Document:

exv10w16

 

Exhibit 10.16

OFFICE LEASE AGREEMENT

     THIS OFFICE LEASE AGREEMENT (this “Lease”) is dated as of the 15th day of December, 2006, by
and between WASHINGTON TELEVISION CENTER LLC, a District of Columbia limited liability company
(“Landlord”), and BLACKBOARD INC., a Delaware corporation (“Tenant”).

ARTICLE I

DEFINITIONS

     1.1 Building: The building located at 650 Massachusetts Avenue, NW, Washington, D.C.
20001 containing approximately Two Hundred Ninety-One Thousand Sixty-Three (291,063) square feet
of rentable area.

     1.2 Leased Premises: One Hundred Eleven Thousand Eight Hundred Ninety-Five (111,895)
square feet of rentable area consisting of approximately Thirty-Five Thousand Four Hundred
Thirty-Two (35,432) rentable square feet on the entire eighth (8th) floor of the
Building, approximately Thirty-Five Thousand Four Hundred Thirty-Two (35,432) rentable square feet
on the entire seventh (7th) floor of the Building, approximately Thirty-Five Thousand
Four Hundred Thirty-Two (35,432) rentable square feet on the sixth (6th) floor of the
Building, and approximately Five Thousand Five Hundred Ninety-Nine (5,599) rentable square feet on
the first (1st) floor of the Building (the “First Floor Space”), all as more
particularly designated on Exhibit A (collectively, the “Premises”).

     1.3 Lease Term: Ten (10) years from the Lease Commencement Date unless such term
shall be terminated earlier or extended in accordance with the provisions of this Lease.

     1.4 Anticipated Delivery Date: March 8, 2007.

     1.5 Base Rent:

     (a) Premises Base Rent: An amount during each Lease Year equal to the product of (x)
the Premises Base Rent Per Square Foot (as shown in the chart below) in effect during the
applicable Lease Year, and (y) the number of square feet of rentable area in the Premises. If the
number of rentable square feet of rentable area in the Premises is 111,895, the Premises Base Rent
is as follows:

	 	 	 	 	 	 	 
	 	 	Premises Base Rent	 	 	 	 
	Lease Year	 	Per Square Foot	 	Annual Base Rent	 	Monthly Base Rent
	 
	 	 	 	 	 	 
	1
	 	$45.75	 	$5,119,196.25	 	$426,599.69
	2
	 	$46.67	 	$5,222,139.65	 	$435,178.30
	3
	 	$47.60	 	$5,326,202.00	 	$443,850.17
	4
	 	$48.55	 	$5,432,502.25	 	$452,708.52
	5
	 	$49.52	 	$5,541,040.40	 	$461,753.37
	6
	 	$51.02	 	$5,708,882.90	 	$475,740.24
	7
	 	$52.04	 	$5,823,015.80	 	$485,251.32
	8
	 	$53.08	 	$5,939,386.60	 	$494,948.88
	9
	 	$54.14	 	$6,057,995.30	 	$504,832.94
	10
	 	$55.23	 	$6,179,960.85	 	$514,996.74

If the number of rentable square feet in the Premises changes in accordance with the terms of this
Lease, e.g., pursuant to Article XXVIII, then the foregoing Premises Base Rent chart shall
be updated by amendment to this Lease showing the revised number of rentable square feet in the

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Premises and the revised Annual Base Rent (and revised Monthly Base Rent). Notwithstanding any
update to the foregoing chart, the Premises Base Rent Per Square Foot will not change.

          (b) Storage Space Base Rent: An amount during each Lease Year equal to the product
of (x) the Storage Space Base Rent Per Square Foot (as shown on the chart below) in effect during
the applicable Lease Year, and (y) the number of square feet of rentable area in the Storage Space
(hereinafter defined). If the number of rentable square feet of rentable area in the Storage Space
is 1,000, the Storage Space Rent is as follows:

	 	 	 	 	 	 	 
	 	 	Storage Space Base	 	 	 	 
	 	 	Rent Per Rentable	 	Annual Storage	 	Monthly Storage
	Lease Year	 	Square Foot	 	Space Rent	 	Space Rent
	 
	 	 	 	 	 	 
	1
	 	$18.00	 	$18,000.00	 	$1,500.00
	2
	 	$18.36	 	$18,360.00	 	$1,530.00
	3
	 	$18.72	 	$18,720.00	 	$1,560.00
	4
	 	$19.09	 	$19,090.00	 	$1,590.83
	5
	 	$19.47	 	$19,470.00	 	$1,622.50
	6
	 	$19.86	 	$19,860.00	 	$1,655.00
	7
	 	$20.26	 	$20,260.00	 	$1,688.33
	8
	 	$20.66	 	$20,660.00	 	$1,721.67
	9
	 	$21.07	 	$21,070.00	 	$1,755.83
	10
	 	$21.49	 	$21,490.00	 	$1,790.83

     1.6 Renewal Rights: Tenant shall have the option to renew the Term of the Lease for
two (2) additional five (5) year periods pursuant to the terms of Article XXVII of the
Lease.

     1.7 Expansion Option: Tenant shall have the option to expand the Premises in
accordance with the provisions of Article XXVIII of this Lease.

     1.8 Security Deposit: Tenant shall deliver to Landlord a security deposit pursuant to
the terms of Article VI of this Lease as follows: (i) one-half of such security deposit
within the later of (a) five (5) business days after the execution of this Lease, and (b) five (5)
business days after the lender’s execution and delivery of the SNDA (hereinafter defined), and (ii)
the remaining one-half within five (5) business days after Landlord delivers any portion of the
Premises to Tenant, and as a condition to Landlord’s obligation to pay amounts to Tenant in
accordance with Exhibit B attached hereto.

     1.9 Brokers: Transwestern Commercial Services (“Landlord’s Broker”) and Studley, Inc.
(“Tenant’s Broker”).

     1.10 Tenant Notice Address: Blackboard Inc., 1899 L Street, NW, 5th Floor,
Washington D.C., 20036, Attention: General Counsel, until Tenant has commenced beneficial use of
the Premises, and the Premises, after Tenant has commenced beneficial use of the Premises,
Attention: General Counsel, with a copy to Venable LLP, 575 7th Street, NW, Washington,
D.C. 20004; Attention: Philip M. Horowitz, Esq. In addition to the foregoing notice parties,
copies of notices will also be delivered to Blackboard Inc., 1899 L Street, NW, 5th
Floor, Washington D.C., 20036, Attention: (i) Deputy General Counsel, and (ii) Chief Financial
Officer, until Tenant has commenced beneficial use of the Premises, and the Premises, after Tenant
has commenced beneficial use of the Premises, Attention: (i) Deputy General Counsel, (ii) Chief
Financial Officer; provided, however, that the notice parties pursuant to this sentence are
courtesy copies and will not be required in order to constitute “notice” under the terms of this
Lease.

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     1.11 Landlord Notice Address: USP Management LLC, 7777 Leesburg Pike, Suite 401N,
Falls Church, Virginia 22043, Attention: Bruce Mahen, Vice President Asset Management, with copies
to: USP Development LLC, 7777 Leesburg Pike, Suite 402N, Falls Church, Virginia 22043, Attention:
Richard Wojcik, President, and Pillsbury Winthrop Shaw Pittman LLP, 2300 N Street, NW, Washington,
D.C. 20037, Attention: John Engel, Esq.

     1.12 Building Hours: 8:00 a.m. to 7:00 p.m. on Monday through Friday and 9:00 a.m. to
3:00 p.m. on Saturday, but specifically excluding (i) the dates on which the federal government
observes New Year’s Day, Martin Luther King Day, Washington’s Birthday (President’s Day), Memorial
Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day, and (ii) such other legal
holidays observed by Landlord provided that any such legal holidays recognized by Landlord shall be
a Federal holiday recognized by a majority of other landlords of first class office buildings in
Washington D.C. Notwithstanding the terms of subpart (ii) of the preceding sentence, Columbus Day
and Veteran’s Day will not be excluded from Building Hours.

     1.13 Guarantor(s): N/A.

     1.14 Parking Permits: Not more than ninety (90) unreserved Parking Permits (based on
a ratio of one (1) permit per one thousand two hundred fifty (1,250) rentable square feet in the
Premises) to be leased by Tenant, at Tenant’s option and at Tenant’s cost, pursuant to the
provisions of Article XXIV below. In the event Tenant leases additional space in the
Building, Tenant’s allotment of Parking Permits shall be increased based upon one (1) additional
permit for each additional one thousand two hundred fifty (1,250) square feet of rentable area
leased by Tenant, and in the event Landlord recaptures any portion of the Premises pursuant to
Section 8.4 below, Tenant’s allotment of Parking Permits shall decrease proportionately.

     1.15 Landlord Payment Account: Washington Television Center LLC; wiring instructions
as follows: ABA number 054001220, Account number 2000013850122, Wachovia Bank, Washington, D.C.

ARTICLE II

PREMISES

     2.1 Tenant hereby leases from Landlord, and Landlord hereby leases to Tenant, the Premises for
the Lease Term and upon the conditions and covenants set forth in this Lease. Tenant will have the
non-exclusive right to use, at no additional charge to Tenant except as set forth in Article
V of the Lease, the common and public areas of the Building for ingress and egress to the
Premises and to use the roof terrace, which if constructed by Tenant at Tenant’s sole cost and
expense pursuant the requirements set forth in Article IX hereof and in Exhibit B
attached hereto, shall be made available to Tenant for its exclusive use after the Lease
Commencement Date (as hereinafter defined), subject to Landlord’s access to such roof terrace at
all times for inspection, maintenance, repair and the like, provided further that such exclusive
use will be to the exclusion of other tenants in the Building (and Landlord except as otherwise
provided herein) so long as Tenant or a Permitted Transferee (and expressly excluding all
subtenants or assignees) is leasing at least seventy thousand (70,000) rentable square feet in the
Building. With respect to Landlord’s entry on the roof terrace, except in the event of an
emergency, Landlord shall endeavor to give Tenant advance notice of any such entry and use
commercially reasonable efforts to minimize disruption to Tenant’s use of such roof terrace during
such entry. Landlord shall maintain the roof terrace, and Tenant shall reimburse Landlord for the
entire cost of such maintenance from time to time (and in no event later than thirty (30) days
after written invoice) as additional rent hereunder; provided, however, if such use of the roof
terrace by Tenant becomes non-exclusive due to Tenant’s failure to meet the foregoing square
footage requirement, then the cost of such maintenance by Landlord will be an Operating Expense
(hereinafter defined) and shall be subject to the terms of Article V of this Lease. In addition,
the use of the roof terrace (if constructed in accordance with the terms of this Lease) will be
subject to reasonable written rules and regulations promulgated by Landlord and delivered to Tenant
from time to time, so long as such rules and regulations do not materially adversely affect
Tenant’s right to use such roof terrace. If the roof terrace is constructed by Tenant in
accordance with the terms of this Lease and such roof terrace is in substantially in the eastern
portion of the Massachusetts Ave. wing of the Building, then from and after such construction by
Tenant and thereafter so long as Tenant or a Permitted Transferee (and expressly excluding all
subtenants or assignees) is leasing at least seventy thousand

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(70,000) rentable square feet in the Building, Landlord shall use reasonable efforts to locate
any additional signs or equipment on the roof in a manner that minimizes interference with the use
of such roof terrace, provided that it in no event will Landlord be obligated to (i) expend any
material additional amounts in connection with such efforts or (ii) relocate any signs or equipment
on the roof of the Building as of the date Tenant commences construction of the rooftop terrace in
accordance with the terms of this Lease. Except as may otherwise be expressly provided in this
Lease, the lease of the Premises does not include the right to use the roof (except as otherwise
expressly provided in this Section 2.1 and Article XXVI of this Lease), mechanical
rooms, electrical closets, janitorial closets, telephone rooms, or other non-common or non-public
areas of the Building which are not included within the Premises. Tenant accepts the Premises “as
is”, except for any improvements to be performed by Landlord pursuant to the Work Agreement,
attached as Exhibit B. Tenant acknowledges that neither Landlord nor Landlord’s agent(s)
have made any representations, expressed or implied, about the suitability of the Premises for
Tenant’s intended use, except for general office use. It shall be Tenant’s sole responsibility, at
Tenant’s sole time and expense, to obtain the necessary business licenses and occupancy permit for
its Premises. Landlord and Tenant agree that as of the date of this Lease, the number of rentable
square feet (i) in the Premises are the amounts set forth in Section 1.2 above, and (ii) in
the Storage Space is 1,000, and such amounts are not subject to remeasurement absent a change in
the configuration of space in the Building impacting the Premises or Storage Space.

     2.2 Unless otherwise allowed for and addressed in this Lease, Tenant may not enter or occupy
the Premises until the Premises are tendered by Landlord. Because Tenant is performing the tenant
improvement work (including the demolition work), Landlord shall use commercially reasonable
efforts to deliver the Premises, on a floor-by-floor basis as soon as reasonably possible after a
floor (or part of floor to the extent that less than an entire floor is part of the Premises) is
vacated by an existing tenant. Any entry upon the Premises by Tenant before the Premises are
tendered by Landlord shall only be with Landlord’s written consent and/or when accompanied by a
representative of Landlord or Landlord’s representative (unless otherwise allowed for and addressed
in this Lease). Said entry shall be subject to all of the terms of this Lease, but no such
permitted entry shall change the Lease Commencement Date or the expiration date of the Lease Term.

ARTICLE III

TERM

     3.1 All of the provisions of this Lease shall be in full force and effect from and after the
date first above written. The Lease Term shall commence on the Lease Commencement Date specified
in Section 3.2. If the Lease Commencement Date is not the first day of a month, then the
Lease Term shall be the period set forth in Section 1.3 plus the partial month in which the
Lease Commencement Date occurs. The Lease Term shall also include any properly exercised renewal
or extension of the term of this Lease. In addition, the initial Lease Term may automatically be
extended in accordance with the terms of Section 3.2(h) below.

     3.2 (a) The “Lease Commencement Date” shall be the earlier to occur of: (a) the date Tenant
commences beneficial occupancy of a material portion of the Premises; and (b) November 8, 2007,
provided, however, if Landlord does not deliver substantially all of the Premises to Tenant in the
condition required by the terms of this Lease on or before the Anticipated Delivery Date, then the
foregoing date of November 8, 2007 will be extended on a day-for-day basis for each day after the
Anticipated Delivery Date until Landlord delivers substantially all of the Premises to Tenant in
the condition required by the terms of this Lease. As used herein, Landlord’s delivery of
“substantially all of the Premises” shall mean that Landlord has delivered substantially all of the
square footage of the Premises (other than de minimus portions of the Premises, the failure to
deliver which does not interfere with Tenant’s access to or beneficial occupancy of the Premises,
Tenant’s construction schedule, Tenant’s cost to initially fit-out the Premises or commencement of
Tenant’s Work). It is presently anticipated that the Premises will be delivered to Tenant on or
about the Anticipated Delivery Date; provided, however, that if Landlord does not deliver
possession of the Premises or any portion thereof by such date, Landlord shall not, except as
expressly set forth to the contrary in this Section 3.2 below, have any liability
whatsoever and this Lease shall not be rendered void or voidable, as a result thereof. Tenant will
be deemed to have commenced beneficial occupancy of

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the Premises when Tenant conducts business in or occupies twenty-five percent (25%) or more the Premises. Promptly after the Lease Commencement
Date is ascertained, Landlord and Tenant shall execute the certificate confirming the Lease Commencement Date attached to this
Lease as Exhibit D.

          (b) If Landlord has not delivered the portion of the Premises consisting of floors 6, 7 & 8
(each a “Floor” and collectively, the “Floors”) to Tenant on or before May 1, 2007, vacant from any
other tenancy and with all personal property removed on such date (the “Ready Condition”), Tenant
shall become entitled to a monthly (based on calendar months) rent abatement equal to One Hundred
Thousand Dollars ($100,000) for the calendar month of May 2007 (the “Upper Floors Abatement
Credit”). If the Floors are not delivered to Tenant in the Ready Condition on or before June 1,
2007, then the Upper Floors Abatement Credit will be increased by the sum of One Hundred Fifty
Thousand Dollars ($150,000) for the calendar month of June 2007 to an aggregate amount of Two
Hundred Fifty Thousand Dollars ($250,000). If the Floors are not delivered to Tenant in the Ready
Condition on or before the first calendar day of July 2007 or on or before the first day of any
subsequent calendar month thereafter, the Upper Floors Abatement Credit will be increased by the
sum of Two Hundred Thousand Dollars ($200,000) per calendar month for the calendar month of July
and each subsequent calendar month thereafter.

               (1) By way of example only of the foregoing terms of Subsection (b) above, if Landlord
delivers the Floors to Tenant in the Ready Condition on August 1, 2007, the Upper Floors Abatement
Credit will be the sum of Four Hundred Fifty Thousand Dollars ($450,000).

               (2) Notwithstanding the foregoing terms of this Section 3.2, (i) if Landlord delivers
any Floor to Tenant (but less than all of the Floors) and if, and only if, all of the Floors are
delivered within three (3) weeks of the first delivery of a Floor to Tenant, the Upper Floors
Abatement Credit will be reduced on a pro rata basis (based on the rentable square footage of the
Floors) for the applicable Floor(s) delivered from the date of delivery, and (ii) upon delivery of
the Floors (or the last Floor, in the event delivery of the Floors is staggered on a floor by floor
basis), the Upper Floors Abatement Credit will be prorated based on the number of days in the
applicable calendar month of delivery. By way of example only of the foregoing terms of
Subsection (b), if Landlord delivers the Floors to Tenant in the Ready Condition on June 10, 2007,
the Upper Floors Abatement Credit will equal the sum of One Hundred Fifty Thousand Dollars
($150,000) (which sum is made up of $100,000 for the calendar month of May and $5,000 per day in
the ten (10) days in the calendar month of June (i.e., for the calendar month of June the total
scheduled abatement of $150,000 divided by 30 days is $5,000 per day).

               (3) Any such phased delivery of a Floor and resultant pro rata abatement reduction shall not
modify the Lease Commencement Date. Landlord shall not deliver, and Tenant shall not be obligated
to accept, any partial floors that comprise the Floors. Tenant shall, however, accept an entire
floor so long as such floor is delivered in Ready Condition.

               (4) Within five (5) business days after the end of each calendar month in which a portion of
the Upper Floors Abatement Credit may accrue, Landlord shall pay such accrued amount into escrow in
accordance with the terms hereof. If Tenant properly and timely terminates this Lease in
accordance with the terms of Subsection 3.2(i) below, then upon the effectiveness of Tenant’s
termination, the Upper Floors Abatement Credit through the date of termination will be released
from escrow and delivered to Tenant, and Landlord shall pay Tenant the portion of the balance of
Upper Floors Abatement Credit which has accrued for the final (partial) month but which was not
placed in escrow. However, if at any time Landlord delivers all Floors to Tenant, the Upper
Floors Abatement Credit will be released from escrow and delivered to Landlord. All interest
earned on the escrowed amounts will follow such amounts and be delivered to the applicable party.
The Upper Floors Abatement Credit will be held by an escrow agent designated by Tenant and
reasonably acceptable to Landlord; Landlord hereby approving Commonwealth Land Title Insurance
Company (c/o LandAmerica Commercial Services) as the escrow agent. Any fees charged by the escrow
agent will be paid by Landlord. All sums held in escrow pursuant to the terms hereof will be
governed by the terms of the escrow agreement attached hereto as Exhibit M, which escrow
agreement will be executed and delivered by Landlord, Tenant and the escrow agent concurrently with
the execution and delivery of this Lease. Landlord’s lender may be an intended third party
beneficiary of the escrow agreement

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and have a security interest in the escrow, provided that, Landlord’s lender agrees to be bound by the obligations of Landlord pursuant to the terms of this
Subsection if Landlord’s lender succeeds to Landlord’s interest in the Building. Tenant shall not grant a security interest
in the escrow, and Tenant shall not assign or otherwise transfer any interest in the escrow (except
to a Permitted Transferee that assumes all of Tenant’s obligations under this Lease in accordance
with the terms of this Lease).

               (5) If Tenant properly and timely exercises its right of termination in accordance with the
terms of Subsection 3.2(i) below, then (a) within thirty (30) days after receipt of reasonably
detailed invoices, Landlord shall reimburse Tenant for Tenant’s out-of-pocket hard cost expenses
(if any) incurred in the performance of any demolition work through the date of termination, and
(b) within thirty (30) days after receipt of reasonably detailed invoices, Landlord shall reimburse
Tenant for fifty percent (50% ) of Tenant’s third party out-of-pocket expenses (e.g.,
architectural and legal costs) incurred in preparing to occupy the Premises and negotiate the
Lease; provided, however, that Landlord’s obligation to reimburse Tenant for such third party
expenses pursuant to subpart (b) above shall not exceed $200,000 (i.e., for $400,000.00 or more of
such expenses).

               (6) If Tenant properly and timely terminates this Lease in accordance with the terms of this
Section 3.2(i) below, then other than (i) Landlord’s payment of the Upper Floors Abatement
Credit to Tenant in accordance with the terms of Subsection (4) above, (ii) Landlord’s payment (or
reimbursement, as applicable) of the amounts expressly set forth in Subsection (5) immediately
above, and (iii) Landlord’s return of the Security Deposit to Tenant, Landlord shall not pay or be
obligated to pay any additional amounts to Tenant.

          (c) If Landlord has not delivered the First Floor Space in Ready Condition by June 1, 2007,
Tenant shall become entitled to a rent abatement (the “First Floor Abatement”) (in addition to any
other rent abatements set forth in this Section 3.2) until the First Floor Space is
delivered to Tenant in the Ready Condition. The First Floor Abatement is equal to the per day
amount of Premises Base Rent applicable to the First Floor Premises during the first Lease Year
($701.79) for every two days after June 1, 2007, that Landlord delivers the First Floor Space in
the Ready Condition.

               (1) By way of example only of the foregoing terms of Subparagraph (c), if Landlord delivers
the First Floor Space in the Ready Condition on June 20, 2007, the First Floor Abatement will be
$7,017.90, which is the product of $701.79 multiplied by 10 days (i.e., the period of June 1 to
June 20 based on the one-for-two applicability).

          (d) Tenant represents and warrants that (i) the term of its lease for space at 1899 L Street
(“Tenant’s Existing Lease”) will end on January 31, 2008 (subject to a right to extend the term
thereof for up to an additional eleven (11) months, and that Tenant leases approximately 72,727
rentable square feet under Tenant’s Existing Lease and (ii) Tenant has not entered into any lease
of space in the Washington, D.C. metropolitan area other than Tenant’s Existing Lease. If Tenant
at any time prior to delivery of the Floors to Tenant in the Ready Condition either (x) exercises
its right to extend the term of Tenant’s Existing Lease, or (y) enters into one (1) or more
swing-space leases of space in the metropolitan area of Washington, D.C. (either (x) or (y), a
“Swing/Extension Lease”), Tenant shall deliver written a notice to Landlord within five (5)
business days of entering into such agreement or exercise of such right certifying that it has
entered into a Swing/Extension Lease, along with a reasonable summary of the terms of the
Swing/Extension. If Tenant timely enters into a Swing/Extension Lease in accordance with the
foregoing terms of this Subsection (d) and sends such certification to Landlord as provided above,
Tenant shall become entitled to a rent abatement (the “Swing/Extension Abatement”) (in addition to
any other rent abatements set forth in this Section 3.2). The Swing/Extension Abatement is
equal to one day of Premises Base Rent (expressly excluding Annual Storage Space Base Rent) during
the first Lease Year (i.e., $45.75 per rentable square foot) applicable to Premises on the date of
this Lease for every two (2) days that the Lease Commencement Date occurs before the expiration of
the Swing/Extension Lease; provided, however, the Swing/Extension Abatement will not be applicable
to more than eight (8) months of extended term or swing space (i.e., four (4) months of abatement
by virtue of the one-for-two applicability of such abatement) regardless of the actual expiration
of the Swing/Extension Lease, as the case may be. Notwithstanding the foregoing terms of this
Subsection (d), to the extent that the rentable square footage of the Swing/Extension Lease (the
“Swing/Extension Square Footage”) is for fewer rentable square feet than the rentable square

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footage under Tenant’s Existing Lease (the “Existing Square Footage”), then the Swing/Extension
Abatement shall be proportionately reduced based on the amount by which the
Swing/Extension Square Footage is less than the Existing Square Footage (but in no event will
the Swing/Extension Abatement be increased if the Swing/Extension Square Footage is greater than
the rentable square footage under Tenant’s Existing Lease).

               (1) By way of example only of the foregoing terms of Subparagraph (d), if Tenant enters into
the Swing/Extension Lease and the Swing/Extension Lease expires on February 28, 2008, the Lease
Commencement Date occurs on November 1, 2007, and the actual number of rentable square feet in the
Premises as of the date of the Lease is 93,300, then the Swing/Extension Abatement would equal the
sum of Seven Hundred One Thousand Six Hundred Sixty-Seven and 00/100 Dollars ($701,667.00), which
amount is equal to the daily Premises Base Rent of $11,694.45 multiplied by 60 days (which 60 days
represents the one-for-two applicability of the 120 days between (and including) November 1 and
February 28.

          (e) To the extent that Tenant becomes entitled under the terms of this Lease to any of the
Upper Floors Abatement Credit, the First Floor Abatement and/or the Swing/Extension Abatement, then
any such applicable abatements to which Tenant is entitled are together the “Delay Abatement
Credits”. If Tenant is entitled to Delay Abatement Credits, then all such abatements will be
applied to the first rents due Landlord under the Lease.

          (f) Except for the amounts expressly set forth in Subsection (d) immediately above, Landlord
will have no responsibility whatsoever to share or pay ongoing holdover and related costs incurred
by Tenant.

          (g) At any time in this Section 3.2 that a rent abatement is calculated based on one
day for every two days, if (on a fractional basis) the number of days resulting from such
calculation is not a whole number, such fraction of a number shall be rounded to the next lowest
whole number. By way of example, if a rent abatement is based on a two-for-one applicability and
the (aggregate) applicable number of days is sixty-one (61), then the rent abatement will be based
on thirty (30) days. If any rent abatement in this Section 3.2 is based on base rent
payable under the terms of this Lease, then unless expressly set forth to the contrary, such base
rent will only apply to the Premises Base Rent (i.e., base rent payable for rentable square feet in
the Premises) and specifically excludes base rent payable for the Storage Space.

          (h) If Tenant becomes entitled to a Delay Abatement Credit, then the initial term of the Lease
will automatically be extended for a period of time (the “Abatement Extension Period”). The
Abatement Extension Period is equal to the quotient (which quotient will be equal to a number of
days) of (i) the Delay Abatement Credits multiplied by two (2), divided by (ii) the daily Premises
Base Rent for the Premises during the tenth Lease Year. If such quotient is not a whole number,
then such number (i.e., the number of days) will be increased to the next whole number. However,
if Tenant timely and properly terminates this Lease in accordance with the terms of Article
XXX, then the Abatement Extension Period will not be applicable, and instead, Tenant shall pay
the Termination Payment in accordance with the terms of Article XXX.

               (1) By way of example only of the foregoing terms of Subsection (h) above, if the Delay
Abatement Credits were $500,000 and the daily Premises Base Rent for the Premises during the tenth
Lease year is $14,117.70, then the initial Lease Term will be extended by seventy-one (71) days,
which is quotient of $1,000,000 (i.e., the Delay Abatement Credits multiplied by two (2)), divided
by $14,117.70 (and rounded up to the next whole number).

               (2) If the initial Lease Term is extended in accordance with the terms of Subsection (h), then
(i) the Base Rent payable by Tenant during the Abatement Extension Period will be the Base Rent
payable in the tenth Lease Year, and (ii) Tenant’s payment of Operating Expenses and Real Estate
Taxes (hereinafter defined) will be calculated as if the Abatement Extension Period were in the
eleventh Lease Year (and the Lease Term was extended into the eleventh Lease Year).

          (i) If Landlord has not delivered the Floors in Ready Condition on or before July 15, 2007
(the “Outside Delivery Date”), then Tenant will have a one-time option, exercisable by delivery of
written notice between the period of July 15, 2007 until 5:00 p.m.

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(eastern time) on September 30, 2007, to terminate the Lease, provided that if at any time Landlord delivers the Floors prior to
Tenant properly exercising such termination option or if at
any time Tenant commences beneficial occupancy of the Floors, such termination option will
automatically lapse, terminate and be of no further force and effect. Notwithstanding the
foregoing termination right set forth in this Subsection (i), if Landlord within thirty (30) days
(the “Cure Period”) of receipt of Tenant’s termination notice delivers the Floors in Ready
Condition, Tenant shall accept the Floors and its termination will not be effective, provided that
if at any time during the Cure Period Landlord delivers notice to Tenant that it is unable to
deliver the Floors, Tenant’s termination will be effective as of the date of receipt of such notice
from Landlord. If Landlord does not deliver the Floors in Ready Condition during the Cure Period
and no such notice is delivered by Landlord during the Cure Period, such termination will be
effective as of the date of expiration of the Cure Period. If Tenant fails to exercise its
termination option on or before 5:00 (eastern time) on September 30, 2007, Tenant’s termination
option set forth in this Subsection (i) will automatically lapse, terminate and be of no further
force and effect. Provided Landlord has not delivered written notice of termination in accordance
with the terms of this Subsection, at all times (including, but not limited to, during the period
following the expiration of any termination right provided to Tenant pursuant to this proposal),
Landlord shall use all commercially reasonable efforts to deliver the Premises, provided that in no
event will Landlord be obligated to institute a suit or action to evict the government agency
currently occupying any Floor. “Lease Year” shall mean a period of twelve (12) consecutive months
commencing on the Lease Commencement Date, and each successive twelve (12) month period thereafter;
provided, however, that if the Lease Commencement Date is not the first day of a month, then the
second Lease Year shall commence on the first day of the month after the month in which the Lease
Commencement Date occurs, and the Base Rent for any partial additional month during the first Lease
Year will be the Monthly Base Rent for the first Lease Year prorated based on the actual number of
days in such month. Notwithstanding the provisions of Article XXX of this Lease to the contrary,
no termination fee shall be payable by Tenant in the event Tenant terminates the Lease pursuant to
the provisions of this Section 3.3.

ARTICLE IV

BASE RENT

     4.1 (a) From and after the Lease Commencement Date, Tenant shall pay the Base Rent for the
entire Premises in equal monthly installments in advance on the first day of each month during a
Lease Year. For the purpose of this Lease, the term “Base Rent” means the Premises Base Rent,
which includes the Annual Base Rent specified in Article I and the Storage Space Base Rent
specified in Article I, which includes the Annual Storage Space Base Rent, plus any
additional amounts of annual base rent for which Tenant is obligated to pay under the terms of this
Lease. For the purpose of this Lease, the term “Monthly Base Rent”, or “monthly Base Rent” or
“monthly installment of Base Rent” means the amounts specified in Article I of this Lease,
or one-twelfth (1/12) of the applicable Base Rent during the applicable Lease Year.

          (b) Notwithstanding anything to the contrary contained in this Article IV and provided
no Event of Default (hereinafter defined) is continuing under this Lease, Landlord hereby agrees to
grant Tenant an abatement of one hundred percent (100%) of the Monthly Base Rent payable under this
Lease for (a) the first four (4) full calendar months of the first Lease Year, and (b) the first
two (2) full calendar months of the second Lease Year. Other than as set forth in the preceding
sentence and in Section 3.2 of this Lease, Tenant shall pay the full amount of Base Rent
due in accordance with the provisions of this Article IV.

     4.2 If the Lease Commencement Date is not the first day of a month, then the Base Rent from
the Lease Commencement Date until the first day of the following month shall be prorated on a per
diem basis based on the actual number of days in such month, and Tenant shall pay such prorated
installment of the Base Rent on the Lease Commencement Date.

     4.3 Tenant shall pay to Landlord, at the same time as each monthly installment of Base Rent,
an amount equal to the monthly installment of Storage Space Rent as defined in Section
1.5(b). For the purpose of confirming Landlord’s rights and remedies under the terms of this
Lease and Tenant’s obligation to pay such amount, each monthly installment of Storage Space Rent
will be deemed to be “Base Rent” (even though the Storage Space Rent will be in addition to Base
Rent).

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     4.4 All sums payable by Tenant under this Lease, whether or not stated to be Base Rent,
additional rent or otherwise, shall be paid to Landlord by wire transfer, without setoff,
deduction or demand, to the Landlord Payment Account, or to such other party, by check or such
other account as Landlord may designate in writing. Landlord’s acceptance of rent after it shall
have become due and payable shall not excuse a delay upon any subsequent occasion or constitute a
waiver of any of Landlord’s rights under this Lease.

ARTICLE V

OPERATING EXPENSES AND REAL ESTATE TAXES

     5.1 (a) During the Lease Term, Tenant shall pay Landlord, as additional rent for the Premises,
(i) Tenant’s proportionate share (which, as of the date of this Lease, is 38.44% based on Tenant’s
lease of One Hundred Eleven Thousand Eight Hundred Ninety-Five (111,895) square feet of rentable
area) of the amount by which Operating Expenses incurred by Landlord for each calendar year falling
entirely or partly within the Lease Term exceed a base amount (the “Base Year Operating Expenses”)
equal to the Operating Expenses incurred by Landlord during the twelve month period (the “Base
Year”) commencing January 1, 2008, and ending December 31, 2008, and (ii) Tenant’s proportionate
share (which, as of the date of this Lease, is 38.44% based on Tenant’s lease of One Hundred Eleven
Thousand Eight Hundred Ninety-Five (111,895)) of the amount by which Real Estate Taxes (as defined
in Section 5.1(c)) for each calendar year falling entirely or partly within the Lease Term
exceed a base amount (the “Base Year Real Estate Taxes”) equal to the Real Estate Taxes incurred by
Landlord during the Base Year. To the extent that the aggregate of the Operating Expenses and Real
Estate Taxes for any calendar year are less than the aggregate of the Base Year Operating Expenses
and Base Year Real Estate Taxes, then Tenant shall only be responsible for the net increase over
the aggregate of the Base Year Operating Expenses and the Base Year Real Estate Taxes after
deducting the amount of such reduction from the Base Year Operating Expenses and/or Base Year Real
Estate Taxes (as applicable); provided, however, in no event will the netting-out of increase in
taxes and expenses pursuant to this sentence result in a credit or reimbursement to Tenant. By way
of hypothetical example of the foregoing sentence only, if the Base Year Operating Expenses were
$100 and the Base Year Real Estate Taxes were $100 and thereafter in a calendar year in which Real
Estate Taxes are $110 and Operating Expenses are $90, Tenant’s responsibility for (its
proportionate share) of such costs would be $0. For purposes of this Article V, Tenant’s
proportionate share of such increases in Operating Expenses shall be that percentage which is equal
to a fraction, the numerator of which is the number of square feet of rentable area in the Premises
from time to time and the denominator of which is the total number of square feet of rentable area
in the Building from time to time, excluding the number of square feet devoted to storage space
located in the Building, the Storage Space and the Building’s parking garage (the “Garage”), and
Tenant’s proportionate share of such increases in Real Estate Taxes shall be that percentage which
is equal to a fraction, the numerator of which is the number of square feet of rentable area in the
Premises from time to time and the denominator of which is the total number of square feet of
rentable area in the Building from time to time, excluding the number of square feet devoted to
storage space located in the Building, the Storage Space and the Garage. It is understood that (x)
the number comprising such numerator is subject to change in the event Tenant exercises its right
to expand the Premises under Article XXVIII hereof, or if Landlord exercises its right to
recapture a portion of the Premises pursuant to Section 8.4 hereof, so that Tenant actually
pays its fair share of Operating Expenses and Real Estate Taxes, and (y) the number comprising such
denominator is subject to change because of changes in the use or configuration of space in the
Building or the addition of space to the Building or the deletion of space from the Building or in
the amount of space leased by tenants who pay by separate meter for their electrical and/or
janitorial, cleaning, or other utilities or services so that Tenant actually pays its fair share of
Operating Expenses and Real Estate Taxes; provided, however, that any such change in rentable area
shall be determined in accordance with the standard set forth in Section 25.17 of this
Lease, and, in any event, that the denominator with respect to Real Estate Taxes shall be
calculated based on the total number of square feet of rentable area in the Building, exclusive of
the Garage, any storage areas located in the Building and any Storage Space leased by Tenant.
Notwithstanding the foregoing, in no event shall the aforementioned denominator be decreased by
more than five thousand (5,000) square feet of rentable area in the aggregate during the Lease Term
(as the same may be extended pursuant to the terms hereof). Tenant’s proportionate share shall be
proportionately increased in the event Tenant expands the Premises in accordance with the terms of
this Lease during the Lease Term (exclusive of any additional

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Storage Space leased by Tenant). Tenant’s proportionate share shall be proportionately
decreased in the event the size of the Premises is reduced in accordance with the terms of
this Lease during the Lease Term.

          (b) Operating Expenses shall be defined as the following costs and expenses relating to the
management and operation of the Building using generally accepted accounting principles
consistently applied: (1) electricity, gas, water, HVAC (as defined below), sewer and other utility
charges of every type and nature; (2) premiums and other charges for insurance and deductibles
under such insurance policies; (3) personnel costs for employees of Landlord engaged full time in
the operation, management, maintenance and repair of the Building and Landlord’s reasonable
allocation of the wages, salary or other compensation or benefits paid to the individual employees
of Landlord and Landlord’s Building manager, if offsite, who are assigned part-time to the
operation, management, maintenance and repair of the Building, and the cost of Landlord’s property
manager for the Building, provided that in no event shall the management fee for Landlord’s
property manager for the Building exceed three percent (3%) per annum of the gross income of the
Building (with Landlord hereby confirming that the management fee for the Base Year shall be three
percent (3%) of the gross annual income of the Building for the Base Year (subject to the
provisions of Section 5.1(d) below); (4) costs of service and maintenance contracts
relating to the Building as a whole (excluding contracts for the operation of the Garage); (5)
maintenance, repair and supplies, and to the extent permitted to be passed through as an Operating
Expense hereunder, replacement expenses, which are deducted by Landlord in computing its federal
income tax liability; (6) depreciation (on a straight-line basis) for capital expenditures made by
Landlord to reduce Operating Expenses (provided such annual depreciation does not exceed the annual
savings by Landlord) or to comply with legal or insurance requirements applicable to the Building
after the date hereof, such capital costs to be amortized over Landlord’s reasonable estimated
useful life of the improvement, together with interest at the rate paid by Landlord on any funds
borrowed for such expenditures; (7) charges for the following services: lobby attendant(s), if any,
concierge, if any, at least one (1) security guard on a 24-hour, seven-days-a-week basis and
access control; and other services or amenities provided to the Building provided, however, if a
service or amenity is not provided in the Base Year but is provided in a subsequent Lease Year,
Landlord shall pass through only the cost of such service or amenity in excess of Landlord’s
reasonable estimate of what the cost of such service or amenity would have been in the Base Year if
such service or amenity had been provided in the Base Year; (8) charges for janitorial, trash
removal and cleaning services and supplies furnished to the Building; (9) costs of snow removal;
(10) costs associated with the operation, maintenance, equipping and repair of the Building’s
fitness center (the “Fitness Center”) (but specifically excluding the costs of initially equipping
of the Fitness Center in accordance with the terms of this Lease, which initial equipping costs
will not be an Operating Expense); and (11) any other expense reasonably incurred by Landlord in
maintaining, repairing, operating or cleaning the Building. Operating Expenses shall not
include: (i) Real Estate Taxes; (ii) principal or interest payments on any Mortgages (as defined
in Section 21.1); (ii) costs which are solely attributable to any retail portions of the
Building; (iii) costs for which Landlord is actually reimbursed by Tenant, by insurance proceeds or
by other tenants of the Building (other than such tenants’ regular contributions to Operating
Expenses); (iv) legal fees incurred for negotiating leases or collecting rent; (v) costs directly
and solely related to maintenance and operation of the entity that constitutes Landlord, such as
accounting fees incurred solely for the purpose of reporting Landlord’s financial condition; (vi)
costs of repairs, replacements or other work occasioned by fire, windstorm or other casualty, or
the exercise by governmental authorities of the right of eminent domain (except the deductible),
whether such taking be total or partial, to the extent of any condemnation awards received by
Landlord; (vii) leasing commissions, attorneys’ fees, marketing costs, disbursements and other
expenses incurred by Landlord or its agents in connection with negotiations for leases with
tenants, other occupants or prospective tenants or other occupants of the Building; (viii) tenant
allowances, tenant concessions and other costs and expenses (including permit, license and
inspection fees) incurred in connection with completing, fixturing, furnishing, renovating or
otherwise improving, decorating or decorated leased premises for tenants or other occupants of the
Building, or vacant, leaseable space in the Building, including the cost of space planning/interior
architecture fees and/or engineering costs for the same; (ix) fees, fines or penalties (including
legal fees) incurred due to the violation (as compared to compliance costs, which are included in
Operating Expenses as provided above) by Landlord, its agents, any tenant (other than Tenant) or
other occupant of the Building, and/or of any valid applicable Laws that would not have been
incurred but for such violation by Landlord, its agent, tenant or other occupant, it being intended

10

 

that each such party shall be responsible for the costs resulting from its violation of such leases
and Laws; (x) penalties for any late payment by Landlord, including, without limitation,
taxes; (xi) compensation paid to clerks, attendants or other persons in commercial concessions
(such as a snack bar, restaurant or newsstand, but not including the Building amenities such as the
Fitness Center or the parking facilities); (xii) costs of correcting defects in the construction of
the Building; (xiii) costs of services (including electricity), items or other benefits of a
material type which are not available to Tenant without specific charge therefor, but which are
provided to another tenant or occupant of the Building, whether or not such other tenant or
occupant is specifically charged therefor by Landlord; (xiv) depreciation/amortization for capital
expenditures, except to the extent expressly permitted above; (xv) costs arising from the presence
of Hazardous Materials (hereinafter defined) in, about or below the Land or the Building (including
any Hazardous Materials brought to, deposited on or dispossessed of at the Building by Landlord or
Landlord’s contractors, agents or employees, but specifically excluding any Hazardous Materials
brought in, about or below the Land by Tenant or Tenant’s contractors, agents, employees or
invitees); (xvi) the costs of special services and utilities separately paid by particular tenants
of the Building; (xvii) advertising for vacant space in the Building; (xviii) compensation paid to
officers or executives of Landlord above the level of property manager and costs and salaries
associated with Landlord’s home office or off-site employees, except to the extent expressly
permitted above; (xix) costs incurred as the result of Landlord’s tortious or grossly negligent
conduct; (xxi) costs directly incurred in connection with the sale, financing or refinancing,
mortgaging, selling or change of ownership of the Building, including attorneys’ fees and
accountants’ fees attributable thereto, closing costs, title insurance premiums and transfer taxes;
(xxiii) rentals and other related expenses incurred in leasing equipment ordinarily considered to
be of a capital nature, except on a temporary basis and except to the extent such capital
expenditures would otherwise be includable as an Operating Expense as provided above; (xxiv)
amounts which would otherwise be included as Operating Expenses which are paid to any affiliate or
subsidiaries of Landlord to the extent the costs of such services exceed the fair market value;
(xxv) costs incurred (less costs of recovery) for any items to the extent reimbursed to Landlord
under a manufacturer’s, materialman’s, vendor’s or contractor’s warranty; (xxvi) contributions to
charitable organizations; (xxvii) costs of acquiring, installing, moving or restoring objects of
art; (xxviii) costs incurred in removing the property of former tenants or other occupants in the
Building; (xxix) expenses attributable to Landlord’s use of any public portions of the Building
including, but not limited, to shows, promotions, kiosks and advertising; (xxx) costs of special
services to the Building that are not used by Tenant.

          (c) “Real Estate Taxes” shall mean (i) all real estate taxes and other impositions, including
general and special assessments, arena taxes, and other similar taxes and assessments if any, which
are imposed upon Landlord or assessed against the Building or the Land upon which the Building is
located (the “Land”); (ii) any other present or future taxes or governmental charges that are
imposed upon Landlord or assessed against the Building or the Land, including, but not limited to,
any tax levied on or measured by the rents payable by tenants of the Building, which are in the
nature of, or in substitution for, real estate taxes; (iii) all taxes which are imposed upon
Landlord, and which are assessed against the value of any improvements to the Premises made by
Tenant or any machinery, equipment, fixtures or other personal property of Tenant used therein;
(iv) any rental or other charges or fees imposed upon Landlord in connection with the lease or use
of any vault space(s); (v) any taxes or other charges levied pursuant to the Business Improvement
Districts Act of 1996 or any amendments thereto or any similar business improvement district taxes;
(vi) reasonable expenses (including attorneys’ fees) incurred in appealing a reduction or abatement
of Real Estate Taxes; (vii) any taxes, charges or fees imposed upon Landlord in connection with the
development, financing, construction, operation, maintenance and/or use of any major league
baseball stadium and/or other sports complex in the District of Columbia (“Stadium Taxes”), but
only if and to the extent such Stadium Taxes, charges or fees are not includable as Operating
Expenses pursuant to this Article V; provided, however, if Tenant is individually and
separately assessed Stadium Taxes by the applicable governmental authority and actually pays
Stadium Taxes and provides reasonably prompt written evidence of such payment to Landlord from time
to time, then Tenant shall only pay as a pass-through under the term of this Lease the amount of
Stadium Taxes that are imposed on Landlord that exceed, on a pro-rata basis, the amount of Stadium
Taxes actually paid by Tenant (therefore, by way of example only, if Stadium Taxes are imposed on
Landlord in the amount of $1,000, Stadium Taxes are imposed on Tenant in the amount of $100 and
Tenant’s proportionate share of Real Estate Taxes is hypothetically 30%, then Tenant would be
responsible for $200 of such Stadium Tax imposed on Landlord); and (viii) any business,

11

 

professional and occupational license tax payable by Landlord with respect to the Building. Real
Estate Taxes shall not include any income taxes, excess profits taxes, excise taxes, franchise
taxes, estate taxes, succession taxes and transfer taxes, except to the extent any of such taxes
are in substitution for or recharacterization or replacement of Real Estate Taxes. If Landlord
contests the Real Estate Taxes for any calendar year, and such contest results in either an
increase in Real Estate Taxes for such calendar year or a decrease in the Base Year Real Estate
Taxes, as applicable, then Landlord shall have the right to bill Tenant for all periods applicable
to the Lease Term (even if such determination is made after the Lease Term), within sixty (60) days
of Landlord’s receiving notice of such increase, for prior underpayments of Real Estate Taxes
thereby resulting. In the event such contest results in either an increase in the Base Year Real
Estate Taxes or a decrease in the Real Estate Taxes for any subsequent calendar year during the
Lease Term, then Tenant shall deduct the net overpayment from its next payment of Base Rent due,
or, in the event such contest is finalized after the Lease Term has expired but relates to any
calendar years during the Lease Term, Landlord shall pay Tenant the net overpayment (after
deducting therefrom any amounts then due from Tenant to Landlord) within thirty (30) days following
the determination of the amount of such increase or decrease in the Real Estate Taxes.

          (d) In the event the average occupancy rate for the entire Building shall be less than one
hundred percent (100%) or if any tenant is paying separately for electricity or other utilities or
services for any calendar year, including the Base Year, for purposes of calculating the additional
rent payable by Tenant pursuant to this Article V for each calendar year, the Operating
Expenses and Real Estate Taxes for the Base Year and such calendar year shall each be increased by
the amount of additional costs and expenses and Real Estate Taxes that Landlord reasonably
estimates would have been incurred if the average occupancy rate for the entire Building had been
one hundred percent (100%) and as if no tenants had separately paid for electricity or other
utilities and services for the Base Year and such calendar year. It is the intent of this
provision to permit Landlord to recover from Tenant its proportionate share of increases in
Operating Expenses and Real Estate Taxes attributable to occupied space in the Building even though
the aggregate of such expenses shall have been reduced as a result of vacancies in the Building.

          (e) On or about the first day of the calendar year after the Base Year, and at the beginning
of each calendar year thereafter during the Lease Term, Landlord shall submit to Tenant a statement
setting forth Landlord’s reasonable estimate of (a) the amount by which the Operating Expenses that
are expected to be incurred during such calendar year will exceed the Base Year Operating Expenses,
and (b) the computation of Tenant’s proportionate share of such anticipated increase in Operating
Expenses. Except as otherwise provided in this Lease, Tenant shall pay to Landlord on the first
day of each month following receipt of such statement during such calendar year an amount equal to
Tenant’s proportionate share of the anticipated increases in such Operating Expenses multiplied by
a fraction, the numerator of which is 1, and the denominator of which is the number of months
during such calendar year which fall entirely or partly within the Lease Term and follow the date
of the foregoing statement. Within one hundred twenty (120) days after the expiration of each
calendar year falling entirely or partly within the Lease Term, Landlord shall submit to Tenant a
statement showing (i) the actual amount of Base Year Operating Expenses and Base Year Real Estate
Taxes; (ii) the actual Operating Expenses paid or incurred by Landlord and the actual Base Year
Real Estate Taxes assessed against Landlord or the Building during the immediately preceding
calendar year, (iii) a computation of Tenant’s proportionate share of the amount by which the
Operating Expenses actually incurred during the preceding calendar year exceeded the Base Year
Operating Expenses and a computation of Tenant’s proportionate share of the amount by which the
Real Estate Taxes assessed for the preceding calendar year exceed the Base Year Real Estate Taxes,
respectively, and (iv) the aggregate amount of the estimated payments made by Tenant on account of
such Operating Expenses and the aggregate amount of the estimated payments made by Tenant on
account of such Real Estate Taxes. If the aggregate amount of such estimated payments for
Operating Expenses exceeds Tenant’s actual liability for such increases in Operating Expenses, or
if the aggregate amount of such estimated payments for Real Estate Taxes exceeds Tenant’s actual
liability for such Real Estate Taxes then Tenant shall deduct the net overpayment from the next
payment of Base Rent due and owing by Tenant, or, in the case of the reconciliation for the
calendar year in which the Lease Term expires, Landlord shall pay Tenant the net overpayment (after
deducting therefrom any amounts then due from Tenant to Landlord), within thirty (30) days
following the determination of the amount of the excess. If Tenant’s actual liability for such
increases exceeds the estimated payments made by Tenant on account thereof, then Tenant

12

 

shall promptly pay to Landlord the total amount of such deficiency as additional rent due under
this Lease. The foregoing provisions of this Section 5.1(e) shall, in all events, be
subject to the provisions of the second and third sentences of Section 5.1(a) above.

          (f) No more than two (2) times in any calendar year, if Tenant has questions regarding an
expense statement provided by Landlord or reasonably believes that any expense statement includes
charges that are not permitted pursuant to the provisions of this Lease or contains an error, then
Tenant may provide Landlord with a written statement enumerating Tenant’s reasonable questions or
Tenant’s reasonably detailed reasons for Tenant’s objections to such expense statement. In each
such case, Landlord or Landlord’s property manager shall meet with Tenant to discuss such
objections, and shall exercise commercially reasonable efforts to provide any reasonable back-up in
Landlord or Landlord’s property manager’s possession in connection with such objection. For a
period of one hundred eighty (180) days after Tenant’s receipt of such expense statement (other
than the expense statement for the Base Year, in which case within the later to occur of (i)
eighteen (18) months after Tenant’s receipt of such expense statement, or (ii) six (6) months after
Tenant’s receipt of the expense statement for the year following the Base Year), Tenant, or an
independent, certified public accountant who is hired by Tenant on a non-contingent fee basis,
shall have the right, during normal business hours and after giving at least ten (10) days’ advance
written notice to Landlord, to inspect and complete an audit of Landlord’s books and records
relating to Operating Expenses for the calendar year being audited. Tenant shall (and shall cause
its employees, agents and consultants to) keep the results of any such audit or audited statement
strictly confidential; provided that Tenant shall have no liability to Landlord for the disclosure
of such information by an employee, agent or consultant of Tenant provided that Tenant shall have
adopted and implemented procedures to ensure the confidential nature of such information (e.g.,
notifying all employees, agents and consultants of the requirements to keep such information
confidential pursuant to the terms of this Section 5.2(f)). If it is ultimately determined
that such audit shows that the amounts paid by Tenant to Landlord on account of increases in
Operating Expenses or Real Estate Taxes exceed the amounts to which Landlord is entitled under this
Lease, Landlord shall credit the amount of such excess toward the next monthly payments of Base
Rent due under this Lease, or, in the event the Lease Term has already expired, then within sixty
(60) days after the determination of such excess, Landlord shall pay to Tenant the net over payment
(after deducting therefrom any amounts then due from Tenant to Landlord). If it is ultimately
determined that such audit shows that the amounts paid by Tenant to Landlord on account of
increases in Operating Expenses or Real Estate Taxes are less than the amounts to which Landlord is
entitled under this Lease, Tenant shall pay the amount of any such deficiency to Landlord within
thirty (30) days from the date of such determination. In addition, Landlord shall, if appropriate,
make a corresponding adjustment to the Base Year Operating Expenses and Base Year Real Estate
Taxes, and, if applicable readjust any one or more prior year’s reconciliations and payments by
Tenant for any applicable line item for which Tenant was overcharged or undercharged. If it is
ultimately determined from Tenant’s audit that the Tenant’s share of aggregate amount of Operating
Expenses set forth in the applicable reconciliation statement or Tenant’s share of the aggregate
amount of Real Estate Taxes, in either case, was overstated by more than five percent (5%) (each, a
“Qualifying Discrepancy”), and Tenant has not previously audited the financial statement for either
or both of (i) the calendar year immediately preceding the calendar year that was the subject of
the audit showing the Qualifying Discrepancy (the “Immediately Preceding Year”), or (ii) the
calendar year that immediately precedes the Immediately Preceding Year (the “Second Preceding
Year”), then by written notice to Landlord within ten (10) days after the audit showing such
Qualifying Discrepancy, Tenant shall have the right within ninety (90) days following the audit
showing such Qualifying Discrepancy to audit of the applicable statement for either or both of the
Immediately Preceding Year or the Second Preceding Year provided such years were not previously
audited. All costs and expenses of any such audit or audited statement shall be paid by Tenant;
provided, however, that if it is ultimately determined that the audit performed by Tenant shows a
Qualifying Discrepancy, then Landlord shall reimburse Tenant for Tenant’s reasonable, out-of-pocket
costs incurred in connection with such audit in an amount not to exceed fifteen thousand dollars
($15,000), which fifteen thousand dollar limitation will be increased by one and one-half percent
(1.5%) each Lease Year during the Lease Term. If Tenant does not notify Landlord in writing of any
objection to any statement within one hundred twenty (120) days after receipt thereof or it Tenant
fails to complete any audit within ninety (90) days (or one hundred fifty (150) days solely with
respect to an audit of the Base Year) after written notice of objection, then Tenant shall
automatically and irrevocably be deemed to have waived such objection; provided, however, that such
ninety (90) day period (or one hundred fifty (150)

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day period with respect the Base Year), will automatically be extended on a day-for-day basis for delays caused by Landlord, provided further that before Landlord will be deemed to have
delayed, Tenant shall have delivered a written notice to Landlord stating that Tenant is claiming a
Landlord delay and the applicable extension to which it is entitled, and if at any time Tenant
claims that Landlord has delayed more than five (5) business days (or an additional five (5)
business day period), then before Landlord will be deemed to have further delayed, Tenant shall
again deliver written notice of the applicable extension to which it is entitled. Landlord and
Tenant acknowledge that the purpose of the immediately preceding notices is to ensure that Tenant
does not claim it is entitled to extensions of more than five (5) business day increments without
first providing notice to Landlord of each and every claim for an additional five (5) business day
extension.

     5.2 In the event the Lease Term begins or expires on a day other than the first and last day
of a calendar year, respectively, the increases in the Operating Expenses for such calendar year
shall be apportioned by multiplying the amount of Tenant’s proportionate share thereof for the full
calendar year by a fraction, the numerator of which is the number of days during such calendar year
falling within the Lease Term, and the denominator of which is 365.

     5.3 Tenant’s liability for its proportionate share of the increases in Operating Expenses and
Real Estate Taxes described in Article V of this Lease for the last calendar year falling
entirely or partly within the Lease Term shall survive the expiration of the Lease Term.
Similarly, Landlord’s obligation to refund to Tenant the excess, if any, of the amount of Tenant’s
estimated payments on account of such Operating Expenses and Real Estate Tax increases for such
last calendar year over Tenant’s actual liability therefor shall survive the expiration (or earlier
termination) of the Lease Term.

     5.4 Notwithstanding anything to the contrary, in the event Landlord does not deliver the
Premises to Tenant in the condition required under the terms of this Lease on or before December
31, 2007, then the Base Year shall be re-defined to be the twelve (12) month period commencing
January 1, 2009, and ending December 31, 2009.

ARTICLE VI

SECURITY DEPOSIT

     6.1 On or before the dates set forth in Section 1.8, Tenant shall either, at Tenant’s
election, post a Letter of Credit (as defined below) or deliver cash to Landlord in an aggregate
amount equal to Three Million Two Hundred Seventy-Six Thousand Three Hundred Seventy-Eight Dollars
and Sixty-Three Cents ($3,276,378.63), as a security deposit (the “Security Deposit”), as such
amount may be increased in accordance with the terms of this Lease. Solely for clarification,
Landlord and Tenant acknowledge that the calculation of the foregoing Security Deposit is based on
(i) eight (8) months of base rent on 94,004 rentable square feet (which is based on 35,432 rentable
square feet on each of the 7th and 8th floors, 17,541 rentable square feet on
the 6th floor, and 5,599 rentable square feet on the first floor), and (ii) six months
(6) of base rent on 17,891 rentable square feet on the 6th floor, which latter subpart
(ii) Landlord and Tenant further acknowledge is being treated (solely for the determination of the
amount of the Security Deposit) as Tenant’s exercise of an expansion option because immediately
prior to entering into the Lease, Tenant requested to expand the size of the Premises by such
17,891 rentable square feet. All cash which Tenant delivers to Landlord as a Security Deposit,
will be deposited in an account maintained by Landlord (which account may also contain the security
deposits of other tenants or other sums) and Landlord shall not pay Tenant any interest thereon,
except as expressly required to the contrary by applicable law. If, pursuant to Tenant’s exercise
of an expansion option or otherwise, the number of square feet of rentable area in the Premises
should at any time increase above the amount of rentable square feet being leased by Tenant as of
the date hereof, then the Security Deposit shall be increased by adding thereto an amount that is
equal to six (6) months of the then current base rent for the additional rentable square footage
leased by Tenant multiplied by a fraction, the numerator of which is the remaining Lease Years in
the Lease Term (plus any fraction thereof) and the denominator of which is the total number of
Lease Years in the Lease Term. If the Security Deposit is increased pursuant to any of the
provisions of this Section 6.1, then Tenant shall immediately deposit with Landlord an
amount equal to the portion of the increased amount that would have been paid to Landlord as of
such time if the increased amount had been part of the Security Deposit as of the date of this
Lease, and any subsequent installments of the Security Deposit shall be adjusted accordingly. If,
pursuant to Landlord’s exercise of its right to recapture space in accordance with the terms of

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Article VIII, the number of square feet of rentable area in the Premises should decrease
below the amount of rentable square feet being leased by Tenant as of the date immediately prior to
such recapture, the Security Deposit shall be decreased pro rata based on the decrease in the
rentable square footage leased by Tenant. If the Security Deposit is so decreased and the Security
Deposit is the form of a letter of credit, such reduction shall occur by means of delivery by
Tenant to Landlord of an amendment to the Letter of Credit reducing the amount thereof as directed
by Landlord, or a substitute Letter of Credit in such amount and in strict conformity with the
terms of this Article VI, in which latter event, the original Letter of Credit will be
promptly returned to Tenant. The Security Deposit may be assigned by Landlord to the holder of any
Mortgage, provided that the holder of such Mortgage has executed and delivered an SNDA (hereinafter
defined) in accordance with the terms of Article XXI of this Lease.

          (a) The Security Deposit shall be security for the performance by Tenant of all of Tenant’s
obligations, covenants, conditions and agreements under this Lease. Within sixty (60) days after
the expiration of the Lease Term (or earlier termination by Tenant in accordance with the express
terms of this Lease), and provided Tenant has vacated the Premises, Landlord shall return the
Security Deposit to Tenant, less such portion thereof as Landlord shall have appropriated to
satisfy any Event of Default by Tenant under this Lease; provided, however, if Tenant effectively
terminates this Lease pursuant to the terms of Section 3.2(i) or Section 21.4 (and
provided Tenant never occupied the Premises), Landlord shall return the Security Deposit to Tenant
within five (5) business days after the effective date of such termination, less such portion
thereof as Landlord shall have appropriated to satisfy any Event of Default by Tenant under this
Lease, if any. In the event of an Event of Default by Tenant under this Lease, Landlord shall have
the right, but shall not be obligated, to use, apply or retain all or any portion of the Security
Deposit for (i) the payment of any Base Rent or additional rent or any other sum as to which Tenant
is in default under this Lease beyond applicable notice and cure period, (ii) the payment of any
amount which Landlord may spend or become obligated to spend to repair (after the expiration of any
applicable notice and cure periods) physical damage to the Premises or the Building pursuant to
Section 9.1 of this Lease, or (iii) other than the payment of Base Rent or additional rent
or any other sum pursuant to clause (i) of this Section, the payment of any amount Landlord may
spend or become obligated to spend, or for the compensation of Landlord for any out-of-pocket
losses incurred, by reason of Tenant’s default under this Lease beyond applicable notice and cure
periods set forth in this Lease. Notwithstanding anything in this Lease to the contrary, in the
event Tenant does not timely pay (or obtain bonds reasonably acceptable to Landlord for) any
amounts when due pursuant to Exhibit B attached hereto and a mechanic’s or materialmen’s
lien is filed or threatened to be filed against the Premises, the Building or the Land, then
Landlord shall have the right to immediately draw upon the Security Deposit after three (3)
business days’ written notice to Tenant (it being understood that Landlord shall not be obligated
to provide Tenant with any additional notice, and that no other notice nor cure or grace period
shall be applicable with respect to Landlord’s right to immediately draw upon the Security Deposit
as aforesaid) and, unless Tenant pays (or obtains bonds reasonably acceptable to Landlord for) such
amounts, apply the proceeds to the payment of any amount Landlord may spend or become obligated to
spend to timely discharge any mechanics’ or materialmen’s liens that might otherwise encumber the
Building or the Land. If any portion of the Security Deposit is used or applied by Landlord in
accordance with this Section, within four (4) business days after written notice to Tenant of such
use or application, Tenant shall restore the Security Deposit by providing a replacement or
additional Letter of Credit or additional cash such that Landlord is holding one or more Letters of
Credit or cash in the aggregate amount of the Security Deposit required under this Lease. If
Tenant shall fail to restore the Security Deposit as required herein within such four (4) business
day period, and Landlord provides Tenant with a second written notice requesting such restoration
of the Security Deposit, and thereafter Tenant fails restore the Security Deposit within three (3)
business days after such second notice, such failure shall constitute an Event of Default (for
which no additional notice and cure period shall apply). Tenant hereby authorizes Landlord to
deposit the Security Deposit with the holder of any Mortgage if and to the extent required by said
holder; provided, however, that such holder shall hold the Security Deposit subject to Tenant’s
rights with respect to the Security Deposit set forth in this Lease and shall have executed and
delivered an SNDA to Tenant, as required pursuant to Article XXI of this Lease.

          (b) If the Security Deposit shall be in the form of one or more letters of credit (each, a
“Letter of Credit”), each Letter of Credit shall be an “evergreen” letter of credit and be
unconditional and irrevocable, subject to the following terms and conditions. Such Letter

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of Credit shall be (i) in form and substance satisfactory to Landlord in its sole discretion (with
Landlord hereby approving the form Letter of Credit set forth on Exhibit H attached
hereto), or in a form substantially similar to Exhibit H attached hereto; (ii) at all times
in the amount of the Security Deposit, and shall permit multiple draws; (iii) issued by a
commercial bank located in the Washington, D.C. metropolitan area or with a confirming bank
reasonably acceptable to Landlord from which draws shall be permitted located in the Washington,
D.C. metropolitan area pursuant to a written agreement attached to the Letter of Credit acceptable
to Landlord (with Landlord hereby also accepting issuance of such Letter of Credit by the following
banks (so long as such banks comply with the terms of this Article VI): Silicon Valley
Bank, UBS and Credit Suisse First Boston); (iv) made payable to, and expressly transferable and
assignable at no charge by, the owner from time to time of the Building or, at Landlord’s option,
the holder of any Mortgage (which transfer/assignment shall be conditioned only upon the execution
of a written document in connection therewith; provided, however, that in the event the issuing
bank of the Letter of Credit charges a fee for a transfer and/or assignment, any and all such fees
shall be payable by Tenant); (v) payable at sight upon presentation of a simple sight draft at any
Washington, D.C. metropolitan area branch office of the issuing bank of the Letter of Credit or a
confirming bank from which draws shall be permitted acceptable to Landlord, and include the
institution’s applicable form of presentation statement; (vi) of a term not less than one year; and
(vii) at least thirty (30) days prior to the then-current expiration date of such Letter of Credit,
renewed (or automatically and unconditionally extended) from time to time through the forty-fifth
(45th) day after the expiration of the Lease Term. Notwithstanding anything in this Lease to the
contrary, any cure or grace periods set forth in this Lease shall not apply if Tenant fails to
timely comply with the requirements of subsection (vii) above, in which event Landlord shall have
the right to immediately draw upon the Letter of Credit without notice to Tenant and hold the
proceeds as the Security Deposit. Each Letter of Credit shall be issued by a commercial bank that
has a credit rating with respect to certificates of deposit, short term deposits or commercial
paper of at least P-2 (or equivalent) by Moody’s Investor Service, Inc., or at least A-2 (or
equivalent) by Standard & Poor’s Corporation. If the issuer’s credit rating is reduced below P-2
(or equivalent) by Moody’s Investors Service, Inc. or below A-2 (or equivalent) by Standard &
Poor’s Corporation, then Landlord shall have the right the require that Tenant obtain from a
different issuer a substitute letter of credit that complies in all respects with the requirements
of this Section, and Tenant’s failure to obtain such substitute letter of credit within fifteen
(15) business days following Landlord’s written demand therefor (with no other notice or cure or
grace period being applicable thereto, notwithstanding anything in this Lease to the contrary)
shall entitle Landlord to immediately draw upon the then existing Letter of Credit in whole or in
part, without notice to Tenant. In the event the issuer of any Letter of Credit held by Landlord
is placed into receivership or conservatorship by the Federal Deposit Insurance Corporation or any
successor or similar entity, then, effective as of the date such receivership or conservatorship
occurs, said Letter of Credit shall be deemed to not meet the requirements of this Section, and,
within fifteen (15) business days thereof, Tenant shall replace such Letter of Credit with other
collateral acceptable to Landlord in its sole and absolute discretion, cash or a letter of credit
that complies with the terms of this Article VI (and Tenant’s failure to do so within such fifteen
(15) business days period shall, notwithstanding anything in this Lease to the contrary, constitute
an Event of Default for which there shall be no notice or grace or cure periods being applicable
thereto other than the aforesaid fifteen (15) business day period). Tenant shall be responsible
for the payment of any and all third-party costs (not to exceed $2,500) incurred by Landlord or the
holder of any Mortgage in connection with the review of any replacement Letter of Credit (including
without limitation Landlord’s and such holder’s reasonable attorneys’ fees), which replacement is
required pursuant to this Section or is otherwise requested by Tenant. Any failure or refusal of
the issuer to honor the Letter of Credit shall be at Tenant’s sole risk and shall not relieve
Tenant of its obligations hereunder with respect to the Security Deposit. Tenant shall have the
right, at any time (except during the existence of an Event of Default or a monetary default that
if not timely cured could result in an Event of Default), to replace a cash Security Deposit with a
Letter of Credit meeting the requirements of this Lease, and to replace a Letter of Credit Security
Deposit with cash. In the event a Letter of Credit is ever lost or destroyed while in Landlord’s
possession, Tenant will cooperate, at no cost or charge to Landlord, with Landlord’s efforts to
obtain a replacement Letter of Credit, and Landlord agrees to provide the issuer of such Letter of
Credit with reasonable assurances and indemnities required by such issuer in order to cancel or
replace such Letter of Credit.

          (c) Provided that on the first day of each Lease Year beginning on the first day of the second
Lease Year no Event of Default (as defined in Section 19.1) or a monetary

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default that if not cured within any applicable grace or notice and cure period could ripen to an
Event of Default is then occurring, then Tenant shall have the right on each such date to
reduce the Security Deposit by an amount equal to ten percent (10%) of the then total amount of the
Security Deposit. If such Event of Default or monetary default is occurring, then upon the cure of
such Event of Default or monetary default (Landlord being under no obligation to accept a cure of
any such Event of Default), then Tenant will be deemed to have satisfied such condition for the
applicable Lease Year. If all of the aforesaid conditions are met (or deemed to have been met
after a cure of such an Event of Default or monetary default) and the Security Deposit is in the
form of cash, upon Tenant’s request, Landlord shall within twenty (20) days of Tenant’s request of
such amount release such portion of the Security Deposit to Tenant in the form of cash or other
available funds. If all of the aforesaid conditions are met (or deemed to have been met after a
cure of such an Event of Default or monetary default) and all or a portion of the Security Deposit
is in the form of a Letter of Credit, upon Tenant’s request, Landlord shall within twenty (20) days
notify the issuer of the Letter of Credit that the Letter of Credit may be reduced in the amount of
the reduction so authorized, and the Security Deposit shall be so reduced in accordance with this
Section 6.1(c). Such reduction shall occur by means of delivery by Tenant to Landlord of
an amendment to the Letter of Credit reducing the amount thereof as directed by Landlord, or a
substitute Letter of Credit in such amount and in strict conformity with the terms of this
Article VI, in which latter event, the original Letter of Credit will be promptly returned
to Tenant. Notwithstanding anything contained in this Lease to the contrary, in no event shall the
Letter of Credit be reduced unless the issuing bank receives prior written notice from Landlord,
authorizing a reduction by a certain amount (it being understood that in no event shall the
reduction exceed the amount so authorized by Landlord).

     6.2 In the event of the sale or transfer of Landlord’s interest in the Building, Landlord
shall have the right to transfer the Security Deposit to the purchaser or assignee, and, in the
event any portion of the Security Deposit is in the form of one or more Letters of Credit, Tenant
shall, at Tenant’s sole expense, within ten (10) business days after Landlord’s request therefor,
have such Letters of Credit amended or reissued by the issuing bank to indicate the new
beneficiary. Tenant shall be responsible for paying and shall timely pay any fees charged by the
issuing bank in such instance, but Tenant shall not be responsible for paying any fees charged by
Landlord, its purchaser or assignee or their respective attorneys. If Landlord transfers the
Security Deposit to a purchaser or assignee, Tenant shall look only to such purchaser or assignee
for the return of the Security Deposit, and Landlord shall thereupon be released from all liability
to Tenant for the return of the Security Deposit, provided such purchaser or assignee has expressly
assumed the obligations of Landlord under this Lease and Tenant has received evidence of such
assumption by such purchaser or assignee.

     6.3 Tenant hereby acknowledges that Tenant will not look to the holder of any Mortgage
encumbering the Building for return of the Security Deposit if such holder, or its successors or
assigns, shall succeed to the ownership of the Building, whether by foreclosure or deed in lieu
thereof, except if and to the extent the Security Deposit is actually transferred to such holder.

ARTICLE VII

USE OF PREMISES

     7.1 Tenant shall use and occupy the Premises solely for general (non-medical) office purposes
compatible with first-class office buildings in the jurisdiction in which the Building is located,
and for no other use or purpose. Tenant shall not use or occupy the Premises for any unlawful
purpose, or in any manner that will violate the certificate of occupancy for the Premises or the
Building or that will constitute waste, nuisance or unreasonable annoyance to Landlord or any other
tenant or user of the Building, or in any manner that will increase the number of parking spaces
required for the Building or its full occupancy as required by law. Except to the extent of
Landlord’s obligations to cause the base Building to comply with Laws, Tenant shall comply with all
present and future laws (including, without limitation, the Americans with Disabilities Act (the
“ADA”) and the regulations promulgated thereunder, as the same may be amended from time to time),
ordinances (including without limitation, zoning ordinances and land use requirements),
regulations, orders and recommendations (including, without limitation, those made by any public or
private agency having authority over insurance rates) concerning the use, occupancy and condition
of the Premises and all machinery, equipment, furnishings, fixtures and improvements therein
(collectively, “Laws”), all of which shall be complied with in a timely manner at Tenant’s sole
expense. If any such Law requires an occupancy or use permit or license for the Premises or the
operation of the business

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conducted therein, then Tenant shall obtain and keep current such permit
or license at Tenant’s expense and shall promptly deliver a copy thereof to Landlord. Use of the Premises is subject
to all easements, covenants, conditions and restrictions of record. Tenant shall not use any space
in the Building for the sale of goods to the public at large or for the sale at auction of goods or
property of any kind. Tenant shall not conduct any operations, sales, promotions, advertising or
special events (but expressly excluding special events on the rooftop terrace (if constructed in
accordance with the terms of this Lease)) in the Building outside of the Premises without
Landlord’s prior written consent, not to be unreasonably withheld, conditioned, or delayed.

     7.2 Tenant shall pay before delinquency any business, rent or other taxes or fees that are now
or hereafter levied, assessed or imposed upon Tenant’s use or occupancy of the Premises, the
conduct of Tenant’s business at the Premises, or Tenant’s equipment, fixtures, furnishings,
inventory or personal property. If any such tax or fee is enacted or altered so that such tax or
fee is levied against Landlord or so that Landlord is responsible for collection or payment
thereof, then Tenant shall pay as additional rent the amount of such tax or fee.

     7.3 (a) Tenant shall not cause or permit any Hazardous Materials (as defined below) to be
generated, used, released, stored or disposed of in or about the Building (including the Premises),
provided that Tenant may use and store reasonable quantities of standard cleaning materials as may
be reasonably necessary for Tenant to conduct normal general office use operations in the Premises
provided the same are handled, stored and disposed of in accordance with all Laws. At the
expiration or earlier termination of this Lease, Tenant shall surrender the Premises to Landlord
free of Hazardous Materials and in compliance with all Environmental Laws; provided that Tenant
shall not be obligated to remove or remediate (i) any Hazardous Materials which have been
generated, used, released, stored or disposed of in or about the Premises or the Building by any
party other than Tenant or Tenant’s Invitees (hereinafter defined) prior to the Lease Commencement
Date, or (ii) any Hazardous Materials which have been generated, used, released, stored or disposed
of in or about the Building by any party other than Tenant or Tenant’s Invitees at any time during
the Lease Term. For purposes of this Lease, “Hazardous Materials” means (a) asbestos and any
asbestos containing material and any substance that is then defined or listed in, or otherwise
classified pursuant to, any Environmental Law or any other applicable Law as a “hazardous
substance,” “hazardous material,” “hazardous waste,” “infectious waste,” “toxic substance,” “toxic
pollutant” or any other formulation intended to define, list, or classify substances by reason of
deleterious properties such as ignitability, corrosivity, reactivity, carcinogenicity, toxicity,
reproductive toxicity, or Toxicity Characteristic Leaching Procedure (TCLP) toxicity, (b) any
petroleum and drilling fluids, produced waters, and other wastes associated with the exploration,
development or production of crude oil, natural gas, or geothermal resources, and (c) any petroleum
product, polychlorinated biphenyls, urea formaldehyde, radon gas, radioactive material (including
any source, special nuclear, or by-product material), medical waste, chlorofluorocarbon, lead or
lead-based product, and any other substance whose presence could be detrimental to the Building or
hazardous to health or the environment. For purposes of this Lease, “Environmental Law” means any
present and future Law and any amendments (whether common law, statute, rule, order, regulation or
otherwise), permits and other requirements or guidelines of governmental authorities applicable to
the Building and relating to the environment and environmental conditions or to any Hazardous
Material (including, without limitation, CERCLA, 42 U.S.C. § 9601 et seq., the Resource
Conservation and Recovery Act of 1976, 42 U.S.C. § 6901 et seq., the Hazardous Materials
Transportation Act, 49 U.S.C. § 1801 et seq., the Federal Water Pollution Control Act, 33 U.S.C. §
1251 et seq., the Clean Air Act, 42 U.S.C. § 7401 et seq., the Toxic Substances Control Act, 15
U.S.C. § 2601 et seq., the Safe Drinking Water Act, 42 U.S.C. § 300f et seq., the Emergency
Planning and Community Right-To-Know Act, 42 U.S.C. § 1101 et seq., the Occupational Safety and
Health Act, 29 U.S.C. § 651 et seq., and any so-called “Super Fund” or “Super Lien” law, any Law
requiring the filing of reports and notices relating to hazardous substances, environmental laws
administered by the Environmental Protection Agency, and any similar state and local Laws, all
amendments thereto and all regulations, orders, decisions, and decrees now or hereafter promulgated
thereunder concerning the environment, industrial hygiene or public health or safety).

          (b) Notwithstanding any termination of this Lease, Tenant shall indemnify and hold Landlord,
its employees and agents harmless from and against any damage, injury, loss, liability, charge,
demand or claim based on or arising out of the presence or removal of, or failure to remove,
Hazardous Materials generated, used, released, stored or disposed of by

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Tenant or any Invitee (as defined in Article IX) in or about the Building, whether before or after
the Lease Commencement Date; provided, however, that Tenant’s obligation to indemnify Landlord
pursuant to the terms of this Subsection shall be applicable and shall be enforceable only to the
extent that Landlord has suffered an actual and demonstrable loss directly caused by the breach or
default of Tenant, and provided further that in no event shall Tenant have any liability to
Landlord for claims based on interruption of or loss to Landlord’s business or for claims for which
Landlord is insured or required to be insured under the terms of this Lease. In addition, Tenant
shall give Landlord immediate verbal and follow-up written notice of any actual or threatened
Environmental Default (hereinafter defined), which Environmental Default Tenant shall cure in
accordance with all Environmental Laws and to the satisfaction of Landlord and only after Tenant
has obtained Landlord’s prior written consent, which shall not be unreasonably withheld. For
purposes of this Lease, “Environmental Default” means any of the following by Tenant or any
Invitee: a violation of an Environmental Law, subject to any right to contest the same available
under applicable law provided there is no immediate threat of enforcement action by governmental
authorities; a release, spill or discharge of a Hazardous Material on or from the Premises the
Building which Tenant shall fail to commence remediation or removal within three (3) business days
of such release and thereafter continuously and diligently pursue such remediation or removal to
completion in accordance with all Laws and Environmental Laws; an environmental condition requiring
responsive action for which Tenant shall fail to commence such action within three (3) business
days of such condition and thereafter continuously and diligently pursue such action to completion
in accordance with all Laws and Environmental Laws; or an emergency environmental condition for
which Tenant shall fail to commence remediation within one (1) business day of the occurrence of
such condition and thereafter continuously and diligently pursue such remediation to completion in
accordance with all Laws and Environmental Laws. Upon any Environmental Default, in addition to
all other rights available to Landlord under this Lease, at law or in equity, Landlord shall have
the right but not the obligation to immediately enter the Premises, to supervise and approve any
actions taken by Tenant to address the Environmental Default, and, if Tenant fails to immediately
address same in accordance with the terms of this Lease, Landlord may perform, at Tenant’s sole
cost and expense, any lawful action necessary to address same.

          (c) Landlord shall not cause or permit any Hazardous Materials to be generated, used,
released, stored or disposed of in or about the Building, provided that Landlord may use and store
reasonable quantities of construction materials and standard cleaning materials as may be
reasonably necessary for Landlord or its property manager to conduct normal general office use
operations in the Building, and to provide any cleaning services required under this Lease,
provided the same are handled, stored and disposed of in accordance with all Laws.

          (d) Landlord represents that, except as identified in that certain Phase I Environmental Site
Assessment prepared by EBI Consultants and dated July 3, 2003 (the “Report”), to Landlord’s actual
knowledge as of the date of this Lease, based solely and exclusively on the Report and no further
or additional inspection or inquiry made, the Building does not contain Hazardous Materials in
violation of Environmental Laws. Landlord shall indemnify and hold Tenant harmless from and
against any and all damages, claims, liabilities and expenses (including reasonable attorneys’
fees) suffered by or claimed against Tenant arising out of (i) Landlord’s failure to comply with
the terms of Subsection 7.3(c) above, and (ii) Landlord’s breach of its representation set forth in
the first sentence of this Section 7.3(d); except, to the extent such accident, injury,
damage failure, breach or default is a result of or in any way caused by Tenant’s or any of its
Invitees’ negligence, misconduct or wrongful act or omission and except, further, that Landlord’s
obligation to indemnify Tenant pursuant to the terms of this Subsection shall be applicable and
shall be enforceable only to the extent that Tenant has suffered an actual and demonstrable loss
directly caused by the breach or default by Landlord; and provided, however, that in no event shall
Landlord have any liability to Tenant for claims based on the interruption of or loss to Tenant’s
business or for any indirect losses or consequential damages or for claims for which Tenant is
insured or required to be insured under the terms of this Lease. Notwithstanding anything to the
contrary in this Lease, (i) this Subsection 7.3(d) shall not apply to the holder of any Mortgage,
and (ii) no holder of a Mortgage shall have any obligation under Subsection 7.3(c) above, but any
person or entity claiming by, through or under any such Mortgage that obtains ownership of the
Building shall be responsible to perform Landlord’s obligation under the terms of Subsection 7.3(c)
during such period of time as it shall have ownership of the Building.

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     7.4 Except as expressly set forth to the contrary in Exhibit B attached hereto with
respect to improvements that Landlord expressly agrees to construct, Landlord at its sole expense
and not subject to reimbursement pursuant to Article V shall take all steps necessary to
cause the common areas of the Building as a whole including, but not limited to, all base Building
restrooms, water fountains and elevator equipment located in the common areas of the Building and
the Premises to comply with Title III of the ADA to the extent same does not comply with Title III
of the ADA as of the date of this Lease. After Landlord complies with the preceding sentence of
this Section, Landlord shall at its expense (subject to reimbursement pursuant to Article V
to the extent permitted thereby) take all steps necessary to cause the common areas of the Building
as a whole including, but not limited to, all base Building restrooms, water fountains and elevator
equipment located in the common areas of the Building and the Premises to comply with Title III of
the ADA. Notwithstanding the foregoing terms of this Section 7.4, after Landlord initially
delivers the Premises in the condition required by the terms of this Lease, to the extent any
non-compliance is a result of the use or occupancy of the Premises, a change in Laws, or any action
or inaction of Tenant or any Invitee, or if any improvements made by Landlord to comply with the
ADA benefit solely the Premises, then such compliance shall be at Tenant’s cost. Except as
expressly provided in the foregoing terms of this Section 7.4, Tenant at its sole cost and
expense shall be solely responsible for taking any and all measures which are required to cause the
Premises to comply with the ADA. Any Alterations made or constructed by Tenant for the purpose of
complying with the ADA or which otherwise require compliance with the ADA shall be done in
accordance with this Lease; provided, that Landlord’s consent to such Alterations shall not
constitute either Landlord’s assumption, in whole or in part, of Tenant’s responsibility for
compliance with the ADA, or representation or confirmation by Landlord that such Alterations comply
with the provisions of the ADA.

ARTICLE VIII

ASSIGNMENT AND SUBLETTING

     8.1 Except as provided in this Lease, Tenant shall not assign, transfer or otherwise encumber
(collectively, “assign”) this Lease or all or any of Tenant’s rights under this Lease or interest
in this Lease, or sublet or permit anyone to use or occupy (collectively, “sublet”) the Premises or
any part of the Premises, without obtaining the prior written consent of Landlord, which consent
may be withheld or granted in Landlord’s sole and absolute discretion. Notwithstanding the
foregoing sentence, (a) provided that at the time request is made for approval of assignment or
subletting pursuant to this Section no Event of Default shall exist, and subject to Landlord’s
rights pursuant to Sections 8.3, 8.4 and 8.5 below, Landlord shall not unreasonably
withhold, delay or condition its consent to any proposed assignment or subletting of the Premises,
provided that (i) the use of the Premises pursuant to such assignment or sublease is in compliance
with Article VII of this Lease; (ii) the proposed assignee or subtenant is of a type and
quality consistent and compatible with a first-class office building and with the Building and its
tenants, and is not an entity that enjoys sovereign immunity (other than an entity of the United
States Federal government or the District of Columbia government) or an entity that intends to use
the space as medical offices or as a drug clinic; (iii) Landlord is reasonably satisfied with the
financial condition of the assignee under any such assignment or the sublessee under any such
sublease to perform its general business obligations and its obligations under this Lease (taking
into account that Tenant shall remain liable for the obligations of such assignee or sublessee
under this Lease following any approved subletting or assignment); (iv) the initial Tenant remains
fully liable as a primary obligor jointly and severally with any subtenant or assignee for the
payment of all rent and other charges under this Lease and for the performance of all its other
obligations under this Lease; and (v) any assignment is for all of Tenant’s rights and obligations
under this Lease, and (b) so long as the proposed subtenant complies with the terms of subparts
(i), (ii) and (iv) of subpart (a) of this sentence and Tenant has not subleased or assigned
(including the proposed assignment of sublease) more than ten percent (10%) of the Premises,
Landlord’s consent to a proposed sublease shall not be required. Except as otherwise expressly
provided in Section 8.7 below, no assignment, sublet or right of occupancy under this Lease
may be effectuated by operation of law or otherwise without the prior written consent of Landlord.
Any attempted assignment, transfer or other encumbrance of this Lease or all or any of Tenant’s
rights under this Lease or interest in this Lease, and any sublet or permission to use or occupy
the Premises or any part of the Premises not in accordance with this Article VIII shall be
void and of no force or effect. Any assignment or subletting, Landlord’s consent thereto, or
Landlord’s collection or acceptance of rent from any assignee or subtenant shall not be construed
either as waiving or

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releasing Tenant from any of its liabilities or obligations under this Lease
as a principal and not as a guarantor or surety, or as relieving Tenant or any assignee or
subtenant from the obligation of obtaining Landlord’s prior written consent (if required) to any subsequent assignment or
subletting. For any period during which an Event of Default exists under this Lease, Tenant hereby
authorizes each such assignee or subtenant to pay said rent directly to Landlord upon receipt of
notice from Landlord specifying same. Landlord’s collection of such rent shall not be construed as
an acceptance of such assignee or subtenant as a tenant. Tenant shall not mortgage, pledge,
hypothecate or encumber (collectively “pledge”) this Lease without Landlord’s prior written
consent, which consent may be granted or withheld in Landlord’s sole and absolute discretion.
Tenant shall pay to Landlord an administrative fee equal to one thousand five hundred dollars
($1,500) plus all third-party out-of-pocket expenses (including reasonable attorneys’ fees and
accounting costs) incurred by Landlord in connection with Tenant’s request for Landlord to give its
consent to any assignment, subletting, or pledge. The form of any sublease or assignment, which
sublease or assignment is subject to Landlord’s approval hereunder, shall also be subject to
Landlord’s approval, which will not be unreasonably withheld, conditioned or delayed. Tenant shall
deliver to Landlord a fully-executed copy of each agreement evidencing a sublease, assignment or
pledge within ten (10) days after Tenant’s execution thereof (regardless of whether Landlord’s
consent was required or obtained).

     8.2 If Tenant is a partnership, then any event (whether voluntary, concurrent or related)
resulting in a dissolution of Tenant, any withdrawal or change (whether voluntary, involuntary or
by operation of law) of partners owning a controlling interest in Tenant (including each general
partner), or any structural or other change having the effect of limiting the liability of the
partners shall be deemed a voluntary assignment of this Lease subject to the provisions of this
Article. If Tenant is a corporation (or a partnership with a corporate general partner), then any
event (whether voluntary, concurrent or related) resulting in (i) a dissolution, merger,
consolidation or other reorganization of Tenant (or such corporate general partner), or (ii) the
sale or transfer or relinquishment of the interest of shareholders who, as of the date of this
Lease, own a controlling interest of the capital stock of Tenant (or such corporate general
partner), shall be deemed a voluntary assignment of this Lease subject to the provisions of this
Article; provided, however, that the foregoing portion (ii) of this sentence shall not apply to
corporations whose stock is traded through a national or regional exchange or over-the-counter
market immediately prior to the transaction. If Tenant is a limited liability company, then any
dissolution of Tenant or a withdrawal or change, whether voluntary, involuntary or by operation of
law, of members owning a controlling interest in Tenant shall be deemed a voluntary assignment of
this Lease. In addition, a transfer of all or substantially all of the assets of Tenant, either by
merger, consolidation, or otherwise shall be deemed to be an assignment under this Article
VIII.

     8.3 If at any time during the Lease Term Tenant desires to assign, sublet or pledge all or
part of this Lease or the Premises, then in connection with Tenant’s request to Landlord for
Landlord’s consent thereto, Tenant shall give notice to Landlord in writing (“Tenant’s Request
Notice”) containing: the identity of the proposed assignee, subtenant or other party and a
description of its business; the terms of the proposed assignment, subletting or other transaction;
the commencement date of the proposed assignment, subletting or other transaction (the “Proposed
Sublease Commencement Date”); the area proposed to be assigned, sublet or otherwise encumbered (the
“Proposed Sublet Space”); the most recent financial statement or other evidence of financial
responsibility of such proposed assignee, subtenant or other party; and a certification executed by
Tenant and such party stating whether or not any premium or other consideration is being paid for
the assignment, sublease or other transaction. Landlord shall, subject to the terms of Section
8.4 below, grant or withhold its consent to such proposed assignment, sublease or other
transaction pursuant to the terms set forth in this Article VIII within fifteen (15) business days
of its receipt of Tenant’s Request Notice provided such Tenant’s Request Notice contains all of the
required information. 

     8.4 If at any time during the Lease Term Tenant desires to assign or sublet twenty thousand
(20,000) rentable square feet or more of the Premises or the term for the Proposed Sublet Space is
for ninety-five percent (95%) or more of the remainder of the Lease Term then in effect (a
“Recapturable Sublease”), when Tenant delivers Tenant’s Request Notice, such notice will specify
that it is sent for the additional purpose of determining whether Landlord will exercise its
recapture rights, and not have to contain the identity of the proposed assignee, subtenant or other
party, the certification stating whether or not any premium or other

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consideration is being paid, and a description of its business or the most recent financial statement or other
evidence of financial responsibility of such proposed assignee, subtenant or
other party notwithstanding the terms of Section 8.3 above. Landlord shall have the
right in its sole and absolute discretion to terminate this Lease with respect to the Proposed
Sublet Space that is a Recapturable Sublease by sending Tenant written notice of such termination
within thirty (30) days after Landlord’s receipt of Tenant’s Request Notice. If Landlord does not
terminate this Lease with respect to the Proposed Sublet Space that is a Recapturable Sublease (or
if Landlord fails to send a notice to Tenant electing to terminate this Lease with respect to such
space), then if at any time prior to the date that is one hundred eighty (180) days after the date
Landlord receives Tenant’s Request Notice, Tenant identifies a specific subtenant or assignee or
otherwise intends to enter into a sublease, assignment or similar transaction, Tenant shall (if not
contained in the original notice) deliver a supplement to the Tenant’s Request Notice containing
the identity of the proposed assignee, subtenant or other party and a description of its business
and the most recent financial statement or other evidence of financial responsibility of such
proposed assignee. Thereafter, Landlord shall approve or disapprove Tenant’s request in the
specific Tenant’s Request Notice within fifteen (15) business days of its receipt of Tenant’s
Request Notice provided such Tenant’s Request Notice contains all of the required information. If
(i) Tenant fails to deliver the foregoing supplement to Tenant’s Request Notice specifying the
applicable additional information prior to the expiration of the foregoing one hundred eighty (180)
day period, or (ii) Landlord does not approve a Tenant’s Request Notice that is timely made prior
to the expiration of the foregoing one hundred eighty (180) day period, then Tenant shall again, if
Tenant at any time desires to enter into a Recapturable Sublease, provide another Tenant’s Request
Notice and Landlord shall once again have the right to recapture such space in accordance with the
terms of this Article VIII. If the Proposed Sublet Space does not constitute the entire Premises
and Landlord exercises its option to terminate this Lease with respect to the Proposed Sublet
Space, then (a) Tenant shall tender the Proposed Sublet Space to Landlord on the Proposed Sublease
Commencement Date and such space shall thereafter be deleted from the Premises, and (b) as to that
portion of the Premises which is not part of the Proposed Sublet Space, this Lease shall remain in
full force and effect except that Base Rent and additional rent shall be reduced pro rata. The
cost of any construction required to permit the operation of the Proposed Sublet Space separate
from the balance of the Premises shall be paid by Tenant to Landlord as additional rent under this
Lease. If the Proposed Sublet Space constitutes the entire Premises and Landlord elects to
terminate this Lease, then Tenant shall tender the Proposed Sublet Space to Landlord, and this
Lease shall terminate, on the Proposed Sublease Commencement Date.

     8.5 If any sublease or assignment (whether by operation of law or otherwise, including,
without limitation, an assignment pursuant to the provisions of the Bankruptcy Code or any other
Insolvency Law) provides that the subtenant or assignee thereunder is to pay any amount in excess
of the rental and other charges due under this Lease, then whether such excess be in the form of an
increased monthly or annual rental, a lump sum payment, payment for the sale, transfer or lease of
Tenant’s fixtures, leasehold improvements, furniture and other personal property (not including
bona fide sales on market terms of any movable furniture, furnishings, personal property and
equipment), or any other form (and if the subleased or assigned space does not constitute the
entire Premises, the existence of such excess shall be determined on a pro-rata basis), Tenant
shall pay to Landlord fifty percent (50%) of any such excess or other premium applicable to the
sublease or assignment (less Tenant’s reasonable out-of-pocket costs incurred in subleasing, for
brokerage commissions, Tenant’s attorneys’ fees, marketing costs, rental abatements, improvement
costs and improvement allowances, which cost shall be amortized over the term of the sublease for
purposes of determining such excess amounts due to Landlord under this Lease on account of such
sublease), which amount shall be paid by Tenant to Landlord (unless such payment is otherwise
waived, in whole or in part, by Landlord in writing) as additional rent upon such terms as shall be
specified by Landlord and in no event later than thirty (30) days after any receipt thereof by
Tenant. Acceptance by Landlord of any payments due under this Section shall not be deemed to
constitute approval by Landlord of any sublease or assignment, nor shall such acceptance waive any
rights of Landlord under this Lease. Landlord shall have the right to inspect and audit Tenant’s
books and records relating to any sublease or assignment.

     8.6 All restrictions and obligations imposed pursuant to this Lease on Tenant shall be deemed
to extend to any subtenant, assignee, licensee, concessionaire or other occupant or transferee, and
Tenant shall cause such person to comply with such restrictions and obligations.

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Any assignee shall be deemed to have assumed obligations as if such assignee had originally executed this Lease
and at Landlord’s request shall execute promptly a document confirming
such assumption. Each sublease is subject to the condition that if the Lease Term is
terminated or Landlord succeeds to Tenant’s interest in the Premises by voluntary surrender or
otherwise, at Landlord’s option, the subtenant shall be bound to Landlord for the balance of the
term of such sublease and shall attorn to and recognize Landlord as its landlord under the then
executory terms of such sublease or, at Landlord’s sole option, the subtenant shall execute a
direct lease with Landlord on Landlord’s then-current standard form.

     8.7 Notwithstanding anything contained in this Article VIII to the contrary, provided
no Event of Default remains uncured under this Lease, Tenant may, without prior written notice to
Landlord and without Landlord’s prior written consent and without being subject to Landlord’s
rights and Tenant’s obligations set forth in Sections 8.4 and 8.5, assign or transfer its
entire interest in this Lease: (a) to a corporation or other business entity which is the
successor corporation (herein sometimes referred to as a “Successor Corporation”) in a bona fide
sale transaction of Tenant, whether by merger, consolidation or sale of all or substantially all of
the assets or ownership interests of Tenant, provided that such successor corporation shall have a
creditworthiness (e.g., assets and capitalization) and net worth (which shall be determined on a
pro forma basis using generally accepted accounting principles consistently applied and using the
most recent financial statements) immediately following such transaction at least equal to the
creditworthiness and net worth of Tenant as of the date that is immediately prior to such merger,
consolidation or sale, and provided that the Successor Corporation shall assume in writing to
Landlord’s reasonable satisfaction all of the obligations and liabilities of Tenant under this
Lease; or (b) to a corporation or other business entity (herein sometimes referred to as a “Related
Corporation”) which shall control, be controlled by or be under common control with Tenant,
provided that Tenant shall provide Landlord with written notice that such assignment or transfer
has occurred within two (2) business days of such assignment or transfer. For the purpose of
determining the creditworthiness and net worth of Tenant as set forth in the preceding sentence,
the creditworthiness (e.g., assets and capitalization) and net worth (which shall be determined on
a pro forma basis using generally acceptable accounting principles consistently applied and using
the most recent financial statements) of a guarantor will be included in such determination
provided that such guarantor has agreed in writing to guaranty the obligations of Tenant or
Successor Corporation (as applicable) and the form of such guaranty is acceptable to Landlord in
its reasonable discretion. In the event of any such assignment or subletting, Tenant shall remain
fully liable as a primary obligor for the payment of all rent and other charges required under this
Lease and for the performance of all obligations to be performed by Tenant under this Lease. For
purposes of clause (b) above, “control” shall be deemed to be ownership of more than fifty percent
(50%) of the stock or other voting interest of the controlled corporation or other business entity.
Together with Tenant’s notice to Landlord pursuant to this Section, Tenant shall submit to
Landlord sufficient information regarding the transaction as is reasonably necessary for Landlord
to confirm that the transaction meets the qualifications set forth in this Section. Any Successor
Corporation or Related Corporation as defined in this Section 8.7 above shall be referred
to herein as “Permitted Transferee”. If the Security Deposit under the terms of this Lease is in
the form of a Letter of Credit, then Tenant shall at Tenant’s sole cost, within five (5) business
days (for which no notice and cure period will apply) of the date of such transfer, cause any such
Letter of Credit to be amended or reissued to reflect a transaction contemplated by the terms of
this Section 8.7, and Tenant’s failure to promptly cause such amendment or reissuance will
be an Event of Default hereunder.

ARTICLE IX

MAINTENANCE AND REPAIRS

     9.1 Tenant, at Tenant’s sole cost and expense, shall promptly make all repairs, perform all
maintenance, and make all replacements in and to the Premises that are necessary to keep the
Premises in first-class condition and repair, in a clean, safe and tenantable condition, and
otherwise in accordance with all Laws and the requirements of this Lease, subject to Landlord’s
obligations set forth in Section 9.2 below. Tenant shall maintain all fixtures,
furnishings and equipment located in, or exclusively serving, the Premises in clean, safe and
sanitary condition, shall take good care thereof and make all required repairs and replacements
thereto. Tenant shall give Landlord prompt written notice of any defects or damage to the
structure of, or equipment or fixtures in, the Building or any part of the Building. Tenant shall
suffer no waste or injury to any part of the Premises, and shall, at the expiration or earlier
termination of the

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Lease Term, surrender the Premises in an order and condition comparable to their
order and condition on the Lease Commencement Date, except for ordinary wear and tear and as
otherwise provided in Article XVII. Except as otherwise provided in Article
XVII, all injury, breakage and damage to the Premises and to any other part of the Building
caused by any act or omission of any invitee, agent, employee, subtenant, assignee, contractor,
client, family member, licensee, customer or guest of Tenant (collectively, “Invitees”) or Tenant,
shall be repaired by and at Tenant’s expense, except that Landlord shall have the right at
Landlord’s option, after twenty (20) days prior written notice to Tenant (except in the case of an
emergency, in which event no prior notice shall be required) to make any such repair and to charge
Tenant for all costs and expenses incurred in connection therewith if Tenant does not perform such
required repairs within such twenty (20) day period, provided that if such required repairs cannot
reasonably be effected within such twenty (20) day period and Tenant begins such required repairs
promptly within such twenty (20) day period, then, except in the event of an emergency, Tenant
shall have such additional time as is reasonably necessary to perform such repairs, provided that
such additional period shall not exceed ninety (90) days from Landlord’s initial notice to Tenant.
Landlord shall provide and install replacement tubes for building standard fluorescent light
fixtures identified on Exhibit O (subject to reimbursement pursuant to Article V);
all other bulbs and tubes for the Premises shall be provided and installed by Tenant at Tenant’s
expense.

     9.2 Except as otherwise provided in this Lease, Landlord shall (subject to reimbursement
pursuant to Article V) keep the exterior and demising walls, load bearing elements,
foundations, roof and common areas that form a part of the Building, Garage, Fitness Center,
exterior windows, base Building restrooms and the building standard mechanical, water, electrical,
HVAC and plumbing systems, pipes and conduits, and life safety systems that are provided by
Landlord in the operation of the Building (collectively, the “Building Structure and Systems”),
clean and in good operating condition consistent with similar first-class buildings and, promptly
after becoming aware of any item needing repair, will make repairs thereto. Notwithstanding any of
the foregoing to the contrary, maintenance and repair of special tenant areas, facilities, finishes
and equipment (including, but not limited to, any special fire protection equipment,
telecommunications and computer equipment, kitchen/galley equipment, air-conditioning equipment
serving the Premises only and all other furniture, furnishings and equipment of Tenant and all
Alterations) shall be the sole responsibility of Tenant and shall be deemed not to be a part of the
Building Structure and Systems.

     9.3 (a) In the event that Landlord fails to perform any maintenance or repair obligations of
Landlord expressly set forth under this Lease with respect to the Premises (such failure, a
“Delayed Repair”), and (a) such failure shall continue for a period of twenty (20) days after
receipt of written notice from Tenant to Landlord and any lender of Landlord (the “First Repair
Self Help Notice”) or, if such failure can not reasonably be cured within twenty (20) days, then
such longer period as may be required for such cure provided that Landlord commences such cure
within such twenty (20)-day period and diligently pursues such cure to completion (provided that
such period shall not be extended beyond the date that is ninety (90) days after the First Repair
Self Help Notice), and (b) such failure shall continue for ten (10) business days after receipt of
an additional written notice from Tenant to Landlord and any lender of Landlord following the
expiration of the period described in clause (a) above (the “Second Repair Self Help Notice”), then
Landlord shall reimburse Tenant for either (x) a portion of the costs and expenses actually
incurred by Tenant in curing such Delayed Repair, in an amount equal to the difference between such
total costs and expenses actually incurred by Tenant less Tenant’s proportionate share of such
costs and expenses, if and to the extent such expenses are includable as Operating Expenses
pursuant to the terms of this Lease or (y) the costs and expenses actually incurred by Tenant in
curing such Delayed Repair, if such expenses are not so includable as Operating Expenses (with
Landlord hereby agreeing that such amounts shall not be included in the Operating Expenses for the
Building) (as applicable, the “Excess Repair Costs”) within thirty (30) days after Landlord has
received from Tenant an invoice therefor (and Tenant has provided a copy of same to any lender of
Landlord). The First Repair Self Help Notice and the Second Repair Self Help Notice each shall
include a statement in all capitals and bold face font that Tenant intends to exercise this right
to self help, and shall identify in reasonable detail the basis for the self help and the actions
Tenant intends to undertake to perform the Delayed Repair. Further notwithstanding anything to
the contrary contained in this Lease, Tenant’s right to perform any such self help pursuant to this
Section 9.3 is conditioned

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upon strict compliance by Tenant with the following
requirements: Tenant shall ensure that (i) all such work shall be performed solely by contractors,
subcontractors and design consultants, as applicable, who are bonded (if bonds are reasonably
available for the type and scope of work being performed), licensed in the District of Columbia, qualified and recognized as reputable
within their field, (ii) each entity performing such work shall have obtained public liability and
worker’s compensation insurance policies covering all persons who will perform such work in amounts
customary for comparable work in buildings comparable to the Building, and (iii) all such work
shall be performed in a good, workmanlike, first-class and prompt manner, and in accordance with
all applicable laws and the requirements of any insurance company insuring the Building or any
portion thereof. Further notwithstanding anything to the contrary contained in this Lease, the
self help right provided to Tenant under this Section 9.3 shall not be applicable to any
repair or maintenance obligations that affect the Building Structure and Systems or common areas.
Further notwithstanding anything to the contrary contained in this Lease, Tenant shall not have the
right to exercise any such self help rights against any landlord except for the landlord who failed
to perform the Delayed Repair.

          (b) In the event that Landlord fails to perform any maintenance or repair obligations of
Landlord expressly set forth under this Lease with respect to the Building Structure and Systems or
common areas that renders any material portion of the Premises untenable or inaccessible (such
failure, a “Structural Delayed Repair”), and (a) such failure shall continue for a period of ten
(10) business days after receipt of written notice from Tenant to Landlord and any lender of
Landlord (provided Tenant has been given the address to which such notices to Landlord’s lender
should be sent, however, Tenant will be deemed to have received such address if Landlord delivered
an SNDA to Tenant) (the “First Structure Delayed Repair Notice”) or, if such failure can not
reasonably be cured within ten (10) business days, then such longer period as may be required for
such cure provided that Landlord commences such cure within such ten (10) business day period and
diligently pursues such cure to completion (provided that such period shall not be extended beyond
the date that is twenty (20) business days after the First Structure Delayed Repair Notice), and
(b) such failure shall continue for ten (10) business days after receipt of an additional written
notice from Tenant to Landlord and any lender of Landlord (provided Tenant has been given the
address to which such notices to Landlord’s lender should be sent, however, Tenant will be deemed
to have received such address if Landlord delivered an SNDA to Tenant) following the expiration of
the period described in clause (a) above (the “Second Structure Delayed Repair Notice”), then
Tenant shall be entitled to an abatement of the Base Rent payable under this Lease on a pro rata
basis directly related to the portion of the Premises that is not tenantable or accessible for the
period beginning on the day after such ten (10) business day period ends after the First Structure
Delayed Repair Notice and continuing until the such portion of the Premises is tenantable.

          (c) In addition to any abatement of Base Rent set forth in Subsection (b) immediately above,
if a Structural Delayed Repair renders the greater of (i) ten percent (10%) of the rentable square
feet of the Premises (excluding the Storage Space) or (ii) 10,000 rentable square feet (excluding
the Storage Space), untenable or inaccessible for more than ninety (90) consecutive days after the
delivery of both the First Structural Delayed Repair Notice and the Second Structure Delayed Repair
Notice, then Tenant shall have the right to terminate this Lease upon the delivery of written
notice to Landlord. Notwithstanding the preceding sentence, if Landlord cures the Structural
Delayed Repair before the date that is thirty (30) days after Landlord’s receipt of such
termination notice from Tenant, then such termination shall not be effective and the Lease will
automatically remain in full force and effect, and provided further that if the Structural Delayed
Repair cannot reasonably be cured within the foregoing ninety (90) day period, then so long as
Landlord commenced to cure such Structural Delayed Repair within ten (10) business days after
Landlord’s receipt of the Second Structure Delayed Repair Notice, and Landlord is diligently and
continuously pursuing such cure, such ninety (90) day period will automatically be extended for a
period reasonably required to permit such Structural Delayed Repair to be cured, provided further
that in no event will such ninety (90) day cure period be extended beyond an additional two hundred
seventy (270) days (i.e., a total period of three hundred sixty (360) days after the delivery of
both the First Structural Delayed Repair Notice and the Second Structure Delayed Repair Notice).

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ARTICLE X

ALTERATIONS

     10.1 Landlord shall construct initial improvements in the Premises in accordance with
Exhibit B (including Schedule I to Exhibit B). It is understood and agreed that, except as
provided in the preceding sentence, Landlord will not make, and is under no obligation to make, any
structural or other alterations, decorations, additions, improvements or changes (collectively,
“Alterations”) in or to the Premises or the Building except as otherwise expressly provided in this
Lease. After the completion of an Alteration in accordance with the terms of this Lease, such
Alteration will be deemed to be part of the “Premises” and the “Building”.

     10.2 Tenant shall not make or permit anyone to make any Alterations in or to the Premises or
the Building, without the prior written consent of Landlord. Landlord shall not unreasonably
withhold its consent to any Alteration which Tenant may desire to make to the Premises; provided,
however, that Landlord shall retain sole and absolute discretion to withhold its consent to any
Structural Alteration (defined below) that is not approved by the holder of any Mortgage (if such
holder of any Mortgage has approval rights), or which may, in the opinion of Landlord (i) be
visible from outside the Premises (other than Tenant’s signage and exterior door approved by
Landlord pursuant to Section 11.1 below), or (ii) exceed the capacity of, hinder the
effectiveness of, interfere with, or will adversely affect the Building Structure and Systems of
the Premises or the Building. Notwithstanding the preceding sentence, Landlord shall not
unreasonably withhold, condition or delay consent to a Structural Alteration that (i) does not
affect the exterior appearance of the Building, (ii) does not adversely impact any other tenant’s
use or occupancy of such tenant’s premises, (iii) does not require a building permit, and (iv)
costs less than $25,000 in the aggregate. “Structural Alterations” shall be deemed to be any
Alterations that will necessitate any changes, replacements or additions to the Building Structure
and Systems, exterior wall systems, columns, roof, beams (including load-bearing elements) or
floors of the Premises or the Building. Tenant shall have the right to install an exterior door at
street level on the corner of 7th Street and Massachusetts Avenue in a location
reasonably acceptable to Landlord (with Landlord hereby approving the location shown on Exhibit
Q), provided that such installation shall comply with the provisions of this Lease pertaining
to Structural Alterations (but excluding Landlord’s approval). Landlord shall either approve or
disapprove any proposed Alteration within ten (10) business days after receiving such written
request together with all supporting materials required by Landlord to evaluate such request, and,
in the case of Landlord’s disapproval, Landlord shall specify its reasons for such disapproval.
Notwithstanding the foregoing, such ten (10) business day period may be extended from time to time
by written notice from Landlord for a reasonable period of time (not to exceed an additional ten
(10) business days) if the proposed Alteration will require review by outside third parties. If
Landlord fails to notify Tenant in writing (the “Landlord Approval Notice”) whether or not Landlord
will consent to such proposed Alteration within such ten (10) business day period (as the same may
have been extended by Landlord from time to time as provided above), and thereafter Tenant delivers
written notice (“Alteration Response Failure Notice”) to Landlord of such failure, which Alteration
Response Failure Notice shall bear a bold-typed, capitalized legend stating “YOU SHALL BE DEEMED TO
HAVE APPROVED THE ALTERATIONS DESCRIBED IN THIS NOTICE IF YOU FAIL TO RESPOND WITHIN FIVE (5)
BUSINESS DAYS FROM THE DATE OF THIS LETTER,” and Landlord fails to respond to such Alteration
Response Failure Notice within such five (5) business day period, Landlord shall be deemed to have
approved such Alteration described in such Alteration Response Failure Notice. Notwithstanding the
foregoing, Landlord’s consent shall not be required for any Alterations of a purely decorative
nature (e.g., paint, carpet and other floor and wall coverings), provided that such decorative
Alteration is replacing materials with like-materials (each, a “Cosmetic Alteration”). Any
Alterations made by Tenant shall be made: (a) in a good, workmanlike, first-class and prompt
manner; (b) using new materials only; (c) by contractors and subcontractors that have been approved
in writing by Landlord, such approval not to be unconditionally withheld, conditioned or delayed,
on days, at times and under the supervision of an architect approved in writing by Landlord (not
including Cosmetic Alterations); (d) in accordance with plans and specifications prepared by an
engineer or architect reasonably acceptable to Landlord (excluding Cosmetic Alterations, in which
case in accordance with a reasonably detailed written description prepared by Tenant), which plans
and specifications shall be approved in writing by Landlord (provided that Tenant shall pay as
additional rent hereunder any reasonable out-of-pocket third party costs incurred by Landlord or
the holder of any Mortgage in reviewing and approving such Alteration) (not including

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Cosmetic Alternations); (e) in accordance with all Laws and the requirements of any insurance
company insuring the Building or any portion thereof; (f) after having obtained any required
consent of the holder of any Mortgage, so long as the holder of any Mortgage has consent rights
(provided such consent shall not required in the case of only Cosmetic Alterations); (g) after
obtaining public liability and worker’s compensation insurance policies reasonably approved in
writing by Landlord, which policies shall cover every person who will perform any work with respect
to such Alteration; and (h) if the Alteration is reasonably anticipated to cost in excess of
$500,000, upon request, after Tenant has delivered to Landlord documentation reasonably
satisfactory to Landlord evidencing Tenant’s financial ability to complete the Alteration in
accordance with the provisions of this Lease. During the construction of any Alterations, Tenant
shall obtain and deliver to Landlord partial or conditional lien waivers reasonably acceptable to
Landlord from all contractors, subcontractors, laborers and material supplies for any work, labor
and services to be performed and materials to be furnished in connection with any Alterations, and
Tenant shall obtain and deliver to Landlord final lien waivers reasonably acceptable to Landlord
upon completion of any such Alterations. If any lien (or a petition to establish such lien) is
filed in connection with any Alteration, such lien (or petition) shall be discharged by Tenant
within ten (10) business days thereafter, at Tenant’s sole cost and expense, by the payment thereof
or by the filing of a bond acceptable to Landlord. If Landlord gives its consent to the making of
any Alteration, such consent shall not be deemed to be an agreement or consent by Landlord to
subject its interest in the Premises or the Building to any liens which may be filed in connection
therewith. For each Alteration other than a Cosmetic Alteration, Tenant shall be responsible for
the payment to Landlord of an oversight construction management fee in the amount not to exceed one
percent (1%) of Tenant’s hard costs of such work. Promptly after the completion of an Alteration,
Tenant at its expense shall deliver to Landlord three (3) sets of accurate as-built drawings or a
complete “CAD” file showing such Alteration in place. Tenant shall reimburse (as additional rent)
Landlord, its employees and agents for, and shall indemnify, defend upon request and hold them
harmless from and against, all costs, damages, claims, liabilities, expenses (including attorneys’
fees), losses, penalties and court costs suffered by or claimed against them, directly or
indirectly, based on or arising out of in whole or in part, the construction or installation of
Alterations.

     10.3 If any Alterations other than Cosmetic Alterations are made without the prior written
consent of Landlord, and Tenant fails to diligently prosecute to completion removal and correction
of such Alterations and restoration of the Premises and Building to their condition immediately
prior thereto within thirty (30) days after written notice from Landlord (provided that no such
cure period shall apply in the event of an emergency or if the Lease Term has expired), Landlord
shall have the right at Tenant’s expense to remove and correct such Alterations and restore the
Premises and the Building to their condition immediately prior thereto. All Alterations to the
Premises or the Building made by either party shall immediately become the property of Landlord and
shall remain upon and be surrendered with the Premises as a part thereof at the expiration or
earlier termination of the Lease Term; provided, however, that (a) if there shall be no Event of
Default continuing under this Lease, then Tenant shall have the right to remove, prior to the
expiration or earlier termination of the Lease Term, all movable furniture, furnishings and
equipment installed in the Premises solely at the expense of Tenant, and (b) Tenant shall remove
all Required Removables (hereinafter defined) and any other Alterations and other items in the
Premises or the Building (including all cabling and wiring) which Landlord designates in writing
for removal at the time Landlord consents to the installation of such Alteration. Movable
furniture, furnishings and trade fixtures shall be deemed to exclude without limitation any item
the removal of which might cause damage to the Premises or the Building or which would normally be
removed from the Premises with the assistance of any tool or machinery other than a dolly.
Notwithstanding the foregoing, Tenant shall not be required to remove Alterations consisting of
standard buildout items that are typically installed by similar tenants in other first class office
buildings in the vicinity of the Building, but Tenant shall be required to remove the following
(each a “Required Removable”): (A) any vault, interior stairwells, raised flooring, file storage
systems, generators, UPS, antennae and server racks, (B) all telephone and data cabling installed
by or on behalf of Tenant as part of the Tenant’s Work performed pursuant to Exhibit B and
any future telephone and data cabling installed by or on behalf of Tenant or Tenant’s subtenants,
licensees or assignees (collectively, “Cabling”) whether such Cabling is located in the Premises or
elsewhere in the Building (it being agreed that Tenant shall have no right to install Cabling
outside of the Premises without obtaining Landlord’s prior written consent, provided that Tenant
shall be entitled to reasonable use of the Building risers), which may be granted or

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withheld in Landlord’s sole discretion); (C) any and all corporate restroom or shower
facilities, (D) kitchen and cafeteria facilities (but excluding kitchenette or pantry-type
facilities, i.e., small facilities that typically contain one standard-sized refrigerator,
dishwasher, microwave, sink, and/or coffee maker without any material food preparation areas)
within the Premises, and (E) all of Tenant’s specialized emblems and signage within or on the
exterior of the Premises and the Building. Tenant shall repair and restore any damage to the
Premises caused by such removal, and if Tenant fails to do so Landlord shall have the right at
Tenant’s expense to repair all damage and injury to the Premises or the Building caused by such
removal. If such furniture, furnishings and equipment are not removed by Tenant prior to the
expiration or earlier termination of the Lease Term, the same shall at Landlord’s option become the
property of Landlord and shall be surrendered with the Premises as a part thereof; provided,
however, that Landlord shall have the right at Tenant’s expense to remove from the Premises such
furniture, furnishings and equipment, all Required Removables and any Alteration (excluding
Alterations that are typical building standard items) which Landlord designates in writing for
removal at the time of approval of the Alteration. If Tenant fails to return the Premises to
Landlord as required by this Section, then Tenant shall pay to Landlord, as additional rent, all
costs incurred by Landlord in effecting such return.

     10.4 (a) Tenant shall have the right from time to time to install security cameras within (i) the
Premises, and (ii) in the exit stairwells of the Building on and between any floors of the Building
so long as Tenant is leasing all of the rentable area on the floor above and below such area (i.e.,
for example, if Tenant is leasing the 6th, 7th and 8th floors,
then Tenant may install such cameras in such stairwells on the 6th and 8th
floors, and in between) without Landlord’s consent, provided that any such installation shall be
accomplished in accordance with the terms of this Lease as if such installation was an Alteration
hereunder (excluding Landlord’s consent). In addition, Tenant shall have the right, with
Landlord’s prior written consent (which consent shall not be unreasonably withheld, conditioned or
delayed) from time to time to install one (1) security camera outside the main entrance (i.e., in
the common area) to the Premises on any floor in which Tenant is leasing less than the entire floor
of the Building, so long as such camera is reasonably designed, installed and intended to be for
the sole purpose of identifying persons entering such portion of the Premises (and not for
monitoring the common areas outside of the Premises), provided that any such installation shall be
accomplished in accordance with the terms of this Lease as if such installation was an Alteration
hereunder. Except as expressly provided in this Subsection (a), Tenant shall not have any right to
install security cameras in the Premises or the Building.

          (b) If Tenant installs one or more security cameras pursuant to the terms of this Section
10.4, then Landlord, its employees and agents shall not be liable to Tenant, any Invitee or any
other person or entity for any damage (including indirect and consequential damage), injury, loss
or claim (including claims for the interruption of or loss to business) based on or arising out of
the existence, operation, use, monitoring, failure to monitor or any matter related to such
security cameras whatsoever, and Tenant hereby waives any right it may have to make any claim
against Landlord related to the use, operation, existence, monitoring or failure to monitor any
such security cameras. Tenant shall reimburse Landlord for (as additional rent), and shall
indemnify, defend upon request and hold Landlord harmless from and against all costs, damages,
claims, liabilities, expenses (including reasonable attorneys’ fees and costs of litigation),
losses, penalties and court costs suffered by or claimed against Landlord from Tenant or third
parties, directly or indirectly, based on or arising out of, in whole or in part, the use,
operation, existence, monitoring, failure to monitor or any other matter related to such security
cameras.

ARTICLE XI

SIGNS

     11.1 (a) Subject to the terms of this Article XI, Tenant, at Tenant’s sole cost and
expense, shall, subject to Landlord’s approval which will not be unreasonably withheld, conditioned
or delayed, be permitted to install (i) an exterior identification sign (identifying Tenant’s name
and/or logo) in a reasonably prominent location on the Massachusetts Avenue, NW side of the
Building in a size, design and location consistent with Exhibit F, including

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placing Tenant’s name signage on either the upper location or lower location shown on
Exhibit F and placing a logo sign as shown on Exhibit F (Landlord initially
approving the specifications and sign locations on Exhibit F), which exterior sign may be
illuminated in accordance with the terms of this Article XI, and (ii) one (1) exterior
identification sign (identifying Tenant’s name and/or logo) in a reasonably prominent location on
the “lower” band of the Building above the street-level windows on the 7th Street side
of the Building (in a location selected by Landlord) in a size and design reasonably acceptable to
Landlord, if and only if Tenant is leasing (x) all of the rentable square footage on (and
including) the third (3rd) through (and including) the eighth (8th) floors of
the Building (but specifically excluding any portion of the third (3rd) floor occupied
by Landlord or Landlord’s affiliate(s) pursuant to the terms of Section 28.12), or (y) no
less than 177,160 rentable square feet in the Building (and if Tenant installs an exterior sign
pursuant to the terms of subpart (ii) of this sentence and Tenant’s Premises (or rentable square
footage) thereafter drops below the requirements of such subpart (ii), Tenant shall promptly (and
in no event later than thirty (30) days) remove such sign at Tenant’s sole cost and repair any
damage caused by such removal) . All such signs shall be installed in accordance with any
applicable state or local building code or zoning regulations. In the event that any of Tenant’s
signs are illuminated in accordance with the terms hereof, Tenant shall, at Tenant’s sole cost and
expense, install a meter to separately monitor the electricity consumption for the illumination of
any such signs and shall be responsible for cost of the electricity required to illuminate such
signs. Notwithstanding anything to the contrary, in order to ensure that light from an exterior
sign does not unreasonably interfere with occupancy of, or view from the Building, only an exterior
sign located (i) in the upper location on the Massachusetts Ave. side of the Building as shown on
Exhibit F, and (ii) directly above the entry door shown on Exhibit F may be
illuminated (i.e., an exterior sign in the lower location shown on the Massachusetts Ave. side of
the Building as shown Exhibit F may not be illuminated). Tenant shall also have the right
to etch the exterior glass on the First Floor of the Building with Tenant’s name and logo; provided
that such etchings are in accordance with any applicable state or local building code or zoning
regulations. No other sign, advertisement or notice referring to Tenant shall be inscribed,
painted, affixed or otherwise displayed on any part of the exterior or the interior of the Building
except on the directories and doors of offices and such other areas as are designated by Landlord,
and then only in such place, number, size, color and style as are reasonably approved by Landlord
and are in accordance with any applicable state or local building code or zoning regulations. All
of Tenant’s signs that are approved by Landlord, other than those signs described in the first two
sentences of this Section, shall, at Landlord’s election, be installed by Landlord at Tenant’s sole
cost and expense. All of Tenant’s signs shall be removed by Tenant at Tenant’s sole cost and
expense upon the expiration or earlier termination of the Term (and Tenant shall repair any damage
to the Building or the Premises caused by such removal, including, but not limited to, the
restoration of the exterior glass on the First Floor of the Building to its condition prior to
Tenant’s etching its name and logo in such glass); provided, however, if the Lease Term is
terminated prior to the scheduled expiration of the Lease Term (with a termination pursuant to
Article XXX being deemed to be a scheduled expiration), then Tenant shall have an
additional fifteen (15) business days to remove such signs in accordance with the terms of this
Lease (as if the Lease was not terminated), including all restoration obligations. Landlord’s
approval of any sign pursuant to the terms of this Article XI, may include, but will not be
limited to the method of attachment, design, appearance, illumination, any installation contractor
and its insurance (if applicable), and size (with Landlord hereby approving the signage depicted on
Exhibit F attached hereto). If any sign, advertisement or notice that has not been approved by
Landlord is exhibited or installed by Tenant, then, if either the Lease Term has expired or Tenant
fails to remove the same within five (5) business days after receiving written notice from
Landlord, Landlord shall have the right to remove the same at Tenant’s expense. Landlord shall, at
Tenant’s cost, provide building standard suite entry signage identifying Tenant in a location
designated by Landlord and in such place, number, size, color and style as are approved by Landlord
in Landlord’s sole discretion, and Landlord also shall, at Tenant’s option, list Tenant’s name in
the Building lobby directory up to a maximum number of lines on the directory equal to one (1) line
for each 500 square feet of rentable area in the Premises. If Tenant requests Landlord to change
the names on such directory, then Tenant shall reimburse Landlord for all out-of-pocket third-party
costs incurred by Landlord therefor. Landlord’s acceptance of any name for listing on the Building
directory will not be deemed, nor will it substitute for, Landlord’s consent, as required by this
Lease, to any sublease, assignment or other occupancy of the Premises. Tenant shall not permit any
advertisement of or by Tenant that affirmatively impairs the reputation of the Building or its
desirability as a first-class office building, and upon notice from Landlord, Tenant shall
immediately refrain from and discontinue any such advertisement.

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          (b) Landlord reserves the right to affix, install and display signs, advertisements and
notices on any part of the exterior or interior of the Building but not in the Premises (except as
may be required by law or in emergency situations). Notwithstanding the foregoing terms of this
Subsection (b), during the Lease Term, Landlord shall not as long as Tenant or a Permitted
Transferee is leasing at least 70,000 rentable square feet (excluding the Storage Space) in the
Building, (i) install (or permit the installation of) any exterior sign identifying a tenant of the
Building on the Massachusetts Ave. side of the Building, and (ii) install (or permit the
installation of) any exterior sign on the 7th street side of the Building identifying a
tenant of the Building that leases less than 35,000 rentable square feet on an entire floor of the
Building; provided, however, that the foregoing restrictions expressly exclude (x) ground floor
storefront signage of retail tenants for which Landlord may grant signage rights without
restriction and (y) directional/delivery-type signage generally intended to facilitate location of
tenants in the Building, which Landlord may install without restriction.

ARTICLE XII

INSPECTION

     12.1 At all times Tenant shall permit Landlord, its agents and representatives, and the holder
of any Mortgage, to enter the Premises without charge therefor and without diminution of the rent
payable by Tenant in order to examine, inspect or protect the Premises and the Building, to make
such alterations and/or repairs as in the sole and absolute judgment of Landlord may be deemed
necessary or desirable, or during the last fifteen (15) months of the Lease Term (and during any
period in which an Event of Default exists under this Lease) to exhibit the same to brokers,
prospective tenants, lenders, purchasers and others. Except in the event of an emergency, Landlord
shall endeavor to (i) give Tenant advance notice of any such entry (with Tenant permitted to have a
representative present during such entry), and (ii) minimize disruption to Tenant’s normal business
operations in the Premises in connection with any such entry.

ARTICLE XIII

INSURANCE

     13.1 Tenant shall not conduct or permit to be conducted any activity, or place or permit to be
placed any equipment or other item in or about the Premises or the Building, which will in any way
increase the rate of fire insurance or other insurance on the Building. If any increase in the
rate of fire insurance or other insurance is due to any activity, equipment or other item of
Tenant, including without limitation signs permitted by the terms of this Lease, then (whether or
not Landlord has consented to such activity, equipment or other item) Tenant shall pay as
additional rent due under this Lease the amount of such increase. The statement of any applicable
insurance company or insurance rating organization (or other organization exercising similar
functions in connection with the prevention of fire or the correction of hazardous conditions) that
an increase is due to any such activity, equipment or other item shall be conclusive evidence
thereof.

     13.2 (a) Commencing on the Lease Commencement Date and for the remainder of the Lease Term,
Tenant shall obtain and maintain (1) commercial general liability insurance (written on an
occurrence basis) including contractual liability coverage, premises and operations coverage, broad
form property damage coverage and independent contractors coverage, and containing an endorsement
for personal injury, (2) business interruption insurance, (3) all-risk property insurance, (4)
comprehensive automobile liability insurance (covering automobiles owned by Tenant, if any), (5)
worker’s compensation insurance, (6) employer’s liability insurance, and (7) excess/umbrella
insurance written on an occurrence basis. Such commercial general liability insurance shall be in
minimum amounts typically carried by prudent tenants engaged in similar operations, but in no event
shall be in an amount less than Two Million Dollars ($2,000,000) combined single limit per
occurrence with a Four Million Dollar ($4,000,000) annual aggregate. Such business interruption
insurance shall be in minimum amounts typically carried by prudent tenants engaged in similar
operations, but in no event shall be in an amount less than the Base Rent then in effect during any
Lease Year. Such property insurance shall be in an amount not less than that required to replace
all of the original tenant improvements installed in the Premises pursuant to Exhibit B,
all Alterations and all other contents of the Premises (including, without limitation, Tenant’s
trade fixtures, decorations, furnishings, equipment and personal property). Such automobile
liability insurance shall be in an amount not less than One Million Dollars ($1,000,000) for each
accident. Such

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worker’s compensation insurance shall carry minimum limits as defined by the law of the
jurisdiction in which the Building is located (as the same may be amended from time to time). Such
employer’s liability insurance shall be in an amount not less than One Million Dollars ($1,000,000)
for each accident, One Million Dollars ($1,000,000) disease-policy limit, and One Million Dollars
($1,000,000) disease-each employee. Such excess/umbrella insurance shall be in minimum amounts of
Five Million Dollars ($5,000,000) per occurrence and a Five Million Dollar ($5,000,000) annual
aggregate, in addition to the liability insurance specified above.

          (b) All such insurance shall: (1) be issued by a company that is licensed to do business in
the jurisdiction in which the Building is located, that has been reasonably approved in advance by
Landlord and that has a rating equal to or exceeding A:XI from Best’s Insurance Guide; (2) name
Landlord, the managing agent of the Building and the holder of any Mortgage as additional
insureds/loss payees (as applicable); (3) contain an endorsement that such policy shall remain in
full force and effect notwithstanding that the insured may have waived its right of action against
any party prior to the occurrence of a loss (Tenant hereby waiving its right of action and recovery
against and releasing Landlord and its employees and agents from any and all liabilities, claims
and losses for which they may otherwise be liable to the extent Tenant is covered by insurance
carried or required to be carried under this Lease); (4) provide that the insurer thereunder waives
all right of recovery by way of subrogation against Landlord, its partners, agents, employees, and
representatives, in connection with any loss or damage covered by such policy; (5) be reasonably
acceptable in form and content to Landlord; (6) be primary and non-contributory; and (7) contain an
endorsement for cross liability and severability of interests. Notwithstanding any deductible
provision in Tenant’s policies, Tenant will be deemed to be maintaining the insurance required of
Tenant under the terms of this Lease. Landlord reserves the right from time to time to require
Tenant to obtain higher minimum amounts or different types of insurance if it becomes customary for
other landlords of first-class office buildings in the Washington, D.C., metropolitan area to
require similar sized tenants in similar industries to carry insurance of such higher minimum
amounts or of such different types of insurance, provided such insurance is reasonably available to
Tenant or tenants similarly situated to Tenant in the downtown business district of Washington D.C.
Tenant shall deliver a certificate (on Accord Form 27 or equivalent form) of all such insurance
and receipts evidencing payment therefore, which certificate shall provide that in the event of
cancellation, failure to renew, reduction of amount of insurance or change in coverage, such
insurer shall endeavor to provide Landlord no less than thirty (30) days notice of such proposed
action (and, upon request, copies of all required insurance policies, including endorsements and
declarations) to Landlord concurrently with Tenant’s execution of this Lease and at least annually
thereafter. If Tenant receives notice that its insurer will or intends to cancel, not renew,
reduce or change the coverage such that such coverage does not comply with the terms of this Lease
(a “Failure of Compliance Notice”), Tenant shall deliver written notice of such Failure of
Compliance Notice to Landlord within ten (10) business days after Tenant’s receipt of such notice.
If Tenant receives a Failure of Compliance Notice and does not cause its coverage to again comply
with the terms of this Lease within ten (10) business days after its receipt of such notice, such
failure by Tenant will be an Event of Default for which no notice and cure period will apply
notwithstanding anything to the contrary. Tenant shall give Landlord immediate notice in case of
fire, theft or accident in the Premises, and in the case of fire, theft or accident in the Building
if involving Tenant, its agents, employees or Invitees. Neither the issuance of any insurance
policy required under this Lease nor the minimum limits specified in this Lease shall be deemed to
limit or restrict in any way Tenant’s liability arising under or out of this Lease.
Notwithstanding the foregoing terms of Article XIII, Tenant
 may satisfy any of the specific
required insurance coverages or requirements contained in this Article XIII pursuant to an
umbrella policy so long as such umbrella policy actually provides the specific required coverage.

     13.3 Landlord agrees to carry and maintain all-risk property insurance (with replacement cost
coverage) covering the Building and Landlord’s property therein in an amount required by its
insurance company to avoid the application of any coinsurance provision. Landlord agrees that its
insurance policy will not contain any deductible provision that is in excess of amounts carried by
a majority of owners of similar buildings in the downtown central business district of Washington,
D.C. Landlord hereby waives its right of action and recovery against Tenant and releases Tenant
and its employees, agents and contractors from any and all liabilities, claims and losses for which
Tenant may otherwise be liable to the extent Landlord is covered by or required by the terms of
this Lease to carry property insurance therefor. Landlord shall use reasonable efforts to secure a
waiver of subrogation endorsement from its insurance

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carrier. Landlord also agrees to carry and maintain commercial general liability insurance in
limits reasonably consistent with other first class office buildings in Washington, D.C. (but in no
event less than the limits required of Tenant pursuant to Section 13.2).

ARTICLE XIV

SERVICES AND UTILITIES

     14.1 (a) Subject to Tenant’s obligations specified in this Lease, Landlord shall provide the
following services, each in a manner consistent with other first class office buildings in
Washington D.C.: (1) heating, ventilation and air-conditioning (“HVAC”) furnished to the Premises
during the Building Hours in the seasons they are required and in accordance with the terms of
Exhibit N; (2) janitorial service on Monday through Friday only (excluding the holidays set
forth in Section 1.12 of this Lease (after 6:30 p.m. within the Premises and substantially
in accordance with the specifications set forth in Exhibit I attached hereto), (3)
electricity of up to seven (7) watts per rentable square foot for Tenant’s normal office power
usage (provided that Landlord agrees to provide up to ten (10) watts per rentable square foot in
the event Tenant demonstrates to Landlord Tenant’s need for such additional wattage), (4) standard
hot and cold water in the Building standard bathrooms for lavatory and drinking purposes at all
times subject to repair, maintenance and emergency, (5) elevator service (with at least two (2)
elevators in operation at all times, except in the event of an emergency), (6) exterior
window-cleaning service which shall be provided in accordance with the cleaning specifications
attached hereto as Exhibit J; (7) landscaping and snow removal during the seasons they are
required. If in any applicable portion of the Premises an excessive and unreasonable amount of
equipment are stored, used or operated beyond in excess of the applicable design requirements for
such space, Landlord shall not be liable for any failure to maintain comfortable atmosphere
conditions in such portion of the Premises or any applicable portion of the Premises directly
impacted by such portion of the Premises, including due to excessive heat generated by any
equipment or machinery installed by Tenant. If Tenant requires air-conditioning or heat beyond the
Building Hours, then Landlord will furnish the same, subject to repair and maintenance from time to
time, provided Tenant gives Landlord (i) with respect to a weekday that is part of Building Hours,
written notice prior to 3:00 pm on such weekday, (ii) with respect to a Saturday that is part of
Building Hours, written notice prior to 3:00 pm on the immediately preceding Friday (provided that
such Friday is part of Building Hours (i.e., it is not a holiday) and if such Friday is not part of
Building Hours, then prior to 3:00 pm on the last day that is part of Building Hours immediately
preceding such Saturday) and (iii) with respect to a Sunday or any other day that is not part of
Building Hours, written notice prior to 3:00 pm on the last weekday that is part of Building Hours
immediately preceding such Sunday or other day that is not part of Building Hours, and each such
written notice shall include the requested duration of such after hour HVAC, and the applicable
floor(s) and zone(s). Tenant shall pay, as additional rent, for such extra service a per-hour,
per-zone charge in accordance with Landlord’s standard cost schedule, as it may be increased from
time to time (based on the actual cost incurred by Landlord to provide such services without a
profit increment but taking into consideration the time of any Building engineer or property
manager and additional wear and tear on the Building systems); provided, however that in no event
shall Tenant be charged more for such service on an hourly basis than any other tenant in the
Building is charged. As of the date of this Lease, the current charge for such service is
Fifty-Five Dollars ($55.00) per-hour, per-zone with two zones on each floor. If the same
after-hours service is also requested by other tenants on the same floor as Tenant, the charge
therefor to each tenant requesting such after-hours service shall be a pro-rated amount based upon
the square footage of the leased premises of all tenants on the same floor requesting such
after-hours services. Landlord agrees to provide an access-control system in the Building
comparable to the system in first-class office buildings in the downtown Washington, D.C. area,
which is designed to provide secured access to tenants of the Building and Landlord designees only.
A description of such access-control system is attached as Exhibit G. Such access-control
system shall permit Tenant to have access to the Premises on a 24-hour, seven-days-a-week basis
(except in the event of emergency). Landlord shall, at its cost, provide an initial set of access
cards to the Building and the Garage in an amount equal to the number of employees of Tenant who
work at the Premises as of the Lease Commencement Date; provided, however, that any replacement or
additional cards requested by Tenant after the Lease Commencement Date shall be provided by
Landlord and Tenant shall reimburse Landlord for Landlord’s cost therefor. In addition, upon
Landlord’s reasonable approval, which may include reasonable additional security procedures, Tenant
shall have the right, at Tenant’s sole cost and as an Alteration

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subject to the terms of Article X, to install its own access-control system for the
Premises to restrict access to the Premises and to provide for the use of the existing fire stairs
for internal travel within the Premises and Tenant shall have the right, upon the reasonable
approval of Landlord, to tie such additional access-control system into the access-control system
for the Building. Landlord shall, as part of Operating Expenses, use commercially reasonable
efforts to cause the main Building lobby exterior door to only provide access to the Building by a
security or proximity card after 7 p.m. until the next weekday morning at 7 a.m., at which point
such door may provide access to the Building without a security or proximity card (subject to
remaining open from time to time for special events). Landlord shall, as part of Operating
Expenses, (i) provide for at least one (1) security guard to be in the Building on a 24-hour,
seven-days-a-week basis, and (ii) cause commercially reasonable procedures to be in place that
require visitors to the Building to sign-in a log upon entry. In the event Landlord offers any
other material amenities or services to any other tenants of the Building, such amenities or
services shall be offered to Tenant on the same basis as offered to other tenants of the Building.

          (b) Landlord may install checkmeters to electrical circuits serving Tenant’s equipment to
verify that Tenant is not consuming excessive electricity. If such checkmeters indicate that
Tenant’s average electricity consumption is excessive, then Landlord may install at Tenant’s
expense submeters to ascertain Tenant’s actual electricity consumption, and Tenant shall thereafter
pay for such consumption over ten (10) watts per rentable square foot at the then-current price per
kilowatt hour charged Landlord by the utility. Tenant’s electricity consumption shall be deemed
excessive if the electricity consumption in the Premises per square foot of rentable area
(including, without limitation, electricity consumed in connection with outlets and lighting use)
during any billing period exceeds ten (10) watts per rentable square foot.

          (c) Tenant shall reimburse Landlord for the cost of any excess water, sewer and chiller usage
in the Premises. Excess usage shall mean more than twenty percent (20%) above the estimated usage
in the Premises (per square foot of rentable area) during any billing period over the average usage
(per square foot of rentable area) during the same period for the entire Building, as reasonably
calculated by Landlord.

     14.2 Tenant’s employees who work in the Building on a regular basis may use the Fitness Center
(which may be unattended) at no additional cost to Tenant or Tenant’s employees throughout the
Lease Term (as extended) on a non-exclusive, first-come, first-served basis, twenty-four (24) hours
per day each day of the year (except in the event of an emergency and subject to reasonable rules
and regulations). Notwithstanding the foregoing terms of this Section 14.2, Landlord shall
have the right to terminate the operation of the Fitness Center if such use becomes prohibited by
applicable Laws or if insurance for the Fitness Center is no longer available (it being understood
that Landlord may pass through increases in the cost of insurance for the Fitness Center as an
Operating Expense pursuant to the terms of Article V hereof). Landlord shall provide an
access-control system for the Fitness Center consistent with the access-control system for the
Building which is designed to provide secured access to tenants of the Building and Landlord’s
designees only, and in addition, Landlord shall provide a combination-style lock on the entrance
door to each of the mens’ and womens’ changing rooms (the combination to which will be made readily
available to all applicable parties). Landlord shall specifically condition the use of the Fitness
Center by any person upon such person’s execution of a written waiver and release holding Landlord
harmless from any and all liability, damage, expense, cause of action, suit, claim, judgment and
cost of defense arising from injury to such employee or guest occurring in the Fitness Center or
resulting from the use thereof. Landlord’s form of such waiver as of the date hereof is attached
hereto as Exhibit E. Neither Landlord nor Landlord’s agents or partners, shall have any
liability to Tenant or its Invitees, for any damage, injury, loss, expense, compensation or claim
whatsoever arising out of the use of the Fitness Center. Further, Tenant agrees to indemnify and
save harmless Landlord and its agents and partners from and against any and all such damages,
injuries, losses, expenses, compensation or claims (including attorneys’ fees) arising from the use
of the Fitness Center by Tenant or its Invitees, unless such damage, loss or injury results from
the intentional misconduct or gross negligence of Landlord, its employees or agents, or from
Landlord’s failure to maintain the Fitness Center in accordance with the terms of this Lease.
Landlord shall cause the half-lockers that are in each of the mens’ and womens’ changing rooms as
of the date of this Lease to remain in the respective changing rooms, but if Landlord relocates the
Fitness Center in accordance with the terms of this Lease, Landlord shall cause each of the
relocated mens’ and womens’ changing rooms to each have at least twenty (20) half-lockers.
Landlord shall cause the Fitness Center to have at least one (1) changing room for the men and
women. Tenant

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acknowledges and agrees that Landlord shall not be obligated to modify or upgrade such
bathrooms in such changing rooms notwithstanding the terms of Section 7.1 or anything else
to the contrary in this Lease (unless required by applicable law, in which case any such upgrade or
modification will be performed by Landlord as part of Operating Expenses). If Landlord relocates
the Fitness Center, Landlord shall cause the (i) mens’ changing room to have no less than three (3)
shower stalls, one (1) toilet, one (1) urinal and one (1) sink with mirror, and (ii) womens’
changing room to have no less than three (3) shower stalls, two (2) toilets, and one (1) sink with
mirror, which relocated changing rooms and such specified improvements will be ADA compliant.
Landlord shall have the right to relocate the Fitness Center from time to time within the Building,
provided that (i) Landlord shall use commercially reasonable efforts to minimize any limitations on
the use of the Fitness Center during any such relocation (ii) all costs incurred by Landlord to
relocate the Fitness Center shall not be Operating Expenses under the terms of this Lease, and
(iii) after relocation, the new Fitness Center conforms to the requirements of this Lease. The
size of the Fitness Center (including any locker room and shower areas) shall at all times be no
less than approximately 2,500 gross square feet. Landlord shall initially provide, at its sole
cost and expense (and not as a Base Year Operating Expense) the equipment (or reasonable
substitutes) identified on Exhibit L attached hereto, and thereafter, Landlord shall
maintain at the least the equipment (or reasonable substitutes) identified on Exhibit L
during the Lease Term.

     14.3 Landlord shall not have any liability to Tenant, and Tenant shall not be entitled to
terminate this Lease or receive a rent abatement, in the event of Landlord’s failure or inability
to furnish any of the utilities or services required to be furnished by Landlord under this Lease
(a “Service Failure”); provided, however, that if all or substantially all of the Premises is
rendered untenable or inaccessible for a continuous period of seven (7) consecutive business days
after Tenant gives Landlord written notice thereof, and if Tenant does not in fact use the Premises
during such period, then, so long as no Event of Default is continuing under this Lease, Tenant
shall be entitled to an abatement of the Base Rent payable under this Lease for the period
beginning on the day after such seven (7) business day period ends and continuing until the
Premises is rendered tenantable. Notwithstanding the foregoing terms of this Section 14.3,
if all or substantially all of the Premises is rendered untenable or inaccessible because of a
Service Failure for a continuous period of one hundred eighty (180) days, then Tenant shall have
the right to terminate this Lease upon the delivery of written notice to Landlord; provided,
however, if Landlord causes all such applicable utilities or services to be restored before the
date that is thirty (30) days after Landlord’s receipt of such termination notice from Tenant,
Tenant’s termination will not be effective and the Lease will remain in full force and effect.

ARTICLE XV

LIABILITY OF LANDLORD

     15.1 Except as expressly provided in this Section 15.1, Landlord, its employees and
agents shall not be liable to Tenant, any Invitee or any other person or entity for any damage
(including indirect and consequential damage), injury, loss or claim (including claims for the
interruption of or loss to business) based on or arising out of any cause whatsoever (except as
otherwise provided in this Section), including, without limitation, the following: repair to any
portion of the Premises or the Building; interruption in the use of the Premises or any equipment
therein; the migration of noise, lights, vibration or odor into the Premises; any accident or
damage resulting from any use or operation (by Landlord, Tenant or any other person or entity) of
elevators or heating, cooling, electrical, sewerage, Fitness Center or plumbing equipment or
apparatus; termination of this Lease by reason of damage to the Premises or the Building; any fire,
robbery, theft, vandalism, mysterious disappearance or any other casualty; actions of any other
tenant of the Building or of any other person or entity; failure or inability to furnish any
service specified in this Lease; and leakage in any part of the Premises or the Building from
water, rain, ice or snow that may leak into, or flow from, any part of the Premises or the
Building, or from drains, pipes or plumbing fixtures in the Premises or the Building. Except as
otherwise expressly provided for in this Lease, if any condition exists which may be the basis of a
claim of constructive eviction, then Tenant shall give Landlord written notice thereof and a
reasonable opportunity to correct such condition, and in the interim Tenant shall not claim that it
has been constructively evicted or is entitled to a rent abatement. Any property placed by Tenant
or any Invitee in or about the Premises or the Building shall be at the sole risk of Tenant, and
Landlord shall not in any manner be held responsible therefor. Any person receiving an article
delivered for Tenant shall be acting as Tenant’s agent for such purpose and not as Landlord’s
agent. For purposes of this Article, the term “Building” shall be deemed to include

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the Land. Notwithstanding the foregoing provisions of this Section, Landlord shall not be
released from liability to Tenant for any physical injury to any natural person or Tenant’s
personal property caused by Landlord’s gross negligence or willful misconduct or the gross
negligence or willful misconduct of Landlord’s agents, contractors or employees to the extent such
injury is not covered by insurance (a) carried by Tenant or such person, or (b) required by this
Lease to be carried by Tenant; provided, however, that Landlord shall not under any circumstances
be liable for any consequential or indirect damages.

     15.2 (a) Except to the extent caused by Landlord’s gross negligence or willful misconduct or
the gross negligence or willful misconduct of Landlord’s agents, contractors or employees, Tenant
shall reimburse Landlord for (as additional rent), and shall indemnify, defend upon request and
hold Landlord harmless from and against all costs, damages, claims, liabilities, expenses
(including reasonable attorneys’ fees and costs of litigation), losses, penalties and court costs
suffered by or claimed against Landlord from third parties, directly or indirectly, based on or
arising out of, in whole or in part, (a) use and occupancy of the Premises or the business
conducted therein, (b) any act or omission (when there was a duty to act) of Tenant or any Invitee,
(c) any breach of Tenant’s obligations under this Lease, including failure to comply with Laws or
surrender the Premises upon the expiration or earlier termination of the Lease Term, or (d) any
entry by Tenant or any Invitee prior to the Lease Commencement Date, and except further that
Tenant’s obligation to indemnify Landlord pursuant to the terms of this Section 15.2(a)
shall be applicable and shall be enforceable only to the extent that Landlord has suffered an
actual and demonstrable loss. Notwithstanding the foregoing, Tenant shall not have liability to
Landlord for interruption or loss to Landlord’s business or any indirect, punitive, special or
consequential damages or for liability actually covered by any insurance policy carried or required
to be carried by Landlord pursuant to the terms of this Lease.

          (b) Landlord hereby agrees to indemnify, defend upon request and hold Tenant harmless from
and against all costs, damages, claims, liabilities and expenses (including reasonable attorneys’
fees and costs of litigation), losses, penalties, and court costs suffered by or claims against
Tenant from third parties, directly or indirectly based on or arising out of, in whole or in part
(i) any accident, injury or damage caused to any person, or the property of any person, on or about
the common or public areas of the Building during the Lease Term, and (ii) any breach or default by
Landlord in the performance or observance of its covenants or obligations under this Lease; except,
if and to the extent such accident, injury, damage, failure, breach or default is a result of or in
any way caused by Tenant’s or any of its agents, contractors, employees’ or subtenant’s negligence,
misconduct or wrongful act or omission to act (where there was a duty to act), and except, further,
that Landlord’s obligation to indemnify Tenant pursuant to this Section 15.2(b) shall be
applicable and shall be enforceable only to the extent that Tenant has suffered an actual and
demonstrable loss. Notwithstanding anything to the contrary in this Subsection (b) or elsewhere in
this Lease, (i) in no event shall Landlord have any liability to Tenant for claims based on the
interruption of or loss to Tenant’s business or for any indirect losses or consequential, punitive
or other special damages whatsoever or for claims for which Tenant is insured or required under
this Lease to be insured, and (ii) this Section 15.2(b) shall not apply to the holder of
any mortgage or deed of trust secured by the Building unless and until such holder acts as landlord
under this Lease or otherwise owns or holds title to the Building by foreclosure or deed-in-lieu of
foreclosure.

     15.3 No landlord under this Lease shall be liable for any obligation or liability based on or
arising out of any event or condition occurring during the period that such landlord was not the
owner of the Building or a landlord’s interest in the Building. Within five (5) days after
request, Tenant shall attorn to such transferee and execute, acknowledge and deliver any document
submitted to Tenant confirming such attornment, provided such transferee has expressly assumed in
writing the obligations of Landlord under this Lease.

     15.4 Except as expressly provided otherwise in this Lease, Tenant shall not have the right to
set off, recoup, abate or deduct any amount allegedly owed to Tenant pursuant to any claim against
Landlord from any rent or other sum payable to Landlord. Tenant’s sole remedy for recovering upon
such claim shall be to institute an independent action against Landlord, which action shall not be
consolidated with any action of Landlord; provided, however, that the foregoing shall not prohibit
Tenant from asserting a compulsory counterclaim in any proceeding instituted by Landlord against
Tenant that would be lost if not otherwise asserted.

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     15.5 If Tenant or any Invitee is awarded a money judgment against Landlord, then recourse for
satisfaction of such judgment shall be limited to execution against Landlord’s estate and interest
in the Building, which shall be deemed to include net proceeds actually received by Landlord from
any sale of the Building, insurance or condemnation proceeds actually received by Landlord (to the
extent not applied to retire any debt secured by a lien on the Building or the Land), and any net
rental income from the Building actually received by Landlord. No other asset of Landlord, any
partner, director, member, officer or trustee of Landlord (each, an “officer”) or any other person
or entity shall be available to satisfy or be subject to such judgment, nor shall any officer or
other person or entity be held to have personal liability for satisfaction of any claim or judgment
against Landlord or any officer.

ARTICLE XVI

RULES

     16.1 Tenant and Invitees shall at all times abide by and observe the rules and regulations
specified in Exhibits C-1 and C-2. Tenant and Invitees shall also abide by and
observe any other rule that Landlord may promulgate from time to time for the operation and
maintenance of the Building, provided that notice thereof is given and such rule is not
inconsistent with the provisions of this Lease and common management practices of first class
office buildings in Washington D.C. All rules shall be binding upon Tenant and enforceable by
Landlord as if they were contained in this Lease. Nothing contained in this Lease shall be
construed as imposing upon Landlord any duty or obligation to enforce such rules, or other terms,
conditions or covenants contained in any other lease, as against any other tenant, and Landlord
shall not be liable to Tenant for the violation of such rules by any other tenant or its employees,
agents, assignees, subtenants, invitees or licensees. Landlord shall not enforce any rule or
regulation in a manner which unreasonably discriminates among similarly situated tenants. If there
is any inconsistency between this Lease and the rules and regulations set forth on Exhibits
C-1 and C-2, the terms of this Lease shall govern.

ARTICLE XVII

DAMAGE OR DESTRUCTION

     17.1 If all or any portion of the Building or the Premises are totally or partially damaged or
destroyed thereby rendering the Premises totally or partially inaccessible or unusable (a
“Casualty”), then Landlord shall, within forty-five (45) days of the occurrence of such damage or
destruction, provide Tenant with an estimate of the length of time needed to repair such damage or
destruction, which estimate shall be prepared by an independent, third-party architect (the “Repair
Estimate”). Landlord shall diligently repair and restore the Premises and the Building (but
specifically excluding the original tenant improvements installed pursuant to Exhibit B,
any Alterations or any other contents of the Premises) to substantially the same condition they
were in prior to such damage or destruction; provided, however, that if the Repair Estimate
provides that such repair and restoration cannot be completed within one hundred eighty (180) days
after the occurrence of such damage or destruction (the “Restoration Period”), then Landlord and
Tenant shall each have the right to terminate this Lease by giving written notice of termination to
the other within sixty (60) days after such party’s receipt of the Repair Estimate (the
“Termination Notice Period”), provided further that Tenant shall have no further right to terminate
the Lease Term after Landlord has commenced any restoration and repair so long as Landlord
diligently pursues such restoration and repair to completion, except as otherwise provided in
Section 17.2 below. Notwithstanding the preceding sentence, if the Casualty occurs during
the (i) second-to-last Lease Year of the then-existing Lease Term (including any exercised
renewals), then (a) the foregoing forty-five (45) day period to provide the Repair Estimate will be
reduced to thirty (30) days, (b) the foregoing one hundred eighty (180) day Restoration Period will
be reduced to ninety (90) days, and (c) the foregoing sixty (60) day Termination Notice Period will
be reduced to thirty (30) days, and (ii) the last Lease Year of the then-existing Lease Term
(including any exercised renewals), then (x) the foregoing forty-five (45) period to provide the
Repair Estimate will be reduced to twenty (20) days, (y) the foregoing one hundred eighty (180) day
Restoration Period will be reduced to ninety (60) days, and (z) the foregoing sixty (60) day
Termination Notice Period will be reduced to ten (10) days.

     17.2 If after a Casualty, either Landlord or Tenant have a right to terminate this Lease in
accordance with the terms of this Article XXVII and neither Landlord nor Tenant timely
terminate this lease in accordance with the terms of this Article XXVII, then, as set forth
in Section 17.1 above, Landlord shall diligently repair and restore and during such period
Tenant

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shall not have a right to terminate this Lease as further set forth in Section 17.1
above. However, if Landlord fails to cause such repair and restoration before the expiration of
the Restoration Period, then Tenant shall have the right to terminate this Lease upon the delivery
of written notice to Landlord; provided, however, if Landlord causes such repair and restoration
before the date that is thirty (30) days after Landlord’s receipt of such termination notice from
Tenant, Tenant’s termination will not be effective and the Lease will remain in full force and
effect.

     17.3 If this Lease is terminated pursuant to this Article, then rent (including Tenant’s share
of Operating Expenses and Real Estate Taxes) shall be apportioned (based on the portion of the
Premises which is usable after such damage or destruction) and paid to the date of such casualty
event. If this Lease is not terminated as a result of such damage or destruction, then until such
repair and restoration of the Premises are substantially complete (which period of restoration
shall include an additional one hundred twenty (120) days for Tenant to repair or restore any of
the original tenant improvements installed pursuant to Exhibit B, any Alterations or any
other contents of the Premises (including, without limitation, Tenant’s trade fixtures,
decorations, furnishings, equipment or personal property)), Tenant shall be required to pay rent
(including Tenant’s proportionate share of Operating Expenses and Real Estate Taxes) only for the
portion of the Premises that is usable while such repair and restoration are being made. After
receipt of all insurance proceeds (including proceeds of insurance maintained by Tenant), Landlord
shall proceed with and bear the expenses of such repair and restoration of the Premises and the
Building; provided, however, that (a) Tenant shall pay the amount by which the cost of restoring
any item which Landlord is required to restore and Tenant is required to insure exceeds the
insurance proceeds received with respect thereto, and (b) Landlord shall not be required to repair
or restore any of the original tenant improvements installed pursuant to Exhibit B, any
Alterations or any other contents of the Premises (including, without limitation, Tenant’s trade
fixtures, decorations, furnishings, equipment or personal property). Notwithstanding anything in
this Lease to the contrary, Landlord shall have the right to terminate this Lease if (1) insurance
proceeds (plus the amount of any deductible) are insufficient to pay the full cost of such repair
and restoration or the holder of any Mortgage fails or refuses to make such insurance proceeds
available for such repair and restoration, and in either case Landlord is terminating the leases of
substantially all of the tenants in the Building; (2) zoning or other applicable Laws or
regulations do not permit such repair and restoration, or (3) the Building is damaged by fire or
casualty (whether or not the Premises has been damaged) to such an extent that Landlord decides, in
its sole and absolute discretion, not to rebuild or reconstruct the Building.

ARTICLE XVIII

CONDEMNATION

     18.1 If one-third or more of the Premises, or the use, access to or occupancy of the Premises,
shall be taken or condemned by any governmental or quasi-governmental authority for any public or
quasi-public use or purpose or sold under threat of such a taking or condemnation (collectively,
“condemned”), then Landlord and Tenant shall have the right to terminate this Lease by the delivery
of written notice to the other party within thirty (30) days after the date title thereto vests in
such authority, and if this Lease is so terminated, rent (including Tenant’s proportionate share of
Operating Expenses and Real Estate Taxes) shall be apportioned as of such date. If less than
one-third of the Premises or occupancy thereof is condemned, then this Lease shall continue in full
force and effect as to the part of the Premises not so condemned, except that, as of the date title
vests in such authority, Tenant shall not be required to pay rent (including Tenant’s proportionate
share of Operating Expenses and Real Estate Taxes) with respect to the part of the Premises so
condemned. Landlord shall notify Tenant of any condemnation contemplated against the Building
within ten (10) business days after Landlord receives written notice thereof. In the event such
condemnation is for less than one third of the Premises, within thirty (30) days after Tenant’s
receipt of such notice, Tenant shall have the right to terminate this Lease with respect to the
remainder of the Premises not so condemned as of the date title vests in such authority if such
condemnation renders the remainder of the Premises unusable for its intended purpose.

     18.2 All awards, damages and other compensation paid on account of such condemnation shall
belong to Landlord, and Tenant assigns to Landlord all rights to such awards, damages and
compensation. Tenant shall not make any claim against Landlord or such authority for any portion
of such award, damages or compensation attributable to damage to the

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Premises, value of the unexpired portion of the Lease Term, loss of profits or goodwill,
leasehold improvements or severance damages. Nothing contained in this Lease, however, shall
prevent Tenant from pursuing a separate claim against the authority for relocation expenses and for
the value of furnishings, equipment and trade fixtures installed in the Premises at Tenant’s
expense and which Tenant is entitled pursuant to this Lease to remove at the expiration or earlier
termination of the Lease Term, provided that such claim shall in no way diminish the award, damages
or compensation payable to or recoverable by Landlord in connection with such condemnation.

ARTICLE XIX

DEFAULT

     19.1 In addition to those events or circumstances described in this Lease as an Event of
Default, each of the following shall constitute an “Event of Default”: (a) Tenant’s failure to
make when due any payment of the Base Rent, additional rent or other sum within five (5) business
days after written notice from Landlord, provided that Landlord shall not be obligated to provide
notice of Tenant’s failure to pay more than two (2) times in any twelve (12) month period; (b)
Tenant’s failure to perform or observe any covenant or condition of this Lease not otherwise
specifically described in this Section 19.1, which failure continues for thirty (30) days
after Landlord delivers written notice thereof to Tenant, provided that if such cure cannot
reasonably be effected within such thirty (30) day period and Tenant begins such cure promptly
within such thirty (30) day period, then, except in the event of an emergency, Tenant shall have
such additional time as is reasonably necessary to effectuate such cure, provided that such cure
period not to exceed sixty (60) days after Landlord’s written notice thereof (which sixty (60) day
period will be extended for a Force Majeure Event for the number of days applicable to such Force
Majeure Event); provided, however, that (i) Landlord shall not be obligated to provide notice of
breach of the same non-monetary covenant more than two (2) times in any twelve (12) month period,
or (ii) such cure period shall not be applicable if such failure causes a life/safety issue with
respect to the Building or its occupants or visitors, including, but not limited to, a threat of
personal injury or continuing material physical injury to the Building, or if such failure is
materially and adversely affecting another tenant’s use or occupancy of the Building or its
premises; (c) an Event of Bankruptcy as specified in Article XX; (d) Tenant’s dissolution
or liquidation; or (f) any Environmental Default as specified in Section 7.3; (g) any
subletting, assignment, transfer, mortgage or other encumbrance of the Premises or this Lease not
permitted by Article VIII which unpermitted act continues for ten (10) business days after
Landlord delivers written notice thereof to Tenant, provided that Landlord shall not be obligated
to provide notice of such unpermitted act more than one (1) time in any twelve (12) month period.

     19.2 If there shall be an Event of Default (even if prior to the Lease Commencement Date),
then the provisions of this Section shall apply. Landlord shall have the right, at its sole
option, to terminate this Lease. In addition, with or without terminating this Lease, Landlord may
re-enter, terminate Tenant’s right of possession and take possession of the Premises. The
provisions of this Article shall operate as a notice to quit, and Tenant hereby waives any other
notice to quit or notice of Landlord’s intention to re-enter the Premises or terminate this Lease.
If necessary, Landlord may proceed to recover possession of the Premises under applicable Laws, or
by such other proceedings, including re-entry and possession, as may be applicable. If Landlord
elects to terminate this Lease and/or elects to terminate Tenant’s right of possession, everything
contained in this Lease on the part of Landlord to be done and performed shall cease without
prejudice, however, to Tenant’s liability for all Base Rent, additional rent and other sums
specified in this Lease. If there shall be an Event of Default under this Lease and Tenant has
vacated the Premises, and if Landlord has terminated this Lease as a result of such Event of
Default, then Landlord shall thereafter use commercially reasonable efforts to relet the Premises;
provided, however, that Tenant understands and agrees that Landlord’s main priority will be the
leasing of other space in the Building (not then leased by Landlord), and the reletting of the
Premises will be of a lower priority, and provided further that Landlord shall not be required to
lease the Premises for below-market rent. Whether or not this Lease and/or Tenant’s right of
possession is terminated, Landlord shall have the right, at its sole option, to terminate any
renewal or expansion right contained in this Lease and to grant or withhold any consent or approval
pursuant to this Lease in its sole and absolute discretion. Landlord may relet the Premises or any
part of the Premises, alone or together with other premises, for such term(s) (which may extend
beyond the date on which the Lease Term would have expired but for Tenant’s default) and on such
terms and conditions (which may include any concessions or

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allowances granted by Landlord) as Landlord, in its sole but reasonable discretion, may
determine, but Landlord shall not be liable for, nor shall Tenant’s obligations under this Lease be
diminished by reason of, any failure by Landlord to relet all or any portion of the Premises or to
collect any rent due upon such reletting. Whether or not this Lease and/or Tenant’s right of
possession is terminated or any suit is instituted, Tenant shall be liable for any Base Rent,
additional rent, damages or other sum which may be due or sustained prior to such default, and for
all costs, fees and expenses (including, but not limited to, attorneys’ fees and costs, brokerage
fees, expenses incurred in enforcing any of Tenant’s obligations under the Lease or in placing the
Premises in first-class rentable condition, advertising expenses, and any concessions or allowances
granted by Landlord) incurred by Landlord in pursuit of its remedies under this Lease and/or in
recovering possession of the Premises and renting the Premises to others from time to time. Tenant
also shall be liable for additional damages which at Landlord’s election shall be either one or a
combination of the following: (a) an amount equal to the Base Rent and additional rent due or
which would have become due from the date of Tenant’s default through the remainder of the Lease
Term (including without limitation Base Rent due during the Abatement Extension Period, as
applicable), less the amount of rental, if any, which Landlord receives during such period from
others to whom the Premises may be rented (other than any additional rent received by Landlord as a
result of any failure of such other person to perform any of its obligations to Landlord), which
amount shall be computed and payable in monthly installments, in advance, on the first day of each
calendar month following Tenant’s default and continuing until the date on which the Lease Term
would have expired but for Tenant’s default, it being understood that separate suits may be brought
from time to time to collect any such damages for any month(s) (and any such separate suit shall
not in any manner prejudice the right of Landlord to collect any damages for any subsequent
month(s)), or Landlord may defer initiating any such suit until after the expiration of the Lease
Term (in which event such deferral shall not be construed as a waiver of Landlord’s rights as set
forth in this Lease and Landlord’s cause of action shall be deemed not to have accrued until the
expiration of the Lease Term), and it being further understood that if Landlord elects to bring
suits from time to time prior to reletting the Premises, Landlord shall be entitled to its full
damages through the date of the award of damages without regard to any Base Rent, additional rent
or other sums that are or may be projected to be received by Landlord upon reletting of the
Premises; or (b) an amount equal to the sum of (i) all Base Rent, additional rent and other sums
due or which would be due and payable under this Lease as of the date of Tenant’s default through
the end of the scheduled Lease Term (including without limitation Base Rent due during the
Abatement Extension Period, as applicable), plus (ii) all expenses (including broker and attorneys’
fees) and value of all vacancy periods projected by Landlord to be incurred in connection with the
reletting of the Premises, minus (iii) any Base Rent, additional rent and other sums which Tenant
proves by a preponderance of the evidence would be received by Landlord upon reletting of the
Premises from the end of the vacancy period projected by Landlord through the expiration of the
scheduled Lease Term. Such amount shall be discounted using a discount factor equal to the yield
of the Treasury Note or Bill, as appropriate, having a maturity period approximately commensurate
to the remainder of the Term, and such resulting amount shall be payable to Landlord in a lump sum
on demand, it being understood that upon payment of such liquidated and agreed final damages,
Tenant shall be released from further liability under this Lease with respect to the period after
the date of such payment. Landlord may bring suit to collect any such damages at any time after an
Event of Default shall have occurred. In the event Landlord relets the Premises together with
other premises or for a term extending beyond the scheduled expiration of the Lease Term, it is
understood that Tenant will not be entitled to apply any base rent, additional rent or other sums
generated or projected to be generated by either such other premises or in the period extending
beyond the scheduled expiration of the Lease Term (collectively, the “Extra Rent”) against
Landlord’s damages. Similarly in proving the amount that would be received by Landlord upon a
reletting of the Premises as set forth in clause (iii) above, Tenant shall not take into account
the Extra Rent. The provisions contained in this Section shall be in addition to, and shall not
prevent the enforcement of, any claim Landlord may have against Tenant for anticipatory breach of
this Lease. Nothing in this Lease shall be construed to affect or prejudice Landlord’s right to
prove, and claim in full, unpaid rent accrued prior to termination of this Lease. If Landlord is
entitled, or Tenant is required, pursuant to any provision of this Lease to take any action upon
the termination of the Lease Term, then Landlord shall be entitled, and Tenant shall be required,
to take such action also upon the termination of Tenant’s right of possession.

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     19.3 (a) Tenant hereby expressly waives, for itself and all persons claiming by, through or
under it, any right of redemption, re-entry or restoration of the operation of this Lease under any
present or future Law, including, without limitation, any such right which Tenant would otherwise
have in case Tenant shall be dispossessed for any cause, or in case Landlord shall obtain
possession of the Premises as provided in this Lease.

          (b) All rights and remedies of Landlord set forth in this Lease are cumulative and in addition
to all other rights and remedies available to Landlord at law or in equity, including those
available as a result of any anticipatory breach of this Lease. The exercise by Landlord of any
such right or remedy shall not prevent the concurrent or subsequent exercise of any other right or
remedy. No delay or failure by Landlord or Tenant to exercise or enforce any of its respective
rights or remedies or the other party’s obligations (except to the extent a time period is
specified in this Lease therefor) shall constitute a waiver of any such or subsequent rights,
remedies or obligations. Neither party shall be deemed to have waived any default by the other
party unless such waiver expressly is set forth in a written instrument signed by the party against
whom such waiver is asserted. If Landlord waives in writing any default by Tenant, such waiver
shall not be construed as a waiver of any covenant, condition or agreement set forth in this Lease
except as to the specific circumstances described in such written waiver.

     19.4 If Landlord shall institute proceedings against Tenant and a compromise or settlement
thereof shall be made, then the same shall not constitute a waiver of the same or of any other
covenant, condition or agreement set forth in this Agreement, nor of any of Landlord’s rights under
this Lease. Neither the payment by Tenant of a lesser amount than the monthly installment of Base
Rent, additional rent or of any sums due under this Lease nor any endorsement or statement on any
check or letter accompanying a check for payment of rent or other sums payable under this Lease
shall be deemed an accord and satisfaction. Landlord may accept the same without prejudice to
Landlord’s right to recover the balance of such rent or other sums or to pursue any other remedy.
Notwithstanding any request or designation by Tenant, Landlord may apply any payment received from
Tenant to any payment then due. No re-entry by Landlord, and no acceptance by Landlord of keys
from Tenant, shall be considered an acceptance of a surrender of this Lease.

     19.5 If Tenant fails to do any act required in this Lease to be made or done by Tenant beyond
applicable notice and cure periods set forth in this Lease, then Landlord may, but shall not be
required to, make such payment or do such act after the expiration of such notice and cure period.
The taking of such action by Landlord shall not be considered a cure of such default by Tenant or
prevent Landlord from pursuing any remedy it is otherwise entitled to in connection with such
default. If Landlord elects to make such payment or do such act, then all expenses incurred by
Landlord, plus interest thereon at a rate (the “Default Rate”) equal to the rate per annum which is
five (5) whole percentage points higher than the prime rate published in the Money Rates section of
the Wall Street Journal, from the date incurred by Landlord to the date of payment thereof
by Tenant, shall constitute additional rent due under this Lease; provided, however, that nothing
contained in this Lease shall be construed as permitting Landlord to charge or receive interest in
excess of the maximum rate then allowed by law.

     19.6 If Tenant fails to make any payment of Base Rent, additional rent or any other sum on or
before the date such payment is due and payable, then Tenant shall owe to Landlord a late charge of
five percent (5%) of the amount of such payment. In addition, such payment and such late fee shall
bear interest at the Default Rate from the date such payment or late fee, respectively, became due
to the date of payment thereof by Tenant; provided, however, that nothing contained in this Lease
shall be construed as permitting Landlord to charge or receive interest in excess of the maximum
rate then allowed by law. Such late charge and interest shall constitute additional rent due under
this Lease without any notice or demand. Notwithstanding the foregoing terms of this Section
19.6, Landlord shall provide Tenant with written notice and a period of five (5) days within
which to make such payment before assessing such a late charge the first time in any consecutive
twelve (12) month period that Tenant fails to make a payment when due.

     19.7 Landlord agrees that no officer, director or employee of Tenant shall have any personal
liability for the performance of Tenant’s obligations set forth in this Lease or of any covenant or
agreement set forth in this Lease. If more than one natural person or entity shall constitute
Tenant, then the liability of each such person or entity shall be joint and several. If Tenant is
a general partnership or other entity the partners or members of which are subject to

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personal liability, then the liability of each such partner or member shall be joint and
several. No waiver, release or modification of the obligations of any such person or entity shall
affect the obligations of any other such person or entity.

ARTICLE XX

BANKRUPTCY

     20.1 An “Event of Bankruptcy” is the occurrence with respect to Tenant of any of the
following: (a) Tenant becoming insolvent, as that term is defined in Title 11 of the United States
Code (the “Bankruptcy Code”) or under the insolvency laws of any state (the “Insolvency Laws”); (b)
appointment of a receiver or custodian for any property of Tenant, or the institution of a
foreclosure or attachment action upon any property of Tenant; (c) filing by Tenant of a voluntary
petition under the provisions of the Bankruptcy Code or Insolvency Laws; (d) filing of an
involuntary petition against Tenant as the subject debtor under the Bankruptcy Code or Insolvency
Laws, which either (1) is not dismissed within sixty (60) days after filing, or (2) results in the
issuance of an order for relief against the debtor; or (e) Tenant making or consenting to an
assignment for the benefit of creditors or a composition of creditors; (f) Tenant submitting
(either before or after execution of this Lease) to Landlord any financial statement containing any
material inaccuracy or omission; or (g) a decrease by fifty percent (50%) or more of Tenant’s net
worth below the net worth of Tenant as of the date hereof. At any time upon not less than five (5)
days’ prior written notice, Tenant shall submit such information concerning the financial condition
of Tenant and/or any Tenant (unless Tenant is a public entity and such statements are publicly
available) as Landlord may request. Tenant warrants that all such information heretofore and
hereafter submitted is and shall be correct and complete.

     20.2 Upon occurrence of an Event of Bankruptcy, Landlord shall have all rights and remedies
available pursuant to Article XIX; provided, however, that while a case (a “Case”) in which
Tenant is the subject debtor under the Bankruptcy Code is pending, Landlord’s right to terminate
this Lease shall be subject, to the extent required by the Bankruptcy Code, to any rights of Tenant
or its trustee in bankruptcy (collectively, “Trustee”) to assume or assume and assign this Lease
pursuant to the Bankruptcy Code. After the commencement of a Case: (i) Trustee shall perform all
post-petition obligations of Tenant under this Lease; and (ii) if Landlord is entitled to damages
(including, without limitation, unpaid rent) pursuant to the terms of this Lease, then all such
damages shall be entitled to administrative expense priority pursuant to the Bankruptcy Code. Any
person or entity to which this Lease is assigned pursuant to the Bankruptcy Code shall be deemed
without further act or deed to have assumed all of the obligations arising under this Lease on and
after the date of assignment, and any such assignee shall upon request execute and deliver to
Landlord an instrument confirming such assumption. Trustee shall not have the right to assume or
assume and assign this Lease unless Trustee promptly (a) cures all defaults under this Lease, (b)
compensates Landlord for damages incurred as a result of such defaults, (c) provides adequate
assurance of future performance on the part of Trustee as debtor in possession or Trustee’s
assignee, and (d) complies with all other requirements of the Bankruptcy Code. If Trustee fails to
assume or assume and assign this Lease in accordance with the requirements of the Bankruptcy Code
within sixty (60) days after the initiation of a Case, then Trustee shall be deemed to have
rejected this Lease. If this Lease is rejected or deemed rejected, then Landlord shall have all
rights and remedies available to it pursuant to Article XIX. Adequate assurance of future
performance shall require, among other things, that the following minimum criteria be met: (1)
Tenant’s gross receipts in the ordinary course of business during the thirty (30) days preceding
the Case must be greater than ten (10) times the next monthly installment of Base Rent and
additional rent due; (2) Both the average and median of Tenant’s monthly gross receipts in the
ordinary course of business during the seven (7) months preceding the Case must be greater than the
next monthly installment of Base Rent and additional rent due; (3) Trustee must pay its estimated
pro-rata share of the cost of all services performed or provided by Landlord (whether directly or
through agents or contractors and whether or not previously included as part of Base Rent) in
advance of the performance or provision of such services; (4) Trustee must agree that Tenant’s
business shall be conducted in a first-class manner, and that no liquidating sale, auction or other
non-first-class business operation shall be conducted in the Premises; (5) Trustee must agree that
the use of the Premises as stated in this Lease shall remain unchanged and that no prohibited use
shall be permitted; (6) Trustee must agree that the assumption or assumption and assignment of this
Lease shall not violate or affect the rights of other tenants of the Building; (7) Trustee must pay
at the time the next monthly installment of Base Rent is due, in addition to such installment, an
amount equal to the monthly installments of Base Rent, and additional rent due for the next six (6)
months

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thereafter, such amount to be held as a security deposit; (8) Trustee must agree to pay, at
any time Landlord draws on such security deposit, the amount necessary to restore such security
deposit to its original amount; (9) Trustee must comply with all duties and obligations of Tenant
under this Lease; and (10) All assurances of future performance specified in the Bankruptcy Code
must be provided.

ARTICLE XXI

SUBORDINATION

     21.1 Subject to Section 21.4 below, this Lease is automatically subject and
subordinate to the lien, provisions, operation and effect of all mortgages, deeds of trust or
ground leases which may now or hereafter encumber the Building (collectively, “Mortgages”), to all
funds and indebtedness intended to be secured thereby, and to all renewals, extensions,
modifications, recastings or refinancings thereof. The holder of any Mortgage to which this Lease
is subordinate shall have the right (subject to any required approval of the holders of any
superior Mortgage) at any time to declare this Lease to be superior to the lien, provisions,
operation and effect of such Mortgage.

     21.2 In confirmation of the foregoing subordination, Tenant shall, at Landlord’s request,
promptly execute any requisite or appropriate certificate or other document. Tenant agrees that in
the event any proceedings are brought for the foreclosure of any Mortgage encumbering the Building,
Tenant shall attorn to the purchaser at such foreclosure sale, if requested to do so by such
purchaser, and shall recognize such purchaser as the landlord under this Lease, and Tenant waives
the provisions of any statute or rule of law, now or hereafter in effect, which may give or purport
to give Tenant any right to terminate or otherwise adversely affect this Lease and the obligations
of Tenant hereunder in the event any such foreclosure proceeding is prosecuted or completed or any
deed in lieu obtained. After succeeding to Landlord’s interest under this Lease, such purchaser
shall perform in accordance with the terms of this Lease all obligations of Landlord arising after
the date such purchaser acquires title to the Building. Upon request by such purchaser, Tenant
shall execute and deliver an instrument or instruments confirming its attornment.

     21.3 After receiving notice from any person, firm or other entity that it holds a Mortgage on
the Building, or the land on which the Building is situated, no notice from Tenant to Landlord
alleging any default by Landlord shall be effective unless and until a copy of the same is given to
such holder, trustee or ground lessor; provided, however, that Tenant shall have been furnished
with the name and address of such holder, trustee or ground lessor. The curing of any of Landlord’s
defaults by such holder, trustee or ground lessor shall be treated as performance by Landlord.

     21.4 Landlord agrees to obtain, and Tenant agrees to execute and deliver, a subordination,
non-disturbance and attornment agreement (an “SNDA”) from the current and any future holder of a
Mortgage secured by the Building on a form provided by such holder subject to such changes as
Tenant may reasonably request and are reasonably acceptable to such mortgagee (the “Mortgagee
Form”). If such holder and Tenant cannot agree on the Mortgagee Form, the SNDA shall be
substantially in the form of Exhibit J attached hereto (the “Prescribed Form”), subject to
changes which are necessary to conform such SNDA to the actual facts and state of affairs of the
Lease, and ensuring that, regardless of actions or defaults by Landlord or any other party and
exercise of remedies by such current or future Mortgage holder, provided that no Event of Default
exist under this lease, Tenant shall continue to enjoy all rights and privileges conveyed in this
Lease and shall not have its tenancy disturbed. Tenant shall, within ten (10) days after
Landlord’s request therefor, execute and deliver such SNDA, and if Tenant fails timely to do so,
the same shall constitute an immediate Event of Default. If Landlord is unable to obtain an SNDA
on the Mortgagee Form or the Prescribed Form from the current Mortgage holder or any future
Mortgage holders within sixty (60) days after such Mortgage holder obtains a valid Mortgage on the
Building and such failure is not due to the actions or inactions of Tenant, then the same shall not
constitute a default by Landlord under this Lease, and in such event the Lease shall not be
subordinate to the applicable Mortgage notwithstanding anything to the contrary in this Lease.
Notwithstanding the preceding sentence, if Landlord is unable to obtain an SNDA on the Mortgagee
Form or the Prescribed Form from the current Mortgage holder as of the date of this Lease, then
Tenant shall have right upon thirty (30) days prior written notice to Landlord to terminate this
Lease; provided, however, if Landlord obtains any such SNDA on or before the date that is thirty
(30) days after the date Landlord receives

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such termination notice, then Tenant’s termination will be void and this Lease will
automatically remain in full force and effect, and provided further that if Landlord does not
obtain any such SNDA on or before the expiration of such preceding thirty (30) day period, and
Tenant does not terminate this Lease before the date that is ten (10) business days after the
expiration of such thirty (30) day period, Tenant’s right to terminate this Lease under the terms
of this Section 21.4 will automatically lapse and be of no further force and effect, and
provided even further that once Landlord obtains an SNDA (on the Mortgagee Form or the Prescribed
Form) from the current Mortgage Holder as of the date of this Lease, Tenant’s right to terminate
this Lease pursuant to the terms of this sentence will automatically lapse and be of no further
force and effect.

     21.5 If any prospective or current holder of a Mortgage requires that modifications to this
Lease be obtained, and provided that such modifications (a) are reasonable, (b) do not adversely
affect Tenant’s use of the Premises as permitted in this Lease, (c) do not diminish Tenant’s rights
under the terms of this Lease, (d) do not increase Tenant’s obligations under the terms of this
Lease, and (e) do not increase the rent and other sums to be paid by Tenant, then Landlord may
submit to Tenant an amendment to this Lease incorporating such required modifications, and Tenant
shall execute, acknowledge and deliver such amendment to Landlord within ten (10) business days
after Tenant’s receipt thereof.

     21.6 If (a) the Building, the Premises or both, are at any time subject to a Mortgage, (b)
this Lease and rent payable under this Lease is assigned to the holder of the Mortgage, and (c)
Tenant is given notice of such assignment, including the name and address of the assignee, then, in
that event, Tenant shall not terminate this Lease or make any abatement in the rent payable under
this Lease for any default on the part of Landlord without first giving notice, in the manner
provided elsewhere in this Lease for the giving of notices, to the holder of such Mortgage,
specifying the default in reasonable detail, and affording such holder a reasonable opportunity to
make performance, at its election, for and on behalf of Landlord, except that (x) such holder shall
have at least thirty (30) days to cure the default; (y) if such default cannot be cured with
reasonable diligence and continuity within thirty (30) days, such holder shall have any additional
time as may be reasonably necessary to cure the default with reasonable diligence and continuity;
and (z) if the default cannot reasonably be cured without such holder having obtained possession of
the Building, such holder shall have such additional time as may be reasonably necessary under the
circumstances to obtain possession of the Building and thereafter to cure the default with
reasonable diligence and continuity. If more than one such holder makes a written request to
Landlord to cure the default, the holder making the request whose lien is the most senior shall
have such right.

ARTICLE XXII

HOLDING OVER

     22.1 If Tenant (or anyone claiming through Tenant) does not immediately surrender the Premises
or any portion of the Premises upon the expiration or earlier termination of the Lease Term, then
the rent payable by Tenant under this Lease shall be increased to equal (i) with respect to the
first thirty (30) days of such holdover period, one hundred twenty-five percent (125%) of the Base
Rent, additional rent and other sums that would have been payable pursuant to the provisions of
this Lease if the Lease Term had continued during such holdover period, (ii) with respect to the
period commencing on the thirty-first (31st) day of such hold over period until the
ninetieth (90th) day of such holdover period, one hundred fifty percent (150%) of the
Base Rent, additional rent and other sums that would have been payable pursuant to the provisions
of this Lease if the Lease Term had continued during such holdover period, and (iii) with respect
to the balance of the holdover period, two hundred percent (200%) of the Base Rent, additional rent
and other sums that would have been payable pursuant to the provisions of this Lease if the Lease
Term had continued. Such rent shall be computed by Landlord and paid by Tenant on a monthly basis
and shall be payable on the first day of such holdover period and the first day of each calendar
month thereafter during such holdover period until the Premises have been vacated. Notwithstanding
any other provision of this Lease, Landlord’s acceptance of such rent shall not in any manner
adversely affect Landlord’s other rights and remedies, including Landlord’s right to evict Tenant.
Any such holdover shall be deemed to be a tenancy-at-sufferance and not a tenancy-at-will or
tenancy from month-to-month. In no event shall any holdover be deemed a permitted extension or
renewal of the Lease Term, and nothing contained in this Section shall be construed to constitute
Landlord’s consent to any holdover or to give Tenant any right with respect thereto. In no event
shall Tenant be subject to any claim for

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damages by Landlord unless Tenant has held-over (in whole or in part) more than ninety (90)
days (Landlord and Tenant hereby agreeing that the increases in Base Rent set forth in this
Section 22.1 are not damages).

ARTICLE XXIII

COVENANTS OF LANDLORD

     23.1 Landlord covenants that it has the right to enter into this Lease, and that if Tenant
shall perform timely all of its obligations under this Lease (subject to applicable notice and cure
periods provided for in this Lease), then, subject to the provisions of this Lease, Tenant shall
during the Lease Term peaceably and quietly occupy and enjoy the full possession of the Premises
without hindrance by Landlord or any party claiming through or under Landlord.

     23.2 Provided that Tenant’s access to and use of the Premises is not permanently, materially
and adversely affected, Landlord reserves the following rights: (a) to change the street address
and name of the Building, provided that Landlord shall reimburse Tenant for any costs actually
incurred by Tenant in connection with obtaining a reasonable amount of new stationery and business
cards; (b) to change the arrangement and location of entrances, passageways, doors, doorways,
corridors, elevators, stairs, toilets or other public parts of the Building; (c) to erect, use and
maintain pipes, wires, structural supports, ducts and conduits in and through the Premises; (d) to
grant to anyone the exclusive right to conduct any particular business in the Building not
inconsistent with Tenant’s permitted use of the Premises; (e) to exclusively use (subject to
Article XXVI) and/or lease the roof areas, the sidewalks, and other exterior areas on a
temporary basis (including for private social functions), subject to Tenant’s rights to use the
roof as provided in this Lease; (f) to relocate, for a period of not more than four (4) weeks
during any period of repair or maintenance, any parking areas designated for Tenant’s use, provided
that any such relocated parking areas shall be within a three (3) block radius of the Building and
shall be comparable with the Building’s parking facilities in regards to the size, security and
safety offered to Tenant, and further provided that Landlord shall only relocate Tenant’s parking
areas on a pro rata basis based on the proportionate number of parking spots used by other tenants
of the Building; (h) to construct improvements (including kiosks) on the Land and in the public and
common areas of the Building; (i) to prohibit smoking in the entire Building or portions of the
Building (including the Premises), and on the Land so long as such prohibitions are in accordance
with applicable law; (j) to institute reasonable security measures and procedures for the Building
from time to time, including without limitation the use of metal and/or explosive detectors if the
use of such security measures are utilized by a majority of owners of first class office buildings
in the downtown business district of the District of Columbia or in the event the Federal (e.g.,
Department of Homeland Security) or District of Columbia government raises the security or threat
levels (e.g., the raising of the national threat level by the Department of Homeland Security), but
in no event resulting solely from another tenant’s specific security requirements, and provided
that if Landlord institutes the use of such metal and/or explosive detectors, then Landlord shall
use commercially reasonable efforts to institute procedures that allow employees of Tenant to
bypass such detectors so long as such employees comply with reasonable security measures, including
without limitation the displaying of a valid current picture identification clearly evidencing
employment with Tenant; and (k) if any excavation or other substructure work shall be made or
authorized to be made upon land adjacent to the Building, to enter the Premises for the purpose of
doing such work as is required to preserve the walls of the Building and to preserve the land from
injury or damage and to support such walls and land by proper foundations. Subject to the other
applicable terms and provisions expressly provided in this Lease, Landlord may exercise any or all
of the foregoing rights without being deemed to be guilty of an eviction, actual or constructive,
or a disturbance of Tenant’s business or use or occupancy of the Premises. Landlord shall exercise
commercially reasonable efforts to minimize interference with Tenant’s normal business operations
in the Premises.

ARTICLE XXIV

PARKING

     24.1 During the Lease Term (including any extensions thereof), Tenant shall have the right to
contract directly with the operator of the Garage (or, Landlord, if there is not a separate Garage
operator) for the use of the Parking Permits (on a non-exclusive first-come, first-served basis)
for the unreserved parking of standard-sized passenger automobiles in the Garage in an amount equal
to the parking allotment provided for in Section 1.14 hereof. The charge for such

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Parking Permits shall be the prevailing market rate charged from time to time by the operator
of the Garage (or by Landlord, if there is not a separate Garage operator, in which case the
prevailing market rate charged by Landlord will be based on the prevailing market rate for similar
buildings in the surrounding area). As of the date of this Lease, the current monthly charge for
each such Parking Permit is $220. If and to the extent that Tenant does not purchase such monthly
Parking Permits (or purchases a portion of, but not all of, such Parking Permits) during the first
(1st) month, but thereafter requests to use additional Parking Permits (up to its permitted
allotment), Landlord shall cause the Garage operator to make such Parking Permits (up to the
parking allotment) available for lease by Tenant no later than the first day of the third calendar
month following written request by Tenant; provided that if such request is made on any day other
than the first day of a calendar month, the Monthly Contracts shall be available on the first day
of the fourth calendar month following written request by Tenant.

     24.2 Tenant shall not assign, sublet or transfer any Parking Permits except in connection with
an assignment of sublease permitted under the terms of this Lease. Any other attempted assignment,
sublet, or transfer shall be void. Landlord reserves the right for the operator (if any) of the
Garage to institute either a valet parking system or a self-parking system. Tenant and its
employees shall observe reasonable safety precautions in the use of the Garage and shall at all
times abide by all rules and regulations governing the use of the Garage promulgated by Landlord or
the Garage operator. Landlord shall have the right to revoke a user’s parking privileges in the
event such user fails to abide by the rules and regulations governing the use of the Garage. Tenant
shall be prohibited from using the Garage for purposes other than for parking registered vehicles.
The storage or repair of vehicles in the Garage shall be prohibited. The Garage will remain open
with an attendant Monday through Friday (excluding the holidays observed by the District of
Columbia government) during the hours of 7:00 a.m. to 7:00 p.m. on such days. Landlord shall
exercise commercially reasonable efforts to keep the Garage open throughout the Lease Term
(including any extensions thereof), provided that Landlord reserves the right to close the Garage
during periods of unusually inclement weather or for repairs or cleaning. Landlord shall exercise
commercially reasonable efforts to provide Tenant with prior written notice of any such repairs or
cleaning (except in the case of an emergency), and to perform any such repairs or cleaning outside
of Business Hours (except in the case of an emergency). At all times when the Garage is closed
(except in the event of emergency), monthly permit holders shall be afforded access to the Garage
by means of a proximity or magnetic card or other procedure provided by Landlord or the garage
operator. Landlord does not assume any responsibility, and shall not be held liable, for any
damage or loss to any automobile, bicycle or personal property in, near or about the Garage, or for
any injury sustained by any person in or about the Garage, unless such damage, loss or injury
results from Landlord’s gross negligence or willful misconduct. Landlord shall maintain the Garage
in accordance with applicable Laws including the ADA (subject to reimbursement pursuant to
Article V hereof). Subject to Tenant’s express rights under the terms of this Article
XXIV, the Garage operator (or Landlord, if there is not a separate garage operator) may use the
Garage for event parking. Landlord shall install bicycle racks in the Garage equipped to
accommodate at least thirty (30) bicycles.

ARTICLE XXV

GENERAL PROVISIONS

     25.1 Tenant acknowledges that neither Landlord nor any broker, agent or employee of Landlord
has made any representation or promise with respect to the Premises or the Building except as
expressly set forth in this Lease, and no right, privilege, easement or license is being acquired
by Tenant except as expressly set forth in this Lease.

     25.2 Nothing contained in this Lease shall be construed as creating any relationship between
Landlord and Tenant other than that of landlord and tenant. Tenant shall not use the name of the
Building for any purpose other than as the address of the business to be conducted by Tenant in the
Premises, use the name of the Building as Tenant’s business address after Tenant vacates the
Premises.

     25.3 Landlord and Tenant each warrants to the other that in connection with this Lease it has
not employed or dealt with any broker, agent or finder, other than the Brokers. Landlord
acknowledges that Landlord shall pay any commission or fee due to the Brokers pursuant to one or
more separate agreements. Tenant shall indemnify and hold Landlord harmless from and against any
claim for brokerage or other commissions asserted by any broker, agent or finder

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employed by Tenant or with whom Tenant has dealt, other than the Broker(s). Landlord shall
indemnify and hold Tenant harmless from and against any claim for brokerage or other commissions
asserted by any broker, agent or finder employed by Landlord or with whom Landlord has dealt, other
than the Broker(s).

     25.4 (a) At any time and from time to time, upon not less than ten (10) business days’ prior
written notice, Tenant shall execute, acknowledge and deliver to Landlord and/or any other person
or entity designated by Landlord, a written statement (an “Estoppel”) certifying: (a) whether this
Lease is unmodified and in full force and effect (or if there have been modifications, whether this
Lease is in full force and effect as modified and stating the modifications); (b) the dates to
which the rent and any other charges have been paid; (c) whether or not, to Tenant’s knowledge,
Landlord is in default in the performance of any obligation, and if so, specifying the nature of
such default; (d) the address to which notices to Tenant are to be sent; (e) whether this Lease is
subject and subordinate to all Mortgages encumbering the Building or the Premises; (f) whether
Tenant has accepted the Premises and that all work thereto has been completed (or if such work has
not been completed, specifying the incomplete work); (g) whether to Tenant’s best knowledge and
belief Hazardous Materials are at or in the Building or the Premises; (h) whether all or any
portion of the Premises have been subleased, assigned or otherwise occupied by a licensee or
concessionaire, and the identity (including the address) of such party and the term of such party’s
occupancy agreement; and (i) such other matters as Landlord may reasonably request. Any such
statement may be relied upon by any owner of the Building, any prospective purchaser of the
Building, any holder or prospective holder of a Mortgage or any other person or entity.
Notwithstanding anything herein to the contrary, in the event Tenant fails to deliver such written
statement within five (5) business days after Landlord delivers notice to Tenant that such written
statement is past due, such failure shall constitute an Event of Default hereunder (and no further
notice or cure periods shall apply). In addition, Tenant shall, at no cost or expense to Tenant
(other than the cost of initially requesting), request any subtenant, assignee, licensee or
concessionaire that occupies a full floor of the Building to execute, acknowledge and deliver an
Estoppel to Landlord and/or any other person or entity designated by Landlord.

          (b) At any time and from time to time, upon not less than fifteen (15) days’ prior written
notice, Landlord shall execute, acknowledge and deliver to Tenant and/or any other person or entity
designated by Tenant, a written statement certifying: (a) whether this Lease is unmodified and in
full force and effect (or if there have been modifications, that this Lease is in full force and
effect as modified and stating the modifications); (b) the dates to which the rent and any other
charges have been paid; (c) whether or not to Landlord’s knowledge Tenant is in default in the
performance of any obligation, and if so, specifying the nature of such default; (d) the address to
which notices to Landlord are to be sent; (e) whether this Lease is subject and subordinate to all
Mortgages encumbering the Building or the Premises; (f) whether to Landlord’s knowledge Tenant has
accepted the Premises and whether all work thereto has been completed (or if such work has not been
completed, specifying the incomplete work); and (g) such other matters as Tenant may reasonably
request.

     25.5 LANDLORD AND TENANT EACH WAIVES TRIAL BY JURY IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM
BROUGHT IN CONNECTION WITH ANY MATTER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE
RELATIONSHIP OF LANDLORD AND TENANT UNDER THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE PREMISES,
AND/OR ANY CLAIM OF INJURY OR DAMAGE. TENANT CONSENTS TO SERVICE OF PROCESS AND ANY PLEADING
RELATING TO ANY SUCH ACTION AT THE PREMISES (OR ANOTHER VALID ADDRESS IN THE WASHINGTON, D.C.
METROPOLITAN AREA THAT TENANT DESIGNATES ON NO LESS THAN TEN (10) BUSINESS DAYS PRIOR WRITTEN
NOTICE) AND LANDLORD CONSENTS TO SERVICE OF PROCESS AND ANY PLEADING RELATING TO ANY SUCH ACTION AT
THE ADDRESS FOR NOTICES SET FORTH IN SECTION 1.11 OF THIS LEASE; PROVIDED, HOWEVER, THAT NOTHING IN
THIS LEASE SHALL BE CONSTRUED AS REQUIRING SUCH SERVICE AT SUCH LOCATION. LANDLORD AND TENANT EACH
WAIVES ANY OBJECTION TO THE VENUE OF ANY ACTION FILED IN ANY COURT SITUATED IN THE JURISDICTION IN
WHICH THE BUILDING IS LOCATED, AND WAIVES ANY RIGHT, CLAIM OR POWER, UNDER THE DOCTRINE OF FORUM
NON CONVENIENS OR OTHERWISE, TO TRANSFER ANY SUCH ACTION TO ANY OTHER COURT.

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     25.6 All notices or other communications required under this Lease shall be in writing
and shall be deemed duly given and received when delivered in person (upon refusal or with receipt
therefor) on the next business day after deposit with a recognized overnight delivery service, or
on the second day after being sent by certified or registered mail, return receipt requested,
postage prepaid, to the following addresses: (a) if to Landlord, at each of the Landlord Notice
Addresses specified in Article I; (b) if to Tenant, at the Tenant Notice Address specified
in Article I. Either party may change its address for the giving of notices by notice
given in accordance with this Section. If Landlord or the holder of any Mortgage notifies Tenant
that a copy of any notice to Landlord shall be sent to such holder at a specified address, then
Tenant shall send (in the manner specified in this Section and at the same time such notice is sent
to Landlord) a copy of each such notice to such holder, and no such notice shall be considered duly
sent unless such copy is so sent to such holder. Any such holder shall have the rights set forth
in Section 21.4. Any cure of Landlord’s default by such holder shall be treated as
performance by Landlord.

     25.7 Each provision of this Lease shall be valid and enforceable to the fullest extent
permitted by law. If any provision of this Lease or the application thereof to any person or
circumstance shall to any extent be invalid or unenforceable, then such provision shall be deemed
to be replaced by the valid and enforceable provision most substantively similar to such invalid or
unenforceable provision, and the remainder of this Lease and the application of such provision to
persons or circumstances other than those as to which it is invalid or unenforceable shall not be
affected thereby. Nothing contained in this Lease shall be construed as permitting Landlord to
charge or receive interest in excess of the maximum rate allowed by law. If the last day to pay
any amount (or any amount must be paid on or before a date, then such date) of Base Rent,
additional rent or other sums due under the terms of this Lease occurs on a day other than a
weekday that is part of Building Hours, then such amount will be due on the next weekday that is
part of Building Hours.

     25.8 Feminine, masculine or neuter pronouns shall be substituted for those of another form,
and the plural or singular shall be substituted for the other number, in any place in which the
context may require such substitution.

     25.9 The provisions of this Lease shall be binding upon and inure to the benefit of the
parties and each of their respective representatives, successors and assigns, subject to the
provisions in this Lease restricting assignment or subletting.

     25.10 This Lease contains and embodies the entire agreement of the parties to this Agreement
and supersedes all prior agreements, negotiations, letters of intent, proposals, representations,
warranties, understandings, suggestions and discussions, whether written or oral, between the
parties to this Agreement. Any representation, inducement, warranty, understanding or agreement
that is not expressly set forth in this Lease shall be of no force or effect. This Lease may be
modified or changed in any manner only by an instrument signed by both parties. This Lease
includes and incorporates all Exhibits attached hereto.

     25.11 This Lease shall be governed by the Laws of the District of Columbia. There shall be no
presumption that this Lease be construed more strictly against the party who itself or through its
agent prepared it, it being agreed that all parties hereto have participated in the preparation of
this Lease and that each party had the opportunity to consult legal counsel before the execution of
this Lease.

     25.12 Headings are used for convenience and shall not be considered when construing this
Lease.

     25.13 The submission of an unsigned copy of this document to Tenant shall not constitute an
offer or option to lease the Premises. This Lease shall become effective and binding only upon
execution and delivery by both Landlord and Tenant.

     25.14 Time is of the essence with respect to each of Tenant’s and Landlord’s obligations under
this Lease.

     25.15 This Lease may be executed in multiple counterparts, each of which shall be deemed an
original and all of which together constitute one and the same document. Faxed signatures shall
have the same binding effect as original signatures.

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     25.16 Neither this Lease nor a memorandum thereof shall be recorded.

     25.17 The rentable area in the Building and in the Premises shall be determined by Landlord’s
architect in accordance with the Building Owners and Managers Association (BOMA) Standard Method
for Measuring Floor Area in Office Buildings (ANSI/BOMA Z65.1-1996).

     25.18 Except as otherwise provided in this Lease, any additional rent or other sum owed by
Tenant to Landlord (other than Base Rent), and any cost, expense, damage or liability incurred by
Landlord for which Tenant is liable, shall be considered additional rent payable pursuant to this
Lease to be paid by Tenant no later than thirty (30) days after the date Landlord notifies Tenant
of the amount thereof.

     25.19 Tenant’s liabilities and obligations with respect to the period prior to the expiration
or earlier termination of the Lease Term shall survive such expiration or earlier termination.
Landlord’s liabilities and obligations with respect to the period prior to the expiration or
earlier termination of the Lease Term shall survive such expiration or earlier termination.

     25.20 Except (i) with respect to Landlord, its obligations pursuant to Sections 3.2, 9.2
and 14.3 and Article XVII of this Lease and (ii) with respect to Tenant, its
obligations to pay rent and other sums due under this Lease, for which the following shall not
apply, if Landlord or Tenant is in any way delayed, interrupted or prevented from performing any
obligation due to fire, act of God, act of terrorism, governmental act or failure to act, national
emergency, strike, labor dispute, unusual delay in transportation, inability to procure materials,
adverse weather conditions not reasonably anticipatable, or any cause beyond Landlord’s or Tenant’s
(as applicable) reasonable control (whether similar or dissimilar to the foregoing events) (a
“Force Majeure Event”), then the time for performance of such obligation shall be excused for the
period of such delay or prevention and extended for a period equal to the period of such delay,
interruption or prevention.

     25.21 Landlord’s review, approval and consent powers (including the right to review plans and
specifications) are for its benefit only. Such review, approval or consent (or conditions imposed
in connection therewith) shall be deemed not to constitute a representation concerning legality,
safety or any other matter.

     25.22 The deletion of any printed, typed or other portion of this Lease shall not evidence the
parties’ intention to contradict such deleted portion. Such deleted portion shall be deemed not to
have been inserted in this Lease.

     25.23 At the expiration or earlier termination of the Lease Term, Tenant shall deliver to
Landlord all keys and access cards to the Building and the Premises, whether such keys were
furnished by Landlord or otherwise procured by Tenant, and shall inform Landlord of the combination
of each lock, safe and vault, if any, in the Premises.

     25.24 Tenant and the person executing and delivering this Lease on Tenant’s behalf each
represents and warrants that such person is duly authorized to so act; that Tenant is duly
organized, is qualified to do business in the District of Columbia, is in good standing under the
Laws of the state of its organization and the Laws of the jurisdiction in which the Building is
located, and has the power and authority to enter into this Lease; and that all action required to
authorize Tenant and such person to enter into this Lease has been duly taken.

     25.25 Landlord and the person executing and delivering this Lease on Landlord’s behalf each
represents and warrants that such person is duly authorized to so act; that Landlord is duly
organized, is qualified to do business in the District of Columbia, is in good standing under the
Laws of the state of its organization and the Laws of the jurisdiction in which the Building is
located, and has the power and authority to enter into this Lease; and that all action required to
authorize Landlord and such person to enter into this Lease has been duly taken.

     25.26 Any elimination or shutting off of light, air, or view by any structure which may be
erected on lands adjacent to the Building shall in no way effect this Lease or impose any liability
on Landlord.

     25.27 Intentionally omitted.

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     25.28 This Lease, for purposes of applicable law, shall be deemed a deed of lease executed
under seal.

     25.29 Neither Tenant nor any other person having an interest in the possession, use, occupancy
or utilization of the Premises shall enter into any lease, sublease, license, concession,
assignment or other agreement for use, occupancy or utilization for space in the Premises which
provides for rental or other payment for such use, occupancy or utilization based in whole or in
part on the net income or profits derived by any person from the party leased, used, occupied or
utilized (other than an amount based on a fixed percentage or percentages of receipts or sales),
and Tenant agrees that any such proposed lease, sublease, license, concession, assignment or other
agreement shall be absolutely void and ineffective as a conveyance of any right or interest in the
possession, use, occupancy or utilization of any part of the Premises.

     25.30 Each of Landlord and Tenant, each as to itself, hereby represents its compliance with
all applicable anti-money laundering laws, including, without limitation, the USA Patriot Act, and
the laws administered by the United States Treasury Department’s Office of Foreign Assets Control,
including, without limitation, Executive Order 13224 (“Executive Order”). Each of Landlord and
Tenant further represents (i) that it is not, and it is not owned or controlled directly or
indirectly by any person or entity, on the SDN List published by the United States Treasury
Department’s Office of Foreign Assets Control and (ii) that it is not a person otherwise identified
by government or legal authority as a person with whom a U.S. Person is prohibited from transacting
business. As of the date hereof, a list of such designations and the text of the Executive Order
are published under the internet website address www.ustreas.gov/offices/enforcement/ofac.

     25.31 Tenant shall, upon Landlord’s request, deliver to Landlord Tenant’s most-current
financial statements, audited by a certified public accountant (if available, and if not available,
certified by Tenant’s chief financial officer), for the fiscal year ending in the previous calendar
year stating, among other things, Tenant’s revenues and net income. Tenant warrants that all such
financial information heretofore and hereafter submitted is and shall be correct and complete in
all material respects and present fairly, in all material respects, its financial position in
conformity with generally accepted accounting principles. Notwithstanding the foregoing, this
Section 25.31 shall not apply so long as Tenant’s financial statements remain available for
review by the general public.

     25.32 In the event either Landlord or Tenant takes legal action against the other party to
enforce the provisions of this Lease, then the prevailing party in such action shall be entitled to
collect from the other party its costs and expenses incurred in connection with such legal action
(including, without limitation, reasonable attorneys’ fees and court costs).

ARTICLE XXVI

COMMUNICATIONS EQUIPMENT & GENERATOR

     26.1 (a) Subject to the satisfaction, in Landlord’s reasonable judgment, of all of the
conditions set forth in this Article, Tenant shall have the right to use throughout the Lease Term
(including any extensions thereof) reasonable portion of the roof area, at no additional rental
cost, to install and maintain, at Tenant’s sole expense, one (1) communications antenna/dish (or
reasonable future substitutions to reflect changes in technology), and one (1) dish for television
service (collectively, the “Communications Equipment”) on the roof of the Building for use in
connection with Tenant’s business in the Premises. Notwithstanding anything in this Article to the
contrary, Tenant shall not be permitted to install the Communications Equipment unless (I) Tenant’s
Communications Equipment shall not interfere with any other satellite dish or antenna of any other
current tenant in the Building as of the date of this Lease (with Landlord hereby agreeing to use
commercially reasonable efforts to assist Tenant in identifying an appropriate location on the roof
for Tenant’s Communications Equipment), (II) such Communications Equipment conforms to the
specifications and requirements set forth in the drawings and specifications prepared by a licensed
professional (the “Communications Equipment Drawings”), which Communications Equipment Drawings
shall be subject to the prior written approval of Landlord, which approval shall not be
unreasonably withheld or delayed, (III) Landlord approves, which approval shall not be unreasonably
conditioned, withheld or delayed, the size, capacity, power, location and proposed placement and
method of installation of such Communications Equipment, and (IV) Tenant obtains, at its sole cost
and expense, and provides copies to Landlord of all necessary governmental permits and approvals,
including, without

49

 

limitation, special exception permits, if applicable, for the installation of the
Communications Equipment upon the Building. Tenant, at Landlord’s discretion, shall cause the
Communications Equipment to be painted in a nonmetallic paint to match the materials on the roof.
In addition, Tenant shall not be permitted to install the Communications Equipment unless (i)
Tenant contracts with Landlord’s roofing contractor to retain the warranties and guaranties for the
roof to the extent that Landlord will lose the warranties and guaranties with respect to the roof,
(ii) Landlord approves, in writing, any such effect on the Building’s structure or service systems
or any such structural alteration, which approval may be granted or withheld by Landlord in its
sole discretion, and (iii) Tenant pays the cost of any structural support or alterations necessary
to secure the Communications Equipment to the Building. The Communications Equipment shall be
installed by a contractor reasonably acceptable to both Landlord and Tenant and thereafter shall be
properly maintained by Tenant, all at Tenant’s sole expense. On or prior to the expiration or
earlier termination of the Lease Term, the Communications Equipment shall be removed from the roof
of the Building at Tenant’s sole cost and expense and that portion of the roof of the Building that
has been affected by the Communications Equipment shall be returned to the condition it was in
prior to the installation of the Communications Equipment; provided, however, if the Lease Term is
terminated prior to the scheduled expiration of the Lease Term (with a termination pursuant to
Article XXX being deemed a scheduled expiration), then Tenant shall have an additional
fifteen (15) business days to remove the Communications Equipment in accordance with the terms of
this Lease (as if the Lease was not terminated), including all restoration obligations. Tenant
shall pay all subscription fees, usage charges and hookup and disconnection fees associated with
Tenant’s use of the Communications Equipment and Landlord shall have no liability therefor. All of
the provisions of this Lease, including, without limitation, the insurance, maintenance, repair,
release and indemnification provisions shall apply and be applicable to Tenant’s installation,
operation, maintenance and removal of the Communications Equipment.

          (b) Except as shown on the Communications Equipment Drawings, as reasonably approved by
Landlord, Tenant shall not make any modification to the design, structure or systems of the
Building, required in connection with the installation of the Communications Equipment without
Landlord’s prior written approval of such modification and the plans therefor, which approval may
be granted, conditioned or withheld by Landlord in its sole but reasonable discretion. Tenant
agrees that, in addition to any indemnification provided Landlord in this Lease, Tenant shall
indemnify and shall hold Landlord and Landlord’s managing agent, and their employees, shareholders,
partners, officers and directors, harmless from and against all costs, damages, claims, liabilities
and expenses (including attorneys’ fees and any costs of litigation) suffered by or claimed against
Landlord, directly or indirectly, based on, arising out of or resulting from Tenant’s use of the
Communications Equipment and/or the conduits to connect the Premises to the Communications
Equipment. In addition, Tenant shall be liable to Landlord for any actual damages suffered by
Landlord or any other tenant or occupant of the Building for any cessation or shortages of
electrical power or any other systems failure arising from Tenant’s use of the conduits to connect
the Premises to the Communications Equipment.

          (c) Tenant, at its sole cost and expense, shall secure all necessary permits and approvals
from all applicable governmental agencies with respect to the size, placement and installation of
the Communications Equipment. In the event Tenant is unable to obtain the necessary approvals and
permits from any applicable party, including federal, state, county or other local governing
authorities for the Communications Equipment, Tenant shall have no remedy, claim, cause of action
or recourse against Landlord, nor shall such failure or inability to obtain any necessary permits
or approvals provide Tenant the opportunity to terminate this Lease.

          (d) Landlord makes no representations or warranties concerning the suitability of the roof of
the Building for the installation operation, maintenance and repair of the Communications
Equipment, Tenant having satisfied itself concerning such matters. Tenant shall not have access to
the Communications Equipment without Landlord’s prior written consent, which consent shall be
granted to the extent necessary for Tenant to perform its maintenance obligations under this Lease
only and only if Tenant is accompanied by Landlord’s representative (if Landlord so requests). Any
such access by Tenant shall be subject to reasonable rules and regulations relating thereto
established from time to time by Landlord, including, without limitation, rules and regulations
prohibiting such access unless Tenant is accompanied by Landlord’s representative and Tenant’s
agreement to reimburse Landlord for

50

 

costs incurred by Landlord to make Landlord’s representative available to accompany Tenant if
after normal business hours.

          (e) Upon at least thirty (30) days’ prior written notice to Tenant, Landlord shall have the
right to require Tenant to relocate the Communications Equipment, if in Landlord’s opinion the
Communications Equipment is interfering with any other satellite dish or antenna of any other
tenant in the Building occupying a portion of the Building as of the date of this Lease. Any such
relocation shall be performed by Tenant at Landlord’s expense, and in accordance with all of the
requirements of this Section. Nothing in this Section shall be construed as granting Tenant any
line of sight easement with respect to such Communications Equipment; provided, however, that if
Landlord requires that such Communications Equipment be relocated in accordance with the preceding
two (2) sentences, then Landlord shall use reasonable efforts to provide either (1) the same line
of sight for such Communications Equipment as was available prior to such relocation, or (2) a line
of sight for such Communications Equipment which is functionally equivalent to that available prior
to such relocation.

          (f) By granting Tenant the rights under this Section, Landlord makes no representation as to
the legality of such Communications Equipment or its installation. In the event that any federal,
state, county, regulatory or other authority requires the removal or relocation of such
Communications Equipment, Tenant shall remove or relocate the same at Tenant’s sole cost and
expense, and Landlord shall under no circumstances be liable to Tenant therefor.

     26.2 (a) Subject to the satisfaction, in Landlord’s reasonable judgment (except as expressly
set forth to the contrary), of all of the conditions set forth in this Article, Tenant shall have
the right to install and use throughout the Lease Term (including any extensions thereof) one (1)
electrical generator (collectively, the “Generator”) in a location, size and capacity acceptable to
Landlord in its sole but reasonable discretion, which location may include, without limitation, on
the roof of the Building, in the alley behind the Building or adjacent to the loading dock for the
Building for use in connection with Tenant’s business in the Premises. Notwithstanding anything in
this Article to the contrary, Tenant shall not be permitted to install the Generator unless (I)
Tenant’s Generator shall not interfere with any other tenant in the Building (with Landlord hereby
agreeing to use commercially reasonable efforts to assist Tenant in identifying an appropriate
location for Tenant’s Generator), (II) such Generator conforms to the specifications and
requirements set forth in the drawings and specifications prepared by a licensed professional (the
“Generator Drawings”), which Generator Drawings shall be subject to the prior written approval of
Landlord, which approval shall not be unreasonably withheld or delayed, provided that Landlord may
condition approval upon the construction and installation of appropriate sound and/or
vibration-dampening improvements, (III) Landlord approves, which approval shall not be unreasonably
conditioned, withheld or delayed, the proposed placement and method of installation of such
Generator, and (IV) Tenant obtains, at its sole cost and expense, and provides copies to Landlord
of all necessary governmental permits and approvals, including, without limitation, special
exception permits, if applicable, for the installation of the Generator. Tenant, at Landlord’s
discretion, shall cause the Generator to be painted in a nonmetallic paint to match the materials
on the colors of the adjacent improvements. In addition, Tenant shall not be permitted to install
the Generator unless (i) if installed on the roof, Tenant contracts with Landlord’s roofing
contractor to retain the warranties and guaranties for the roof to the extent that Landlord will
lose the warranties and guaranties with respect to the roof, (ii) Landlord approves, in writing,
any such effect on the Building’s structure or service systems or any such structural alteration,
which approval may be granted or withheld by Landlord in its sole discretion, and (iii) Tenant pays
the cost of any structural support or alterations necessary to secure the Generator to the
Building. The Generator shall be installed by a contractor reasonably acceptable to both Landlord
and Tenant and thereafter shall be properly maintained by Tenant, all at Tenant’s sole expense. At
Landlord’s sole option, on or prior to the expiration or earlier termination of the Lease Term, the
Generator shall be removed from the Building (or property, as applicable) at Tenant’s sole cost and
expense and that portion of the Building (or property, as applicable) that has been affected by the
Generator shall be returned to the condition it was in prior to the installation of the Generator;
provided, however, if the Lease Term is terminated prior to the scheduled expiration of the Lease
Term (with a termination pursuant to Article XXX being deemed a scheduled expiration), then
Tenant shall have an additional fifteen (15) business days to remove the Generator in accordance
with the terms of this Lease (as if the Lease was not terminated),

51

 

including all restoration obligations. Tenant shall pay all fees, usage charges and hookup
and disconnection fees associated with Tenant’s use of the Generator and Landlord shall have no
liability therefor. All of the provisions of this Lease, including, without limitation, the
insurance, maintenance, repair, release and indemnification provisions shall apply and be
applicable to Tenant’s installation, operation, maintenance and removal of the Generator.

          (b) Except as shown on the Generator Drawings, as reasonably approved by Landlord, Tenant
shall not make any modification to the design, structure or systems of the Building, required in
connection with the installation of the Generator without Landlord’s prior written approval of such
modification and the plans therefor, which approval may be granted, conditioned or withheld by
Landlord in its sole but reasonable discretion. Tenant agrees that, in addition to any
indemnification provided Landlord in this Lease, Tenant shall indemnify and shall hold Landlord and
Landlord’s managing agent, and their employees, shareholders, partners, officers and directors,
harmless from and against all costs, damages, claims, liabilities and expenses (including
attorneys’ fees and any costs of litigation) suffered by or claimed against Landlord, directly or
indirectly, based on, arising out of or resulting from Tenant’s use of the Generator and/or the
conduits to connect the Premises to the Generator and/or the fuel lines to connect the Generator to
a fuel source. In addition, Tenant shall be liable to Landlord for any actual damages suffered by
Landlord or any other tenant or occupant of the Building for any cessation or shortages of
electrical power or any other systems failure arising from Tenant’s use of the conduits to connect
the Premises to the Generator.

          (c) Tenant, at its sole cost and expense, shall secure all necessary permits and approvals
from all applicable governmental agencies with respect to the size, placement and installation of
the Generator. In the event Tenant is unable to obtain the necessary approvals and permits from
any applicable party, including federal, state, county or other local governing authorities for the
Generator, Tenant shall have no remedy, claim, cause of action or recourse against Landlord, nor
shall such failure or inability to obtain any necessary permits or approvals provide Tenant the
opportunity to terminate this Lease.

          (d) Landlord makes no representations or warranties concerning the suitability of the roof,
Building, loading dock, or adjacent property for the installation operation, maintenance and repair
of the Generator, Tenant having satisfied itself concerning such matters. Tenant shall not have
access to the Generator without Landlord’s prior written consent, which consent shall be granted to
the extent necessary for Tenant to perform its maintenance obligations under this Lease only and
only if Tenant is accompanied by Landlord’s representative (if Landlord so requests). Any such
access by Tenant shall be subject to reasonable rules and regulations relating thereto established
from time to time by Landlord, including, without limitation, rules and regulations prohibiting
such access unless Tenant is accompanied by Landlord’s representative and Tenant’s agreement to
reimburse Landlord for costs incurred by Landlord to make Landlord’s representative available to
accompany Tenant if after normal business hours.

          (e) Upon at least thirty (30) days’ prior written notice to Tenant, Landlord shall have the
right to require Tenant to relocate the Generator, if in Landlord’s opinion the Generator is
interfering with any other tenant in the Building. Any such relocation shall be performed by
Tenant at Landlord’s expense, and in accordance with all of the requirements of this Section.

          (f) By granting Tenant the rights under this Section, Landlord makes no representation as to
the legality of such Generator or its installation. In the event that any federal, state, county,
regulatory or other authority requires the removal or relocation of such Generator, Tenant shall
remove or relocate the same at Tenant’s sole cost and expense, and Landlord shall under no
circumstances be liable to Tenant therefor.

     26.3 The Generator and the Communications Equipment may be used by Tenant only in the conduct
of Tenant’s customary business in the Premises and shall not be made available by Tenant for use by
any other tenant in the Building. No assignee or subtenant (other than a Permitted Transferee) or
any other tenant in the Building shall have any rights pursuant to this Article.

     26.4 Tenant shall maintain such insurance as is appropriate with respect to the installation,
operation and maintenance of the Communications Equipment and Generator.

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Landlord shall have no liability on account of any damage to or interference with the
operation of the Communications Equipment or Generator except for physical damage caused by
Landlord’s gross negligence or willful misconduct and Landlord expressly makes no representations
or warranties with respect to the capacity for any Communications Equipment placed on the roof
and/or on or in the penthouse (if any) of the Building to receive or transmit signals. The
operation of the Communications Equipment and the Generator shall be at Tenant’s sole and absolute
risk. Tenant’s use and operation of the Communications Equipment and Generator shall at all times
be in compliance with all Laws, including without limitation any rules or regulations of the
Federal Communications Commission.

ARTICLE XXVII

OPTIONS TO RENEW

     27.1 Landlord hereby grants to Tenant the right, exercisable at Tenant’s option, to renew the
term of this Lease for up to two (2) additional periods, each of five (5) years (each, a “Renewal
Term”), for a maximum renewal period not to exceed ten (10) years. If exercised, and if the
conditions applicable thereto have been satisfied, each Renewal Term shall commence immediately
following the end of the initial Lease Term provided in Section 3.1 of this Lease or the
then current Renewal Term, as applicable. The right of renewal granted in this Lease to Tenant
shall be subject to, and shall be exercised in accordance with, the following terms and conditions
of this Article XXVII.

     27.2 If Tenant elects to exercise its right of renewal with respect to any Renewal Term, at
its option, Tenant shall exercise such right by giving Landlord written notice of the exercise
thereof (each, “Tenant’s Renewal Notice”) not less than thirteen (13) months and fifteen (15) days
prior to the expiration of the then-current Lease Term (as such Lease Term may have been previously
extended in accordance with this Article XXVII). In the event that Tenant’s Renewal Notice
is not given in a timely manner, Tenant’s right of renewal with respect to all Renewal Terms shall
lapse and be of no further force or effect. Within fifteen (15) days after Landlord’s timely
receipt of Tenant’s Renewal Notice, Landlord shall provide Tenant with Landlord’s determination of
the annual base rent for the Premises being renewed, the escalation factor, lease concessions (if
any) and additional rent (collectively, the “Renewal Economic Terms”) that shall be applicable
during the applicable Renewal Term. The parties shall have thirty (30) days after Tenant’s receipt
of Landlord’s determination in which to agree on the Renewal Economic Terms applicable during the
applicable Renewal Term. The parties shall attempt to agree upon an annual base rent payable
during the first year of the applicable Renewal Term which would equal the applicable market rent,
as well as the remainder of the Renewal Economic Terms. Among the factors to be considered by the
parties during such negotiations shall be the general office rental market for office buildings of
comparable quality, size, age and location (“Comparable Buildings”) in the vicinity of the Building
(“Market Area”), including equitable adjustments for any leasing concessions for renewals of leases
(concessions for new leases shall not be considered), base rental rates for renewals of leases,
leasehold improvements for renewals of leases, including allowances and build-out periods
(leasehold improvements for new leases shall not be considered) and brokerage fees which are then
prevalent for Comparable Buildings in the Market Area, but are not to be included in the Renewal
Economic Terms for the applicable Renewal Term and other then relevant market factors. If during
such thirty (30)-day period the parties are unable, for any reason whatsoever, to agree on the
Renewal Economic Terms for the applicable Renewal Term, then Tenant shall have the right to
terminate its option to renew by delivery of written notice to Landlord within two (2) business
days after the expiration of such thirty (30) day period, in which case Tenant’s rights under this
Article XXVII shall automatically lapse and be of no further force and effect. If Tenant
does not or fails to deliver such termination notice to Landlord within two (2) business days after
the expiration of such thirty (30) day period, then the following shall apply:

          (a) Landlord and Tenant shall, within ten (10) days after the expiration of the foregoing
thirty (30)-day period, each appoint a disinterested licensed real estate broker who shall (i) be
licensed as a broker in the District of Columbia, (ii) have at least ten (10) years of experience
in commercial real estate leasing in the District of Columbia, (iii) have particular and current
experience in the first-class office market in the Market Area, and (iv) be recognized within the
field as being reputable and ethical (collectively, an “Appraiser”), provided, however, in no event
shall any Appraiser be a broker that either Landlord or Tenant (including any parent company,
subsidiary or affiliate of either Landlord or Tenant) has engaged pursuant to a written agreement
during the five (5) year period prior to appointment of such Appraiser. Each party

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shall give written notice to the other within such ten (10) day period. If either Landlord or
Tenant shall fail timely to appoint an Appraiser, then the single Appraiser appointed by one party
shall proceed to make the determination of the Renewal Economic Terms, in accordance with the terms
and conditions therefor set forth in the preceding paragraph of this Section 27.2. Such
Appraisers (or Appraiser) shall, within fifteen (15) days after the appointment of the last of them
to be timely appointed, complete their written determinations of the Renewal Economic Terms in
accordance with the terms and conditions therefor set forth in the preceding paragraph of this
Section 27.2, and furnish the same to Landlord and Tenant. Each party shall pay the fees
and costs of the Appraiser appointed by it (however, if only one Appraiser is timely appointed, the
parties shall share the fees and costs of such Appraiser equally).

          (b) If the valuations taken as a whole vary by five percent (5%) or less of the higher value,
then the Renewal Economic Terms shall be the average of the two valuations. If the valuations
(taken as a whole) vary by more than five percent (5%) of the higher value, the two Appraisers
shall within ten (10) days after submission of the last appraisal report, appoint a third
disinterested Appraiser who shall meet all the criteria set forth in this Section as an Appraiser
with the same qualifications set forth for the original two Appraisers described above. Such third
Appraiser shall, within fifteen (15) days after the appointment, make a determination of the
Renewal Economic Terms and submit an appraisal report to Landlord and Tenant. If the determination
by such third Appraiser is between the two previous determinations, then the Renewal Economic
Terms applicable to the applicable Renewal Term shall be as set forth in the report from the third
Appraiser; but if the determination by such third Appraiser is not between the two previous
determinations, then the Renewal Economic Terms applicable to the Renewal Term shall be the average
of the two (2) closest valuations. All fees and costs incurred in connection with the
determination of the Renewal Economic Terms by the third Appraiser shall be paid one half by
Landlord and one half by Tenant.

     27.3 Within fifteen (15) business days after determination of the Economic Terms in accordance
with this Article, Landlord and Tenant each shall endeavor in good faith to draft and execute an
amendment to this Lease which shall state the terms so agreed upon and modify any of the other
terms of this Lease only as may be necessary to reflect the terms of such renewal.

     27.4 Notwithstanding anything set forth in this Lease to the contrary, if an Event of Default
exists under this Lease on the date Tenant’s Renewal Notice is given to Landlord or at any time
thereafter prior to commencement of the applicable Renewal Term there remains an uncured Event of
Default (Landlord being under no obligation to accept a cure), then, at Landlord’s option, the
applicable Renewal Term shall not commence and the term of this Lease shall expire at the
expiration of the then-current Lease Term.

     27.5 Tenant’s right of renewal under this Article XXVII may at all times be fully
exercised by and assignable to only a Permitted Transferee that has assumed all of Tenant’s
obligations under this Lease in its entirety. Except as otherwise expressly permitted in the
immediately preceding sentence, Tenant’s right of renewal under this Article XXVII shall
not be exercised by any other transferee, sublessee or other assignee of Tenant.

     27.6 Tenant’s right of renewal under this Article XXVII is only applicable to the
entire Premises being leased by Tenant at the time of Tenant’s Renewal Notice and not for any
portion thereof.

ARTICLE XXVIII

EXPANSION OPTIONS

     28.1 Intentionally Omitted.

     28.2 (a) Tenant shall have the right to lease on the then-current terms and conditions set
forth in this Lease for the Premises (i.e., at the then-current Base Rent (as escalated from time
to time) on a per rentable square foot basis and coterminous with the Lease Term for the initial
Premises) an additional, and approximately, Six Thousand (6,000) rentable square feet in the
Building (the “First Expansion Space”). The First Expansion Space will first be located in the
Massachusetts Ave. wing of the Building on the fifth (5th) floor, or if Tenant is then
leasing all of the fifth (5th) floor or if the fifth (5th) floor will not
accommodate all of the First Expansion Space due to Tenant’s leasing of the balance of such floor,
then the First Expansion Space (or the balance thereof not located on the fifth (5th)
floor, as applicable) will

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be located in the Massachusetts Ave. wing of the Building on the fourth (4th)
floor. The First Expansion Space shall be delivered by Landlord, and accepted by Tenant, in its
as-is condition and not subject to the requirements of Schedule I of Exhibit B. So long as
the First Expansion Space has remained unleased since the date of this Lease, Tenant shall have
until September 1, 2009 to provide written notice to Landlord of Tenant’s irrevocable election to
lease the First Expansion Space on August 1, 2010. In the event that Landlord leases any of the
First Expansion Space (which Landlord shall have the right to do subject to Sections 28.4 and
28.5 of this Lease) to a third party, Landlord shall cause any lease for such portion of the
First Expansion Space to terminate or expire pursuant to the terms of the applicable lease between
August 1, 2010 and August 1, 2011 and Landlord shall provide written notice to Tenant, within
thirty (30) days of signing a lease for such space with a third party, of the date (the “First
Expansion Space Availability Date”) upon which such portion of the First Expansion Space will
become available for lease by Tenant and Tenant shall provide written notice to Landlord not later
than eleven (11) months prior to the First Expansion Space Availability Date of Tenant’s
irrevocable election to lease the First Expansion Space. If Tenant properly and timely elects to
lease the First Expansion Space, Landlord shall have the right, in its sole discretion and subject
to the provisions of this Section 28, to determine the date for delivery (which will occur
during the period between (and including) August 1, 2010 and August 1, 2011) and location of the
First Expansion Space (subject to the terms of this Section). The actual amount of the rentable
square feet in the First Expansion Space (subject to the terms of this Section) will be promptly
determined by Landlord’s architect using the same method of determination as the determination of
the initial Premises, subject to prompt verification by Tenant’s architect. In the event Tenant
fails to provide written notice to Landlord of its election to lease the First Expansion Space as
required pursuant to this Section, the right to lease the First Expansion Space set forth in this
Section shall automatically lapse and be of no further force or effect.

          (b) If Tenant leases the First Expansion Space in accordance with the terms of this Section,
Landlord shall provide Tenant with a tenant improvement allowance for the First Expansion Space, on
a per rentable square foot basis, based on the applicable month of the Lease Year in which the
First Expansion Space will be delivered to Tenant as follows: (i) if delivered in the first Lease
Year, an amount of Fifty Dollars and No Cents ($50.00) per rentable square foot; (ii) if delivered
in the second Lease Year, an amount of Forty-Five Dollars and No Cents ($45.00) per rentable square
foot; (iii) if delivered in the third Lease Year, an amount of Forty Dollars and No Cents ($40.00)
per rentable square foot; (iv) if delivered in the fourth Lease Year, an amount of Thirty-Five
Dollars and No Cents ($35.00) per rentable square foot; (v) if delivered in the fifth Lease Year,
an amount of Thirty Dollars and No Cents ($30.00) per rentable square foot; and (vi) if delivered
in the sixth Lease Year, an amount of Twenty-Five Dollars and No Cents ($25.00) per rentable square
foot, provided that the tenant improvement allowances set forth in this Section 28.2(b) for
each Lease Year shall be further pro rated and decreased by Forty-One and Seven Tenths Cents
($0.417) each month during such Lease Year based on the date the First Expansion Space will be
delivered to Tenant (by way of example only, if the space is delivered in the last month of the
First Lease Year, the tenant improvement allowance would be $45.42 ($50 — (11 months * $0.417)).
This tenant improvement allowance will also be subject to and paid by Landlord in accordance with
the terms of Exhibit B; provided, however, notwithstanding anything to the contrary, Tenant
shall not have the right to all or any portion of the Additional Allowance with respect to the
First Expansion Space.

          (c) The commencement date (the date upon which Tenant is obligated to commence paying Base
Rent and additional rent) for the First Expansion Space shall be the earlier to occur of: (a) the
date Tenant commences beneficial occupancy of any portion of the First Expansion Space; or (b)
three (3) months after Landlord delivers the First Expansion Space to Tenant in its as-is condition
as stated above. If Landlord does not deliver possession of the First Expansion Space because
another tenant or occupant fails to vacate such space, Tenant’s election to lease such space will
not be void or voidable and Landlord shall not have any liability whatsoever, except that Landlord
agrees to use ongoing commercially reasonable efforts to cause such tenant or occupant to vacate
such space, provided that Tenant shall have the right to void its election to lease the First
Expansion Space by written notice to Landlord if such space is not delivered to Tenant within one
hundred eighty (180) days of the First Expansion Space Availability Date, and provided further that
if at any time Tenant commences beneficial occupancy of any portion of the First Expansion Space,
then Tenant’s right to void its election will automatically lapse and be of no further force and
effect. Tenant will be deemed to have commenced beneficial occupancy of the First Expansion Space
when Tenant conducts business

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in the First Expansion Space. If such other tenant or occupant fails to timely vacate such
space, then if and to the extent Landlord actually receives any hold-over rent (above any base rent
and reimbursements of expenses) from such tenant resulting from such failure to vacate (the “Other
Tenant Holdover Rent”), then within thirty (30) days after Landlord delivers and Tenant accepts the
First Expansion Space, Landlord shall deliver to Tenant, after deducting all of its out-of-pocket
costs and expenses (including without limitation reasonable attorneys’ fees) incurred by Landlord
in causing such occupant to vacate the premises, fifty percent (50%) of such Other Tenant Holdover
Rent. Promptly after the commencement date for the First Expansion Space is ascertained, Landlord
and Tenant shall execute the certificate confirming such in substantially the form attached hereto
as Exhibit D.

          (d) If Tenant does not exercise its rights set forth in this Section, Tenant shall not forfeit
any of its other rights set forth in Article XXVIII of this Lease.

          (e) Notwithstanding anything in this Section to the contrary, if an Event of Default exists
under this Lease on the date Tenant provides notice of its election to lease the First Expansion
Space or at the commencement of the lease for the First Expansion Space there is an uncured Event
of Default (Landlord being under no obligation to accept a cure), then, at Landlord’s option,
Tenant’s right to lease the First Expansion Space shall lapse and be of no further force or effect.

     28.3 (a) Tenant shall have the right to lease on the then-current terms and conditions set
forth in this Lease for the Premises (i.e., at the then-current Base Rent (as escalated from time
to time) on a per rentable square foot basis and coterminous with the Lease Term for the initial
Premises (with the same rights granted to Tenant herein, subject to the terms of this Section
28.3, with respect to the Premises, other than the Additional Allowance) an additional, and
approximately, Eleven Thousand Five Hundred (11,500) rentable square feet in the Building (the
“Second Expansion Space”). The Second Expansion Space will be located in the Massachusetts Ave.
wing of the Building on the fifth (5th) floor, or if Tenant is then leasing all of the
fifth (5th) floor or if the fifth (5th) floor will not accommodate all of the
Second Expansion Space due to Tenant’s leasing of the balance of such floor, then the Second
Expansion Space (or the balance thereof not located on the fifth (5th) floor, as
applicable) will be located in the Massachusetts Ave. wing of the Building on the fourth
(4th) floor. If, and to the extent that the Second Expansion Space is on a floor upon
which Tenant is leasing space prior to Tenant exercising its rights under the terms of this
Section 28.2(a), then the applicable portion of the Second Expansion Space on such floor
will be contiguous to such space currently leased by Tenant on such floor notwithstanding the
foregoing specified location in the Massachusetts Ave. wing of the Building. The Second Expansion
Space shall be delivered by Landlord, and accepted by Tenant, in its as-is condition and not
subject to the requirements of Schedule I of Exhibit B. So long as the Second Expansion
Space remains unleased, Tenant shall have until September 1, 2009 to provide written notice to
Landlord of Tenant’s irrevocable election to lease the Second Expansion Space on August 1, 2010
and, in the event that Landlord leases any of the Second Expansion Space (which Landlord shall have
the right to do from time to time subject to Sections 28.4 and 28.5 of this Lease) to a
third party, Landlord shall cause any lease for such portion of the Second Expansion Space to
terminate or expire pursuant to the terms of the applicable lease between August 1, 2010 and August
1, 2013 and Landlord shall provide written notice to Tenant, within thirty (30) days of signing a
lease with a third party, of the date (the “Second Expansion Space Availability Date”) upon which
such portion of the Second Expansion Space will become available for lease by Tenant and Tenant
shall provide written notice to Landlord not later than eleven (11) months prior to the Second
Expansion Space Availability Date of Tenant’s irrevocable election to lease the Second Expansion
Space. If Tenant properly and timely elects to lease the Second Expansion Space, Landlord shall
have the right, in its sole discretion, to determine the date for delivery (which date shall not be
more than six (6) months after the Second Expansion Space Availability Date) and location of the
Second Expansion Space (subject to the terms of this Section). The actual amount of the rentable
square feet in the Second Expansion Space will be promptly determined by Landlord’s architect using
the same method of determination as the determination of the initial Premises and subject to prompt
verification by Tenant’s architect. In the event Tenant fails to provide written notice to
Landlord of its election to lease the Second Expansion Space as required pursuant to this Section,
the right to lease the Second Expansion Space set forth in this Section shall automatically lapse
and be of no further force or effect.

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          (b) If Tenant leases the Second Expansion Space in accordance with the terms of this Section,
Landlord shall provide Tenant with a tenant improvement allowance for the Second Expansion Space,
on a per rentable square foot basis, based on the applicable month of the Lease Year in which the
Second Expansion Space will be delivered to Tenant as follows: (i) if delivered in the first Lease
Year, an amount of Fifty Dollars and No Cents ($50.00) per rentable square foot; (ii) if delivered
in the second Lease Year, an amount of Forty-Five Dollars and No Cents ($45.00) per rentable square
foot; (iii) if delivered in the third Lease Year, an amount of Forty Dollars and No Cents ($40.00)
per rentable square foot; (iv) if delivered in the fourth Lease Year, an amount of Thirty-Five
Dollars and No Cents ($35.00) per rentable square foot; (v) if delivered in the fifth Lease Year,
an amount of Thirty Dollars and No Cents ($30.00) per rentable square foot; (vi) if delivered in
the sixth Lease Year, an amount of Twenty-Five Dollars and No Cents ($25.00) per rentable square
foot; (vii) if delivered in the seventh Lease Year, an amount of Twenty Dollars and No Cents
($20.00) per rentable square foot; and (viii) if delivered in the eighth Lease Year, an amount of
Fifteen Dollars and No Cents ($15.00) per rentable square foot, provided that the tenant
improvement allowances set forth in this Section 28.3(b) for each Lease Year shall be
further pro rated and decreased by Forty-One and Seven Tenths Cents ($0.417) each month during such
Lease Year based on the date the Second Expansion Space will be delivered to Tenant (by way of
example only, if the space is delivered in the last month of the First Lease Year, the tenant
improvement allowance would be $45.42 ($50 — (11 months * $0.417)). This tenant improvement
allowance will also be subject to and paid by Landlord in accordance with the terms of Exhibit
B; provided, however, notwithstanding anything to the contrary, Tenant shall not have the right
to all or any portion of the Additional Allowance with respect to the Second Expansion Space.

          (c) The commencement date (the date upon which Tenant is obligated to commence paying Base
Rent and additional rent) for the Second Expansion Space shall be the earlier to occur of: (a) the
date Tenant commences beneficial occupancy of any portion of the Second Expansion Space; or (b)
three (3) months after Landlord delivers the Second Expansion Space to Tenant in its as-is
condition as stated above. If Landlord does not deliver possession of the Second Expansion Space
because another tenant or occupant fails to vacate such space, Tenant’s election to lease such
space will not be void or voidable and Landlord shall not have any liability whatsoever, however,
Landlord agrees to use ongoing commercially reasonable efforts to cause such tenant or occupant to
vacate such space and provided that Tenant shall have the right to void its election to lease the
Second Expansion Space if the same is not delivered to Tenant within one hundred and eighty (180)
days of the Second Expansion Space Availability Date, and provided further that if any time Tenant
commences beneficial occupancy of any portion of the Second Expansion Space, then Tenant’s right to
void its election will automatically lapse and be of no further force and effect. Tenant will be
deemed to have commenced beneficial occupancy of the Second Expansion Space when Tenant conducts
business in the Second Expansion Space. If such other tenant or occupant fails to timely vacate
such space, then if and to the extent Landlord actually receives any hold-over rent (above any base
rent and reimbursements of expenses) from such tenant resulting from such failure to vacate (the
“Remaining Tenant Holdover Rent”), then within thirty (30) days after Landlord delivers and Tenant
accepts the Second Expansion Space, Landlord shall deliver to Tenant, after deducting all of its
out-of-pocket costs and expenses (including without limitation reasonable attorneys’ fees) incurred
by Landlord in causing such occupant to vacate the premises, fifty percent (50%) of such Remaining
Tenant Holdover Rent. Promptly after the commencement date for the Second Expansion Space is
ascertained, Landlord and Tenant shall execute the certificate confirming such in substantially the
form attached hereto as Exhibit D.

          (d) If Tenant does not exercise its rights set forth in this Section, Tenant shall not forfeit
any of its other rights set forth in Article XXVIII of this Lease.

          (e) Notwithstanding anything in this Section to the contrary, if an Event of Default exists
under this Lease on the date Tenant provides notice of its election to lease the Second Expansion
Space or at the commencement of the lease for the Second Expansion Space there is an uncured Event
of Default (Landlord being under no obligation to accept a cure), then, at Landlord’s option,
Tenant’s right to lease the Second Expansion Space shall lapse and be of no further force or
effect.

     28.4 (a) Following the Lease Commencement Date, Tenant shall have the right under this
Section 28.4(a) during the Lease Term (as may be renewed pursuant to Section 27.1),
provided this Lease is in full force and effect and no Event of Default remains uncured at the

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time Tenant provides Landlord with notice of Tenant’s intention to exercise the following
right, to lease all additional space in the Building that Landlord elects to lease to an
unaffiliated third party following receipt of a bona fide offer from such unaffiliated third party
(the “First Refusal Space”); provided, however, that (x) Tenant’s rights under the terms of this
Section 28.4 are subject to Landlord’s rights under Section 28.12, and (y) such
First Refusal Space shall only include the additional space in the Building that is on the second
(2nd), third (3rd), fourth (4th) and fifth (5th) floor
of the Building (collectively, the “Vacant Space”), subject to and in accordance with the following
terms and conditions:

          (b) Landlord shall promptly notify Tenant of the receipt by Landlord of a bona fide offer to
lease any portion of the First Refusal Space by a third party, which offer contains economic terms
which are acceptable to Landlord (“Landlord’s Available Space Notice”), which Landlord’s Available
Space Notice shall identify the size and location of the available First Refusal Space. Landlord’s
Available Space Notice shall specify all of the terms and conditions upon which Landlord is willing
to lease such First Refusal Space to such third party, including, without limitation, the annual
base rent, escalation factor, lease concessions (if any), additional rent and tenant improvement
allowance (collectively, the “ROFR Economic Terms”) for the First Refusal Space.

          (c) Tenant shall have a period of five (5) business days following receipt of Landlord’s
Available Space Notice to notify Landlord in writing if Tenant elects to lease the First Refusal
Space (each such election, “Tenant’s ROFR Notice”). If Tenant does not agree upon the ROFR
Economic Terms proposed by Landlord, then Landlord shall have the right to lease the applicable
First Refusal Space to any third party, provided the same terms and conditions of such lease equal
at least ninety percent (90%) of the net effective terms and conditions of the ROFR Economic Terms
proposed by Landlord, and any further rights of Tenant to lease such First Refusal Space will
automatically lapse and be of no further force or effect; provided, however, that if Landlord has
not executed a lease for the applicable First Refusal Space with a third party upon terms and
conditions equaling at least ninety percent (90%) of the net effective terms and conditions of the
ROFR Economic Terms as the ROFR Economic Terms proposed by Landlord within one hundred eighty (180)
days of providing Tenant with Landlord’s Available Space Notice, Landlord shall re-offer the First
Refusal Space to Tenant upon the terms and conditions set forth in this Section promptly upon
Landlord’s receipt of another bona fide offer to lease the First Refusal Space by a third party,
which offer contains economic terms which are acceptable to Landlord.

          (d) If Tenant leases any First Refusal Space under this Section, Landlord shall deliver
possession of the First Refusal Space to Tenant as outlined in the ROFR Economic Terms proposed by
Landlord, and the term with respect to such First Refusal Space shall be coterminous with the Lease
Term then remaining for the balance of the Premises. Tenant’s right of first refusal pursuant to
this Section shall not apply during the last two (2) years of the Lease Term or the last two (2)
years of any renewal term. Landlord shall incur no liability, and the expiration date of the term
for which the First Refusal Space is leased shall not be extended, if Landlord is unable to deliver
possession of the First Refusal Space to Tenant due to any holdover, tenant’s refusal to vacate, or
for any other reason. Any First Refusal Space leased by Tenant under this Section shall be subject
to all of the terms and conditions of this Lease applicable to the initial Premises, except that
the ROFR Economic Terms shall be applicable thereto as determined in accordance with the foregoing
provisions of this Section.

          (e) In no event shall Tenant have the right to lease less than all of the First Refusal
Premises designated by Landlord.

          (f) Notwithstanding anything in this Section to the contrary, if an Event of Default exists
under this Lease on the date Tenant’s ROFR Notice is given to Landlord or at the commencement of
the lease for the First Refusal Premises there is an uncured Event of Default (Landlord being under
no obligation to accept a cure), then, at Landlord’s option, Tenant’s right to lease the First
Refusal Premises shall lapse and be of no further force or effect.

          (g) Tenant’s right of first refusal for the First Refusal Space shall only apply to the Vacant
Space. In addition, if any portion of the Vacant Space is leased to a third party lessee on or
subsequent to the date hereof, then Tenant’s right of first refusal for such Vacant Space provided
by this Section 28.4 shall lapse and be of no further force or effect.

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     28.5 Provided this Lease is in full force and effect and no Event of Default remains uncured
at the time Tenant provides Landlord with notice of Tenant’s intention to exercise the following
right, Landlord agrees that Tenant shall have the right, at any time and from time to time during
the Lease Term, to lease any additional space (subject to Landlord’s right to initially lease such
space and any renewal rights initially granted to such tenants) in the Building (the “Additional
Space”) upon the expiration (or earlier termination) of the then current tenant’s lease of such
space, subject to the following terms and conditions:

          (a) Landlord shall notify Tenant of the availability of the Additional Space not more than
twelve (12) months prior to the date on which such Additional Space shall become available.

          (b) For a period of fifteen (15) business days after receipt of any such notice from Landlord,
Tenant shall have the right to exclusively negotiate with Landlord to lease the Additional Space
from Landlord upon business terms and conditions that are generally consistent with market rent for
comparable space in comparable buildings in the District of Columbia, neither Landlord nor Tenant
being obligated to enter into a lease for such space. The terms pursuant to which Landlord would
be willing to enter into a lease for such space, regardless of whether Landlord and Tenant actually
enter into such a lease are the “Landlord Proposed Terms”.

          (c) If Landlord and Tenant do not enter into a written agreement to lease the Additional Space
within the fifteen (15) business day period provided in Section 28.5(b) above, then
Tenant’s rights under this Section shall be null and void and of no further force or effect and
Landlord shall have the right to lease such space to any other person or entity upon any terms and
conditions which Landlord desires, in its discretion. Notwithstanding the foregoing terms of this
Subsection (c), if Landlord does not enter into a lease for the Additional Space within one hundred
eighty (180) days after the end of the foregoing fifteen (15) business day negotiation period, then
if the Landlord intends to offer the space to a third party on monetary terms that are less than
ninety percent (90%) of the net effective terms (taking into consideration the rent and other
monetary components, such as tenant improvement allowances and rent abatements) identified in the
Landlord Proposed Terms, then prior to leasing the Additional Space to such third party, Landlord
will again notify Tenant of the availability of such Additional Space and for a period of ten (10)
business days after receipt of such notice, Tenant shall again have the right to exclusively
negotiate with Landlord to lease the Additional Space, but neither Landlord nor Tenant will be
obligated to enter into a lease for such space; thereafter, Landlord may lease the Additional Space
to any party on any terms Landlord determines in its sole discretion.

          (d) Notwithstanding anything in this Section to the contrary, if an Event of Default is in
existence on the date Landlord’s notice is given to Tenant by Landlord or at the commencement of
the term for such Additional Space there is an uncured Event of Default (Landlord being under no
obligation to accept a cure), then, at Landlord’s option, Tenant’s right to lease the Additional
Space shall lapse and be of no further force or effect.

     28.6 Tenant’s rights under this Article XXVIII are personal to Blackboard Inc. and may
be exercised only by Blackboard Inc. and any Permitted Transferee that has assumed all of
Blackboard Inc.’s obligations under this Lease in its entirety. Except as otherwise expressly
permitted in the immediately preceding sentence, Tenant’s rights under this Article XXVIII
shall not be exercised by any other transferee, sublessee or other assignee of Blackboard Inc.

     28.7 In the event that Tenant desires to lease additional space in the Building and there is
no other space available on (and including) the second (2nd) through eighth
(8th) floors of the Building for lease from Landlord, Tenant shall have the right to
negotiate with any other tenant in the Building for a sublease or assignment of such tenant’s space
in the Building and, notwithstanding any rights Landlord might have under any lease with any other
tenant in the Building, Landlord shall not withhold its consent to any such sublease or assignment
to Tenant so long as there are no Events of Default then occurring.

     28.8 Tenant’s rights under Section 28.5 are subject to any renewal, extension and/or
expansion rights of any other tenant occupying space in the Building if such right is contained in
such tenant’s initial lease.

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     28.9 Blackboard Inc. and/or its Permitted Transferee shall not be entitled to exercise its
rights under this Article XXVIII if at the time Tenant and/or its Permitted Transferee
would otherwise be entitled to exercise its rights, Blackboard Inc. and/or its Permitted Transferee
has subleased more than fifty percent (50%) of the Premises to a third party (i.e., not a Permitted
Transferee).

     28.10 No abatements, allowances or other concessions shall apply with respect to the First
Refusal Space or the Additional Space except as stated otherwise in the ROFR Economic Terms or as
otherwise may be agreed by the parties in calculating fair market rent.

     28.11 Any increase in the space leased by Tenant pursuant to this Article XXVIII shall
be evidenced by an amendment to this Lease indicating the location and configuration of such space
and adding such space to the Premises on the terms and conditions specified in this Article
XXVIII, which amendment shall be drafted by Landlord, and Tenant shall endeavor in good faith
to review and execute the same within ten (10) business days after Tenant’s receipt thereof.

     28.12 Landlord shall have the right to lease up to 57,000 rentable square feet of above-grade
space (including any space occupied by Landlord as of the date hereof or in the future) on the
first (1st), second (2nd) and/or third (3rd) floors the Building
to any affiliate of Landlord or any entity controlled by or under common control with Landlord
without affording Tenant any right to lease such portion of the Building under Article
XXVIII of this Lease.

     28.13 Landlord covenants and agrees that it shall not grant any other tenant any rights in the
Building which conflict with the rights of Tenant under this Lease, including, without limitation,
Tenant’s right to expand the Premises and renew the Lease Term.

ARTICLE XXIX

STORAGE SPACE

     29.1 Tenant shall lease from Landlord during the Lease Term, approximately one thousand
(1,000) square feet of storage space as depicted on Exhibit P attached hereto (the “Storage
Space”). Commencing on the Lease Commencement Date, Tenant shall pay the annual rent for such
Storage Space set forth in Section 1.5(b) hereof. The annual rent payable for such Storage
Space shall be payable in equal monthly installments in advance on the first day of each month.
Except as otherwise specified in this Section, all of the terms, covenants, conditions and
provisions of this Lease, except those contained in Section 5.1 and Exhibit B,
shall apply to such Storage Space. Landlord shall, at Landlord’s expense, partition the perimeter
boundaries of the Storage Space with wire mesh, and provide lighting and a wire mesh door, with
building standard lock set (keyed for Tenant’s use only), and fit out the Storage Space as required
by Law (including sprinklers), but Landlord shall not be obligated to provide any other alterations
or improvements to or for such Storage Space. In addition, Landlord shall not be obligated to
furnish any utilities or services to such Storage Space except for electricity reasonably
sufficient for lighting the Storage Space. Tenant shall use any such Storage Space exclusively for
storage purposes consistent with a first-class office building and for no other use or purpose and
otherwise in accordance with this Lease (and in no event shall employees of Tenant or other persons
occupy or work from such Storage Space). Furthermore, in no event shall Tenant store food, food
products or other materials that may attract rodents or other pests in the Storage Space. Landlord
shall have the right to change the location and configuration of the Storage Space from time to
time, provided that: (i) Landlord shall provide Tenant with substitute space of similar nature and
size elsewhere in the Building, which will not be any less than approximately 1,000 square feet
(the “Substitute Storage Space”), (ii) Landlord shall provide Tenant no less than thirty (30) days
advance written notice of the date Tenant must vacate the existing Storage Space, (iii) Landlord
shall cause, at Landlord’s sole cost (and not as an Operating Expense) to be fit-out and
constructed in substantially the same condition as the initial Storage Space, (iv) in no event will
Tenant’s rent for the Storage Space increase, and (v) Landlord shall, at Landlord’s expense, move
the items stored in the Storage Space to the Substitute Storage Space. Upon Landlord’s request,
Tenant shall promptly execute a reasonably acceptable amendment to the Lease identifying the
Substitute Storage Space.

60

 

ARTICLE XXX

TERMINATION OPTION

     30.1 Subject to the provisions of this Article XXX, Tenant shall have the one-time
right, exercisable at its option, to terminate this Lease effective at the expiration of the eighth
(8th) Lease Year; provided, however, if the Lease Term is extended to include the
Abatement Extension Period in accordance with the terms of this Lease, then such termination right
will be effective at the date that is two (2) years prior to the end of such extended Lease Term
(as compared to the expiration of the eighth (8th) Lease Year). Notwithstanding the
foregoing terms of this Section 30.1, if at any time, Tenant elects to renew the term of
this Lease in accordance with the terms of this Lease, then the termination option granted by the
terms of this Article XXX will automatically terminate and be of no further force and
effect. Tenant shall have no right to terminate this Lease if an Event of Default exists at the
time Tenant exercises its termination right hereunder.

     30.2 Tenant may exercise its right of termination under this Article XXX by (i) giving
Landlord an irrevocable notice of termination at least twelve (12) months prior to the date on
which this Lease shall be so terminated (the “Termination Notice”) and (ii) paying to Landlord, at
the same time as it delivers its Termination Notice to Landlord, a termination payment (the
“Termination Payment”). The Termination Payment is an amount equal to the sum of (a) the
unamortized portion (amortized over a straight line basis over the number of months in the initial
Term of the Lease (including the Abatement Extension Period if applicable), or if such amount was
provided after the date of this Lease, over the remaining initial Term of the Lease (including the
Abatement Extension Period if applicable) from the date so provided), at the rate of ten percent
(10%) per annum, of the sum of (1) all tenant improvement allowances provided by Landlord to Tenant
pursuant to the terms of this Lease, (2) any brokerage commissions paid by Landlord (capped at
3.75% of an amount equal to the Base Rent for the full Lease Term less any abated Monthly Base
Rent, including any Base Rent for additional space leased by Tenant), and (3) any unamortized
elective tenant improvement allowances pursuant to Section 5(b) of the Work Agreement
attached hereto as Exhibit B, and, plus (b) an amount equal to four (4) full months of
Monthly Base Rent first occurring after the effective date set forth in the Termination Notice.
Landlord agrees to provide Tenant with a written calculation of the Termination Payment within
thirty (30) days of Tenant’s request for such calculation.

     30.3 If the Termination Notice is not given timely or if the Termination Payment is not made
timely to Landlord, Tenant’s right of cancellation shall be of no force or effect and this Lease
shall continue through the full Lease Term. If the Termination Notice is given timely and the
Termination Payment is made timely, this Lease shall terminate on the effective date set forth in
the Termination Notice. In such event, the effectiveness of such termination shall not be
impacted, and Tenant shall not owe any additional payment to Landlord, notwithstanding either
party’s subsequent determination that the amount of the Termination Payment was inaccurate.

     30.4 Notwithstanding anything to the contrary in this Article XXX, Tenant shall remain
liable for any payments which may become due under the Lease prior to the effective date of
termination of this Lease.

     30.5 The provisions of this Article XXX are personal to Blackboard Inc. and any
Permitted Transferee that has assumed in writing all of Blackboard, Inc.’s obligations under this
Lease in its entirety, and may be exercised only by Blackboard Inc. and such Permitted Transferee
and not by any assignee or other subtenant of Blackboard Inc.

[signatures on next page]

61

 

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease under seal as of the day and
year first above written.

	 	 	 	 	 
	WITNESS/ATTEST: 	LANDLORD: 	 
	 	 	 
	 
	 	WASHINGTON TELEVISION CENTER LLC, a
 District of
Columbia limited liability company	 
	 
	 
	 	By:  	WTC Realty, Inc., a Delaware corporation,

its Managing Member
	 
	 
	 	By:  	                                 /s/ Bruce Maher
 	 
	 	 	Name:  	Bruce Maher 	 
	 	 	Title:  	VP Asset Management 	 
	 

	 	 	 	 	 
	WITNESS/ATTEST: 	TENANT:

BLACKBOARD INC.,

a Delaware corporation

 	 
	 	By:  	/s/ Mike Beach
 	 
	 	 	Name:  	Mike Beach 	 
	 	 	Title:  	CFO 	 
	 

62exv10w25

 

Exhibit 10.25

AMERICAN AIRLINES

2007 ANNUAL INCENTIVE PLAN

Background

As part of the restructuring process that took place in April 2003, three new broad-based variable
compensation plans were created: the Broad Based Employee Stock Option Plan, a new Profit Sharing
Plan and the Annual Incentive Plan (the “Plan” or “AIP”).

The framework for the Plan was developed during the restructuring, but the specific plan metrics
were left to the discretion of the Board of Directors (sometimes referred to as the “Board”).

The Board has determined that for 2007 there will be two components to the Plan – customer service
and financial. While related, the two components will be treated separately. The financial
component will provide an award if the company meets annual financial goals. The customer service
component will provide an award if the company meets customer satisfaction and dependability goals,
regardless of its financial performance. Providing the opportunity for a customer service payout
without meeting financial hurdles recognizes that the company’s performance in the two areas most
important to our customers – dependability and customer satisfaction – will contribute to improved
profitability.

These broad-based compensation plans have been designed to allow all employees throughout the
American Airlines team to share in the company’s success. The Plan provides the opportunity to
share immediately in that success by taking concrete steps in each employee’s everyday work that
will move the company towards profitability.

With input from our employees, the unions and the Board, these broad-based variable compensation
programs will continue to evolve. Today, they form the building blocks necessary to ensure that
everyone is able to share in the company’s success.

1

 

Definitions

Capitalized terms not otherwise defined in the Plan will have the meanings set forth in the 2003
Employee Stock Incentive Plan (the “2003 Stock Plan”).

“AMR” is defined as AMR Corporation.

“Affiliate” is defined as a subsidiary of AMR or any entity that is designated by the Committee as
a participating employer under the Plan, provided that AMR directly or indirectly owns at least 20%
of the combined voting power of all classes of stock of such entity.

“American” is defined as AMR less AMR subsidiaries other than American Airlines, Inc. and its
subsidiaries.

“American Airlines” is defined as American Airlines, Inc.

“American’s Pre-Tax Earnings Margin” is a percentage and is defined as American’s earnings,
relative to its revenues, before any applicable income tax expense and is exclusive of any profit
sharing payments, payments under the Plan and any special, extraordinary or one-time items as may
be determined by the Committee in its discretion, after consultation with AMR’s independent
auditors.

“Committee” is defined as the Compensation Committee of the AMR Board of Directors.

“Competitor” is defined as one of AirTran Airways, Alaska Airlines, Continental Airlines, Delta Air
Lines, Frontier Airlines, JetBlue Airways, Northwest Airlines, Southwest Airlines, United Air Lines
and US Airways. During the Plan year, the Committee delegates to the Incentive Compensation
Committee the authority to modify the universe of companies that comprise the definition of
“Competitor”.

“Disabled”, “Disability” or variants thereof will have the meaning as defined in section
409(a)(2)(C) of the Internal Revenue Code of 1986, as amended (the “Code”).

“DOT Rank” is defined as American’s relative rank with respect to the Competitors in the category
of “arrivals+14 (A+14)” as determined by the U.S. Department of Transportation (DOT). This monthly
ranking is based on DOT’s aggregated A+14 data for the period January 1, 2007 through December 31,
2007 inclusive. To the extent that at any point during the year a Competitor ceases to report A+14
data, it will be excluded from the calculation for the month in which it ceases to report A+14
data, and for future months, until it begins to report A+14 data for a full month.

2

 

“Eligible Earnings” is defined by the nature of the work group. For employees who are represented
by a union, the definition of Eligible Earnings will be the definition contained in the Letter of
Agreement between the union and the company. For employees who are not represented by a union the
definition of Eligible Earnings will be identical to the term “Qualified Earnings” under the 2003
American Airlines Employee Profit Sharing Plan.

“Fund” is defined as the fund, if any, accumulated in accordance with this Plan.

“Letters of Agreement” is defined as the agreements reached with the Allied Pilots Association,
Association of Professional Flight Attendants and the Transport Workers Union during the April 2003
restructuring process that define the framework of the Plan.

“Measure” is defined, as appropriate, as American’s Pre-Tax Earnings Margin, DOT Rank or Survey
America Rank.

“Named Executive Officers” is defined as the officers of American who are named in the AMR proxy
statement that reports income for the year in which awards under the Plan are earned.

“Other Cash Compensation Programs” is defined as cash payments to management employees that are not
predicated upon the criteria and thresholds contained in the Plan. Per discussions and as specified
in the Letters of Agreement, this term does not include salary, stock-based compensation,
severance, retirement benefits or deferred payments of base compensation, or eligible cash bonuses
from prior years.

“Profit Sharing Plan” is defined as the 2007 Employee Profit Sharing Plan.

“Survey America Rank” is defined as American’s relative rank with respect to its Competitors in the
category of “Overall Travel Experience”, using a blended ranking of first class and coach cabin,
as reported in Plog Inc.’s Survey America. The Survey America ranking is based on monthly data for
American and the Competitors for the period January 1, 2007 through December 31, 2007, inclusive.
To the extent that at any point during such year a Competitor ceases to participate, it will be
excluded from the calculation for the month in which it ceased to participate, and for future
months, until it begins to participate again for a full month period.

“Target Award” is defined as the award (stated as a percentage of Eligible Earnings) for an
eligible participant when target level is achieved on the financial measure. The Target Award is
determined by the employee’s job level.

3

 

Plan Measures

As outlined earlier, the Plan is comprised of two components: customer service and financial.

Customer Service Component

The customer service component of the Plan will include two performance metrics – customer
satisfaction and dependability. The Plan will reward employees if American achieves at least one
of the two metrics.

The customer satisfaction metric will be based on American’s Survey America Rank. The
dependability metric will be based on American’s DOT Rank.

Monthly awards will be based on the higher of the monthly rankings for DOT Rank or for Survey
America Rank, as per the payout schedule below. These award levels are the same for all employees
regardless of full-time or part-time status or job level.

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Payout
	 	 	 	 	 	 	Per Person
	Monthly Rank	 	 	 	 	 	Per Month
	First
	 	 	 	 	 	$	100	 
	Second — Third
	 	 	 	 	 	$	50	 
	Fourth — Sixth
	 	 	 	 	 	$	25	 

If both metrics are achieved in any single month, the awards will not be additive. Awards will be
based solely on the higher ranking of the two metrics.

Awards under the customer service component will be paid regardless of performance under the
financial component. The awards under the customer service component will be paid, net of
applicable taxes, within 75 days after DOT Rank and Survey America Rank are available and employee
eligibility is established...

For example:

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Monthly Ranking	 	 	Higher	 	 	 	 
	 	 	Survey	 	 	 	 	 	 	Rank	 	 	 	 
	 	 	America	 	 	DOT	 	 	Achieved	 	 	Payout	 
	January
	 	 	2	 	 	 	7	 	 	 	2	 	 	2nd place =	 	$	50	 
	February
	 	 	4	 	 	 	5	 	 	 	4	 	 	4th place =	 	$	25	 
	March
	 	 	3	 	 	 	1	 	 	 	1	 	 	1st place =	 	$	100	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	Quarterly Payout
	 	$	175	 

4

 

Financial Component

The financial component of the Plan will be based upon American’s Pre-Tax Earnings Margin for the
full-year 2007. The measure has a threshold (performance below this level earns no award), a
target and a maximum as reflected below:

	 	 	 	 	 
	 	 	American’s Pre-Tax
	 	 	Earnings Margin
	Threshold
	 	 	5	%
	Target
	 	 	10	%
	Maximum
	 	 	15	%

For non-management, support staff and management levels 1-4, awards under the financial component,
in combination with the customer service awards, will provide total annual Plan payouts ranging
from 2.5% of Eligible Earnings at threshold, 5% of Eligible Earnings at target and 10% of Eligible
Earnings at Maximum. Award levels have a linear progression as American’s Pre-Tax Earnings Margin
increases between the threshold and target levels, and between the target and maximum levels.

	 	 	 	 	 	 	 	 	 
	 	 	American’s Pre-Tax	 	Award as a % of
	 	 	Earnings Margin	 	Eligible Earnings
	Threshold
	 	 	5	%	 	 	2.5	%
	Target
	 	 	10	%	 	 	5.0	%
	Maximum
	 	 	15	%	 	 	10.0	%

For management Levels 5 and above, none of whom participate in the Profit Sharing Plan; the Plan is
the successor to the traditional Incentive Compensation Plan. As in the past, the awards for
employees at Level 5 and above will be determined by the senior management of AMR or, in certain
instances, by the Board; will vary by level; and will be based on an assessment of individual
performance.

5

 

If the company does not achieve the threshold level of American’s Pre-Tax Earnings Margin, there
will be no financial performance payout. However, a participant retains any awards earned in 2007
for customer service performance. When the threshold level of American’s Pre-Tax Earnings Margin
is met, participants may be entitled to a payment under the Plan (refer to the example below). In
this case, any customer service awards earned during 2007 act as a “deposit” against the amount to
be awarded pursuant to the financial component. The amount of the financial performance payout a
participant receives will be the difference, if any, between what is earned under the financial
performance formula and what has already been earned through the customer service awards (net of
applicable taxes).

For example (an individual employee’s sample annual payout):

	 	 	 	 	 	 	 	 	 	 	 
	Customer Service	 	 	 	 	 	 	 	 	 	 
	1 month ~ 1st Place
	 	1 x $100	 	 	=	 	 	$	100	 
	3 months ~ 2nd - 3rd Place
	 	3 x $50	 	 	=	 	 	$	150	 
	8 months ~ 4th - 5th Place
	 	  8 x $25	 	 	=	 	 	$	200	 
	 
	 	 	 	 	 	 	 	 	 
	Customer Service Payout
	 	 	 	 	 	 	 	$	450	 

Financial ~ achieve 5% American’s pre-tax earnings threshold and have $40,000 in Eligible
Earnings

	 	 	 	 	 
	2.5% x $40,000 =
	 	$	1,000	 
	less Customer Service payout
	 	 	($450	)
	 
	 	 	 
	Financial Payout
	 	$	550	 

Total Annual payout is $1,000 ($450 + $550), or 2.5% of Eligible Earnings (net of applicable
taxes).

The AIP Letters of Agreement provide that Other Cash Compensation Programs for management employees
may be no more than 20% of the maximum possible award that was or could have been earned by the
individual management employee under the Plan formula (the “20% Limitation”). Any payment under
the 20% Limitation shall be made by March 15, 2008.

The Board has established a program that, based on an individual’s performance, anticipates payouts
to Level 5 and above management employees up to the 20% Limitation. (Level 5 and above employees
are not eligible for the Profit Sharing Plan) This program is designed to commence payments at
$500 million in American’s pre-tax earnings, the same financial threshold as exists in the Profit
Sharing Plan. This is consistent with the company’s past practice of restricting payouts under any
management incentive compensation program until payouts occur under the corresponding employee
Profit Sharing Plan. Payouts under this program will cease when the financial threshold under the
Plan (a 5% Pre-Tax Earnings Margin for American) is achieved. Any payment under the program
described in this paragraph shall be made by March 15, 2008.

6

 

Although the Board has determined that a program to use the flexibility provided for in the Letters
of Agreement will not commence until reaching a threshold of $500 million in American’s pre-tax
earnings and will be discontinued when the financial threshold of the Plan is achieved, the company
also retains the ability to make a payment to an individual under the 20% Limitation as provided
for in the Letters of Agreement.

The Letters of Agreement and related discussions specify that for purposes of the 20% Limitation,
Other Cash Compensation Programs does not include salary, stock-based compensation, severance,
retirement benefits or deferred payments of base compensation, or eligible cash bonuses from prior
years.

Eligibility for Participation

Customer Service Component:

To earn an award under the customer service component of the Plan, an individual must have been
employed as a regular full-time or part-time employee at American, in a participating workgroup
(employees in the United States, Puerto Rico and the U.S. Virgin Islands) during the applicable
month to be eligible to participate in the Plan.

The Committee, at its discretion, may permit participation by employees of Affiliates who have been
so employed by the Affiliate since the first day in the applicable month, if they become employed
by American during the applicable month during 2007.

In addition to the terms listed above, in order for full-time and part-time employees to earn a
payout under the customer service measure, an individual cannot be on any type of leave during the
applicable month, except approved FMLA, injury on duty, military, overage or time-card leave, as
provided for under the company’s policies, collective bargaining agreement or state law as
applicable.

Moreover, an individual will not be eligible to earn a customer service award if such individual
is, at the same time, eligible to participate in:

	 	i)	 	any incentive compensation, profit sharing, commission or other bonus plan
sponsored by an Affiliate of American
	 
	 	ii)	 	any commission or bonus plan, with the exception of American’s Profit Sharing
Plan or provisions of the Annual Incentive Plan, sponsored by American, any division
of American or any Affiliate of American

7

 

In order to earn a customer service award under the Plan, an individual must satisfy the
aforementioned eligibility requirements and must be an employee of American or an Affiliate at the
time an award under the Plan is paid. If at the time awards are paid under the Plan, an individual
has retired from American or an Affiliate, has been laid off, is on leave of absence with
reinstatement rights, is Disabled, or has died, the award which the individual otherwise would have
received under the Plan but for such retirement, lay-off, leave, Disability, or death will be paid
(on a pro rata basis) to the individual, or his/her estate in the event of death.

The percentage of the payout that an individual receives for any given month will be determined
based upon the percentage of his/her schedule that the individual fulfills in that month. For Plan
purposes, an individual will be considered to have fulfilled his/her schedule if he/she actually
works at least 50% of his/her scheduled time (50% of monthly guarantee hours for flight crew) or
takes a scheduled vacation or time-card leave, which, together with his/her actual work time,
amounts to at least 50% of his/her scheduled time for the month. If an individual does not fulfill
his scheduled time due to one of the aforementioned leaves, his award will be pro rated based on
actual hours worked in that month (vis-a-vis hours scheduled in that month); otherwise, no payment
will be made.

Financial Component

To earn an award under the financial component of the Plan, an individual must have been employed
as a regular full-time or part-time employee at American, in a participating workgroup (employees
in the United States, Puerto Rico and the U.S. Virgin Islands) during 2007 to be eligible to
participate in the Plan.

The Committee, at its discretion, may permit participation by employees of Affiliates who have been
so employed by the Affiliate during the Plan year, if they become employed by American during the
Plan year. In such instances, only eligible earnings at American will be included in the payout
calculation.

Notwithstanding the forgoing, however, an individual will not be eligible to participate in the
Plan if such individual is, at the same time, eligible to participate in:

	 	i)	 	any incentive compensation, profit sharing, commission or other bonus plan
sponsored by an Affiliate of American
	 
	 	ii)	 	any commission or bonus plan, with the exception of American’s Employee
Profit Sharing Plan or provisions of the Annual Incentive Plan, sponsored by American,
any division of American or any Affiliate of American

8

 

In order to earn an award under the financial component of the Plan, an individual must satisfy the
aforementioned eligibility requirements and must be an employee of American or an Affiliate at the
time such financial award under the Plan is paid. If at the time such awards are paid under the
Plan, an individual has retired from American or an Affiliate, has been laid off, is on leave of
absence with reinstatement rights, is Disabled, or has died, the award which the individual
otherwise would have received under the Plan but for such retirement, lay-off, leave, Disability,
or death may be paid (on a pro rata basis) to the individual, or his/her estate in the event of
death, at the discretion of the Committee.

Allocation of Individual Awards

The Committee, in consultation with the Chairman, President and CEO of American, will approve
awards for officers of American, including the Named Executive Officers. The award for an officer
will be equal to an amount calculated in accordance with this Plan, as adjusted for individual
performance. Provided, however, that the sum of all awards made to officers may not exceed the sum
of officer awards as calculated in accordance with this Plan. Awards for the Named Executive
Officers will be equal to the award earned under the financial component of the Plan. An award
under the Plan to an officer may not exceed the amount set forth in Section 11 of the 1998 Long
Term Incentive Plan, as amended.

The Chairman, President and CEO of American, in consultation with the executive and senior vice
presidents of American, will approve awards for non-officer eligible employees (Level 5 and above).
An award for a non-officer will be equal to an amount calculated in accordance with this Plan, as
adjusted for individual performance. Provided, however, that the sum of all awards made to
non-officers may not exceed the sum of non-officer awards calculated in accordance with this Plan.

Administration

The Committee shall have authority to administer and interpret the Plan, establish administrative
rules, approve eligible participants, and take any other action necessary for the proper and
efficient operation of the Plan, consistent with the Letters of Agreement reached with each of the
unions. The amount, if any, of the Fund shall be audited by the General Auditor of American based
on a certification of American’s Pre-Tax Earnings Margin by AMR’s independent auditors. For the
Financial Measure, a summary of awards under the Plan shall be provided to the Committee at the
first regular meeting following determination of the awards. To the extent a Measure is no longer
compiled by the DOT or Survey America as applicable, during a Plan year, the Committee will
substitute a comparable performance measure for the remainder of the Plan year.

9

 

Method of Payment

The Committee will determine the method of payment of awards. The financial awards shall be paid
(net of applicable taxes) as soon as practicable after audited financial statements for the year
2007 are available, but no later than March 15, 2008. The customer service measure is paid
independently of the financial measure. The customer service award will be paid (net applicable
taxes) quarterly within 75 days after the DOT Rank and Survey America Rank are available and
employee eligibility is established.

General

Neither this Plan nor any action taken hereunder shall be construed as giving any employee or
participant the right to be retained in the employ of American or an Affiliate.

Nothing in the Plan shall be deemed to give any employee any right, contractually or otherwise, to
participate in the Plan or in any benefits hereunder, other than the right to receive payment of
such incentive compensation as may have been expressly awarded by the Committee.

In consideration of the employee’s privilege to participate in the Plan, the employee agrees (i)
not to disclose any trade secrets of, or other confidential/restricted information of, American or
its Affiliates to any unauthorized party and (ii) not to make any unauthorized use of such trade
secrets or confidential or restricted information during his or her employment with American or its
Affiliates or after such employment is terminated, and (iii) not to solicit any then current
employees of American or any other subsidiaries of AMR to join the employee at his or her new place
of employment after his or her employment with American or its Affiliates is terminated.

The employee shall not have the right to defer any payment under the Plan. The Committee and
American Airlines shall not accelerate any payment under the plan.

Notwithstanding any provision to the contrary, if an employee is a person subject to section
409(a)(2)(B)(i) of the Code, any payment under the Plan due to Retirement or termination of
employment for reasons other than Death or Disability shall be delayed until the sixth month
anniversary of the date of the separation from employment due to Retirement or termination for
Cause.

10

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