year. Taxes shall not include any corporate franchise, or estate, inheritance or net income tax, or
tax imposed upon any transfer by Landlord of its interest in this Lease or the Building. 
 4.2 Tenant shall pay as additional
rent for each Lease Year Tenant’s Proportionate Share of Direct Expenses and Taxes incurred for such Lease Year. 
 4.3 The
annual determination of Direct Expenses shall be made by Landlord and, if certified by a nationally recognized firm of public accountants selected by Landlord, shall be binding upon Landlord and Tenant. Tenant may review the books and records
supporting such determination in the office of Landlord, or Landlord’s agent, during normal business hours, upon giving Landlord five (5) days advance written notice within sixty (60) days after receipt of such determination, but in
no event more often than once in any one year period. In the event that during all or any portion of any Lease Year, the Building is not fully rented and occupied Landlord may make any appropriate adjustment in occupancy-related Direct Expenses for
such year for the purpose of avoiding distortion of the amount of such Direct Expenses to be attributed to Tenant by reason of variation in total occupancy of the Building, by employing sound accounting and management principles to determine Direct
Expenses that would have been paid or incurred by Landlord had the Building been fully rented and occupied, and the amount so determined shall be deemed to have been Direct Expenses for such Lease Year. 

4.4 Prior to the actual determination thereof for a Lease Year, Landlord may from time to lime estimate Tenant’s liability for
Direct Expenses and/or Taxes under Section 4.2, Article 6 and Article 28 for the Lease Year or portion thereof. Landlord will give Tenant written notification of the amount of such estimate and Tenant agrees that it will pay, by increase of its
Monthly Installments of Rent due in such Lease Year, additional rent in the amount of such estimate. Any such increased rate of Monthly Installments of Rent pursuant to this Section 4.4 shall remain in effect until further written notification
to Tenant pursuant hereto. 
 4.5 When the above mentioned actual determination of Tenant’s liability for Direct Expenses
and/or Taxes is made for any Lease Year and when Tenant is so notified in writing, then: 
 4.5.1 If the total additional rent
Tenant actually paid pursuant to Section 4.3 on account of Direct Expenses and/or Taxes for the Lease Year is less than Tenant’s liability for Direct Expenses and/or Taxes, then Tenant shall pay such deficiency to Landlord as additional
rent in one lump sum within thirty (30) days of receipt of Landlord’s bill therefor; and 
 4.5.2 If the total
additional rent Tenant actually paid pursuant to Section 4.3 on account of Direct Expenses and/or Taxes for the Lease Year is more than Tenant’s liability for Direct Expenses and/or Taxes, then Landlord shall credit the difference against
the then next due payments to be made by Tenant under this Article 4. 
 4.6 If the Commencement Date is other than
January 1 or if the Termination Date is other than December 31, Tenant’s liability for Direct Expenses and Taxes for the Lease Year in which said Date occurs shall be prorated based upon a three hundred sixty-five (365) day year.

 4.7 Notwithstanding the language in Article 4.-Rcnt Adjustments, in no event shall Direct Expenses (excluding real estate
taxes, insurance, and snow removal) for any calendar year exceed the product of .05 multiplied by the number of lease year elapsed, times $.77 psf/yr., plus $.77 psf/yr. ($.77 is the budget number for 1999 Direct Expenses, excluding real estate
taxes, insurance and snow removal). 
 5. SECURITY DEPOSIT. 
 5.1 Tenant shall deposit the Security Deposit with Landlord upon the execution of this Lease. Said sum shall be held by Landlord as security for the faithful performance by Tenant of all the terms,
covenants and conditions of this Lease to be kept and performed by Tenant and not as an advance rental deposit or as a measure of Landlord’s damage in case of Tenant’s default. If Tenant defaults with respect to any provision of this
Lease, Landlord may use any part of the Security Deposit for the payment of any rent or any other sum in default, or at the payment of any amount which Landlord may spend or become obligated to spend by reason of Tenant’s default

  
 5 

 
or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion is so used. Tenant shall within five (5) days after
written demand therefor, deposit with Landlord an amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Except to such extent, if any, as shall be
required by law, Landlord shall not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on such deposit. If Tenant shall fully and faithfully perform every provision of this Lease to
be performed by it, the Security Deposit or any balance thereof shall be returned to Tenant within forty-five (45) days after termination of this Lease. 
 5.2 In addition to the Security Deposit and to further secure Tenant’s performance under the Lease, Tenant shall deposit with Landlord upon execution of this Lease the sum of $53,000 (as such sum may
be adjusted from time to lime, the “Additional Deposit”) which, except as set forth herein, shall be subject to all the terms and conditions set forth in Section 5.1. Landlord shall hold the Additional Deposit in an interest-bearing
account and the interest earned thereon shall be considered part of the Additional Deposit, provided that Landlord shall receive one-half of one percent (0.5%) of the Additional Deposit annually to offset Landlord’s administrative costs. Tenant
shall also pledge to Landlord receivables with a fair value of at least $90,000, subject to no other liens or encumbrances (the “Receivables Pledge”), on a form reasonably acceptable to Landlord. No later than February 29, 2000,
Tenant shall increase the Additional Deposit to $143,000 and Landlord shall thereupon release the Receivables Pledge, So long as there is then (at the time of payment) no uncured Event of Default or default which with the passage of time, the giving
of notice or both, would become an Event of Default, and so long as there has never been a monetary Event of Default prior to such time, Landlord shall return (i) $50,000 of the Additional Deposit to Tenant on August 31, 2001,
(ii) $50,000 of the Additional Deposit to Tenant on August 31, 2002, and (iii) the remainder of the Additional Deposit on August 31, 2003. 
 6. ALTERATIONS. 
 6.1 Except for those, if any, specifically provided for
in Exhibit B to this Lease, Tenant shall not make or suffer to be made any alterations, additions, or improvements, including, but not limited to, the attachment of any fixtures or equipment in, on, or to the Premises or any part thereof or the
making of any improvements as required by Article 7, without the prior written consent of Landlord. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and
improvements. At Tenant’s specific request, at the lime Landlord consents it shall also advise Tenant as to whether or not Landlord will require removal of such alteration, additions and improvements at the end of the Term pursuant to paragraph
6.4. 
 6.2 In the event Landlord consents to the making of any such alteration, addition or improvement by Tenant, the same
shall be made using Landlord’s contractor (unless Landlord agrees otherwise) at Tenant’s sole cost and expense. If Tenant shall employ any Contractor other than Landlord’s Contractor and such other Contractor or any Subcontractor of
such other Contractor shall employ any non-union labor or supplier, Tenant shall be responsible for any and all delays, damages and extra costs suffered by Landlord as a result of any dispute with any labor unions concerning the wage, hours, terms
or conditions of the employment of any such labor. In any event Landlord may charge Tenant a reasonable charge to cover its overhead as it relates to such proposed work. 
 6.3 All alterations, additions or improvements proposed by Tenant shall be constructed in accordance with all government laws, ordinances, rules and regulations and Tenant shall, prior to construction,
provide the additional insurance required under Article 11 in such case, and also all such assurances to Landlord, including but not limited to, waivers of lien, surety company performance bonds and personal guaranties of individuals of substance as
Landlord shall require to assure payment of the costs thereof and to protect Landlord and the Building and appurtenant land against any loss from any mechanic’s, materialmen’s or other liens. Tenant shall pay in addition to any sums due
pursuant to Article 4, any increase in real estate taxes attributable to any such alteration, addition or improvement for so long, during the Term, as such increase is ascertainable; at Landlord’s election said sums shall be paid in the same
way as sums due under Article 4. 
  

	 	6.4	All alterations, additions, and improvements in, on, or to the Premises made or installed by Tenant, including carpeting, shall be and remain the property of Tenant
during the Term but, excepting furniture, furnishings, movable partitions of less than full height from floor to ceiling and other trade fixtures, shall become a part of the really and belong to Landlord without compensation to Tenant upon the
expiration or sooner termination of the Term, at which time title shall pass to Landlord under this Lease as by a bill of sale, unless Landlord elects otherwise. Upon such election by Landlord, Tenant shall upon demand by Landlord, at Tenant’s
sole cost and expense, forthwith and with all due diligence remove any such alterations, additions or improvements which are designated by Landlord to be removed, and Tenant shall forthwith and with all due diligence, at its sole cost and expense,
repair and restore the Premises to their original condition, reasonable wear and tear and damage by fire or other casualty excepted; provided, however, that, except to the extent otherwise specified by Landlord in writing prior to the commencement
of construction, Tenant shall not be obligated to remove any of the improvements constructed pursuant to Exhibit B. 

  
 6 

 7. REPAIR. 
 7.1 Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises, except as specified in Exhibit B if attached to this Lease and except that Landlord shall repair
and maintain the structural portions of the roof, walls and foundation of the Building. In addition, during the first year of the Term, Landlord shall repair and maintain the heating and air conditioning units serving the Premises. By talking
possession of the Premises, Tenant accepts them as being in good order, condition and repair and in the condition in which Landlord is obligated to deliver them. It is hereby understood and agreed that no representations respecting the condition of
the Premises or the Building have been made by Landlord to Tenant, except as specifically set forth in this Lease. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for
an unreasonable time after written notice of the need of such repairs or maintenance is given to Landlord by Tenant. 
 7.2
Tenant shall at its own cost and expense keep and maintain all parts of the Premises and such portion of the Building and improvements as are within the exclusive control of Tenant in good condition, promptly making all necessary repairs and
replacements, whether ordinary or extraordinary, with materials and workmanship of the same character, kind and quality as the original (including, but not limited to, repair and replacement of all fixtures installed by Tenant, water heaters serving
the Premises, windows, glass and plate glass, doors, exterior stairs, skylights, any special office entries, interior walls and finish work, floors and floor coverings, heating and air conditioning systems serving the Premises, electrical systems
and fixtures, sprinkler systems, dock boards, truck doors, dock bumpers, plumbing work and fixtures, and performance of regular removal of trash and debris). Tenant as part of its obligations hereunder shall keep the Premises in a clean and sanitary
condition. Tenant will, as far as possible keep all such parts of the Premises from deterioration due to ordinary wear and from falling temporarily out of repair, and upon termination of this Lease in any way Tenant will yield up the Premises to
Landlord in good condition and repair, loss by fire or other casualty excepted (but not excepting any damage to glass). Tenant shall, at its own cost and expense, repair any damage to the Premises or the Building resulting from and/or caused in
whole or in part by the negligence or misconduct of Tenant, its agents, employees, invitees, or any other person entering upon the Premises as a result of Tenant’s business activities or caused by Tenant’s default hereunder. In the event
that Tenant replaces the HVAC units during the Term, Landlord shall, upon termination of the Lease (unless such termination is due to Tenant’s default), pay Tenant the unamortized cost of such units, based upon the remaining useful life as of
the termination. 
 7.3 Except as provided in Article 22, there shall be no abatement of rent and no liability of Landlord by
reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Building or the Premises or to fixtures, appurtenances and equipment in the Building.
Except to the extent, if any, prohibited by law, Tenant waives the right to make repairs at Landlord’s expense under any law, statute or ordinance now or hereafter in effect. 

7.4 Tenant shall, at its own cost and expense, enter into a regularly scheduled preventive maintenance/service contract with a licensed
maintenance contractor for servicing all heating and air conditioning systems and equipment serving the Premises (and a copy thereof shall be furnished to Landlord). The service contract must include all services suggested by the equipment
manufacturer in the operation/maintenance manual and must become effective within thirty (30) days of the date Tenant takes possession of the Premises. Landlord may, upon notice to Tenant, enter into such a maintenance/ service contract on
behalf of Tenant or perform the work and in either case, charge Tenant the cost thereof along with a reasonable amount for Landlord’s overhead. 
 8. LIENS. Tenant shall keep the Premises, the Building and appurtenant land and Tenant’s leasehold interest in the Premises free from any liens arising out of any services, work or
materials performed, furnished, or contracted for by Tenant, or obligations incurred by Tenant. In the event that Tenant shall not, within ten (10) days following the imposition of any such lien, either cause the same to be released of record
or provide Landlord with insurance against the same issued by a major title insurance company or such other protection against the same as Landlord shall accept, Landlord shall have the right to cause the same to be released by such means as it
shall deem proper, including payment of the claim giving rise to such lien. All such sums paid by Landlord and all expenses incurred by it in connection therewith shall be considered additional rent and shall be payable to it by Tenant on demand.

 9. ASSIGNMENT AND SUBLETTING. 
 9.1 Tenant shall not have the right to assign or pledge this Lease or to sublet the whole or any part of the Premises whether voluntarily or by operation of law, or permit the use or occupancy of the
Premises by anyone other than Tenant, and shall not make, suffer or permit such assignment, subleasing or occupancy, without the prior written consent of Landlord, which shall not be unreasonably withheld, and said restrictions shall be binding upon
any and all assignees of the Lease and subtenants of the Premises. In the event Tenant desires to sublet, or permit such occupancy of, the Premises, or any portion thereof, or assign this Lease, Tenant shall give written notice thereof to Landlord
at least ninety (90) days but no more than one hundred eighty (180) days prior to the proposed 

  
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commencement date of such subletting or assignment, which notice shall set forth the name of the proposed subtenant or assignee, the relevant terms of any sublease or assignment and copies of
financial reports and other relevant financial reports and other relevant financial information of the proposed subtenant or assignee. 
 9.2 Notwithstanding any assignment or subletting, permitted or otherwise, Tenant shall at all times remain directly, primarily and fully responsible and liable for the payment of the rent specified in
this Lease and for compliance with all of its other obligations under the terms, provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them are then assigned or sublet, Landlord, in
addition to any other remedies provided in this Lease or provided by law, may, at its option, collect directly from such assignee or subtenant all rents due and becoming due to Tenant under such assignment or sublease and apply such rent against any
sums due to Landlord from Tenant under this Lease, and no such collection shall be construed to constitute a novation or release of Tenant from the further performance of Tenant’s obligations under this Lease. 

9.3 In addition to Landlord’s right to approve of any subtenant or assignee, Landlord shall have the option, in its sole discretion,
in the event of any proposed subletting or assignment, to terminate this Lease, or in the case of a proposed subletting of less than the entire Premises, to recapture the portion of the Premises to be sublet, as of the dale the subletting or
assignment is to be effective. The option shall be exercised, if at all, by Landlord giving Tenant written notice given by Landlord to Tenant within sixty (60) days following Landlord’s receipt of Tenant’s written notice as required
above; provided, however, that if Landlord exercises such option, Tenant may void such election by withdrawing its request to sublease or assign within ten (10) days of Landlord’s notice. If this Lease shall be terminated with respect to
the entire Premises pursuant to this Section, the Term of this Lease shall end on the date slated in Tenant’s notice as the effective date of the sublease or assignment as if that date had been originally fixed in this Lease for the expiration
of the Term. If Landlord recaptures under this Section only a portion of the Premises, the rent to be paid from time to time during the unexpired Term shall abate proportionately based on the proportion by which the approximate square footage of the
remaining portion of the Premises shall be less than that of the Premises as of the date immediately prior to such recapture. Tenant shall, at Tenant’s own cost and expense, discharge in full any outstanding commission obligation on the part of
Landlord with respect to this Lease, and any commissions which may be due and owing as a result of any proposed assignment or subletting, whether or not the Premises are recaptured pursuant to this Section 9.3 and rented by Landlord to the
proposed tenant or any other tenant. 
 9.4 In the event that Tenant sells, sublets, assigns or transfers this Lease, Tenant
shall pay to Landlord as additional rent an amount equal to fifty percent (50%) of any Increased Rent (as defined below) when and as such Increased Rent is received by Tenant. As used in this Section, “Increased Rent” shall mean the
excess of (i) all rent and other consideration which Tenant is entitled to receive by reason of any sale, sublease, assignment or other transfer of this Lease, over (ii) the rent otherwise payable by Tenant under this Lease at such time.
For purposes of the foregoing, any consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in good faith. 
 9.5 Notwithstanding any other provision hereof, Tenant shall have no right to make (and Landlord shall have the absolute right to refuse consent to) any assignment of this Lease or sublease of any portion
of the Premises if at the time of either Tenant’s notice of the proposed assignment or sublease or the proposed commencement date thereof, there shall exist any uncured default of Tenant or matter which will become a default of Tenant with
passage of time unless cured, or if the proposed assignee or sublessee is an entity: (a) with which Landlord is already in negotiation as evidenced by the issuance of a written proposal; (b) is already an occupant of the Building unless
Landlord is unable to provide the amount of space required by such occupant; (c) is a governmental agency; (d) is incompatible with the character of occupancy of the Building; or (c) would subject the Premises to a use which would:
(i) involve increased personnel or wear upon the Building; (ii) violate any exclusive right granted to another tenant of the Building; (iii) require any addition to or modification of the Premises or the Building in order to comply
with building code or other governmental requirements; or, (iv) involve a violation of Section 1.2. Tenant expressly agrees that Landlord shall have the absolute right to refuse consent to any such assignment or sublease and that for the
purposes of any statutory or other requirement of reasonableness on the part of Landlord such refusal shall be reasonable. 

9.6 Upon any request to assign or sublet, Tenant will pay to Landlord the Assignment/Subletting Fee plus, on demand, a sum equal to all
of Landlord’s costs, including reasonable attorney’s fees, incurred in investigating and considering any proposed or purported assignment or pledge of this Lease or sublease of any of the Premises, regardless of whether Landlord shall
consent to, refuse consent, or determine that Landlord’s consent is not required for, such assignment, pledge or sublease. Any purported sale, assignment, mortgage, transfer of this Lease or subletting which does not comply with the provisions
of this Article 9 shall be void. 
 9.7 If Tenant is a corporation, partnership or trust, any transfer or transfers of or change
or changes within any twelve month period in the number of the outstanding voting shares of the corporation, the general partnership interests in the partnership or the identity of the persons or entities controlling the activities of such
partnership or trust resulting in the persons or entities owning or controlling a majority of such shares, partnership interests or activities of such partnership or trust at the beginning of such period no longer having such ownership or control
shall be regarded as equivalent to an assignment of this Lease to the persons or entities acquiring such ownership or control and shall be subject to all the provisions of this Article 9 to the same extent and for all intents and purposes as though
such an assignment. 

  
 8 

 10. INDEMNIFICATION. None of the Landlord Entities shall be liable and Tenant hereby waives all
claims against them for any damage to any property or any injury to any person in or about the Premises or the Building by or from any cause whatsoever (including without limiting the foregoing, rain or water leakage of any character from the roof,
windows, walls, basement, pipes, plumbing works or appliances, the Building not being in good condition or repair, gas, fire, oil, electricity or theft), except to the extent caused by or arising from the gross negligence or willful misconduct of
Landlord or its agents, employees or contractors. Tenant shall protect, indemnify and hold the Landlord Entities harmless from and against any and all loss, claims, liability or costs (including court costs and attorney’s fees) incurred by
reason of (a) any damage to any property (including but not limited to property of any Landlord Entity) or any injury (including but not limited to death) to any person occurring in, on or about the Premises or the Building to the extent that
such injury or damage shall be caused by or arise from any actual or alleged act, neglect, fault, or omission by or of Tenant, its agents, servants, employees, invitees, or visitors to meet any standards imposed by any duty with respect to the
injury or damage; (b) the conduct or management of any work or thing whatsoever done by the Tenant in or about the Premises or from transactions of the Tenant concerning the Premises; (c) Tenant’s failure to comply with any and all
governmental laws, ordinances and regulations applicable to the condition or use of the Premises or its occupancy; or (d) any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of the Tenant to
be performed pursuant to this Lease. The provisions of this Article shall survive the termination of this Lease with respect to any claims or liability accruing prior to such termination. 
 11. INSURANCE. 
 11.1 Tenant shall keep in force throughout the Term:
(a) a Commercial General Liability insurance policy or policies to protect the Landlord Entities against any liability to the public or to any invitee of Tenant or a Landlord Entity incidental to the use of or resulting from any accident
occurring in or upon the Premises with a limit of not less $1,000,000.00 per occurrence and not less than $2,000,000.00 in the annual aggregate, or such larger amount as Landlord may prudently require from time to time, covering bodily injury and
property damage liability and $1,000,000 products/completed operations aggregate; (b) Business Auto Liability covering owned, non-owned and hired vehicles with a limit of not less than $ 1,000,000 per accident; (c) insurance
protecting against liability under Worker’s Compensation Laws with limits at least as required by statute; (d) Employers Liability with limits of $500,000 each accident, $500,000 disease policy limit, $500,000 disease—each employee;
(e) All Risk or Special Form coverage protecting Tenant against loss of or damage to Tenant’s alterations, additions, improvements, carpeting, floor coverings, panelings, decorations, fixtures, inventory and other business personal
property situated in or about the Premises to the full replacement value of the property so insured; and, (f) Business Interruption Insurance with limit of liability representing loss of at least approximately six months of income. 

11.2 Each of the aforesaid policies shall (a) be provided at Tenant’s expense; (b) name the Landlord and building
management company, if any, as additional insureds; (c) be issued by an insurance company with a minimum Best’s rating of “A:VII” during the Term; and (d) provide that said insurance shall not be canceled unless thirty
(30) days prior written notice (ten days for non-payment of premium) shall have been given to Landlord; and said policy or policies or certificates thereof shall be delivered to Landlord by Tenant upon the Commencement Date and at least thirty
(30) days prior to each renewal of said insurance. 
 11.3 Whenever Tenant shall undertake any alterations, additions or
improvements in, to or about the Premises (“Work”) the aforesaid insurance protection must extend to and include injuries to persons and damage to property arising in connection with such Work, without limitation including liability under
any applicable structural work act, and such other insurance as Landlord shall require; and the policies of or certificates evidencing such insurance must be delivered to Landlord prior to the commencement of any such Work. 

12. WAIVER OF SUBROGATION. So long as their respective insurers so permit, Tenant and Landlord hereby mutually waive their respective rights of
recovery against each other for any loss insured by fire, extended coverage, All Risks or other insurance now or hereafter existing for the benefit of the respective party but only to the extent of the net insurance proceeds payable under such
policies. Each party shall obtain any special endorsements required by their insurer to evidence compliance with the aforementioned waiver. 

13. SERVICES AND UTILITIES. Tenant shall pay for all water, gas, heat, light, power, telephone, sewer, sprinkler system charges and other
utilities and services used on or from the Premises, together with any taxes, penalties, and surcharges or the like pertaining thereto and any maintenance charges for utilities. Tenant shall furnish all electric light bulbs, tubes and ballasts,
battery packs for emergency lighting and fire extinguishers. If any such services are not separately metered to Tenant, Tenant shall pay such proportion of all charges jointly metered with other premises as determined by Landlord, in its sole
discretion, to be reasonable. Any such charges paid by Landlord and assessed against Tenant shall be immediately payable to Landlord on demand and shall be additional rent hereunder. Landlord shall in no event be liable for any interruption or
failure of utility services on or to the Premises. 

  
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 14. HOLDING OVER. Tenant shall pay Landlord for each day Tenant retains possession of the Premises or
part of them after termination of this Lease by lapse of time or otherwise at the rate (“Holdover Rate”) which shall be 150% of the greater of: (a) the amount of the Annual Rent for the last period prior to the date of such
termination plus all Rent Adjustments under Article 4; and, (b) the then market rental value of the Premises as determined by Landlord assuming a new lease of the Premises of the then usual duration and other terms, in either case prorated on a
daily basis, and also pay all damages sustained by Landlord by reason of such retention. If Landlord gives notice to Tenant of Landlord’s election to that effect, such holding over shall constitute renewal of this Lease for a period from month
to month or one year, whichever shall be specified in such notice, in either case at the Holdover Rate, but if the Landlord does not so elect, no such renewal shall result notwithstanding acceptance by Landlord of any sums due hereunder after such
termination; and instead, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 14 shall be deemed to waive Landlord’s right of reentry or any other right under this Lease
or at law. 
 15. SUBORDINATION. Without the necessity of any additional document being executed by Tenant for the purpose of effecting a
subordination, this Lease shall be subject and subordinate at all times to ground or underlying leases and to the lien of any mortgages or deeds of trust now or hereafter placed on, against or affecting the Building, Landlord’s interest or
estate in the Building, or any ground or underlying lease; provided, however, that if the lessor, mortgagee, trustee, or holder of any such mortgage or deed of trust elects to have Tenant’s interest in this Lease be superior to any such
instrument, then, by notice to Tenant, this Lease shall be deemed superior, whether this Lease was executed before or after said instrument. Notwithstanding the foregoing. Tenant covenants and agrees to execute and deliver upon demand such further
instruments evidencing such subordination or superiority of this Lease as may be required by Landlord. 
 16. RULES AND REGULATIONS.
Tenant shall faithfully observe and comply with all the rules and regulations as set forth in Exhibit C to this Lease and all reasonable modifications of and additions to them from time to time put into effect by Landlord. Landlord shall not be
responsible to Tenant for the non-performance by any other tenant or occupant of the Building of any such rules and regulations. 
 17.
REENTRY BY LANDLORD. 
 17.1 Landlord reserves and shall at all times have the right to re-enter the Premises to inspect the
same, to show said Premises to prospective purchasers, mortgagees or tenants, and to alter, improve or repair the Premises and any portion of the Building, without abatement of rent, and may for that purpose erect, use and maintain scaffolding,
pipes, conduits and other necessary structures and open any wall, ceiling or floor in and through the Building and Premises where reasonably required by the character of the work to be performed, provided entrance to the Premises shall not be
blocked thereby, and further provided that the business of Tenant shall not be interfered with unreasonably. 
 17.2 Landlord
shall have the right at any time to change the name, number or designation by which the Building is commonly known. In the event that Landlord damages any portion of any wall or wall covering, ceiling, or floor or floor covering within the Premises,
Landlord shall repair or replace the damaged portion to match the original as nearly as commercially reasonable but shall not be required to repair or replace more than the portion actually damaged. 

17.3 Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any loss
of occupancy or quiet enjoyment of the Premises, and any other loss occasioned by any action of Landlord authorized by this Article 17. 
 17.4 For each of the aforesaid purposes, Landlord shall at all times have and retain a key with which to unlock all of the doors in the Premises, excluding Tenant’s vaults and safes or special
security areas (designated in advance), and Landlord shall have the right to use any and all means which Landlord may deem proper to open said doors in an emergency to obtain entry to any portion of the Premises. As to any portion to which access
cannot be had by means of a key or keys in Landlord’s possession, Landlord is authorized to gain access by such means as Landlord shall elect and the cost of repairing any damage occurring in doing so shall be borne by Tenant and paid to
Landlord as additional rent upon demand. 
 18. DEFAULT. 
 18.1 Except as otherwise provided in Article 20, the following events shall be deemed to be Events of Default under this Lease: 
 18.1.1 Tenant shall fail to pay when due any sum of money becoming due to be paid to Landlord under this Lease, whether such sum be any installment of the rent reserved by this Lease, any other amount
treated as additional rent under this Lease, or any other payment or reimbursement to Landlord required by this Lease, whether or not treated as additional rent under this Lease, and such failure shall continue for a period of. five days after
written notice that such payment was not made when due, but if any such notice shall be given, for the twelve month period commencing with the date of such notice, the failure to pay within five days after due any additional sum of money becoming
due to be paid to Landlord under this Lease during such period shall be an Event of Default, without notice. 

  
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 18.1.2 Tenant shall fail to comply with any term, provision or covenant of this Lease which
is not provided for in another Section of this Article and shall not cure such failure within twenty (20) days (forthwith, if the failure involves a hazardous condition) after written notice of such failure to Tenant. 

18.1.3 Tenant shall fail to vacate the Premises immediately upon termination of this Lease, by lapse of time or otherwise, or upon
termination of Tenant’s right to possession only. 
 18.1.4 Tenant shall become insolvent, admit in writing its inability
to pay its debts generally as they become due, file a petition in bankruptcy or a petition to take advantage of any insolvency statute, make an assignment for the benefit of creditors, make a transfer in fraud of creditors, apply for or consent to
the appointment of a receiver of itself or of the whole or any substantial part of its property, or file a petition or answer seeking reorganization or arrangement under the federal bankruptcy laws, as now in effect or hereafter amended, or any
other applicable law or statute of the United States or any state thereof. 
  

	 	18.1.5 	A court of competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a receiver of Tenant, or of the whole or any
substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the United States, as now in effect or hereafter amended, or
any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within thirty (30) days from the date of entry thereof. 

 

	19.	REMEDIES. 

 19.1 Except as
otherwise provided in Article 20, upon the occurrence of any of the Events of Default described or referred to in Article 18, Landlord shall have the option to pursue any one or more of the following remedies without any notice or demand whatsoever,
concurrently or consecutively and not alternatively: 
 19.1.1 Landlord may, at its election, terminate this Lease or terminate
Tenant’s right to possession only, without terminating the Lease. 
 19.1.2 Upon any termination of this Lease, whether by
lapse of time or otherwise, or upon any termination of Tenant’s right to possession without termination of the Lease, Tenant shall surrender possession and vacate the Premises immediately, and deliver possession thereof to Landlord, and Tenant
hereby grants to Landlord full and free license to enter into and upon the Premises in such event and to repossess Landlord of the Premises as of Landlord’s former estate and to expel or remove Tenant and any others who may be occupying or be
within the Premises and to remove Tenant’s signs and other evidence of tenancy and all other property of Tenant therefrom without being deemed in any manner guilty of trespass, eviction or forcible entry or detainer, and without incurring any
liability for any damage resulting therefrom, Tenant waiving any right to claim damages for such re-entry and expulsion, and without relinquishing Landlord’s right to rent or any other right given to Landlord under this Lease or by operation of
law. 
 19.1.3 Upon any termination of this Lease, whether by lapse of time or otherwise, Landlord shall be entitled to recover
as damages, all rent, including any amounts treated as additional rent under this Lease, and other sums due and payable by Tenant on the date of termination, plus as liquidated damages and not as a penalty, an amount equal to the sum of: (a) an
amount equal to the then present value of the rent reserved in this Lease for the residue of the stated Term of this Lease including any amounts treated as additional rent under this Lease and all other sums provided in this Lease to be paid by
Tenant, minus the fair rental value of the Premises for such residue; (b) the value of the time and expense necessary to obtain a replacement tenant or tenants, and the estimated expenses described in Section 19.1.4 relating to recovery of
the Premises, preparation for reletting and for reletting itself; and (c) the cost of performing any other covenants which would have otherwise been performed by Tenant. 
 19.1.4 Upon any termination of Tenant’s right to possession only without termination of the Lease: 
 19.1.4.1 Neither such termination of Tenant’s right to possession nor Landlord’s taking and holding possession thereof as provided in Section 19.1.2 shall terminate the Lease or release
Tenant, in whole or in part, from any obligation, including Tenant’s obligation to pay the rent, including any amounts treated as additional rent, under this Lease for the full Term, and if Landlord so elects Tenant shall pay forthwith to
Landlord the sum equal to the entire amount of the rent, including any amounts treated as additional rent under this Lease, for the remainder of the Term plus any other sums provided in this Lease to be paid by Tenant for the remainder of the Term.

  
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 19.1.4.2 Landlord shall use commercially reasonable efforts to relet the Premises but
Landlord and Tenant agree that nevertheless Landlord shall not be required to give any preference or priority to the showing or leasing of the Premises over any other space that Landlord may be leasing or have available and may place a suitable
prospective tenant in any such other space regardless of when such other space becomes available. In connection with or in preparation for any reletting, Landlord may, but shall not be required to, make repairs, alterations and additions in or to
the Premises and redecorate the same to the extent Landlord deems necessary or desirable, and Tenant shall, upon demand, pay the cost thereof, together with Landlord’s expenses of reletting, including, without limitation, any commission
incurred by Landlord. Landlord shall not be required to observe any instruction given by Tenant about any reletting or accept any tenant offered by Tenant unless such offered tenant has a creditworthiness acceptable to Landlord and leases the entire
Premises upon terms and conditions including a rate of rent (after giving effect to all expenditures by Landlord for tenant improvements, broker’s commissions and other leasing costs) all no less favorable to Landlord than as called for in this
Lease, nor shall Landlord be required to make or permit any assignment or sublease for more than the current term or which Landlord would not be required to permit under the provisions of Article 9. 

19.1.4.3 Until such time as Landlord shall elect to terminate the Lease and shall thereupon be entitled to recover the amounts specified
in such case in Section 19.1.3, Tenant shall pay to Landlord upon demand the full amount of all rent, including any amounts treated as additional rent under this Lease and other sums reserved in this Lease for the remaining Term, together with
the costs of repairs, alterations, additions, redecorating and Landlord’s expenses of reletting and the collection of the rent accruing therefrom (including attorney’s fees and broker’s commissions), as the same shall then be due or
become due from time to time, less only such consideration as Landlord may have received from any reletting of the Premises; and Tenant agrees that Landlord may file suits from time to time to recover any sums falling due under this Article 19 as
they become due. Any proceeds of reletting by Landlord in excess of the amount then owed by Tenant to Landlord from time to time shall be credited against Tenant’s future obligations under this Lease but shall not otherwise be refunded to
Tenant or inure to Tenant’s benefit. 
 19.2 Landlord may, at Landlord’s option, enter into and upon the Premises if
Landlord determines in its sole discretion that Tenant is not acting within a commercially reasonable time to maintain, repair or replace anything for which Tenant is responsible under this Lease and correct the same, without being deemed in any
manner guilty of trespass, eviction or forcible entry and detainer and without incurring any liability for any damage or interruption of Tenant’s business resulting therefrom. If Tenant shall have vacated the Premises, Landlord may at
Landlord’s option re-enter the Premises at any time during the last six months of the then current Term of this Lease and make any and all such changes, alterations, revisions, additions and tenant and other improvements in or about the
Premises as Landlord shall elect, all without any abatement of any of the rent otherwise to be paid by Tenant under this Lease. 

19.3 If, on account of any breach or default by a party in its obligations under the terms and conditions of this Lease, it shall become
necessary or appropriate for the other party to employ or consult with an attorney concerning or to enforce or defend any of its rights or remedies arising under this Lease, the defaulting party agrees to pay all the non-defaulting party’s
attorney’s fees so incurred. Tenant expressly waives any right to: (a) trial by jury; and (b) service of any notice required by any present or future law or ordinance applicable to landlords or tenants but not required by the terms of
this Lease. 
 19.4 Pursuit of any of the foregoing remedies shall not preclude pursuit of any of the other remedies provided in
this Lease or any other remedies provided by law (all such remedies being cumulative), nor shall pursuit of any remedy provided in this Lease constitute a forfeiture or waiver of any rent due to Landlord under this Lease or of any damages accruing
to Landlord by reason of the violation of any of the terms, provisions and covenants contained in this Lease. 
 19.5 No act or
thing done by Landlord or its agents during the Term shall be deemed a termination of this Lease or an acceptance of the surrender of the Premises, and no agreement to terminate this Lease or accept a surrender of said Premises shall be valid,
unless in writing signed by Landlord. No waiver by Landlord of any violation or breach of any of the terms, provisions and covenants contained in this Lease shall be deemed or construed to constitute a waiver of any other violation or breach of any
of the terms, provisions and covenants contained in this Lease. Landlord’s acceptance of the payment of rental or other payments after the occurrence of an Event of Default shall not be construed as a waiver of such Default, unless Landlord so
notifies Tenant in writing. Forbearance by Landlord in enforcing one or more of the remedies provided in this Lease upon an Event of Default shall not be deemed or construed to constitute a waiver of such Default or of Landlord’s right to
enforce any such remedies with respect to such Default or any subsequent Default. 
 19.6 To secure the payment of all rentals
and other sums of money becoming due from Tenant under this Lease, Landlord shall have and Tenant grants to Landlord a first lien upon the leasehold interest of Tenant under this Lease, which lien may be enforced in equity, and a continuing security
interest upon all goods, wares, equipment, fixtures, furniture, inventory, accounts, contract rights, chattel paper and other personal property of Tenant situated on the Premises, and such property shall not be removed therefrom without the consent
of Landlord until all arrearages in rent as well as any and all other sums of money then due to Landlord under this Lease shall 

  
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first have been paid and discharged. Landlord agrees to subordinate its interest hereunder to Tenant’s primary institutional lender, other than for the Receivables Pledge. In the event of a
Default under this Lease, Landlord shall have, in addition to any other remedies provided in this Lease or by law, all rights and remedies under the Uniform Commercial Code, including without limitation the right to sell the property described in
this Section 19.6 at public or private sale upon five (5) days’ notice to Tenant. Tenant shall execute all such financing statements and other instruments as shall be deemed necessary or desirable in Landlord’s discretion to
perfect the security interest hereby created. 
 19.7 Any and all property which may be removed from the Premises by Landlord
pursuant to the authority of this Lease or of law, to which Tenant is or may be entitled, may be handled, removed and/or stored, as the case may be, by or at the direction of Landlord but at the risk, cost and expense of Tenant, and Landlord shall
in no event be responsible for the value, preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges against such property so long as the same shall be in
Landlord’s possession or under Landlord’s control. Any such property of Tenant not retaken by Tenant from storage within thirty (30) days after removal from the Premises shall, at Landlord’s option, be deemed conveyed by Tenant
to Landlord under this Lease as by a bill of sale without further payment or credit by Landlord to Tenant. 
  

	20.	TENANT’S BANKRUPTCY OR INSOLVENCY. 

 20.1 If at any time and for so long as Tenant shall be subjected to the provisions of the United States Bankruptcy Code or other law of the United States or any state thereof for the protection of debtors
as in effect at such time (each a “Debtor’s Law”): 
 20.1.1 Tenant, Tenant as debtor-in-possession, and any
trustee or receiver of Tenant’s assets (each a “Tenant’s Representative”) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than accorded to Tenant in
Article 9, except to the extent Landlord shall be required to permit such assumption, assignment or sublease by the provisions of such Debtor’s Law. Without limitation of the generality of the foregoing, any right of any Tenant’s
Representative to assume or assign this Lease or to sublease any of the Premises shall be subject to the conditions that: 

20.1.1.1 Such Debtor’s Law shall provide to Tenant’s Representative a right of assumption of this Lease which Tenant’s
Representative shall have timely exercised and Tenant’s Representative shall have fully cured any default of Tenant under this Lease. 
 20.1.1.2 Tenant’s Representative or the proposed assignee, as the case shall be, shall have deposited with Landlord as security for the timely payment of rent an amount equal to the larger of:
(a) three months’ rent and other monetary charges accruing under this Lease; and (b) any sum specified in Article 5; and shall have provided Landlord with adequate other assurance of the future performance of the obligations of the
Tenant under this Lease. Without limitation, such assurances shall include, at least, in the case of assumption of this Lease, demonstration to the satisfaction of the Landlord that Tenant’s Representative has and with continue to have
sufficient unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that Tenant’s Representative will have sufficient funds to fulfill the obligations of Tenant under this Lease; and, in
the case of assignment, submission of current financial statements of the proposed assignee, audited by an independent certified public accountant reasonably acceptable to Landlord and showing a net worth and working capital in amounts determined by
Landlord to be sufficient to assure the future performance by such assignee of all of the Tenant’s obligations under this Lease. 
 20.1.1.3 The assumption or any contemplated assignment of this Lease or subleasing any part of the Premises, as shall be the case, will not breach any provision in any other lease, mortgage, financing
agreement or other agreement by which Landlord is bound. 
 20.1.1.4 Landlord shall have, or would have had absent the
Debtor’s Law, no right under Article 9 to refuse consent to the proposed assignment or sublease by reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the Premises concerned. 

21. QUIET ENJOYMENT. Landlord represents and warrants that it has full right and authority to enter into this Lease and that Tenant, while paying
the rental and performing its other covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises for the Term without hindrance or molestation from Landlord subject to the terms and provisions of
this Lease. Landlord shall not be liable for any interference or disturbance by other tenants or third persons, nor shall Tenant be released from any of the obligations of this Lease because of such interference or disturbance. 

22. DAMAGE BY FIRE, ETC. 

22.1 In the event the Premises or the Building are damaged by fire or other cause and in Landlord’s reasonable estimation such damage
can be materially restored within one hundred fifty (150) days, Landlord shall 

  
 13 

 
forthwith repair the same and this Lease shall remain in full force and effect, except that Tenant shall be entitled to a proportionate abatement in rent from the date of such damage. Such
abatement of rent shall be made pro rata in accordance with the extent to which the damage and the making of such repairs shall interfere with the use and occupancy by Tenant of the Premises from time to time. Within twenty (20) days from the
date of such damage, Landlord shall notify Tenant, in writing, of Landlord’s reasonable estimation of the length of time within which material restoration can be made, and Landlord’s determination shall be binding on Tenant. For purposes
of this Lease, the Building or Premises shall be deemed “materially restored” if they are in such condition as would not prevent or materially interfere with Tenant’s use of the Premises for the purpose for which it was being used
immediately before such damage. 
 22.2 If such repairs cannot, in Landlord’s reasonable estimation, be made within one
hundred fifty (150) days, Landlord and Tenant shall each have the option of giving the other, at any time within sixty (60) days after such damage, notice terminating this Lease as of the date of such damage. In the event of the giving of
such notice, this Lease shall expire and all interest of the Tenant in the Premises shall terminate as of the date of such damage as if such date had been originally fixed in this Lease for the expiration of the Term. In the event that neither
Landlord nor Tenant exercises its option to terminate this Lease, then Landlord shall repair or restore such damage, this Lease continuing in full force and effect, and the rent hereunder shall be proportionately abated as provided in
Section 22.1. 
 22.3 Landlord shall not be required to repair or replace any damage or loss by or from fire or other cause
to any panelings, decorations, partitions, additions, railings, ceilings, floor coverings, office fixtures or any other property or improvements installed on the Premises or belonging to Tenant. Any insurance which may be carried by Landlord or
Tenant against loss or damage to the Building or Premises shall be for the sole benefit of the party carrying such insurance and under its sole control. 
 22.4 In the event that Landlord should fail to complete such repairs and material restoration within thirty (30) days after the date estimated by Landlord therefor as extended by this
Section 22.4, Tenant may at its option and as its sole remedy terminate this Lease by delivering written notice to Landlord, within fifteen (15) days after the expiration of said period of time, whereupon the Lease shall end on the date of such
notice or such later date fixed in such notice as if the date of such notice was the date originally fixed in this Lease for the expiration of the Term; provided, however, that if construction is delayed because of changes, deletions or additions in
construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor shortages, government regulation or control or other causes beyond the reasonable control of Landlord, the period for restoration, repair or
rebuilding shall be extended for the amount of time Landlord is so delayed. 
 22.5 Notwithstanding anything to the contrary
contained in this Article: (a) Landlord shall not have any obligation whatsoever to repair, reconstruct, or restore the Premises when the damages resulting from any casualty covered by the provisions of this Article 22 occur during the last
twelve (12) months of the Term or any extension thereof, but if Landlord determines not to repair such damages Landlord shall notify Tenant and if such damages shall render any material portion of the Premises untenantable Tenant shall have the
right to terminate this Lease by notice to Landlord within fifteen (15) days after receipt of Landlord’s notice; and (b) in the event the holder of any indebtedness secured by a mortgage or deed of trust covering the Premises or Building
requires that any insurance proceeds be applied to such indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within fifteen (15) days after such requirement is made by
any such holder, whereupon this Lease shall end on the date of such damage as if the date of such damage were the date originally fixed in this Lease for the expiration of the Term. 

22.6 In the event of any damage or destruction to the Building or Premises by any peril covered by the provisions of this Article 22, it
shall be Tenant’s responsibility to properly secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and expense, such portion of all of the property belonging to Tenant or its licensees from such portion or all
of the Building or Premises as Landlord shall request. 
 23. EMINENT DOMAIN. If all or any substantial part of the Premises shall be
taken or appropriated by any public or quasi-public authority under the power of eminent domain, or conveyance in lieu of such appropriation, either party to this Lease shall have the right, at its option, of giving the other, at any time within
thirty (30) days after such taking, notice terminating this Lease, except that Tenant may only terminate this Lease by reason of taking or appropriation, if such taking or appropriation shall be so substantial as to materially interfere with
Tenant’s use and occupancy of the Premises. If neither party to this Lease shall so elect to terminate this Lease, the rental thereafter to be paid shall be adjusted on a fair and equitable basis under the circumstances. In addition to the
rights of Landlord above, if any substantial part of the Building shall be taken or appropriated by any public or quasi-public authority under the power of eminent domain or conveyance in lieu thereof, and regardless of whether the Premises or any
part thereof are so taken or appropriated, Landlord shall have the right, at its sole option, to terminate this Lease. Landlord shall be entitled to any and all income, rent, award, or any interest whatsoever in or upon any such sum, which may be
paid or made in connection with any such public or quasi-public use or purpose, and Tenant hereby assigns to Landlord any interest it may have in or claim to all or any part of such sums, other than any separate award which may be made with respect
to Tenant’s trade fixtures and moving expenses; Tenant shall make no claim against Landlord for the value of any unexpired Term. 

  
 14 

 24. SALE BY LANDLORD. In event of a sale or conveyance by Landlord of the Building, the same shall
operate to release Landlord from any future liability upon any of the covenants or conditions, expressed or implied, contained in this Lease in favor of Tenant, and in such event Tenant agrees to look solely to the responsibility of the successor in
interest of Landlord in and to this Lease. Except as set forth in this Article 24, this Lease shall not be affected by any such sale and Tenant agrees to attorn to the purchaser or assignee. If any security has been given by Tenant to secure the
faithful performance of any of the covenants of this Lease, Landlord may transfer or deliver said security, as such, to Landlord’s successor in interest and thereupon Landlord shall be discharged from any further liability with regard to said
security. 
 25. ESTOPPEL CERTIFICATES. Within ten (10) days following any written request which Landlord may make from time to
time, Tenant shall execute and deliver to Landlord or mortgagee or prospective mortgagee a sworn statement certifying: (a) the date of commencement of this Lease; (b) the fact that this Lease is unmodified and in full force and effect (or,
if there have been modifications to this Lease, that this lease is in full force and effect, as modified, and stating the date and nature of such modifications); (c) the date to which the rent and other sums payable under this Lease have been
paid; (d) the fact that there are no current defaults under this Lease by either Landlord or Tenant except as specified in Tenant’s statement; and (e) such other matters as may be requested by Landlord. Landlord and Tenant intend that
any statement delivered pursuant to this Article 25 may be relied upon by any mortgagee, beneficiary or purchaser and Tenant shall be liable for all loss, cost or expense resulting from the failure of any sale or funding of any loan caused by any
material misstatement contained in such estoppel certificate. Tenant irrevocably agrees that if Tenant fails to execute and deliver such certificate within such ten (10) day period Landlord or Landlord’s beneficiary or agent may execute
and deliver such certificate on Tenant’s behalf, and that such certificate shall be fully binding on Tenant. 
 26. SURRENDER OF
PREMISES. 
 26.1 Tenant shall, at least ten (10) days before the last day of the Term, arrange to meet Landlord for a
joint inspection of the Premises. In the event of Tenant’s failure to arrange such joint inspection to be held prior to vacating the Premises, Landlord’s inspection at or after Tenant’s vacating the Premises shall be conclusively
deemed correct for purposes of determining Tenant’s responsibility for repairs and restoration. 
 26.2 At the end of the
Term or any renewal of the Term or other sooner termination of this Lease, Tenant will peaceably deliver up to Landlord possession of the Premises, together with all improvements or additions upon or belonging to the same, by whomsoever made, in the
same conditions received or first installed, broom clean and free of all debris, excepting only ordinary wear and tear and damage by fire or other casualty. Tenant may, and at Landlord’s request shall, at Tenant’s sole cost, remove upon
termination of this Lease, any and all furniture, furnishings, movable partitions of less than full height from floor to ceiling, trade fixtures and other property installed by Tenant, title to which shall not be in or pass automatically to Landlord
upon such termination, repairing all damage caused by such removal. Property not so removed shall, unless requested to be removed, be deemed abandoned by the Tenant and title to the same shall thereupon pass to Landlord under this Lease as by a bill
of sale. All other alterations, additions and improvements in, on or to the Premises shall be dealt with and disposed of as provided in Article 6. 
 26.3 All obligations of Tenant under this Lease not fully performed as of the expiration or earlier termination of the Term shall survive the expiration or earlier termination of the Term. In the event
that Tenant’s failure to perform prevents Landlord from releasing the Premises, Tenant shall continue to pay rent pursuant to the provisions of Article 14 until such performance is complete. Upon the expiration or earlier termination of the
Term, Tenant shall pay to Landlord the amount, as estimated by Landlord, necessary to repair and restore the Premises as provided in this Lease and/or to discharge Tenant’s obligation for unpaid amounts due or to become due to Landlord. All
such amounts shall be used and held by Landlord for payment of such obligations of Tenant, with Tenant being liable for any additional costs upon demand by Landlord, or with any excess to be returned to Tenant after all such obligations have been
determined and satisfied. Any otherwise unused Security Deposit shall be credited against the amount payable by Tenant under this Lease. 

27. NOTICES. Any notice or document required or permitted to be delivered under this Lease shall be addressed to the intended recipient, shall be
transmitted personally, by fully prepaid registered or certified United States Mail return receipt requested, or by reputable independent contract delivery service furnishing a written record of attempted or actual delivery, and shall be deemed to
be delivered when tendered for delivery to the addressee at its address set forth on the Reference Page, or at such other address as it has then last specified by written notice delivered in accordance with this Article 27, or if to Tenant at either
its aforesaid address or its last known registered office or home of a general partner or individual owner, whether or not actually accepted or received by the addressee. 
 28. TAXES PAYABLE BY TENANT. In addition to rent and other charges to be paid by Tenant under this Lease, Tenant shall reimburse to Landlord, upon demand, any and all taxes payable by Landlord
(other than net income taxes) whether or not now customary or within the contemplation of the parties to this Lease: (a) upon, allocable to, or measured by or on the gross or net rent payable under this Lease, including without limitation an
gross income tax or excise tax levied by the State, any political subdivision thereof, or the Federal Government with 

  
 15 

 
respect to the receipt of such rent; (b) upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy of the Premises or any
portion thereof, including any sales, use or service tax imposed as a result thereof; (c) upon or measured by the Tenant’s gross receipts or payroll or the value of Tenant’s equipment, furniture, fixtures and other personal property
of Tenant or leasehold improvements, alterations or additions located in the Premises; or (d) upon this transaction or any document to which Tenant is a party creating or transferring any interest of Tenant in this Lease or the Premises. In
addition to the foregoing, Tenant agrees to pay, before delinquency, any and all taxes levied or assessed against Tenant and which become payable during the term hereof upon Tenant’s equipment, furniture, fixtures and other personal property of
Tenant located in the Premises. 
 29. Intentionally Deleted 
 30. DEFINED TERMS AND HEADINGS. The Article headings shown in this Lease are for convenience of reference and shall in no way define, increase, limit or describe the scope or intent of any
provision of this Lease. Any indemnification or insurance of Landlord shall apply to and inure to the benefit of all the following “Landlord Entities”, being Landlord, Landlord’s investment manager, and the trustees, boards of
directors, officers, general partners, beneficiaries, stockholders, employees and agents of each of them. Any option granted to Landlord shall also include or be exercisable by Landlord’s trustee, beneficiary, agents and employees, as the case
may be. In any case where this Lease is signed by more than one person, the obligations under this Lease shall be joint and several. The terms “Tenant” and “Landlord” or any pronoun used in place thereof shall indicate and
include the masculine or feminine, the singular or plural number, individuals, firms or corporations, and each of their respective successors, executors, administrators and permitted assigns, according to the context hereof. The term “rentable
area” shall mean the rentable area of the Premises or the Building as calculated by the Landlord on the basis of the plans and specifications of the Building including a proportionate share of any common areas. Tenant hereby accepts and agrees
to be bound by the figures for the rentable space footage of the Premises and Tenant’s Proportionate Share shown on the Reference Page. 

31. TENANT’S AUTHORITY. If Tenant signs as a corporation each of the persons executing this Lease on behalf of Tenant represents and warrants
that Tenant has been and is qualified to do business in the state in which the Building is located, that the corporation has full right and authority to enter into this Lease, and that all persons signing on behalf of the corporation were authorized
to do so by appropriate corporate actions. If Tenant signs as a partnership, trust or other legal entity, each of the persons executing this Lease on behalf of Tenant represents and warrants that Tenant has complied with all applicable laws, rules
and governmental regulations relative to its right to do business in the state and that such entity on behalf of the Tenant was authorized to do so by any and all appropriate partnership, trust or other actions. Tenant agrees to furnish promptly
upon request a corporate resolution, proof of due authorization by partners, or other appropriate documentation evidencing the due authorization of Tenant to enter into this Lease. 
 32. COMMISSIONS. Each of the parties represents and warrants to the other that it has not dealt with any broker or finder in connection with this Lease, except as described on the Reference Page.

 33. TIME AND APPLICABLE LAW. Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects be
governed by the laws of the state in which the Building is located. 
 34. SUCCESSORS AND ASSIGNS. Subject to the provisions of Article
9, the terms, covenants and conditions contained in this Lease shall be binding upon and inure to the benefit of the heirs, successors, executors, administrators and assigns of the parties to this Lease. 

35. ENTIRE AGREEMENT. This Lease, together with its exhibits, contains all agreements of the parties to this Lease and supersedes any previous
negotiations. There have been no representations made by the Landlord or understandings made between the parties other than those set forth in this Lease and its exhibits. This Lease may not be modified except by a written instrument duly executed
by the parties to this Lease. 
 36. EXAMINATION NOT OPTION. Submission of this Lease shall not be deemed to be a reservation of the
Premises. Landlord shall not be bound by this Lease until it has received a copy of this Lease duly executed by Tenant and has delivered to Tenant a copy of this Lease duly executed by Landlord, and until such delivery Landlord reserves the right to
exhibit and lease the Premises to other prospective tenants. Notwithstanding anything contained in this Lease to the contrary. Landlord may withhold delivery of possession of the Premises from Tenant until such time as Tenant has paid to Landlord
any security deposit required by Article 5, the first month’s rent as set forth in Article 3 and any sum owed pursuant to this Lease. 

37. RECORDATION. Tenant shall not record or register this Lease or a short form memorandum hereof without the prior written consent of Landlord,
and then shall pay all charges and taxes incident such recording or registration. 

  
 16 

 38. LIMITATION OF LANDLORD’S LIABILITY. Redress for any claim against Landlord under this
Lease shall be limited to and enforceable only against and to the extent of Landlord’s interest in the Building. The obligations of Landlord under this Lease are not intended to and shall not be personally binding on, nor shall any resort be
had to the private properties of, any of its trustees or board of directors and officers, as the case may be, its investment manager, the general partners thereof, or any beneficiaries, stockholders, employees, or agents of Landlord or the
investment manager. 
  

									
	LANDLORD:	 		 	TENANT:
			
	 SFERS Real Estate Corp. T,
 a Delaware corporation
	 		 	 The Avatar Group Inc.,
 an Ohio corporation

					
	By:	 	 RREEF Management Company,
 a
Delaware corporation
	 		 		 	
					
	By:	 	/s/    Philip Schneider         	 		 	By:	 	/s/    A. Michael Chretien
		 	Philip Schneider	 		 	Title:	 	President
	Title:	 	District Manager	 		 	Dated:	 	6/21/1999
	Dated:	 	June 21, 1999	 		 		 	
			
	WITNESSES FOR LANDLORD:	 		 	WITNESSES FOR TENANT:
			
	/s/    [ILLEGIBLE]        	 		 	/s/    [ILLEGIBLE]        
			
	/s/    Dawn A. Salisbury	 		 	/s/    Dawn A. Salisbury

  

			
	STATE OF OHIO	  	)
		  	)SS.
	 COUNTY OF FRANKLIN
	  	)

 I, a Notary Public in and for said County in the State aforesaid, do hereby certify that Phil Schneider,
District Manager of RREEF Management Company, a Delaware corporation, personally known to me to be the same person whose name is subscribed to the foregoing instrument as such District Manager, appeared before me this day in person and acknowledged
that he signed and delivered said instrument as his own free and voluntary act and as the free and voluntary act of said corporation for the uses and purposes therein set forth. 

GIVEN under my hand and Notarial Seal this
21st day of June 1999. 

 

							
				
		 		 	By:	 	/s/    Dawn A. Salisbury        
		 		 		 	 Notary Public

				
		 		 		 	Dawn A. Salisbury
	My Commission expires:	 		 		 	Notary Public, State of Ohio
		 		 		 	Commission Expires March 6, 2002

  

			
	STATE OF OHIO	  	)
		  	)SS.
	 COUNTY OF FRANKLIN
	  	)

 I, a Notary Public in and for, said County in the State aforesaid, do hereby certify that A. Michael
Chretien, President of The Avatar Group, a Ohio corporation, personally known to me to be the same person whose name is subscribed to the foregoing instrument as such President, appeared before me this day in person and acknowledged that
             he signed and delivered said instrument as          own free and voluntary act and as the free and voluntary act of said
company for the uses and purposes therein set forth. 
 GIVEN under my hand and Notarial seal this 21st day of June, 1999. 

 

							
				
		 		 	By:	 	/s/    Dawn A. Salisbury        
		 		 		 	 Notary Public

				
		 		 		 	Dawn A. Salisbury
	My Commission expires:	 		 		 	Notary Public, State of Ohio
		 		 		 	Commission Expires March 6, 2002

  
 17 

 EXHIBIT A 
 attached to and made a part of Lease bearing 
 the Lease Reference Date of
June 21, 1999 between 
 SFERS Real Estate Corp. T, as Landlord and 

The Avatar Croup, Inc., as Tenant 
 PREMISES 
 Exhibit A is intended only to show the general layout of the Premises as of the
beginning of the Term of this Lease. It docs not in any way supersede any of Landlord’s rights set forth in Section 17.2 with respect to arrangements and/or locations of public parts of the Building and changes in such arrangements and/or
locations. It is not to be scaled; any measurements or distances shown should be taken as approximate. 
  
 

 
 LEASED PREMISES APPROXIMATELY 12,302 Square Feet 

  

 EXHIBIT B 
 attached to and made a part of Lease bearing 
 the Lease Reference Date of
June 21, 1999 between 
 SFERS Real Estate Corp. T, as Landlord and 

The Avatar Group, as Tenant 
 INITIAL ALTERATIONS 
 WORK LETTER #3 

 

	1.	Delivery of Premises. Landlord shall deliver the Premises to Tenant on or before the Scheduled Commencement Date. The Premises shall be delivered “as
is” with no additional improvements, repairs or alterations. Tenant acknowledges that it has inspected the Premises and agrees to accept the Premises in its existing condition and that Landlord shall have no obligation to construct any
improvements therein. 

  

	2.	Plans and Specifications. 

  

	 	2.1	Tenant shall employ Glavan & Associates (“Consultants”) for preparation of the necessary architectural, mechanical and electrical plans, drawings and
specifications pertaining to the construction work which Tenant intends to perform in the Premises in connection with Tenant’s initial occupancy (the “Work”). Tenant, at its expense, shall furnish Landlord with architectural and
design plans and specifications (the “Tenant’s Plans”) prepared first in preliminary form (“Preliminary Plans”), and thereafter in working form (“Working Drawings”), and covering the Work. Tenant shall pay all
costs and expenses relating to Tenant’s Plans. All Tenant’s Plans shall meet the requirements set forth in Schedule I. 

  

	 	2.2	Upon submittal of any portion of Tenant’s Plans, Landlord shall review Tenant’s Plans and shall either approve Tenant’s Plans or advise Tenant in writing
of any aspect of the design, engineering, construction or installation which is not acceptable to Landlord. Landlord shall advise Tenant of its approval or comments on the Tenant’s Plans within five (5) business days after Landlord’s
receipt of the Tenant’s Plans. In the event that Landlord shall disapprove of any portion of Tenant’s Plans, Tenant shall have ___fifteen (15) business days after Landlord’s notification of its disapproval to revise Tenant’s
Plans and resubmit them to Landlord. In the event Landlord fails to approve or disapprove Tenant’s Plans or any changes thereto within the time period set forth above, and if such failure continues thereafter for five (5) business days
after Landlord’s receipt of notice from Tenant requesting action on Tenant’s Plans, Tenant’s Plans or the changes shall be deemed to be approved. 

 

	 	2.3	After approval of Tenant’s Plans or any portion thereof, Tenant shall not in any way materially modify, revise or change such Plans without the prior written
consent of Landlord. If Landlord approves such request, the entire cost of such change, including the cost of revising Tenant’s Plans or preparing new plans, shall be borne by Tenant and any delay occasioned thereby shall not delay the
Commencement Date. 

  

	 	2.4	Except for such matters, if any, as shall have been required by Landlord and not requested by Tenant, it shall be Tenant’s responsibility that the Plans comply
with all applicable governmental and municipal codes and regulations and to procure and deliver to Landlord upon request all such licenses, permits and approvals from all governmental authorities as are necessary to permit the Work to be commenced
and continued to completion and the so constructed Premises to be occupied. 

  

 3. Cost Estimates. Prior to commencing any of the Work, Tenant shall submit to
Landlord a written estimate of the cost of the Work, based upon competitive bids or a fixed-price contract. 
 4. Contracts
and Contractors for the Work. Tenant shall make all such contracts and arrangements as shall be necessary or desirable for the construction and installation of the Work. Tenant agrees to retain contractors, subcontractors and materialmen who are
of good reputation and experienced in and favorably known for the construction of space comparable to the Premises in the metropolitan area where the Building is located and that are properly licensed for the work they are to perform. Tenant shall
provide Landlord with a list of all contractors, subcontractors and materialmen to be utilized by or for Tenant with respect to the Work and provide true, correct and complete copies of all contracts relating to the Work. Such contractors,
subcontractors, materialmen and contracts must be satisfactory to Landlord in Landlord’s reasonable discretion, and shall not be employed or executed, as the case may be, without Landlord’s written approval first obtained. Tenant and
Tenant’s contractors shall use qualified craftsmen and laborers who are compatible with the trade unions operating in the Building (if any) and Tenant shall take promptly upon Landlord’s demand all measures necessary to avoid labor unrest
in the Premises and in the Building which is caused by Tenant or Tenant’s contractors. Tenant shall cause all contractors to procure performance bonds and shall provide Landlord with evidence thereof. 

5. Construction. Promptly upon Landlord’s approval of the Plans, Tenant shall apply for, and supply to Landlord upon
issuance, a building permit and any other required governmental permits, licenses or approvals. Upon issuance of such approvals, Tenant shall commence the Work and shall diligently prosecute the Work to completion. Tenant agrees to complete the Work
on or before September 30, 1999. Tenant agrees to cause the Work to be constructed in a good and workmanlike manner using first-class quality materials, at its sole cost and expense in accordance with the provisions of the Lease. Any costs
incurred by Landlord in providing utilities, the use of the freight elevator, supervision or other services needed for the accomplishment of the Work shall be reimbursed by Tenant to Landlord. Upon completion of the Work, Tenant shall provide to
Landlord: (i) an architect’s certificate of final completion; (ii) copies of all necessary governmental permits, including, but not limited to, a certificate of occupancy; (iii) the sworn statement of the general contractor;
(iv) final lien waivers from all contractors, subcontractors and materialmen; and (v) any other information or documentation reasonably requested by Landlord to evidence Iien-free completion of construction and payment of all of the cost
thereof. Landlord shall have the right to observe the performance of the Work and Tenant shall take all such actions with respect thereto as Landlord may, in its good faith determination, deem advisable from time to time to assure that the Work and
the manner of performance thereof shall not be injurious to the engineering and construction of the Building or the electrical, plumbing, heating, mechanical, ventilating or air-conditioning systems of the Building and shall be in accordance with
the Plans and the provisions of this Lease. 
 6. Tenant’s Default. If Tenant shall fail to comply with any term,
provision or agreement hereunder, and if any such matter is not remedied or resolved within fifteen (15) days following written notice to Tenant, then, in addition to any other remedies granted Landlord under the Lease in the case of default by
Tenant and any other remedies available at law or equity, Landlord may elect, upon notice to Tenant, to: 
  

	 	a.	require Tenant to discontinue all work hereunder, and Tenant’s obligation to pay rent shall commence as of the Scheduled Commencement Date, without any abatement
on account of any delay in connection with any work relating to the Premises; or 

  

	 	b.	complete the construction of the Work pursuant to the Plans, tendering possession to Tenant upon substantial completion thereof, and Tenant shall immediately upon
demand reimburse Landlord, as additional rent, for Landlord’s costs of completing the Work; or 

  

	 	c.	cancel the Lease, effective immediately after Tenant receives notice thereof, without incurring any liability on account thereof and the term granted under the Lease is
expressly limited accordingly. If Landlord cancels the Lease pursuant to the terms hereof or as a result of Tenant’s default under the Lease, such cancellation shall not affect Tenant’s liability for any sums payable under the Lease.

  

	7.	Miscellaneous 

  

	 	7.1	All rights and remedies of Landlord herein created or otherwise existing at law or equity are cumulative, and the exercise of one or more such rights or remedies shall
not be deemed to exclude or waive the right to the exercise of any other rights or remedies. All such rights and remedies may be exercised and enforced concurrently and whenever and as often as deemed desirable. 

 

	 	7.2	This Exhibit B shall not be deemed applicable to any additional space added to the original Premises at any time or from time to time, whether by any options under the
Lease or otherwise, or to any portion of the original Premises or any additions thereto in the event of a renewal or extension of the original term of the Lease, whether by any options under the Lease or otherwise. 

 

	 	7.3	Tenant shall, before commencing any of the Work, and for so long as any Work shall continue, comply with the insurance requirements in Schedule II. In the event
Tenant fails to so comply, Landlord shall have the option, but not the obligation to procure the required insurance and charge Tenant the cost of such compliance as additional rent. 

 

	 	7.4	Landlord hereby agrees to provide an improvement allowance for the benefit of Tenant toward the cost of the Work an amount equal to the lesser of: (1) the actual
cost of the Work; or (2) One Hundred Fifty Thousand Dollars ($150,000) (the “Allowance”). At Tenant’s request, Landlord shall pay the Allowance directly to Tenant’s contractor in monthly draws, contingent upon the
satisfaction of each of the following conditions as of the time of such disbursement: 

  

	 	a.	Landlord’s reasonable satisfaction that the Work completed as of the date of such disbursement has an aggregate value at least equal to 167% of the aggregate
amount of proceeds then to be disbursed by Landlord plus the total amount thereof previously disbursed; 

  

	 	b.	Receipt by Landlord and the title insurer of sworn statements, waivers of lien and other documents and assurances pertaining to the Work sufficient to protect Landlord
against mechanics’ and other liens; and 

  

	 	c.	Tenant is then in full compliance with all the terms and provisions of the Lease and has not committed or suffered any act or omission which constitutes, or will
constitute with the passage of time, an event of default of Tenant under the Lease or a breach by Tenant of any term or provision of this Agreement. 

 Notwithstanding the foregoing, Landlord shall be entitled to withhold up to 10% of any draw request to be disbursed upon completion of the Work as assurance that the Work will be properly completed. Any
final disbursement from the escrow will also be conditioned upon Tenant’s satisfaction of its obligations under Paragraph 5. 

  

 SCHEDULE I  

STANDARDS FOR PLANS 
  

	1.	The space plan shall contain the following information: 

  

	 	(a)	A layout of the Premises showing demising, corridor and exterior walls in relationship to the Building core. The locations of exterior window mullions, columns,
stairways and other building features shall also be shown on the Space Plans. 

  

	 	(b)	The location and composition of all walls. Non-standard improvements, such as walls requiring insulation, half walls, vinyl wall coverings or walls requiring special
construction must be clearly noted on the Space Plans. Sectional details must be provided to adequately describe the construction of any non-standard wall. 

 

	 	(c)	The location, size and swing of all doors. All doors shall conform with Landlord’s standard door specifications, unless otherwise noted on the Space Plans.

  

	 	(d)	A description of flooring materials. 

  

	 	(e)	A reflected ceiling plan showing the layout of lighting fixtures, switches, and any other non-standard improvements which are to be located within the ceiling system.

  

	 	(f)	The location of all telephone and electrical outlets. Non-standard improvements, such as outlets to be located more than twelve (12) inches above the floor,
dedicated circuit outlets or high amperage/voltage outlets must be clearly noted on the Space Plans. 

 2. The working drawings
shall be prepared at a scale of not less than 1/8”=1 foot and in accordance with Landlord’s design/build specification. 
 3. All
working drawings shall be prepared based upon the use of Landlord’s Building Standard Improvements as set forth in Schedule 1 attached hereto. All Improvements must conform to Landlord’s design/build specifications. 

4. The Plans shall contain sufficient notations, specifications and details to describe all Improvements, including but not limited to: 

 

	 	(a)	Insulated walls, special wall coverings, graphics, special painting or special wall materials such as plate glass or glass block. 

 

	 	(b)	Door dimensions, thickness, hardware or locks. 

  

	 	(c)	Flooring materials. 

  

	 	(d)	Electrical outlets requiring a dedicated circuit, more than 120 volts or more than 15 amperes. 

 

	 	(e)	Telephone outlets requiring more than 3/4 inch diameter conduit. 

  

	 	(f)	Light fixtures, exhaust fans, ceiling heights, or ceiling designs using non-standard materials. 

 

	 	(g)	Any special conduits, receptacles or electrical devices necessary to serve communications equipment, computers or other facilities to be installed by Tenant.

  

	 	(h)	Any special requirements to accommodate handicapped employees of Tenant within the Premises. 

 

	 	(i)	Any requirements for fire protection of computers, other equipment or materials installed by Tenant 

  

	(j)	Any requirements for special fire detection or life safety equipment not required by applicable building codes in effect at the time of construction.

  

	(k)	Any special reinforcing of the floor system which will be necessary to support computers, filing systems, equipment or furnishings having a load exceeding fifty pounds
per square foot of floor area. 

  

	(1)	Any special requirements for humidity control, temperature control, extra air-conditioning capacity, ventilation or heating which would not be provided by
Landlord’s standard building systems. Such special requirements may arise as a result of Tenant’s desire to install a computer or other equipment which generates heat, food preparation facilities, bathrooms, laboratories, microfilm storage
or other special facilities, equipment or products. 

  

	(m)	Any private bathrooms, wet-bars, kitchens, vending machines or other installations requiring plumbing work or ventilation. 

 

	(n)	Any cabinetry, wood paneling, reception desks, built-in shelving or furniture. 

 

	(o)	Any improvement which will require modification of the Building’s structural, mechanical or electrical components. 

 

	(p)	Sufficient details, specifications and other information as may be necessary for accurate pricing of any other non-standard Improvements 

 SCHEDULE II 

INSURANCE REQUIREMENTS 

1. Tenant shall cause to be maintained for Landlord’s benefit insurance in an insurance company or companies which are “A” rated, Class
VII or better in Best’s Key Rating Guide or such lesser standard as shall be acceptable to Landlord and authorized to transact business in the state in which the Building is located, protecting Landlord against liabilities arising out of the
operations of subcontractors and sub-subcontractors as well as Tenant’s contractor (“Contractor”) with respect to all the Work, including at least and in amounts not less than: 
 (a) Worker’s Compensation & Employers Liability: Statutory limits required by applicable Worker’s Compensation Law and $500,000 per occurrence for Employers Liability, without
limitation including all liability arising under any applicable structural work act and any other statute for the protection of employees. 

(b) Commercial or Comprehensive Liability including Landlord’s and Contractor’s Protective, products, and completed operations coverage,
contractual liability including Contractor’s indemnity agreements contained in the Contract Documents, personal injury (employees’ exclusion deleted) $5,000,000 per occurrence Bodily Injury and Property Damage, $5,000,000 combined single
limit. Landlord may require deletion of the “x, c, u” exclusion, if applicable. 
 (c) Comprehensive Auto Liability including
owned, non-owned, or hired vehicles coverage: $1,000,000 per occurrence Bodily Injury and Property Damage Liability (Combined Single Limit). 

(d) Builder’s Risk in an “all risk” form covering the Tenant Work against loss by fire and other casualty in an amount equal to the
full insurable value of the Tenant Work. 
 Notwithstanding the foregoing, upon Tenant’s request Landlord shall provide the coverages set
forth in subparagraph (d) above and Tenant shall reimburse Landlord for the actual cost thereof. 
 2. Contractor shall either have the
Landlord added as an additional named insured to the preceding Commercial or Comprehensive General Liability insurance policy or shall supply a separate Landlord’s Protective policy, with limits as specified, naming the Landlord as named
insured, and said General Liability or Landlord’s Protective policy shall be maintained in force until the completion of the Work. 
 3.
Each insurance policy shall be written to cover all claims arising out of occurrences taking place within the period of coverage; insurance written to cover only claims made within the policy period is not acceptable without the express advance
written consent of Landlord. To the extent the policy is not a Landlord’s Protective policy, it shall be endorsed to indicate that it is primary as respects Landlord, not contributory with any other insurance available to the Landlord and not
subject to reduction of coverage as to Landlord by reason of any claim asserted against Contractor other than in connection with the Work or by reason of any misstatement, act or omission of any party other than Landlord applying for or insured by
such insurance. 
 4. Each insurance policy and any certificate furnished in lieu of a policy shall state that it will not be cancelled, reduced
or materially changed without twenty (20) days’ prior written notice to Landlord. In the event Tenant fails to provide replacement coverage at least fifteen (15) days prior to the expiration of any policy of insurance, Landlord may at
its option secure such insurance and Tenant shall reimburse Landlord for the cost thereof as additional rent; but Landlord shall not have any obligation to secure any such insurance. 

 5. If and so long as any monies shall be or be about to be owed to any lender upon the security of an
interest in the Premises or the Building, at Landlord’s request any insurance required hereunder for Landlord’s protection shall also protect Landlord’s mortgagee and whenever Landlord is to be an additional insured, Landlord’s
mortgagee shall also be so insured. 
 6. Each of the aforesaid insurance coverages shall be placed into effect before any of the Work is
commenced and shall be maintained in force at all times while and for at least so long as any of the Work is carried on, including without limitation, any and all activities performed in fulfillment of any obligation of Contractor or any
Subcontractor to correct defects in the Work or under any other warranty. Before commencing any of the Work, and as often thereafter as reasonably requested by Landlord, Tenant shall supply Landlord with either the policies themselves or
certificates of insurance satisfactory to Landlord, evidencing compliance with all the foregoing requirements. 
 7. No insurance policy
purporting to insure Landlord or Landlord’s lender, as the case may be, shall without the prior written consent of said party be so written as to limit or condition any of the insurer’s obligations to said party with respect to any insured
loss or liability by any condition or requirement that said party bear, assume or pay any portion of such loss or liability before the insurer’s obligation to said party shall come into effect. 

 EXHIBIT C 
 attached to and made a part of Lease bearing the 
 Lease Reference Date of
June 21, 1999 
 SFERS Real Estate Corp. T, as Landlord and 

The Avatar Group, as Tenant 
 RULES AND REGULATIONS 
 1. No sign, placard, picture, advertisement, name or notice shall
be installed or displayed on any part of the outside or inside of the Building without the prior written consent of the Landlord. Landlord shall have the right to remove, at Tenant’s expense and without notice, any sign installed or displayed
in violation of this rule. All approved signs or lettering on doors and walls shall be printed, painted, affixed or inscribed at the expense of Tenant by a person or vendor chosen by Landlord. In addition, Landlord reserves the right to change from
time to time the format of the signs or lettering and to require previously approved signs or lettering to be appropriately altered. 
 2. If
Landlord objects in writing to any curtains, blinds, shades or screens attached to or hung in or used in connection with any window or door of the Premises, Tenant shall immediately discontinue such use. No awning shall be permitted on any part of
the Premises. Tenant shall not place anything or allow anything to be placed against or near any glass partitions or doors or windows which may appear unsightly, in the opinion of Landlord, from outside the Premises. 

3. Tenant shall not obstruct any sidewalks, halls, passages, exits, entrances, elevators, escalators or stairways of the Building. The halls, passages,
exits, entrances, shopping malls, elevators, escalators and stairways are not for the general public, and Landlord shall in all cases retain the right to control and prevent access to the Building of all persons whose presence in the judgment of
Landlord would be prejudicial to the safety, character, reputation and interests of the Building and its tenants provided that nothing contained in this rule shall be construed to prevent such access to persons with whom any tenant normally deals in
the ordinary course of its business, unless such persons are engaged in illegal activities. No tenant and no employee or invitee of any tenant shall go upon the roof of the Building. 
 4. The directory of the Building will be provided exclusively for the display of the name and location of tenants only and Landlord reserves the right to exclude any other names therefrom. 

6. If Tenant requires telegraphic, telephonic, burglar alarm or similar services, it shall first obtain, and comply with, Landlord’s instructions in
their installation. 
 7. No equipment, materials, furniture, packages, supplies, merchandise or other property will be received in the Building
or carried in the elevators except between such hours and in such elevators as may be designated by Landlord. 
 8. Tenant shall not place a
load upon any floor which exceeds the load per square foot which such floor was designed to carry and which is allowed by law. Landlord shall have the right to prescribe the weight, size and position to all equipment, materials, furniture or other
property brought into the Building. Heavy objects shall, stand on such platforms as determined by Landlord to be necessary to properly distribute the weight. Business machines and mechanical equipment belonging to Tenant which cause noise or
vibration that may be transmitted to the structure of the Building or to any space in the Building to such a degree as to be objectionable to Landlord or to any tenants shall be placed and maintained by Tenant, at Tenant’s expense, on vibration
eliminators or other devices sufficient to eliminate noise or vibration. The persons employed to move such equipment in or out of the Building must be acceptable to Landlord. Landlord will not be responsible for loss of, or damage to, any such
equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other property shall be repaired at the expense of Tenant. 
 9. Tenant shall not use any method of heating or air conditioning other than that supplied by Landlord. Tenant shall not waste electricity, water or air conditioning. Tenant shall keep corridor doors
closed. 

  
 C-1

 10. Tenant shall close and lock the doors of its Premises and entirely shut off all water faucets or other
water apparatus and electricity, gas or air outlets before Tenant and its employees leave the Premises. Tenant shall be responsible for any damage or injuries sustained by other tenants or occupants of the Building or by Landlord for noncompliance
with this rule. 
 11. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for
which they were constructed, no foreign substance of any kind whatsoever shall be thrown Into any of them, and the expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant who, or whose
employees or invitees, shall have caused it. except for exterior audible alarm for Tenant’s security system, 
 12. Tenant shall not install
any radio or television antenna, satellite dish, loudspeaker or other device on the roof or exterior walls of the Building. Tenant shall not interfere with radio or television broadcasting or reception from or in the Building or elsewhere.

 13. Except as approved by Landlord, Tenant shall not mark, drive nails, screw or drill into the partitions, woodwork or plaster or in any way
deface the Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix any floor covering to the floor of the Premises in any manner except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance with
this rule. 
 15. Tenant shall store all its trash and garbage in appropriate containers. Tenant shall not place in any trash box or receptacle
any material which cannot be disposed of in the ordinary and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance with directions issued from time to time by Landlord. 

16. No cooking shall be done or permitted by any Tenant on the Premises, except by the Tenant of Underwriters’, Laboratory approved microwave oven
or equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted provided that such equipment and use is in accordance with all applicable federal, state and city laws, codes, ordinances, rules and regulations.

 17. Tenant shall not use in any space or in the public halls of the Building any hand trucks except those equipped with the rubber tires and
side guards or such other material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building. 
 18. Tenant shall not use the name of the Building in connection with or in promoting or advertising the business of Tenant except as Tenant’s address. 

19. The requirements of Tenant will be attended to only upon appropriate application to the office of the Building by an authorized individual. Employees
of Landlord shall not perform any work or do anything outside of their regular duties unless under special instruction form Landlord, and no employee of Landlord will admit any person (Tenant or otherwise) to any office without specific instructions
from Landlord. 
 20. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenant or tenants, but
no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the
Building. 
 21. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part,
the terms, covenants, agreements and conditions of any lease of premises in the Building. 
 22. Landlord reserves the right to make such other
and reasonable rules and regulations as in its judgment may from time to time be needed for safety and security, for care and cleanliness of the Building and for the preservation of good order in and about the Building. Tenant agrees to abide by all
such rules and regulations in this Exhibit C stated and any additional rules and regulations which are adopted. 
 23. Tenant shall be
responsible for the observance of all of the foregoing rules by Tenant’s employees, agents, clients, customers, invitees and guests. 

  
 C-2EX-10.33

 Exhibit 10.33 

 
 

 
 LEASE RENEWAL AGREEMENT 

 

			
		
	Effective Date:	  	January 1, 2010
		
	Leased Premises:	  	2190 Dividend Drive, Columbus, Ohio
		
	Landlord:	  	Dividend Drive LLC
		
	Tenant:	  	Intellenetics, Inc.

 Landlord and Tenant are parties to a Lease dated June 21, 1999, originally made by SFERS Real Estate Corp. T,
Landlord and The Avatar Group, Inc., Tenant, under which Tenant leased 12,302 square feet located at 1290 Dividend Drive, Columbus, Ohio 43228 from Landlord. The Lease as been amended by a First, Second, Third and Fourth Amendment, and by a License
to Use Space for Satellite Dish. 
 The Lease, as amended, terminates on January 31, 2010. 

The parties desire to renew said Lease for an additional three (3) year term, reducing the Premises Rentable Area in Suite 2190 from the present
12,302 square feet to 6,000 square feet, all upon the terms hereinafter set forth. 
 Accordingly, Landlord and Tenant hereby agree to renew and
further amend the Lease dated June 21, 1999 (the “Lease”), which is attached hereto and made a part hereof as Exhibit “A’, as follows: 
  

	 	1.	Leased Premises: 

 The
Premises Rentable Area during the Renewal Term shall be reduced from 12,302 square feet to 6,000 square feet, as shown on Exhibit B. Nevertheless, Landlord will not build a demising wall to separate the 6,000 square feet of Rentable Area from the
balance of the area until Landlord procures a tenant to lease part or all of the residual 6,302 square feet (approximate). 

When the Landlord finds a tenant for the 6,302 square feet of residual space Lessor will construct, at its cost, a demising wall to divide
and separate the Tenant’s 6,000 square feet of Rentable Area from the remaining 6,302 square feet. Landlord will also re-balance the HVAC systems and lighting. At that time, Intellentics’ obligation to pay for water and sewer usage shall
be reduced proportionately for the remainder of the Lease Renewal Term. 
 Accordingly, Tenant shall not be required to relocate
its operations into the 6,000 square foot Rentable Area shown on Exhibit “B” until the Landlord finds a Tenant for part or all of the residual 6,302 square feet. Tenant agrees that when Landlord finds a Tenant for

 
part or all of the 6,302 square feet of residual space, Tenant will relocate into the approximately 6,000 square feet of Rentable Area. In addition, the exact square footage of the Rentable Area
shall be determined by measurement after construction of the demising wall, and Rent and Rent Adjustments for Common Area Expenses and Taxes shall be adjusted accordingly for the balance of the Lease Renewal Term. 

 

	 	2.	Lease Renewal Term: 

 The
Lease Renewal Term shall be thirty-six (36) months, commencing on January 1, 2010 and terminating on December 31, 2013. 
  

	 	3.	Rent: 

 Tenant shall pay
Landlord a total of $121,500.00 (One Hundred Twenty-One Thousand Five Hundred and 00/100 Dollars) in thirty-six (36) equal monthly installments of $3,375.00 (Three Thousand, Three Hundred Seventy-Five and 00/100 Dollars) based upon 6,000 square
feet of Rentable Area. 
 When Landlord finds a tenant for the 6,302 square feet of residual space and the square footage
occupied by Intellenetics, Inc. is adjusted up or down as stated in Section 1, above from the 6,000 square feet of Rentable Area described herein, then Rent and Rent Adjustment for Common Area Expenses and Taxes shall be adjusted based upon the
actual Rentable Area used by Intellenetics, Inc. as determined by such measurement. 
  

	 	4.	Rent Adjustments for Expenses and Taxes: 

 Until the measurement is made as stated in Section 1 above, the Tenant’s proportionate share of said expenses and taxes as defined in the Lease shall be reduced to 13.6% (6,000 SF / 43,976 SF)
during the Lease Renewal Term, calculated in accordance with Section 4 of the Lease. 
 Estimated Expenses and Taxes for
Calendar year 2010 are $1,625.00 per month or $3.25 per square foot. 
  

	 	5.	Tenant Direct Expenses within the Leased Premises: 

  

	 	A.	50% of gas and electric utility usage within the original 12,302 square feet. 

	 	B.	100% of water/sewer usage within the original 12,302 square feet until Landlord procures a tenant for the approximately 6,302 square feet of residual space. Upon such
occupancy, Tenant’s share of water/sewer costs shall be reduced to 49% (6,000/12,302) for the remainder of the Lease Renewal Term. 

	 	C.	Janitorial services and supplies within the leased premises. 

	 	D.	Light bulb replacement within the leased premises. 

	 	E.	Pest control within the leased premises. 

	 	F.	Lessee’s Contents and Liability Insurance. 

  

	 	6.	Landlord Expenses Not Subject to Reimbursement by Tenant Under Section 4 of the Lease: 

	 	A.	50% of gas and electric utility usage within the original 12,302 square feet. 

 

	 	B.	Capital replacements related to building structure, roof, HVAC system and parking lot. 

 

	 	C.	Leasing commissions. 

  

	 	D.	Legal expenses related to lease negotiations 

  

	 	7.	Leasehold Improvement Allowance from Lessor: None. Tenant agrees to continue occupancy of the Premises Rentable Area in “As Is” condition.

 ALL OTHER TERMS AND CONDITIONS OF THE LEASE, AS AMENDED, SHALL REMAIN UNCHANGED AND SHALL BE BINDING ON THE LANDLORD AND
TENANT AS STATED THEREIN. 
 Acknowledged and Agreed: 

 

									
	LANDLORD: Dividend Drive LLC	 		 	TENANT: Intellenetics, Inc.
					
	By:	 	/s/    [ILLEGIBLE]	 		 	By:	 	/s/    A. Michael Chretien
	Its:	 	Manager	 		 	Its:	 	Vice President

 STATE OF OHIO               : 

COUNTY OF FRANKLIN :             ss. 

The foregoing instrument was acknowledged before me this, 2nd day of September 2009 by [ILLEGIBLE] , Manager of Dividend Drive, LLC, an Ohio limited liability company, on behalf of
the Company. 
  

	
	
	/s/    PAMELA L. SMITH
	PAMELA L. SMITH
	NOTARY PUBLIC, STATE OF OHIO
	MY COMMISSION EXPIRES JANUARY 1, 2010

 STATE OF OHIO                :

 COUNTY OF FRANKLIN :             ss. 

The foregoing instrument was acknowledged before me this 1st day of September, 2009 by A. Michael Chretien, President of Intellencties, Inc. an Ohio corporation, on behalf of the
Corporation. 
  

	
	
	/s/    PAMELA L. SMITH
	PAMELA L. SMITH
	NOTARY PUBLIC, STATE OF OHIO
	MY COMMISSION EXPIRES JANUARY 1, 2010

 Intellenetics 
 EXHIBIT “B” 
  
 

 

  

					
	

	 	 AGENCY DISCLOSURE STATEMENT
	 	

	 	 
	 	 

 The real estate agent who is providing you with this form is required to do so by Ohio law. You will not be bound to pay
the agent or the agent’s brokerage by merely signing this form. Instead, the purpose of this form is to confirm that you have been advised of the role of the agent(s) in the transaction proposed below. (For purposes of this form, the term
“seller” includes a landlord and the term “buyer” includes a tenant.) 
 Property Address: 2190 Dividend
Drive—Columbus, Ohio 43228 
 Buyer(s) Tenant: Intellinetics 
 Seller(s): DIVIDEND DRIVE LLC. 
  

 
 I. TRANSACTION INVOLVING TWO
AGENTS IN TWO DIFFERENT BROKERAGES 
 The buyer (Tenant) will be represented by Chris Nickles and Carol Evans, and CB Richard Ellis.

  

							
	[ILLEGIBLE]	 	AGENTS(S)	 	BROKERAGE	  	
	The seller will be represented by	 	[ILLEGIBLE],	 	and [ILLEGIBLE]	  	
		 	AGENTS(S)	 	BROKERAGE	  	

  
  

II. TRANSACTION INVOLVING TWO AGENTS IN THE SAME BROKERAGE 
 If two agents in the real estate
brokerage                                       
                                         
                                         
        
 represent both the buyer and the seller, check the following relationship that will apply:

  

	 ̈	Agent(s)
                                         
                                        work(s) for
the buyer and 

	    	Agent(s)
                                         
                                        work(s) for
the seller. Unless personally involved in the transaction, the broker and managers will be “dual agents”, which is further explained on the back of this form. As dual agents they will maintain a neutral position in the transaction and they
will protect all parties’ confidential information. 

  

	 ̈	Every agent in the brokerage represents every “client” of the brokerage. Therefore,
agents                                        
            
and                                        
         will be working for both the buyer and seller as “dual agents”. Dual agency is explained on the back of this form. As dual agents they will maintain a neutral position in the transaction
and they will protect all parties’ confidential information. Unless indicated below, neither the agent(s) nor the brokerage acting as a dual agent in this transaction has a personal, family or business relationship with either the buyer or
seller. If such a relationship does exist, explain: 

  

 
 III. TRANSACTION INVOLVING ONLY
ONE REAL ESTATE AGENT 

Agent(s)                        
                         and real
brokerage                                       
                          will 
  

	 ̈	be “dual agent” representing both parties in this transaction in a neutral capacity. Dual agency is further explained on the back of this form. As dual agents
they will maintain a neutral position in the transaction and they will protect all parties’ confidential information Unless indicated below, neither the agent(s) nor the brokerage acting as a dual agent in this transaction has a personal,
family or business relationship with either the buyer or seller. If such a relationship does exist, explain: 

  

	 ̈	represent only the (check one)  ̈ seller or  ̈ buyer in this
transaction as a client. The other party is not represented and agrees to represent his/her own best interest. Any information provided the agent may be disclosed to the agent’s client. 

 
  
 CONSENT 
 I (we) consent to the above relationships as we enter into this real estate
transaction. If there is a dual agency in this transaction, I(we) acknowledge reading the information regarding dual agency explained on the back of this form. 
  

							
				
		 	/s/    A. Michael Chretien, VP Intellinetics
            8/17/09	 		 	/s/    [ILLEGIBLE]
	XX	 	BUYER/TENANT                            
                        DATE	 		 	[ILLEGIBLE]
                                         
           DATE
				
	:	 	 	 		 	 
		 	BUYER/TENANT                            
                        DATE	 		 	[ILLEGIBLE]
                                         
           DATE

  

					
		 	Page 1 of 2	 	Effective 01/01/05

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