Document:

Exhibit 10.5

700 NORTH BRAND

GLENDALE, CALIFORNIA

OFFICE LEASE
AGREEMENT

BETWEEN

EOP-700 NORTH BRAND,
L.L.C., a Delaware limited liability company

(“LANDLORD”)

AND

MOBILE STORAGE GROUP,
INC., a Delaware corporation

(“TENANT”)

OFFICE LEASE AGREEMENT

          THIS
OFFICE LEASE AGREEMENT (this
“Lease”) is made and entered into as of May 2nd, 2007, by and between EOP-700 NORTH BRAND, L.L.C., a Delaware limited
liability company (“Landlord”) and MOBILE STORAGE GROUP, INC., a Delaware
corporation (“Tenant”). The following exhibits and attachments
are incorporated into and made a part of this Lease: Exhibit A (Outline
and Location of Premises), Exhibit B (Expenses
and Taxes), Exhibit C (Work Letter), Exhibit
D (Commencement Letter), Exhibit E
(Building Rules and Regulations), Exhibit F (Additional Provisions), Exhibit F-1 (Letter of
Credit), Exhibit G (Parking
Agreement), and Exhibit H (Asbestos
and Hazardous Substance Notification). 

1. Basic Lease Information.

	
 

	
 

	
 

	
 

	
1.01

	
“Building” shall mean the building located
at 700 North Brand Boulevard, Glendale,
California, commonly known as 700 North Brand. “Rentable Square Footage of the
Building” is
deemed to be 212,206 square feet. 

	
 

	
 

	
 

	
 

	
1.02

	
“Premises” shall mean the area shown on Exhibit A to this Lease. The
Premises is located on the 10th floor and known as
Suite No. 1000. If the Premises include one or more
floors in their entirety, all corridors and restroom facilities located on such full floor(s) shall be
considered part of the Premises. The “Rentable Square Footage of the Premises” is deemed to be 16,560 square feet. Landlord and
Tenant stipulate and agree
that the Rentable Square Footage
of the Building and the Rentable Square Footage of the Premises are correct.  

	
 

	
 

	
 

	
 

	
1.03

	
“Base Rent”:

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Full Calendar Months of Term

	
 

	
Annual Rate 

  Per Square

  Foot

	
 

	
Monthly 

  Base Rent

	
 

	

	
 

	

	
 

	

	
 

	
 

	
Months 1
  through 12

	
 

	
 

	
$31.20

	
 

	
$43,056.00

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Months 13
  through 24

	
 

	
 

	
$32.14

	
 

	
$44,353.20

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Months 25
  through 36

	
 

	
 

	
$33.10

	
 

	
$45,678.00

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Months 37 through
  48

	
 

	
 

	
$34.09

	
 

	
$47,044.20

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Months 49
  through 60

	
 

	
 

	
$35.12

	
 

	
$48,465.60

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Months 61
  through 72

	
 

	
 

	
$36.17

	
 

	
$49,914.60

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Months 73
  through 84

	
 

	
 

	
$37.25

	
 

	
$51,405.00

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Months 85
  through 86

	
 

	
 

	
$38.37

	
 

	
$52,950.60

	
 

	
 

	
 

	
BASE RENT ABATEMENT.
Notwithstanding anything in this Section of this Lease to
the contrary, so long as Tenant is not in Default (as defined in Section 18), Tenant shall be entitled to an abatement of
Base Rent in the amount of $43,056.00 per month for 6 consecutive full
calendar months of the Term (as defined in Section 1.06), beginning
with the second (2nd) full calendar month of the Term (the “Base
Rent Abatement Period”). The total amount of Base Rent abated during the Base Rent Abatement Period
shall equal $258,336.00 (the “Abated Base
Rent”). If Tenant Defaults at any time prior to the fourth anniversary of the Commencement Date and fails
to cure such Default within any applicable cure period under this Lease, all
Abated Base Rent shall immediately become
due and payable. The payment by Tenant of the Abated Base Rent in the event of a Default shall not limit or affect
any of Landlord’s other rights, pursuant
to this Lease or at law or in equity. During the Base Rent Abatement Period,
only Base Rent shall be abated, and all Additional Rent (as defined in Section 4) and other costs and charges specified
in this Lease shall remain as due and payable pursuant to the
provisions of this Lease. 

1

	
 

	
 

	
 

	
 

	
1.04

	
“Tenant’s Pro Rata Share”: 7.8037%. 

	
 

	
 

	
 

	
 

	
1.05

	
“Base Year” for Taxes (defined in Exhibit B): 2008; “Base
Year”
  for Expenses (defined in Exhibit B): 2008.

	
 

	
 

	
 

	
 

	
1.06

	
“Term”: The period commencing on the
  Commencement Date (defined below) and,
  unless terminated earlier in accordance with this Lease, ending on the last day of the 86th full calendar
month following the
  Commencement Date (the “Termination Date”).
  The “Commencement Date” shall
  mean the earlier to occur of: (a) the day Tenant
  first commences business in the Premises, and (b) date on which the Landlord Work (defined in Section
  1.14) is Substantially Complete (defined in Section
  3). The parties anticipate that the Landlord Work will be Substantially Complete on or about September
1, 2007 (the “Target Commencement Date”).

	
 

	
 

	
 

	
 

	
1.07

	
Allowance(s): Landlord, provided Tenant is
  not in Default and subject to the terms
  and conditions set forth in Exhibit C,
  agrees to provide Tenant with an allowance
  (the “Allowance”) in an amount
  not to exceed $455,400.00 (i.e.,
  $27.50 per rentable square foot of the Premises) to be
  applied toward the cost of the Landlord Work in the Premises.

	
 

	
 

	
 

	
 

	
1.08

	
“Security Deposit”: $0.00, as more fully described in Section
  6.

	
 

	
 

	
 

	
 

	
1.09

	
“Guarantor(s)”: shall mean any party that
  agrees in writing to guarantee this Lease.
  As of the date first written above, there are no Guarantors(s).

	
 

	
 

	
 

	
 

	
1.10

	
“Broker(s)”: Investment Property Services,
  Inc.

	
 

	
 

	
 

	
 

	
1.11

	
“Permitted Use”: general office use.

	
 

	
 

	
 

	
 

	
1.12

	
“Notice Address(es)”:

	
 

	
 

	
 

	
 

	
Landlord: 

  EOP-700
  NORTH BRAND, L.L.C.

  350 South Grand Avenue

  Suite 3200

  Los Angeles, CA 90071

  Attn: Property Manager

	
Tenant:

Prior to the Commencement Date: 

MOBILE STORAGE GROUP, INC.

  7590 North Glenoaks Blvd., Suite 101

  Burbank, CA 91504

  Attn: General Counsel

	
 

	
 

	
 

	
 

	
 

	
From and
  after the Commencement

  Date:

	
 

	
 

	
 

	
 

	
 

	
MOBILE STORAGE GROUP, INC.

  700 North Brand Blvd., Suite 1000

  Glendale, CA 91203-1247

  Attn: General Counsel

	
 

	
 

	
 

	
 

	
 

	
A copy of
  any notices to Landlord shall be sent to Equity Office, One Market, Spear
  Tower, Suite 600, San Francisco, California 94105, Attn: Managing Counsel – Los Angeles,
California.

	
 

	
 

	
 

	
 

	
1.13

	
“Business Day(s)” are Monday through
Friday of each week, exclusive of New Year’s
Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day
(“Holidays”).
Landlord may designate additional Holidays that are commonly recognized by
other office buildings in the area where
the Building is located. “Building Service Hours” are 8:00 a.m. to 6:00
p.m. on Business Days and 9:00 a.m. to 1:00 p.m. on Saturdays.  

	
 

	
 

	
 

	
 

	
1.14

	
“Landlord Work” means the work that
Landlord is obligated to perform in the Premises
pursuant to a separate agreement (the “Work Letter”) attached to this Lease as Exhibit
C.  

	
 

	
 

	
 

	
 

	
1.15

	
“Property” means the Building and the
  parcel(s) of land on which it is located and, at Landlord’s discretion, the
  parking facilities and other improvements, if any, serving the Building
  and the parcel(s) of land on which they are located.

2

	
 

	
 

	
 

	
 

	
1.16

	
“Letter of Credit” is
  as described in Section II of Exhibit F attached
  hereto.

2. Lease Grant.

          The Premises
are hereby leased to Tenant from Landlord, together with the right to use any portions of the Property that are
designated by Landlord for the common
use of tenants and others (the “Common Areas”).

3. Adjustment
of Commencement Date; Possession.

          3.01 The Landlord Work
shall be deemed to be “Substantially Complete” on the date that all Landlord Work has been
performed, other than any details of
construction, mechanical adjustment or any other similar
matter, the non-completion of which does not materially interfere with Tenant’s use of the Premises. If
Landlord is delayed in
the performance of the Landlord Work as a result of the
acts or omissions of Tenant, the Tenant Related Parties (defined in Section 13) or their respective
contractors or vendors,
including, without limitation, changes
requested by Tenant to approved plans, Tenant’s failure to comply with any of
its obligations under this Lease, or
Tenant’s specification of any materials or equipment with long lead times (each a “Tenant
Delay”), the
Landlord Work shall be deemed to be Substantially Complete on the date that Landlord could reasonably have
been expected
to Substantially Complete the Landlord Work absent
any Tenant Delay. Notwithstanding anything to the contrary in Section 1.06 above, Landlord’s failure to
Substantially
Complete the Landlord Work by the
Target Commencement Date (described in Section 1.06) shall not be a default by Landlord or otherwise render
Landlord liable for damages. Promptly
after the determination of the
Commencement Date, Landlord and Tenant shall execute and deliver a commencement
letter in the form attached as Exhibit D (the
“Commencement Letter”). Tenant’s
failure to execute and return the Commencement
Letter, or to provide written objection to the statements contained in the Commencement Letter, within 30
days after the date of
the Commencement Letter shall be deemed an
approval by Tenant of the statements contained therein. If the Termination Date does not fall on the last day
of a calendar month,
then, notwithstanding anything in Section 1.03 or 1.06
to the contrary, Landlord, at its option, by written notice to Tenant, may elect to adjust the Termination
Date to the last day of the
calendar month in which the Termination Date would
otherwise occur, in which event the Base Rent rate, per rentable square foot, applicable to the portion of
such calendar month so added
to the Term shall be the same as that which applies to the preceding portion of
such calendar month.

          3.02  Subject
to Landlord’s obligation to perform Landlord Work, the Premises are accepted by Tenant in “as
is” condition and configuration without any
representations or warranties by Landlord.
By taking possession of the Premises, Tenant agrees that the Premises are in
good order and satisfactory condition. Landlord shall not be liable for a
failure to deliver possession of the
Premises or any other space due to the holdover or unlawful possession of such
space by another party, provided, however,
Landlord shall use reasonable efforts to obtain possession of any such space. In such event, the Commencement
Date for the
Premises, or the commencement date for such other
space, as applicable, shall be postponed until the date Landlord delivers possession of such space to Tenant
free from occupancy
by any party. Except as otherwise provided in
this Lease, Tenant shall not be permitted to take possession of or enter the Premises prior to the
Commencement Date without Landlord’s
permission. If Tenant takes possession of or
enters the Premises before the Commencement Date, Tenant shall be
subject to the terms and conditions of this Lease; provided, however, except
for the cost of services requested by Tenant
(e.g. after hours HVAC service), Tenant shall not be required to pay Rent for any entry or possession
before the Commencement Date during which Tenant, with Landlord’s approval, has entered, or is in possession of,
the Premises for the sole purpose of
performing improvements or installing furniture, equipment or other personal property.

4. Rent.

          4.01 Tenant
shall pay Landlord, without any setoff or deduction, unless expressly set forth
in this Lease, all Base Rent and
Additional Rent due for the Term (collectively referred to as “Rent”). “Additional
Rent” means all sums (exclusive of Base Rent) that Tenant is required to pay
Landlord under this Lease. Tenant shall pay and be liable for all rental, sales
and use taxes (but excluding income taxes),
if any, imposed upon or measured by Rent. Notwithstanding anything herein to the contrary, the taxes described in
the immediately preceding sentence
shall not be included in the “Taxes” defined in Exhibit B attached hereto. Base Rent and recurring
monthly charges of Additional Rent shall be due and payable in advance on the first day of each calendar month
without notice or demand, provided that the

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installment of Base Rent for the first full calendar month of the Term,
and the first monthly installment of Additional Rent
for Expenses and Taxes, shall be payable upon the execution of this Lease by
Tenant. All other items of Rent shall be due and payable by Tenant on or before
30 days after billing by Landlord. Rent
shall be made payable to the entity, and sent to the address, Landlord designates and shall be made by good
and sufficient
check or by other means acceptable to Landlord. If
Tenant does not pay any Rent when due hereunder, Tenant shall pay Landlord an administration fee in the
amount of $250.00,
provided that Tenant shall be
entitled to a grace period of up to 5 days for the first 2 late payments of
Rent in a calendar year. In addition, past due Rent shall accrue interest at
10% per annum, and Tenant shall pay Landlord
a reasonable fee for any checks returned by Tenant’s bank for any reason. Landlord’s acceptance of
less than the correct amount of Rent shall be
considered a payment on account of the oldest obligation due from Tenant
hereunder, then to any current Rent then due hereunder, notwithstanding any
statement to the contrary contained on or accompanying any such payment from
Tenant. Rent for any partial month during the Term shall be prorated. No endorsement or statement on a check
or letter accompanying payment
shall be considered an accord and satisfaction.
Tenant’s covenant to pay Rent is independent of every other covenant in this Lease.

          4.02.
Tenant shall pay Tenant’s Pro Rata Share of Taxes and Expenses in accordance
with Exhibit B of this Lease. Notwithstanding anything in this
Section of this Lease to the contrary, so long as Tenant is not in
Default under this Lease, Tenant shall be entitled to an abatement of Tenant’s
Pro Rata Share of Taxes and Expenses (the “Abated
Taxes and Expenses”) for 6 consecutive
full calendar months of the Term beginning with the second (2nd)
full calendar month of the Term (the “Taxes
and Expenses Abatement Period”). If Tenant Defaults at any time prior to the fourth anniversary of the
Commencement Date and fails to cure such Default within any applicable cure period under this Lease, all Abated Taxes and
Expenses shall immediately become due
and payable. The payment by Tenant of the Abated Taxes and Expenses in the event of a Default shall not limit
or affect any of Landlord’s other rights, pursuant to this Lease or at law or
in equity. During the Taxes and Expenses Abatement Period, only Tenant’s Pro Rata Share of Taxes and
Expenses shall be abated, and other costs and charges specified in this
Lease shall remain as due and payable pursuant to the provisions of this Lease.

5. Compliance with Laws; Use.

          The
Premises shall be used for the Permitted Use and for no other use whatsoever.
Tenant shall comply with all statutes, codes, ordinances, orders, rules and
regulations of any municipal or governmental
entity whether in effect now or later, including the Americans with
Disabilities Act (“Law(s)”), regarding
the operation of Tenant’s business and the use, condition, configuration and occupancy of the Premises. In
addition, Tenant shall, at its sole cost and expense, promptly comply
with any Laws that relate to the “Base Building” (defined below), but only to
the extent such obligations are triggered by Tenant’s use of the Premises,
other than for general office use, or
Alterations or improvements in the Premises performed or requested by Tenant. “Base
Building” shall include the structural portions of the Building, the
public restrooms and the Building mechanical, electrical and plumbing
systems and equipment located in the
internal core of the Building on the floor or floors on which the Premises are
located. Tenant shall promptly provide Landlord with copies of any notices it
receives regarding an alleged
violation of Law. Tenant shall not exceed the standard density limit for the
Building. Tenant shall comply with the rules and regulations of the Building
attached as Exhibit E and such other reasonable rules and regulations
adopted by Landlord from time to time, including rules and regulations
for the performance of Alterations (defined in Section 9.03). 

6. Security Deposit.

          The Security
Deposit shall be delivered to Landlord upon the execution of this Lease by Tenant and
held by Landlord without liability for interest (unless required by Law) as
security for the performance of Tenant’s
obligations. The Security Deposit is not an advance payment of Rent or a
measure of damages. Landlord may from time to time and without prejudice to any
other remedy provided in this Lease
or by Law, use all or a portion of the Security Deposit to the extent necessary to satisfy past due Rent or
to satisfy any other loss or damage resulting from Tenant’s breach under this
Lease. If Landlord uses any portion of the Security Deposit, Tenant, within 5
days after demand, shall restore the Security Deposit to its original amount. Landlord shall return any unapplied portion of the
Security Deposit to Tenant within 45 days after the later to occur of: (a) determination of the final Rent due
from Tenant; or (b) the later to occur
of the Termination Date or the date Tenant surrenders the Premises to Landlord
in compliance with Section 25.
Landlord may assign the Security Deposit to a successor or transferee
and, following the assignment, Landlord shall have no further liability for the
return of

4

the
Security Deposit. Landlord shall not be required to keep the Security Deposit
separate from its other accounts. Tenant hereby waives the provisions of
Section 1950.7 of the California Civil Code, or any similar or successor Laws
now or hereafter in effect.

7. Building
Services.

          7.01 Landlord shall furnish
Tenant with the following services: (a) water for use in the Base Building lavatories; (b) customary heat and air
conditioning in season during Building Service Hours, although (i)
Tenant shall have the right to receive HVAC service during hours other than Building Service Hours by paying Landlord’s then
standard charge for additional HVAC service and providing such prior notice as is reasonably specified by Landlord,
and (ii) if Tenant is permitted to
connect any supplemental HVAC units to the Building’s condenser water loop or chilled
water line, such permission shall be conditioned upon Landlord having adequate
excess capacity from time to time and such
connection and use shall be subject to Landlord’s reasonable approval
and reasonable restrictions imposed by Landlord, and Landlord shall have the right to charge Tenant a connection fee and/or
a monthly usage fee, as reasonably determined
by Landlord; (c) standard janitorial service on Business Days; (d) elevator
service; (e) electricity in
accordance with the terms and conditions in Section 7.02; (f) access to the Building for Tenant and its employees 24 hours per
day/7 days per week, subject to the terms of this Lease and such protective services or monitoring systems, if
any, as Landlord may reasonably
impose, including, without limitation, sign-in procedures and/or presentation
of identification cards; and (g) such
other services as Landlord reasonably determines are necessary or appropriate for the Property. If
Landlord, at Tenant’s request, provides any services which are not Landlord’s express obligation under this Lease,
including, without limitation, any
repairs which are Tenant’s responsibility pursuant to Section 9 below, Tenant shall pay Landlord, or such other party designated
by Landlord, the cost of providing such service plus a reasonable
administrative charge.

          7.02 Electricity
used by Tenant in the Premises shall, at Landlord’s option, be paid for by Tenant either: (a) through
inclusion in Expenses (except as provided for
excess usage); (b) by a separate charge payable by
Tenant to Landlord; or (c) by separate charge billed by the applicable utility company and payable directly
by Tenant. Without the
consent of Landlord, Tenant’s use of electrical service shall not exceed
the Building standard usage, per square foot, as
reasonably determined by Landlord, based upon the Building standard electrical
design load. Landlord shall have the
right to measure electrical usage by commonly accepted methods, including the installation of measuring devices
such as submeters and check meters. If it is determined that Tenant is
using electricity in such quantities or during such periods as to cause the total cost of Tenant’s electrical usage, on a
monthly, per-rentable-square-foot basis, to materially exceed that which Landlord reasonably deems to be standard for
the Building, Tenant shall pay
Landlord Additional Rent for the cost of such excess electrical usage and, if applicable,
for the cost of purchasing and installing the measuring device(s).

          7.03 Landlord’s
failure to furnish, or any interruption, diminishment or
termination of services due to the application of Laws, the failure of any
equipment, the performance of maintenance,
repairs, improvements or alterations, utility interruptions or the occurrence
of an event of Force Majeure (defined in
Section 26.03) (collectively a “Service
Failure”) shall not render
Landlord liable to Tenant, constitute a constructive eviction of Tenant, give
rise to an abatement of Rent, nor relieve Tenant
from the obligation to fulfill any covenant or agreement. However, if the Premises, or a material portion of
the Premises, are
made untenantable for a period in excess of 2 consecutive
Business Days as a result of a Service Failure that is reasonably within the control of Landlord to correct,
then Tenant, as
its sole remedy, shall be entitled
to receive an abatement of Rent payable hereunder during the period beginning
on the 3rd consecutive Business Day of the
Service Failure and ending on the day the service has been restored. If the
entire Premises have not been rendered untenantable by the Service Failure,
the amount of abatement shall be equitably prorated.

8. Leasehold
Improvements.

          All
improvements in and to the Premises, including any Alterations (defined in
Section 9.03) (collectively, “Leasehold Improvements”) shall remain upon
the Premises at the end of the Term
without compensation to Tenant, provided that Tenant, at its expense, shall
remove any Cable (defined in Section 9.01 below). In addition, Landlord,
by written notice to Tenant at least 30 days prior to the Termination Date, may
require Tenant, at Tenant’s expense, to remove any Landlord Work or Alterations that, in Landlord’s reasonable judgment,
are of a nature that would require
removal and repair costs that are materially in excess of the removal and
repair costs associated with standard
office improvements (the Cable and such other items

5

collectively
are referred to as “Required Removables”). Required
Removables shall include, without limitation,
internal stairways, raised floors, personal baths and showers, vaults, rolling file systems and structural alterations and
modifications. The Required Removables shall be removed by Tenant before the
Termination Date. Tenant shall repair damage caused by the installation or
removal of Required Removables. If Tenant fails to perform its obligations in a
timely manner, Landlord may perform such work at Tenant’s expense. Tenant, at
the time it requests approval for a
proposed Alteration, including any Initial Alterations or Landlord Work, as such terms may be defined in the Work Letter
attached as Exhibit C, may request
in writing that Landlord advise Tenant whether the Alteration, including any
initial Alterations or Landlord Work, or
any portion thereof, is a Required Removable. Within 10 days after receipt of
Tenant’s request, Landlord shall
advise Tenant in writing as to which portions of the alteration or other
improvements are Required Removables. Landlord hereby agrees that none of the
Leasehold Improvements existing in the Premises as of the date of this Lease
shall constitute Required Removables.

9. Repairs and Alterations.

          9.01 Tenant
shall periodically inspect the Premises to identify any conditions that are dangerous or in need of
maintenance or repair. Tenant shall promptly
provide Landlord with notice of any such conditions.
Tenant, at its sole cost and expense, shall perform all maintenance and repairs to the Premises that are not
Landlord’s express
responsibility under this Lease, and keep the Premises
in good condition and repair, reasonable wear and tear excepted. Tenant’s repair and maintenance
obligations include, without
limitation, repairs to: (a) floor covering; (b) interior
partitions; (c) doors; (d) the interior side of demising walls; (e) Alterations
(described in Section 9.03); (f) supplemental air conditioning units, kitchens,
including hot water heaters, plumbing,
and similar facilities exclusively serving Tenant, whether such items are
installed by Tenant or are currently existing in the Premises; and (g)
electronic, fiber, phone and data cabling
and related equipment that is installed by or for the exclusive benefit of Tenant (collectively,
“Cable”).
All repairs and other work performed by Tenant or its contractors, including
that involving Cable, shall be subject to the terms of Section 9.03 below. If Tenant fails to make any
repairs to the Premises for more than 15 days
after notice from Landlord (although notice shall not be required in an
emergency), Landlord may make the repairs,
and, within 30 days after demand, Tenant shall pay the reasonable cost of the
repairs, together with an administrative charge in an amount equal to 10% of
the cost of the repairs.

          9.02 Landlord
shall keep and maintain in good repair and working order and perform maintenance upon the: (a) structural
elements of the Building; (b)
mechanical (including HVAC), electrical,
plumbing and fire/life safety systems serving the Building in general; (c)
Common Areas; (d) roof of the Building; (e) exterior windows of the
Building; and (f) elevators serving the Building.
Landlord shall promptly make repairs for which Landlord is responsible. Tenant hereby waives any and all rights under and
benefits of subsection 1 of Section 1932, and Sections 1941 and 1942 of the California Civil Code, or any similar or
successor Laws now or hereafter in effect.

          9.03 Tenant
shall not make alterations, repairs, additions or improvements or install any Cable (collectively referred to
as “Alterations”)
without first obtaining the written consent of Landlord in each instance, which consent shall not be
unreasonably
withheld or delayed. However, Landlord’s consent
shall not be required for any Alteration that satisfies all of the following
criteria (a “Cosmetic Alteration”): (a)
is of a cosmetic nature such as painting, wallpapering,
hanging pictures and installing carpeting; (b) is not visible from the exterior
of the Premises or Building; (c) will not
affect the Base Building (defined in Section 5); and (d) does not require work to be performed inside the
walls or above the ceiling of
the Premises. Cosmetic Alterations shall be
subject to all the other provisions of this Section 9.03. Prior to starting work, Tenant shall furnish
Landlord with plans and
specifications (which shall be in CAD format
if requested by Landlord); names of contractors reasonably acceptable to
Landlord (provided that Landlord may designate
specific contractors with respect to Base Building and vertical Cable, as may be described more fully below);
required permits
and approvals; evidence of contractor’s and
subcontractor’s insurance in amounts reasonably required by Landlord and naming Landlord and the
managing agent for the Building (or
any successor(s)) as additional insureds; and any
security for performance in amounts reasonably required by Landlord. Landlord may designate specific
contractors with respect to
oversight, installation, repair, connection to, and
removal of vertical Cable. All Cable shall be clearly marked with adhesive plastic labels (or plastic tags
attached to such Cable with
wire) to show Tenant’s name, suite number, and the
purpose of such Cable (i) every 6 feet outside the Premises (specifically including, but not limited to, the
electrical room risers
and any Common Areas), and (ii)
at the termination point(s) of such Cable. Changes to the plans and
specifications must also be submitted to Landlord for its
approval. Alterations shall be constructed in a good and

6

workmanlike manner using materials of a quality reasonably approved by
Landlord, and Tenant shall ensure that no Alteration
impairs any Building system or Landlord’s ability to perform its obligations hereunder. Tenant shall
reimburse Landlord for any sums paid
by Landlord for third party examination of Tenant’s plans for non-Cosmetic
Alterations, In addition, Tenant shall pay Landlord a fee for Landlord’s
oversight and coordination of any non-Cosmetic Alterations equal to 10% of the
cost of the non-Cosmetic Alterations. Upon completion, Tenant shall furnish
“as-built” plans (in CAD format, if requested by Landlord) for non-Cosmetic
Alterations, completion affidavits and full and final
waivers of lien. Landlord’s approval of an Alteration shall not be deemed a representation by Landlord
that the Alteration complies with
Law.

10. Entry by Landlord.

          Landlord may
enter the Premises to inspect, show or clean the Premises or to perform or facilitate the performance of repairs,
alterations or additions to the Premises
or any portion of the Building. Except in emergencies or to provide Building
services, Landlord shall provide Tenant
with reasonable prior verbal notice of entry and shall use reasonable efforts
to minimize any interference with Tenant’s use of the Premises. If reasonably
necessary, Landlord may temporarily close all or a portion of the Premises to
perform repairs, alterations and additions. However,
except in emergencies, Landlord will not close the Premises if the work can reasonably be completed on
weekends and after Building Service Hours.
Entry by Landlord shall not constitute a
constructive eviction or entitle Tenant to an abatement or reduction of Rent.

11. Assignment
and Subletting.

          11.01 Except
in connection with a Business Transfer (defined in Section 11.04), Tenant shall
not assign, sublease, transfer or encumber any interest in this Lease or allow
any third party to use any portion of the
Premises (collectively or individually, a “Transfer”)
without the prior written consent of
Landlord, which consent shall not be unreasonably withheld, conditioned or delayed if Landlord does not
exercise its recapture
rights under Section 11.02. Without limitation, it is
agreed that Landlord’s consent shall not be considered unreasonably withheld if the proposed transferee is a
governmental entity or an occupant of the Building or if the proposed transferee, whether or not an
occupant of the Building, is in discussions with Landlord regarding the leasing of space within the Building. If the entity(ies)
which directly or indirectly controls
the voting shares/rights of Tenant (other than through the ownership of voting securities
listed on a recognized securities exchange) changes at any time, such change of
ownership or control shall constitute a Transfer.
Tenant hereby waives the provisions of Section 1995.310 of the California Civil
Code, or any similar or successor Laws, now or hereafter in effect, and all other remedies, including, without
limitation, any right at law or equity to
terminate this Lease, on its own behalf and, to the extent permitted under all
applicable Laws, on behalf of the
proposed transferee. Any Transfer in violation of this Section shall, at Landlord’s option, be deemed a Default by Tenant
as described in Section 18, and shall be voidable by Landlord. In no event shall any Transfer, including a
Business Transfer, release or relieve Tenant from any obligation under this
Lease, and Tenant shall remain primarily liable for the performance of the
tenant’s obligations under this Lease, as amended from time to time.

          11.02 Tenant shall
provide Landlord with financial statements for the
proposed transferee (or, in the case of a change of
ownership or control, for the proposed new controlling entity(ies)), a fully executed copy of the proposed
assignment, sublease
or other Transfer documentation and such other
information as Landlord may reasonably request. Within 15 Business Days after receipt of the required
information and
documentation. Landlord shall either:
(a) consent to the Transfer by execution of a consent agreement in a form
reasonably designated by Landlord; (b) reasonably
refuse to consent to the Transfer in writing; or (c) in the event of an assignment of this Lease or
subletting of more than 20% of
the Rentable Square Footage of the Premises for more
than 50% of the remaining Term (excluding unexercised options), recapture the portion of the Premises that
Tenant is proposing
to Transfer. If Landlord exercises its right to recapture, this Lease shall
automatically be amended (or terminated if the entire
Premises is being assigned or sublet) to delete the applicable portion of the
Premises effective on the proposed effective
date of the Transfer, although Landlord may require Tenant to execute a reasonable amendment or other
document reflecting such
reduction or termination. Tenant shall pay Landlord a review fee of $1,500.00
for Landlord’s review of any requested
Transfer.

          11.03 Tenant
shall pay Landlord 50% of all Excess (defined below). As used in this Section 11.03, “Excess”
means
all rent and other consideration which Tenant receives as a result of a Transfer that is in excess of the
Rent payable to Landlord
for the portion of the Premises and Term covered by
the Transfer; provided Tenant may deduct from such Excess all

7

reasonable and customary expenses directly incurred by Tenant
attributable to the Transfer. The
phrase “other consideration” used herein shall mean all monies, property and
other consideration paid or payable to Tenant
for the Transfer and for all property in the Premises included in such
Transfer, including, without limitation, fixtures, improvements of Tenant, and equipment,
but excluding Tenant’s Property. For purposes of this Section 11.03 only, the
term “Tenant’s
Property” shall be as defined in
Section 14 of this Lease but shall also be deemed to include goodwill and any other intangible personal
property associated with Tenant’s business, but in no event shall it be deemed to include Tenant’s interest under
this Lease. Tenant shall pay Landlord for Landlord’s share of the Excess within
30 days after Tenant’s receipt of the Excess.
If Tenant is in Default, Landlord may require that all sublease payments be
made directly to Landlord, in which
case Tenant shall receive a credit against Rent in the amount of Tenant’s
share of payments received by Landlord.

          11.04 Tenant
may assign this Lease to a successor to Tenant by merger, consolidation or the purchase of substantially all
of Tenant’s assets, or assign this
Lease or sublet all or a portion of the Premises to an Affiliate (defined
below), without the consent of Landlord, provided that all of the following conditions are satisfied (a “Business
Transfer”): (a) Tenant must not be in Default; (b) Tenant must give Landlord written
notice at least 15 Business Days before such Transfer; and (c) if such Transfer will result from a merger or
consolidation of Tenant with another
entity, then the Credit Requirement (defined below) must be satisfied. Tenant’s
notice to Landlord shall include
information and documentation evidencing the Business Transfer and showing that each of the above conditions has been
satisfied. If requested by Landlord, Tenant’s
successor shall sign and deliver to Landlord a commercially reasonable form of assumption agreement. “Affiliate”
shall mean an entity controlled by, controlling or
under common control with Tenant. The “Credit
Requirement” shall be deemed satisfied if, as of the date immediately preceding the date of the
Transfer, the financial strength of the entity with which Tenant is to merge or consolidate is not
less than that of Tenant, as determined (x) based on credit ratings of
such entity and Tenant by both Moody’s and Standard & Poor’s (or by either such agency alone, if applicable ratings by
the other agency do not exist), or (y) if such credit ratings do not exist, then in accordance with Moody’s KMV
RiskCalc (i.e., the on-line software
tool offered by Moody’s for analyzing credit risk) based on CFO-certified
financial statements for such entity
and Tenant covering their last two fiscal years ending before the Transfer.

          11.05 Notwithstanding anything to
the contrary contained in this Section 11, neither Tenant nor any other person having a right to possess,
use, or occupy (for convenience, collectively referred to in this subsection as “Use”)
the Premises shall enter into any lease, sublease, license,
concession or other agreement for Use of all or any portion of the Premises
which provides for rental or other
payment for such Use based, in whole or in part, on the net income or profits derived by any person that leases,
possesses, uses, or occupies all or any portion of the Premises (other than an amount based on a
fixed percentage or percentages of receipts or sales), and any such purported lease, sublease, license, concession or
other agreement shall be absolutely
void and ineffective as a transfer of any right or interest in the Use of all
or any part of the Premises.

12. Liens.

          Tenant shall
not permit mechanics’ or other liens to be placed upon the Property, Premises
or Tenant’s leasehold interest in connection with any work or service done or
purportedly done by or for the benefit of Tenant or its transferees. Tenant
shall give Landlord notice at least 15 days
prior to the commencement of any work in the Premises to afford Landlord the opportunity, where applicable,
to post and record notices of
non-responsibility. Tenant, within 10
days of notice from Landlord, shall fully discharge any lien by settlement, by
bonding or by insuring over the lien in the manner prescribed by
the applicable lien Law and, if Tenant fails to do so. Tenant shall be deemed in Default under this Lease and, in
addition to any other remedies
available to Landlord as a result of such Default by Tenant, Landlord, at its
option, may bond, insure over or otherwise discharge the lien. Tenant
shall reimburse Landlord for any amount paid by Landlord, including, without
limitation, reasonable attorneys’ fees.

13. Indemnity and Waiver of Claims.

          Except to
the extent caused by the negligence or willful misconduct of Landlord or any
Landlord Related Parties (defined below), Tenant shall indemnify, defend and
hold Landlord and Landlord Related Parties
harmless against and from all liabilities, obligations, damages, penalties, claims, actions, costs, charges
and expenses, including,
without limitation, reasonable attorneys’ fees and
other professional fees (if and to the extent permitted by Law) (collectively referred to as
“Losses”),
which may be imposed upon, incurred by or asserted

8

against Landlord or any of the Landlord Related Parties by any third
party and arising out of or in
connection with any damage or injury occurring in the Premises or any acts or
omissions (including violations of Law) of Tenant, the Tenant Related Parties
(defined below) or any of Tenant’s
transferees, contractors or licensees. Except to the extent caused by the
negligence or willful misconduct of Tenant or any
Tenant Related Parties, Landlord shall indemnify, defend and hold Tenant, its trustees, members, principals,
beneficiaries,
partners, officers, directors, employees
and agents (“Tenant Related Parties”) harmless
against and from all Losses which may
be imposed upon, incurred by or asserted against Tenant or any of the Tenant
Related Parties by any third party and arising
out of or in connection with the acts or omissions (including violations of Law) of Landlord or the Landlord
Related
Parties. Tenant hereby waives all claims against and releases Landlord and its
trustees, members, principals, beneficiaries, partners, officers, directors,
employees, Mortgagees (defined in Section 23) and agents (the “Landlord Related Parties”) from all claims
for any injury to or death of persons, damage to property or business loss in any manner related to (a) Force
Majeure,
(b) acts of third parties, (c)
the bursting or leaking of any tank, water closet, drain or other pipe, (d) the
inadequacy or failure of any security or
protective services, personnel or equipment, or (e) any matter not within the reasonable control of Landlord.
Notwithstanding the
foregoing, except as provided in Article
15 to the contrary, Tenant shall not be required to waive any claims against
Landlord (other than for loss or damage to
Tenant’s business) where such loss or damage is due to the negligence or
willful misconduct of Landlord or any Landlord Related Parties.

14. Insurance.

          Tenant shall
maintain the following insurance (“Tenant’s
Insurance”): (a) Commercial General
Liability Insurance applicable to the Premises and its appurtenances providing,
on an occurrence basis, a minimum combined single limit of $2,000,000.00; (b)
Property and Income Coverage Insurance written on an
All Risk or Special Cause of Loss Form, including earthquake sprinkler leakage, at replacement cost value and
with a
replacement cost endorsement covering all of
Tenant’s business and trade fixtures, equipment, movable partitions, furniture, merchandise and other
personal property within
the Premises (“Tenant’s Property”) and any
Leasehold Improvements performed by or for the benefit of Tenant; (c) Workers’ Compensation Insurance in
amounts required by Law; and (d)
Employers Liability Coverage of at least
$1,000,000.00 per occurrence. Any company writing Tenant’s Insurance shall have an A.M. Best rating of
not less than A-VIII. All Commercial
General Liability Insurance policies shall name as additional insureds Landlord
(or its successors and assignees), the managing agent
for the Building (or any successor), Equity Office Properties Trust and their
respective members, principals, beneficiaries, partners, officers, directors, employees, and agents, and
other designees of Landlord and its
successors as the interest of such
designees shall appear. In addition, Landlord shall be named as a loss payee
with respect to Tenant’s Property Insurance
on the Leasehold Improvements. All policies of Tenant’s
Insurance shall contain endorsements that the insurer(s) shall give Landlord
and its designees at least 30 days’ advance written notice of any cancellation,
termination, material change or lapse of insurance. Tenant shall provide
Landlord with a certificate of insurance evidencing Tenant’s Insurance prior to
the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises,
and thereafter
as necessary to assure that Landlord always has current
certificates evidencing Tenant’s insurance. So long as the same is available at commercially reasonable
rates, Landlord shall
maintain so called All Risk property
insurance on the Building at replacement cost value as reasonably estimated by Landlord, together with such
other insurance coverage as Landlord, in
its reasonable judgment, may elect to maintain.
Following Tenant’s written request therefor, Landlord shall notify Tenant of its then-current insurance
deductible amounts. Notwithstanding the
foregoing, if the deductible information provided
by Landlord is incorrect or incomplete in any respect, the same shall not constitute default by Landlord
hereunder, Tenant shall not be
entitled to any abatement of rent or to
terminate the Lease in connection therewith and neither Landlord nor any Landlord Related Party shall have
any liability whatsoever to
Tenant or any Tenant Related Party in connection therewith.

15. Subrogation.

          Landlord
and Tenant hereby waive and shall cause their respective insurance carriers to waive any and all rights of recovery,
claims, actions or causes of
action against the other for any
loss or damage with respect to Tenant’s Property, Leasehold Improvements, the
Building, the Premises, or any contents thereof,
including rights, claims, actions and causes of action based on negligence, which loss or damage is (or would
have been, had
the insurance required by this Lease been carried)
covered by insurance. For the purposes of this waiver, any deductible with respect to a party’s
insurance shall be deemed covered
by and recoverable by such party under valid and collectable policies of
insurance.

9

16. Casualty Damage.

          16.01 If
all or any portion of the Premises becomes untenantable or inaccessible by fire
or other casualty to the Premises or the
Common Areas (collectively a “Casualty”), Landlord,
with reasonable promptness, shall cause a
general contractor selected by Landlord to provide Landlord with a written estimate of the amount of time
required, using
standard working methods, to substantially
complete the repair and restoration of the Premises and any Common Areas necessary to provide access to the
Premises (“Completion Estimate”). Landlord shall promptly
forward a copy of the Completion Estimate to Tenant, If the Completion Estimate
indicates that the Premises or any Common
Areas necessary to provide access to the Premises cannot be made tenantable within 180 days from the date the
repair is started, then either party
shall have the right to terminate this Lease upon written notice to the other
within 10 days after Tenant’s receipt
of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the Casualty was
caused by the negligence or intentional misconduct of Tenant or any Tenant Related Parties. In addition,
Landlord, by notice to Tenant within
90 days after the date of the Casualty, shall have the right to terminate this
Lease if: (1) the Premises have been
materially damaged and there is less than 2 years of the Term remaining on the date of the Casualty; (2) any
Mortgagee requires that the insurance proceeds be applied to the payment of the
mortgage debt; or (3) a material uninsured loss to the Building or Premises occurs.

          16.02 If
this Lease is not terminated, Landlord shall promptly and diligently, subject
to reasonable delays for insurance adjustment or other matters
beyond Landlord’s reasonable control,
restore the Premises and Common Areas. Such restoration shall be to
substantially the same condition
that existed prior to the Casualty, except for modifications required by Law or
any other modifications to the Common Areas deemed desirable by
Landlord. Upon notice from Landlord, Tenant
shall assign or endorse over to Landlord (or to any party designated by Landlord)
all property insurance proceeds payable to Tenant under Tenant’s Insurance with
respect to any Leasehold Improvements
performed by or for the benefit of Tenant; provided if the estimated cost to
repair such Leasehold Improvements exceeds the amount of insurance proceeds received by Landlord from Tenant’s
insurance carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s
commencement of repairs. Within 15 days
of demand, Tenant shall also pay Landlord for any additional excess costs that
are determined during the performance
of the repairs to such Leasehold Improvements. In no event shall Landlord be required to spend more for
the restoration of the Premises and Common
Areas than the proceeds received by Landlord, whether insurance proceeds or proceeds from Tenant. Landlord shall not be liable
for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the Casualty or the repair
thereof. Provided that Tenant is not in Default, during any period of time that
all or a material portion of the Premises is rendered untenantable as a result of a Casualty, the Rent shall
abate for the portion of the Premises
that is untenantable and not used by Tenant.

          16.03 The provisions of
this Lease, including this
Section 16, constitute an express agreement
between Landlord and Tenant with respect to any and all damage to, or
destruction of, all or any part of
the Premises or the Property, and any Laws, including, without limitation, Sections 1932(2) and 1933(4) of the California
Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an
express agreement between the
parties, and any similar or successor Laws now or hereafter in effect, shall
have no application to this Lease or
any damage or destruction to all or any part of the Premises or the Property.

17. Condemnation.

          Either
party may terminate this Lease if any material part of the Premises is taken or
condemned for any public or
quasi-public use under Law, by eminent domain or private purchase in lieu thereof (a “Taking”).
Landlord shall also have the right to terminate this Lease if there
is a Taking of any portion of the Building or Property which would have a
material adverse effect on Landlord’s
ability to profitably operate the remainder of the Building. The terminating party shall provide written notice of
termination to the other party within 45 days after it first receives notice of the Taking. The termination shall be
effective as of the effective date of
any order granting possession to, or vesting legal title in, the condemning
authority. If this Lease is not
terminated, Base Rent and Tenant’s Pro Rata Share shall be appropriately adjusted to account for any reduction in the
square footage of the Building or Premises. All compensation awarded for a
Taking shall be the property of Landlord. The right to receive compensation or proceeds are expressly waived by
Tenant, provided, however, Tenant may file a separate claim for Tenant’s Property and Tenant’s reasonable
relocation expenses, provided

10

the filing of the claim does not diminish the amount of Landlord’s
award. If only a part of the Premises is subject to a Taking and this Lease is
not terminated. Landlord, with reasonable diligence,
will restore the remaining portion of the Premises as nearly as practicable to
the condition immediately prior to the Taking. Tenant hereby waives any and all
rights it might otherwise have pursuant to
Section 1265.130 of the California Code of Civil Procedure, or any similar or successor
Laws.

18. Events of
Default.

          In addition
to any other default specifically described in this Lease, each of the
following occurrences shall be a “Default”: (a) Tenant’s failure to pay any
portion of Rent when due, if the failure
continues for 3 Business Days after written notice to Tenant (“Monetary Default”); (b)
Tenant’s failure (other than a Monetary Default) to comply with any
term, provision, condition or covenant of this
Lease, if the failure is not cured within 10 days after written notice to Tenant provided, however, if
Tenant’s failure to comply cannot
reasonably be cured within 10 days,
Tenant shall be allowed additional time (not to exceed 60 days) as is
reasonably necessary to cure the failure so long
as Tenant begins the cure within 10 days and diligently pursues the cure to completion; (c) Tenant permits a
Transfer without
Landlord’s required approval or otherwise in
violation of Section 11 of this Lease; (d) Tenant or any Guarantor becomes insolvent, makes a transfer in
fraud of creditors, makes an
assignment for the benefit of creditors, admits in writing its inability to pay
its debts when due or forfeits or loses its right to conduct business; (e) the leasehold estate is taken by
process or
operation of Law; (f) in the case
of any ground floor or retail Tenant, Tenant does not take possession of or
abandons or vacates ail or any portion of
the Premises; or (g) Tenant is in default beyond any notice and cure period under any other lease or
agreement with Landlord at the
Building or Property. If Landlord provides Tenant with
notice of Tenant’s failure to comply with any specific provision of this Lease on 3 separate occasions
during any 12 month period, Tenant’s
subsequent violation of such provision shall, at Landlord’s option, be an
incurable Default by Tenant. All notices sent under this Section shall be in
satisfaction of, and not in addition to, notice required by Law.

19. Remedies.

          19.01 Upon
the occurrence of any Default under this Lease, whether enumerated in Section 18 or not, Landlord shall have the
option to pursue any one or
more of the following remedies without any notice
(except as expressly prescribed herein) or demand whatsoever (and without limiting the generality of the
foregoing, Tenant hereby
specifically waives notice and demand
for payment of Rent or other obligations, except for those notices specifically
required pursuant to the terms of Section 18 or this Section 19, and waives any
and all other notices or demand requirements imposed by
applicable Law):

	
 

	
 

	
 

	
 

	
 

	
(a)

	
Terminate
  this Lease and Tenant’s right to possession of the Premises and recover from Tenant an award of damages
equal to the
  sum of the following:

	
 

	
 

	
 

	
 

	
 

	
(i)

	
The Worth at
  the Time of Award of the unpaid Rent which had been earned at the time of termination;

	
 

	
 

	
 

	
 

	
 

	
 

	
(ii)

	
The Worth
  at the Time of Award of the amount by which the unpaid Rent which would have been earned after termination until
  the time of award exceeds the amount of such
  Rent loss that Tenant affirmatively proves could
  have been reasonably avoided;

	
 

	
 

	
 

	
 

	
 

	
 

	
(iii)

	
The Worth
  at the Time of Award of the amount by which the unpaid Rent for the balance of the Term after the time of award
  exceeds the amount of such Rent loss that Tenant
  affirmatively proves could be reasonably avoided;

	
 

	
 

	
 

	
 

	
 

	
 

	
(iv)

	
Any other
  amount necessary to compensate Landlord for all the detriment either proximately caused by Tenant’s failure
to
  perform Tenant’s obligations under this Lease
  or which in the ordinary course of things would
  be likely to result therefrom; and

	
 

	
 

	
 

	
 

	
 

	
 

	
(v)

	
All such
  other amounts in addition to or in lieu of the foregoing as may be permitted from time to time under applicable
law.

	
 

	
 

	
 

	
 

	
 

	
 

	
The “Worth
  at the Time of Award” of the amounts referred to in parts (i) and (ii) above,
  shall be computed by allowing interest at the lesser of a per annum rate equal to: (A) the greatest per annum
rate of interest
  permitted from time to time

11

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
under
  applicable law, or (B) the Prime Rate plus 5%. For purposes hereof, the “Prime Rate” shall be the per
annum interest rate
  publicly announced as its prime
  or base rate by a federally insured bank selected by Landlord in the State of
  California. The “Worth at the Time of Award” of the amount referred to in
  part (iii), above, shall be computed by
  discounting such amount at the discount rate of the Federal Reserve
  Bank of San Francisco at the time of award plus 1%;

	
 

	
 

	
 

	
 

	
 

	
 

	
(b)

	
Employ the
  remedy described in California Civil Code § 1951.4 (Landlord may continue this Lease in effect after
Tenant’s breach and
  abandonment and recover Rent as it becomes
  due, if Tenant has the right to sublet or assign, subject
  only to reasonable limitations); or

	
 

	
 

	
 

	
 

	
 

	
 

	
(c)

	
Notwithstanding
  Landlord’s exercise of the remedy described in California Civil Code §
  1951.4 in respect of an event or events of default, at such time thereafter as Landlord may elect in writing, to terminate
  this Lease and Tenant’s right to possession
  of the Premises and recover an award of damages as provided above in Paragraph 19.01(a).

          19.02 The subsequent
acceptance of Rent hereunder by Landlord shall not be
deemed to be a waiver of any preceding breach
by Tenant of any term, covenant or condition of this Lease, other than
the failure of Tenant to pay the particular Rent so accepted, regardless of
Landlord’s knowledge of such preceding breach
at the time of acceptance of such Rent. No waiver by Landlord of any breach hereof shall be effective
unless such waiver is in writing and signed by Landlord.

          19.03 TENANT HEREBY
WAIVES ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF THE CIVIL CODE OF CALIFORNIA AND BY SECTIONS 1174 (c)
AND 1179 OF THE CODE OF CIVIL PROCEDURE OF
CALIFORNIA AND ANY AND ALL OTHER LAWS AND
RULES OF LAW FROM TIME TO TIME IN EFFECT DURING THIS LEASE TERM OR THEREAFTER PROVIDING THAT TENANT SHALL
HAVE ANY RIGHT TO REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS TERMINATION BY REASON OF TENANT’S BREACH.

THE PARTIES HEREBY WAIVE, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO
TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR RELATING TO THIS LEASE. IF THE JURY WAIVER PROVISIONS OF THIS
SECTION 19.03 ARE NOT ENFORCEABLE
UNDER CALIFORNIA LAW, THEN THE FOLLOWING PROVISIONS SHALL APPLY. It is
the desire and intention of the parties to agree upon a mechanism and procedure
under which controversies and disputes
arising out of this Lease or related to the Premises will be resolved in
a prompt and expeditious manner. Accordingly, except with respect to actions
for unlawful or forcible detainer or with
respect to the prejudgment remedy of attachment, any action, proceeding or counterclaim brought by either
party hereto against the other (and/or against its officers, directors, employees, agents or
subsidiaries or affiliated entities) on any matters whatsoever arising out of or in any way connected
with this Lease, Tenant’s use or occupancy of the Premises and/or any claim of injury or damage, whether sounding in
contract, tort, or otherwise, shall
be heard and resolved by a referee under the provisions of the California Code
of Civil Procedure, Sections 638 —
645.1, inclusive (as same may be amended, or any successor statute(s) thereto) (the “Referee Sections”). Any fee to
initiate
the judicial reference proceedings and all fees charged and costs
incurred by the referee shall be paid by the party initiating such procedure (except that if a reporter is requested
by either party, then a reporter shall be present at all proceedings where requested and the fees of
such reporter – except for copies ordered by the other parties – shall be borne by the party requesting the reporter);
provided however, that allocation of
the costs and fees, including any Initiation fee, of such proceeding shall be
ultimately determined in accordance with Section 26.02 below. The venue of the
proceedings shall be in the county in
which the Premises are located. Within 10 days of receipt by any party of a written
request to resolve any dispute or controversy pursuant to this Section 19.03,
the parties shall agree upon a single referee who shall try all issues,
whether of fact or taw, and report a finding and judgment on such issues as
required by the Referee Sections. If the parties are unable to agree upon a referee within such 10 day period,
then any party may thereafter file a lawsuit in the county in which the Premises are located for the
purpose of appointment of a referee under the Referee Sections. If the referee is appointed by the court, the referee
shall be a neutral and impartial
retired judge with substantial experience in the relevant matters to be
determined, from Jams/Endispute,
Inc., the American Arbitration Association or similar mediation/arbitration
entity. The proposed referee may be challenged by any party for any of the
grounds listed in the Referee Sections. The referee shall have the power
to decide all issues of fact and law and report his or her decision on such issues, and to issue all recognized remedies
available at Law or in equity for any cause of action that is before the
referee, including an award of attorneys’ fees and costs in

12

accordance with this Lease. The referee shall not, however, have the
power to award punitive damages, nor any other damages
which are not permitted by the express provisions of this Lease, and the parties hereby waive any right to
recover any such
damages. The parties shall be entitled to conduct all
discovery as provided in the California Code of Civil Procedure, and the referee shall oversee discovery and may enforce
all discovery orders in the same manner as any trial court judge, with rights to regulate discovery and to issue and
enforce subpoenas, protective orders
and other limitations on discovery available under California law. The
reference proceeding shall be
conducted in accordance with California law (including the rules of evidence), and in all regards, the referee shall follow
California law applicable at the time of the reference proceeding. The parties shall promptly and
diligently cooperate with one another and the referee, and shall perform such
acts as may be necessary to obtain a prompt and expeditious resolution of the dispute or controversy in accordance with the
terms of this Section 19.03. In this regard, the parties agree that the parties and the referee shall use best efforts to
ensure that (a) discovery be conducted
for a period no longer than 6 months from the date the referee is appointed,
excluding motions regarding discovery, and (b) a trial date be set within 9
months of the date the referee is appointed.
In accordance with Section 644 of the California Code of Civil Procedure, the
decision of the referee upon the
whole issue must stand as the decision of the court, and upon the filing of the statement of decision with the clerk of the
court, or with the judge if there is no clerk, judgment may be entered
thereon in the same manner as if the action had been tried by the court. Any decision of the referee and/or judgment or other
order entered thereon shall be appealable to the same extent and in the same
manner that such decision, judgment, or order would be appealable if rendered
by a judge of the superior court in which venue is proper hereunder. The
referee shall in his/her statement of
decision set forth his/her findings of fact and conclusions of law. The parties intend this general reference agreement to
be specifically enforceable in accordance with the Code of Civil Procedure.
Nothing in this Section 19.03 shall prejudice the right of any party to obtain
provisional relief or other equitable remedies from a court of competent
jurisdiction as shall otherwise be available under the Code of Civil Procedure
and/or applicable court rules.

          19.04 No right or remedy
herein conferred upon or reserved to Landlord is
intended to be exclusive of any other right or
remedy, and each and every right and remedy shall be cumulative and in addition to any other right or remedy
given hereunder or now or
hereafter existing by agreement, applicable Law or in
equity. In addition to other remedies provided in this Lease, Landlord shall be entitled, to the extent
permitted by applicable Law,
to injunctive relief, or to a decree
compelling performance of any of the covenants, agreements, conditions or
provisions of this Lease, or to any other
remedy allowed to Landlord at law or in equity. Forbearance by Landlord
to enforce one or more of the remedies herein provided upon an event of default
shall not be deemed or construed to
constitute a waiver of such default.

          19.05 If Tenant is in
Default of any of its non-monetary obligations under
this Lease, Landlord shall have the right to perform
such obligations. Tenant shall reimburse Landlord for the cost of such performance upon demand together with
an administrative charge
equal to 10% of the cost of the work performed by
Landlord.

          19.06 This
Section 19 shall be enforceable to the maximum extent such enforcement is not prohibited by applicable Law, and the
unenforceability of any portion thereof shall not thereby render unenforceable any other portion.

20. Limitation of Liability.

          NOTWITHSTANDING
ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) SHALL BE
LIMITED TO THE LESSER OF (A) THE INTEREST OF LANDLORD IN THE PROPERTY, OR
(B) THE EQUITY INTEREST LANDLORD WOULD
HAVE IN THE PROPERTY IF THE PROPERTY
WERE ENCUMBERED BY THIRD PARTY DEBT IN AN AMOUNT EQUAL TO 70% OF THE VALUE OF THE PROPERTY. TENANT SHALL LOOK
SOLELY TO LANDLORD’S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD OR ANY LANDLORD RELATED PARTY, NEITHER LANDLORD NOR ANY LANDLORD RELATED
PARTY SHALL BE PERSONALLY LIABLE FOR ANY
JUDGMENT OR DEFICIENCY, AND IN NO EVENT SHALL LANDLORD OR ANY LANDLORD RELATED PARTY BE LIABLE TO TENANT FOR ANY
LOST PROFIT, DAMAGE TO OR LOSS OF
BUSINESS OR ANY FORM OF SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT
SHALL GIVE LANDLORD AND THE
MORTGAGEE(S) WHOM TENANT HAS BEEN
NOTIFIED HOLD MORTGAGES (DEFINED IN SECTION 23 BELOW), NOTICE AND
REASONABLE TIME TO CURE THE ALLEGED DEFAULT.

13

21. Intentionally Omitted.

22. Holding Over.

          If Tenant
fails to surrender all or any part of the Premises at the termination of this
Lease, occupancy of the Premises after
termination shall be that of a tenancy at sufferance. Tenant’s occupancy shall be subject to all the
terms and provisions of this
Lease, and Tenant shall pay an amount (on a per month
basis without reduction for partial months during the holdover) equal to 150% of the sum of the Base Rent and
Additional Rent due for the period immediately preceding the holdover. No holdover by Tenant or payment by Tenant
after the termination of this Lease
shall be construed to extend the Term or prevent Landlord from immediate
recovery of possession of the Premises by summary proceedings or otherwise. If
Landlord is unable to deliver possession of the Premises to a new tenant
or to perform improvements for a new tenant
as a result of Tenant’s holdover and Tenant fails to vacate the Premises within
15 days after notice from Landlord, Tenant shall be liable for all damages that
Landlord suffers from the holdover.

23. Subordination to Mortgages; Estoppel Certificate.

          23.01 Tenant accepts this
Lease subject and subordinate to any mortgage(s),
deed(s) of trust, ground lease(s) or other lien(s)
now or subsequently arising upon the Premises, the Building or the Property, and to renewals, modifications,
refinancings
and extensions thereof (collectively referred to as a “Mortgage”).
The party having the benefit of a Mortgage shall be referred
to as a “Mortgagee”. This clause
shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination
agreement in favor of the Mortgagee.
As an alternative, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. Upon
request, Tenant, without charge, shall attorn to any successor to Landlord’s interest in this Lease that assumes
Landlord’s obligations hereunder,
whether in writing or by operation of Law. Landlord and Tenant shall each,
within 10 days after receipt of a
written request from the other, execute and deliver a commercially reasonable
estoppel certificate to those parties as are reasonably requested by the other (including a Mortgagee or prospective purchaser).
Without limitation, such estoppel certificate may include a certification as to
the status of this Lease, the existence of any defaults and the amount of Rent that is due and payable.
Notwithstanding the foregoing in this Section to the contrary, as a condition precedent to Tenant’s
agreement hereunder to subordinate this Lease to any future Mortgage, Landlord shall be required to provide Tenant
with a commercially reasonable
subordination agreement in favor of Tenant from the Mortgagee thereunder.

          23.02 For purposes of
this Section 23, a subordination agreement shall not be
deemed to be commercially reasonable unless it
provides that: (a) so long as Tenant is paying the Rent due under this Lease and is not otherwise in default
under this Lease
beyond any applicable cure period, its right to possession and the other terms
of this Lease shall remain in full force and
effect; (b) the Mortgagee shall have additional time (not to exceed 90 days) to
cure defaults of Landlord; (c) neither the
Mortgagee nor any successor-in-interest shall be bound by (i) any payment of the Base Rent, Additional Rent,
or other sum due under this
Lease for more than 1 month in advance or (ii) any
amendment or modification of this Lease made without the express written consent of the Mortgagee or any
successor-in-interest; and (d)
neither the Mortgagee nor any successor-in-interest
will be liable for any act or omission of any prior landlord (including Landlord) or subject to any offset or
defense that Tenant
might have against any prior landlord
(including Landlord), except to the extent that any default by such prior
landlord continues following the acquisition of
such prior landlord’s interest hereunder by the Mortgagee or such successor-in-interest (other than a
default by such prior
landlord of any obligation to pay
or reimburse any funds to Tenant).

24. Notice.

          All demands,
approvals, consents or notices (collectively referred to as a “notice”) shall be in writing and
delivered by hand or sent by registered, express, or
certified mail, with return receipt requested or with delivery confirmation
requested from the U.S. postal service, or sent by
overnight or same day courier service at the party’s respective Notice
Address(es) set forth in Section 1; provided, however,
notices sent by Landlord regarding general Building operational matters may be sent via e-mail to the e-mail
address
provided by Tenant to Landlord for such purpose. In
addition, if the Building is closed (whether due to emergency, governmental
order or any other reason), then any notice address at the Building shall not
be deemed a required notice address
during such closure, and, unless Tenant has provided an alternative valid notice address to Landlord for use
during such
closure, any notices sent during such
closure may be sent via e-mail or in any other practical manner reasonably
designed to

14

ensure receipt by the intended recipient. Each notice shall be deemed to
have been received on the earlier to occur of actual delivery or the date on
which delivery is refused, or, if Tenant has
vacated the Premises or any other Notice Address of Tenant without providing a
new Notice Address, 3 days after notice is deposited in the U.S.
mail or with a courier service in the manner
described above. Either party may, at any time, change its Notice Address
(other than to a post office box address) by giving the other party
written notice of the new address.

25. Surrender
of Premises.

          At the
termination of this Lease or Tenant’s right of possession, Tenant shall remove Tenant’s Property from the
Premises, and quit and surrender the Premises
to Landlord, broom clean, and in good order,
condition and repair, ordinary wear and tear and damage which Landlord is obligated to repair hereunder
excepted. If Tenant fails to
remove any of Tenant’s Property, or to restore the Premises to the required
condition, within 2 days after termination of this
Lease or Tenant’s right to possession, Landlord, at Tenant’s sole cost and
expense, shall be entitled (but not obligated) to remove and store Tenant’s
Property and/or perform such restoration
of the Premises. Landlord shall not be responsible for the value, preservation
or safekeeping of Tenant’s Property. Tenant shall pay Landlord, upon
demand, the expenses and storage charges
incurred. If Tenant fails to remove Tenant’s Property from the Premises or storage, within 30 days after notice, Landlord may
deem all or any part of Tenant’s Property to be abandoned and, at Landlord’s option, title to Tenant’s Property shall
vest in Landlord or Landlord may dispose of Tenant’s Property in any
manner Landlord deems appropriate.

26. Miscellaneous.

          26.01 This Lease shall
be interpreted and enforced in accordance with the Laws
of the state or commonwealth in which the
Building is located and Landlord and Tenant hereby irrevocably consent to the jurisdiction and proper venue
of such state
or commonwealth. If any term or provision of this Lease
shall to any extent be void or unenforceable, the remainder of this Lease shall
not be affected. If there is more than one Tenant or if Tenant is comprised of
more than one party or entity, the obligations imposed upon Tenant shall be
joint and several obligations of all the parties
and entities, and requests or demands from any one person or entity comprising Tenant shall be deemed to have
been made by all such
persons or entities. Notices to any one person or
entity shall be deemed to have been given to all persons and entities. Tenant represents and warrants to
Landlord, and agrees, that
each individual executing this Lease on behalf of Tenant is
authorized to do so on behalf of Tenant and that the entity(ies) or
individual(s) constituting Tenant or which may own or control Tenant or which
may be owned or controlled by Tenant are not
and at no time will be (i) in violation of any Laws relating to terrorism or money laundering, or (ii)
among the individuals or entities identified on any list compiled pursuant to Executive Order 13224 for the purpose of
identifying suspected terrorists or on
the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website,
http://www.treas.gov/ofac/tllsdn.pdf
or any replacement website or other replacement official publication of
such list.

          26.02 If
Landlord retains an attorney or institutes legal proceedings due to Tenant’s
failure to pay Rent when due, then Tenant shall be required to pay
Additional Rent in an amount equal to the
reasonable attorneys’ fees and costs actually incurred by Landlord in
connection therewith. Notwithstanding
the foregoing, in any action or proceeding between Landlord and Tenant,
including any appellate or alternative dispute resolution proceeding, the
prevailing party shall be entitled to
recover from the non-prevailing party all of its costs and expenses in connection therewith, including, but not limited
to, reasonable attorneys’ fees actually incurred. No failure by either
party to declare a default immediately upon its occurrence, nor any delay by either party in taking action for a default, nor
Landlord’s acceptance of Rent with knowledge of a default by Tenant, shall
constitute a waiver of the default, nor shall it constitute an estoppel.

          26.03 Whenever
a period of time is prescribed for the taking of an action by Landlord or Tenant (other than the payment of
the Security Deposit or Rent), the
period of time for the performance of such action shall
be extended by the number of days that the performance is actually delayed due to strikes, acts of God,
shortages of labor or
materials, war, terrorist acts, pandemics,
civil disturbances and other causes beyond the reasonable control of the performing party (“Force
Majeure”).

          26.04 Landlord shall have the
right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and in the
Building and Property. Upon transfer, Landlord shall be released from any obligations hereunder arising on or subsequent
to the date of such transfer and
Tenant agrees to look solely to the successor in interest of Landlord for the performance of such obligations, provided that any
successor pursuant to a voluntary, third

15

party transfer (but not as part of an Involuntary transfer resulting
from a foreclosure or deed in lieu
thereof) shall have assumed Landlord’s obligations under this Lease. This
Section 26.04 shall not affect Landlord’s liability with respect to
its obligations arising prior to the date of such Transfer.

          26.05 Landlord has
delivered a copy of this Lease to Tenant for Tenant’s review
only and the delivery of it does not constitute
an offer to Tenant or an option. Tenant represents that it has dealt directly with and only with the Broker
(described in Section
1.10) as a broker in connection with this Lease. Tenant shall indemnify
and hold Landlord and the Landlord Related Parties
harmless from all claims of any other brokers claiming to have represented
Tenant in connection with this Lease.
Landlord shall indemnify and hold Tenant and the Tenant Related Parties harmless from all claims of any brokers
claiming to have represented Landlord in connection with this Lease. Equity Office Properties Management Corp., or
such other entity affiliated with Equity Office Properties Management Corp.
that is involved in the negotiation of this
Lease (each referred to as “EOPMC”), represents
only the Landlord in this transaction. Any assistance rendered by any
agent or employee of EOPMC in connection with this Lease or any subsequent amendment or modification or any
other document related hereto has been or will be made as an accommodation to Tenant solely in furtherance of consummating
the transaction on behalf of Landlord, and not as agent for Tenant.

          26.06 Time
is of the essence with respect to Tenant’s exercise of any expansion, renewal
or extension rights granted to Tenant. The
expiration of the Term, whether by lapse of time, termination or otherwise, shall not relieve either
party of any obligations which accrued prior to or which may continue to
accrue after the expiration or termination of this Lease.

          26.07 Tenant may
peacefully have, hold and enjoy the Premises, subject to the
terms of this Lease, provided Tenant pays the
Rent and fully performs all of its covenants and agreements. This covenant shall be binding upon Landlord and
its successors only
during its or their respective periods
of ownership of the Building.

          26.08 This Lease does
not grant any rights to light or air over or about the
Building. Landlord excepts and reserves
exclusively to itself any and all rights not specifically granted to Tenant under this Lease. Landlord
reserves the right to make changes to
the Property, Building and Common Areas as
Landlord deems appropriate. This Lease constitutes the entire agreement between the parties and supersedes
all prior agreements and
understandings related to the Premises,
including all lease proposals, letters of intent and other documents. Neither
party is relying upon any warranty, statement or representation not contained
in this Lease. This Lease may be modified only
by a written agreement signed by an authorized representative of Landlord
and Tenant.

16

          Landlord and
Tenant have executed this Lease as of the day and year first above written.

	
 

	
 

	
 

	
 

	
 

	
LANDLORD:

	
 

	
 

	
 

	
 

	
 

	
EOP-700 NORTH BRAND, L.L.C.,

  a Delaware limited liability company

	
 

	
 

	
 

	
 

	
 

	
By:

	

	
 

	
 

	
 

	

	
 

	
 

	
Name: 

	
Frank R. Campbell 

	
 

	
 

	
Title:

	
Vice President 

	
 

	
 

	
 

	
 

	
 

	
 

	
TENANT:

	
 

	
 

	
 

	
 

	
 

	
 

	
MOBILE STORAGE GROUP, INC.,

  a Delaware
  corporation

	
 

	
 

	
 

	
 

	
 

	
 

	
By:

	

	
 

	
 

	
 

	

	
 

	
 

	
Name:

	
Christopher A. Wilson

	
 

	
 

	
Title:

	
General Counsel & Assistant
Secretary

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Tenant’s Tax ID Number (SSN or FEIN): 

  20-0751031

	
 

17

EXHIBIT A

OUTLINE AND LOCATION OF PREMISES

          This
Exhibit is attached to and made a part of the Office Lease Agreement (the
“Lease”) by and between EOP-700 NORTH BRAND, L.L.C., a Delaware limited liability company
(“Landlord”) and MOBILE STORAGE GROUP, INC., a Delaware corporation (“Tenant”) for space in the
Building located at 700 North Brand Boulevard, Glendale,
California.  

1

EXHIBIT B 

EXPENSES AND TAXES 

          This
Exhibit is attached to and made a part of the Office Lease Agreement (the
“Lease”) by and between EOP-700 NORTH BRAND,
L.L.C., a Delaware limited liability company (“Landlord”) and MOBILE STORAGE
GROUP, INC., a Delaware corporation (“Tenant”) for space in the Building located at 700 North Brand
Boulevard, Glendale,
California. Capitalized terms used but not defined herein shall have the
meanings given in the Lease.  

1. Payments. 

          1.01 Commencing on January 1,
2009, Tenant shall pay Tenant’s Pro Rata Share
of the amount, if any, by which Expenses (defined below) for each calendar year
during the Term exceed Expenses for the Base
Year (the “Expense Excess”) and also the amount, if any, by which Taxes (defined below) for each
calendar year during the Term
exceed Taxes for the Base Year (the “Tax Excess”). If
Expenses or Taxes in any calendar year decrease below the amount of Expenses or Taxes for the Base Year,
Tenant’s Pro Rata Share
of Expenses or Taxes, as the case may be, for
that calendar year shall be $0. Landlord shall provide Tenant with a good faith estimate of the Expense
Excess and of the Tax Excess
for each calendar year during the Term. On or before the
first day of each month, Tenant shall pay to Landlord a monthly installment equal to one-twelfth of
Tenant’s Pro Rata Share of
Landlord’s estimate of both the Expense Excess and Tax
Excess. If Landlord determines that its good faith estimate of the Expense Excess or of the Tax Excess was
incorrect by a material
amount, Landlord may provide Tenant with a revised
estimate. After its receipt of the revised estimate, Tenant’s monthly payments shall be based upon the
revised estimate. If Landlord
does not provide Tenant with an estimate of the
Expense Excess or the Tax Excess by January 1 of a calendar year, Tenant shall continue to pay monthly
installments based on the
previous year’s estimate(s) until Landlord
provides Tenant with the new estimate. Upon delivery of the new estimate, an adjustment shall be made for any
month for which Tenant paid
monthly installments based on the previous
year’s estimate. Tenant shall pay Landlord the amount of any underpayment within 30 days after receipt of the
new estimate. Any
overpayment shall be refunded to Tenant within 30
days or credited against the next due future installment(s) of Additional Rent.  

          1.02 As soon as is practical
following the end of each calendar year,
Landlord shall furnish Tenant with a statement of the
actual Expenses and Expense Excess and the actual Taxes and Tax Excess for the prior calendar year. If the
estimated Expense Excess
or estimated Tax Excess for the prior calendar
year is more than the actual Expense Excess or actual Tax Excess, as the case may be, for the prior calendar
year, Landlord shall
either provide Tenant with a refund or apply any
overpayment by Tenant against Additional Rent due or next becoming due, provided if the Term expires before
the determination of
the overpayment, Landlord shall refund any
overpayment to Tenant after first deducting the amount of Rent due. If the estimated Expense Excess or
estimated Tax Excess for the prior
calendar year is less than the actual Expense Excess or
actual Tax Excess, as the case may be, for such prior year, Tenant shall pay Landlord, within 30 days after
its receipt of the
statement of Expenses or Taxes, any underpayment for the
prior calendar year.

2. Expenses. 

          2.01 “Expenses” means all
costs and expenses
incurred in each calendar year in connection
with operating, maintaining, repairing, and managing the Building and the
Property. Expenses include, without limitation:
(a) all labor and labor related costs, including wages, salaries, bonuses, taxes, insurance, uniforms,
training, retirement
plans, pension plans and other employee benefits; (b)
management fees (not to exceed 3.5% of gross receipts from the Building); (c) the cost of equipping, staffing
and operating an on-site
and/or off-site management office for the
Building, provided if the management office services one or more other buildings or properties, the shared
costs and expenses of
equipping, staffing and operating such management
office(s) shall be equitably prorated and apportioned between the Building and the other buildings or
properties; (d) accounting costs;
(e) the cost of services; (f) rental and purchase cost of parts, supplies,
tools and equipment; (g) insurance premiums and deductibles; (h)
electricity, gas and other utility costs; and (i) the amortized cost of capital
improvements (as distinguished from replacement parts or components installed
in the ordinary course of business) made
subsequent to the Base Year which are: (1) performed primarily to reduce current or future operating expense costs,
upgrade Building security or otherwise improve
the operating efficiency of the Property (to the extent such upgrades to
improve operating efficiency are consistent with other first class
office buildings in Glendale, California);

1

or (2) required to comply with any Laws that are enacted, or first
interpreted to apply to the Property,
after the date of the Lease. The cost of capital improvements shall be
amortized by Landlord over the lesser of the
Payback Period (defined below) or the useful life of the capital improvement as reasonably determined by
Landlord in accordance with
generally accepted accounting principles. The amortized cost of capital
improvements may, at Landlord’s option, include
actual or imputed interest at the rate that Landlord would reasonably be
required to pay to finance the cost of
the capital improvement. “Payback Period” means the reasonably estimated
period of time that it takes for the cost savings resulting from a capital
improvement to equal the total cost of the capital improvement. Landlord, by
itself or through an affiliate, shall have
the right to directly perform, provide and be compensated for any services
under the Lease. If Landlord incurs Expenses for the Building or
Property together with one or more other buildings
or properties, whether pursuant to a reciprocal easement agreement, common area
agreement or otherwise, the shared
costs and expenses shall be equitably prorated and apportioned between the Building and Property and
the other buildings or properties. 

          2.02 Expenses shall not
include: the cost of capital improvements (except as
set forth above); depreciation; principal payments
of mortgage and other non-operating debts of Landlord;
the cost of repairs or other work to the extent Landlord is reimbursed by
insurance or condemnation proceeds; costs in connection with leasing space in the
Building, including brokerage commissions; lease
concessions, rental abatements and construction allowances granted to specific tenants; costs incurred in
connection with the sale,
financing or refinancing of the Building; fines, interest
and penalties incurred due to the late payment of Taxes or Expenses; organizational expenses associated with
the creation and
operation of the entity which constitutes Landlord; sums
(other than management fees, it being agreed that the management fees included in Expenses are as described
in Section 2.01(b) above) paid to subsidiaries or other affiliates
of Landlord for services on or to the Property, Building and/or Premises, but only to the extent that the
costs of such services exceed the
competitive cost for such services rendered by persons
or entities of similar skill, competence and experience; insurance deductibles in excess of commercially
reasonable amounts; any
penalties or damages that Landlord pays to
Tenant under the Lease or to other tenants in the Building under their respective leases; or Parking Expenses
(defined below),
except to the extent, if any, that
Parking Expenses exceed parking revenues on an annual basis. As used herein,
“Parking Expenses” shall mean costs incurred by Landlord in operating,
maintaining and repairing the Parking
Facility (defined in Exhibit G attached to the Lease), including, without
limitation, any expenses for parking equipment,
tickets, supplies, signs, cleaning, resurfacing, restriping, parking garage management fees and costs, and
the wages, salaries,
employee benefits and taxes for personnel working in
connection with the Parking Facility; provided, however, that Parking Expenses shall exclude capital expenses
and costs incurred for
electricity, janitorial service, elevator maintenance
and insurance. 

          2.03 If at any time during a
calendar year the Building is not at least 95%
occupied or Landlord is not supplying
services to at least 95% of the total Rentable Square Footage of the Building, Expenses shall, at
Landlord’s option, be determined as if the
Building had been 95% occupied and Landlord had been
supplying services to 95% of the Rentable Square Footage of the Building during that calendar year. If
Expenses for a calendar year
are determined as provided in the prior sentence,
Expenses for the Base Year shall also be determined in such manner. Notwithstanding the foregoing, Landlord
may calculate the
extrapolation of Expenses under
this Section based on 100% occupancy and service so long as such percentage is
used consistently for each year of the Term.
The extrapolation of Expenses under this Section shall be performed in accordance with the methodology
specified by the Building
Owners and Managers Association.

3. “Taxes”

          3.01. In General. shall mean:
(a) all real
property taxes and other assessments on the Building
and/or Property, including, but not limited to, gross receipts taxes,
assessments for special improvement districts and building improvement
districts, governmental charges, fees and
assessments for police, fire, traffic mitigation or other governmental service
of purported benefit to the Property, taxes
and assessments levied in substitution or supplementation in whole or in part of any such taxes and
assessments and the Property’s
share of any real estate taxes and assessments under any
reciprocal easement agreement, common area agreement or similar agreement as to the Property; (b) all
personal property taxes
for property that is owned by Landlord and used in connection with the
operation, maintenance and repair of the Property;
and (c) all commercially reasonable costs and fees incurred in connection with seeking reductions in any tax liabilities
described in (a) and (b), including, without limitation, any costs incurred by Landlord for compliance, review
and appeal of tax liabilities. Without limitation, Taxes shall not
include any income, capital levy, transfer, capital stock, gift, estate or

2

inheritance
tax. If a change in Taxes is obtained for any year of the Term during which
Tenant paid Tenant’s Pro Rata Share of any Tax Excess, then
Taxes for that year will be retroactively adjusted and Landlord shall provide Tenant with a
credit, if any, based on the adjustment. Likewise,
if a change is obtained for Taxes for the Base Year, Taxes for the Base Year
shall be restated and the Tax Excess for all subsequent years shall be
recomputed. Tenant shall pay Landlord the
amount of Tenant’s Pro Rata Share of any such increase in the Tax Excess within
30 days after Tenant’s receipt of a statement from Landlord.

          3.02
Tenant’s Payment of Certain Tax Expenses.
Notwithstanding anything to the contrary contained in the Lease,
in the event that, at any time during the initial Term, any sale, conveyance,
refinancing, or lease of all or substantially all of Landlord’s interest in the
Property (as
opposed to leases and other occupancy agreements Landlord enters into for space
within the Building), or change in ownership
of the Property is consummated, and as a result thereof, and to the extent that in connection therewith, the
Property is reassessed (the “Reassessment”)
for real estate tax purposes by the appropriate governmental authority pursuant
to the terms of Proposition 13, then the terms of this Section 3.02 shall apply
to such Reassessment of the
Property. 

                    3.02.1
The Tax Increase. For purposes of this Exhibit
B, the term “Tax Increase” shall mean that portion of the Taxes, as calculated
immediately following the Reassessment, which
is attributable solely to the Reassessment. Accordingly, the term Tax Increase
shall not include any portion of the Taxes, as calculated immediately following
the Reassessment, which (i) is attributable to the initial assessment of
the value of the Property, the base, shell and core of the Building or the tenant improvements located in the Building, (ii)
is attributable to assessments which
were pending immediately prior to the Reassessment which assessments were conducted during, and included in, such
Reassessment, or which assessments were otherwise rendered unnecessary following the Reassessment, or (iii) is
attributable to the annual
inflationary increase of real estate taxes, but not in excess of 2.0% per
annum.  

                    3.02.2
Protection. During the Term, Tenant shall
not be obligated to pay the applicable “Percentage
Protection,” as set forth, below, of any Tax Increase. 

	
 

	
 

	
 

	
Lease Year 

	
 

	
Percentage Protection 

	

	
 

	

	
1

	
 

	
100%

	
2

	
 

	
  80%

	
3

	
 

	
  60%

	
4

	
 

	
  40%

	
5-7

	
 

	
    0%

As an example
only, in the event of a Reassessment during the 2nd
Lease Year, Tenant would be responsible for 20% of such Tax Increase in
Lease Year 2, 40% of such Tax increase during Lease Year 3, 60% of such Tax Increase during Lease
Year 4, and 100% of such Tax Increase in
Lease Years 5 through 7.

                    3.02.3
Landlord’s Right to Purchase the Proposition 13 Protection Amount
Attributable to a Particular Reassessment. The amount of Tax Expenses which
Tenant is not obligated to pay or will not be obligated to pay
during the Term in connection with a particular Reassessment pursuant
to the terms of this Section 3.02, shall be sometimes referred to hereafter as a “Proposition
13 Protection Amount.” if the
occurrence of a Reassessment is reasonably
foreseeable by Landlord the terms of this Section 3.02.3 shall apply
to each such Reassessment. Upon notice to Tenant, Landlord shall have the right
to purchase the Proposition 13 Protection
Amount relating to the applicable Reassessment (the “Applicable Reassessment”), at any time
during the Term, by paying to Tenant an amount equal to the “Proposition 13 Purchase
Price,” as that term is defined below, provided that the right
of any successor of Landlord to exercise its right of repurchase hereunder
shall not apply to any Reassessment which
results from the event pursuant to which such successor of Landlord became the Landlord under the Lease. As
used herein, “Proposition 13 Purchase Price” shall mean the present value of the Proposition
13 Protection Amount remaining during the
Term, as of the date of payment of the Proposition 13 Purchase Price by
Landlord. Such present value shall be
calculated (i) by using the portion of the Proposition 13 Protection Amount
attributable to each remaining Lease Year (as though the portion of such
Proposition 

3

13 Protection Amount benefited Tenant at the end of each Lease Year), as
the amounts to be discounted, and (ii) by using
discount rates for each amount to be discounted equal to (A) the average rates
of yield for United States Treasury Obligations with maturity dates as close as
reasonably possible to the end of each Lease Year during which the portions of
the Proposition 13 Protection Amount would have benefited Tenant,
which rates shall be those in effect as of Landlord’s
exercise of its right to purchase, as set forth in this Section 3.02.3
plus (B) 1% per annum. Upon such
payment of the Proposition 13 Purchase Price, the provisions of Section 3.02.2
of the Lease shall not apply to any Tax increase attributable to the Applicable
Reassessment, subject to the credits
and equalized payments described below. Since Landlord is estimating the Proposition 13 Purchase Price because a
Reassessment has not yet occurred,
then when such Reassessment occurs, if Landlord has underestimated the Proposition 13 Purchase Price, then upon notice by
Landlord to Tenant, Tenant’s Rent next due shall be credited with the
amount of such underestimation, and if Landlord overestimates the Proposition
13 Purchase Price, then upon notice by Landlord to Tenant, Rent next due shall
be increased by the amount of the
overestimation; provided, however, that if the Lease terminates, the applicable
party shall make the equalizing payment directly to the other.

4. Audit Rights. Within 60
days after receiving Landlord’s statement of Expenses (or, with respect to
the Base Year Expenses, within 60 days after receiving Landlord’s initial
statement of Expenses for the Base Year) (each such period is referred to as
the “Review Notice Period”), Tenant may give Landlord written notice (“Review Notice”) that Tenant
intends to
review Landlord’s records of the
Expenses for the calendar year (or Base Year, as applicable) to which the statement applies, and within 90 days after
sending the Review Notice to Landlord (such period is referred to as the
“Request for Information Period”),
Tenant shall send Landlord a written request identifying, with a reasonable
degree of specificity, the information that Tenant desires to review (the
“Request for Information”). Within a reasonable time after Landlord’s receipt of a timely Request for Information and
executed Audit Confidentiality Agreement (referenced below), Landlord, as determined by Landlord, shall forward to
Tenant, or make available for
inspection on site at such location deemed reasonably appropriate by Landlord, such records (or copies thereof) for the applicable
calendar year (or Base Year, as applicable) that are reasonably
necessary for Tenant to conduct its review of the information appropriately
identified in the Request for Information. Within 60 days after any particular
records are made available to Tenant (such
period is referred to as the “Objection
Period”), Tenant shall have the right to give Landlord
written notice (an “Objection Notice”)
stating in reasonable detail any objection to
Landlord’s statement of Expenses for that year which relates to the records
that have been made available to
Tenant. If Tenant provides Landlord with a timely Objection Notice,
Landlord and Tenant shall work together in good faith to resolve any issues
raised in Tenant’s Objection Notice, if
Landlord and Tenant determine that Expenses for the calendar year are less than reported, Landlord shall
provide Tenant with a credit against the next installment of Rent in the amount of the overpayment by Tenant. Likewise,
if Landlord and Tenant determine that
Expenses for the calendar year are greater than reported, Tenant shall pay Landlord the amount of any underpayment within
30 days. If Tenant fails to give Landlord an Objection Notice with respect to any records that have been made
available to Tenant prior to expiration of the Objection Period applicable to
the records which have been provided to Tenant, Tenant shall be deemed to have approved Landlord’s statement of
Expenses with respect to the matters
reflected in such records and shall be barred from raising any claims regarding the Expenses relating to such records
for that year. If Tenant fails to provide Landlord with a Review Notice prior to expiration of the Review Notice
Period or fails to provide Landlord
with a Request for Information prior to expiration of the Request for
Information Period described above,
Tenant shall be deemed to have approved Landlord’s statement of Expenses and shall be barred from raising any claims
regarding the Expenses for that year. 

If Tenant retains an agent to review Landlord’s records, the agent must
be with a CPA firm licensed to do business in the
state or commonwealth where the Property is located. Tenant shall be solely responsible for all costs,
expenses and fees incurred for
the audit, and the fees charged cannot be based in whole
or in part on a contingency basis. The records and related information obtained by Tenant shall be treated as
confidential, and
applicable only to the Building, by Tenant and its
auditors, consultants and other parties reviewing such records on behalf of
Tenant (collectively, “Tenant’s Auditors”),
and, prior to making any records available to
Tenant or Tenant’s Auditors, Landlord may require Tenant and Tenant’s Auditors
to each execute a reasonable confidentiality agreement (“Audit Confidentiality Agreement”) in
accordance with the foregoing. In no event shall Tenant be permitted to examine
Landlord’s records or to dispute any
statement of Expenses unless Tenant has paid and continues to pay all
Rent when due.

4

EXHIBIT C

WORK LETTER

          This
Exhibit is attached to and made a part of the Office Lease Agreement (the “Lease”) by and between
EOP-700 NORTH BRAND, L.L.C., a Delaware
limited liability company (“Landlord”) and MOBILE STORAGE GROUP, INC., a Delaware
corporation (“Tenant”)
for space in the Building located at 700
North Brand Boulevard, Glendale, California. Capitalized terms used
but not defined herein shall have the meanings given in the Lease. 

	
 

	
 

	
1.

	
This Work
Letter shall set forth the obligations of Landlord and Tenant with respect to
the improvements to be performed in the Premises for Tenant’s use. Alt
improvements described in this Work Letter
to be constructed in and upon the Premises by Landlord are
hereinafter referred to as the “Landlord Work”. It is agreed that
construction of the Landlord Work will be
completed at Tenant’s sole cost and expense, subject to the Allowance (as defined in Section 1.07 of the
Lease). Landlord shall enter into a direct contract for the Landlord Work with a general contractor selected by
Landlord. In addition, Landlord
shall have the right to select and/or approve of any subcontractors used
in connection with the Landlord Work. 

	
 

	
 

	
2.

	
Tenant
shall be solely responsible for the timely preparation and submission to
Landlord of the final architectural,
electrical and mechanical construction drawings, plans and specifications (called “Plans”)
necessary to construct
the Landlord Work, which plans shall
be subject to approval by Landlord and Landlord’s architect and engineers and
shall comply with their requirements
to avoid aesthetic or other conflicts with the design and function of the
balance of the Building. Tenant shall be responsible for all elements of the design of Tenant’s
plans (including, without
limitation, compliance with law, functionality
of design, the structural integrity of the design, the configuration of the Premises and the placement of
Tenant’s furniture,
appliances and equipment), and Landlord’s
approval of Tenant’s plans shall in no event relieve Tenant of the responsibility for such design.
If requested by Tenant,
Landlord’s architect will prepare the
Plans necessary for such construction at Tenant’s cost. Whether or not the
layout and Plans are prepared with the help
(in whole or in part) of Landlord’s architect, Tenant agrees to remain solely responsible for the
timely
preparation and submission of the Plans
and for all elements of the design of such Plans and for all costs related
thereto. Tenant has assured itself by direct
communication with the architect and engineers (Landlord’s or its own, as the case may be) that the
final approved Plans can be delivered to Landlord on
or before June 15, 2007 (the “Plans Due Date”), provided that Tenant promptly furnishes complete information
concerning its requirements to said architect
and engineers as and when requested by them. Tenant covenants and agrees to cause said final, approved Plans to be
delivered to Landlord on or before said Plans Due Date and to devote such time as may be necessary in consultation
with said architect and engineers
to enable them to complete and submit the Plans within the required time limit. Time is of the essence in
respect of preparation and submission of Plans by Tenant. If the Plans are not fully completed and approved by
the Plans Due Date, Tenant shall be
responsible for one day of Tenant Delay (as defined in the Lease to which this Exhibit is attached) for each day
during the period beginning on the day following the Plans Due Date and ending on the date completed Plans are
approved. (The word “architect” as
used in this Exhibit shall include an interior designer or space planner.)  

	
 

	
 

	
3.

	
If
  Landlord’s estimate and/or the actual cost of construction shall exceed the
  Allowance, Landlord, prior to commencing
  any construction of Landlord Work, shall submit to Tenant a written estimate setting forth the anticipated
  cost of the Landlord Work, including
  but not limited to labor and materials, contractor’s fees, permit fees, and
  any additional labor costs arising from
  installation of floor covering under existing modular furniture systems. Within 3 Business Days
thereafter,
  Tenant shall either notify Landlord
  in writing of its approval of the cost estimate, or specify its objections
  thereto and any desired changes to the proposed Landlord Work. If Tenant
  notifies Landlord of such objections and desired
  changes, Tenant shall work with Landlord to reach a mutually acceptable alternative cost
estimate.

	
 

	
 

	
4.

	
If
Landlord’s estimate and/or the actual cost of construction shall exceed the
Allowance, if any (such amounts exceeding
the Allowance being herein referred to as the “Excess Costs”), Tenant shall pay to Landlord
such Excess
Costs, plus any applicable state sales
or use tax thereon, upon demand. The statements of costs submitted to
Landlord  

1

	
 

	
 

	
 

	
by
  Landlord’s contractors shall be conclusive for purposes of determining the
  actual cost of the items described therein.
  The amounts payable by Tenant hereunder constitute Rent payable pursuant to the Lease, and the failure to
  timely pay same constitutes an event
  of default under the Lease.

	
 

	
 

	
5.

	
If Tenant
  shall request any change, addition or alteration in any of the Plans after approval by Landlord, Landlord shall
have such
  revisions to the drawings prepared, and Tenant
  shall reimburse Landlord for the cost thereof, plus any applicable state
  sales or use tax thereon, upon demand. Promptly
  upon completion of the revisions, Landlord shall notify Tenant in
  writing of the increased cost which will be chargeable to Tenant by reason of such change, addition or deletion.
  Tenant, within 2 Business Days, shall notify Landlord in writing whether it desires to proceed with such
  change, addition or deletion. In
  the absence of such written authorization. Landlord shall have the option to continue work on the Premises disregarding the
  requested change, addition or alteration,
  or Landlord may elect to discontinue work on the Premises until it receives
  notice of Tenant’s decision, in which event Tenant shall be responsible for
  any Tenant Delay in completion of the Premises resulting therefrom. If such
  revisions result in a higher
  estimate of the cost of construction and/or higher actual construction costs
  which exceed the Allowance, such
  increased estimate or costs shall be deemed Excess Costs pursuant to Paragraph 4 hereof and Tenant shall
  pay such Excess Costs, plus any applicable
  state sales or use tax thereon, upon demand.

	
 

	
 

	
6.

	
Following
  approval of the Plans and the payment by Tenant of the required portion of the Excess Costs, if any, Landlord
shall cause the
  Landlord Work to be constructed substantially
  in accordance with the approved Plans. Landlord shall notify Tenant of substantial
  completion of the Landlord Work.

	
 

	
 

	
7.

	
If the Allowance shall not be
sufficient to complete the Landlord Work, Tenant shall pay the Excess Costs, plus any applicable state sales
or use tax thereon, as prescribed in Paragraph
4 above. Any portion of the Allowance which exceeds the cost of the Landlord Work or is otherwise remaining after
December 31, 2007, shall accrue to the sole benefit of Landlord, it being agreed that Tenant shall not be
entitled to any credit, offset,
abatement or payment with respect thereto. Notwithstanding the foregoing to
the contrary, if the cost of Landlord’s Work is less than the Allowance
(the amount by which the Allowance exceeds
the cost of Landlord’s Work is referred to as the “Excess Allowance”), Tenant shall be entitled to receive
a credit against Base Rent coming due under the Lease in an amount equal to the lesser of the Excess
Allowance and $165,600.00 (i.e.,
$10.00 per rentable square foot). In order for Tenant to avail itself to such credit against Base Rent, Tenant shall
provide Landlord with written notice of its intension by no later than December 31, 2007. Such credit shall be
applied against Base Rent for the
8th full calendar month of the Term and shall continue thereafter, if necessary, until the unused balance of the lesser
of the Excess Allowance and $165,500.00
has been reduced to $0. If the Excess Allowance exceeds $165,600.00, such amount in excess of $165,600.00 shall accrue
to the sole and exclusive benefit of Landlord.
Landlord shall be entitled to deduct from the Allowance a construction management fee for Landlord’s oversight of the
Landlord Work in an amount equal to 5% of the total cost of the
Landlord Work.  

	
 

	
 

	
8.

	
This
  Exhibit shall not be deemed applicable to any additional space added to the Premises at any time or from time to
time, whether by
  any options under the Lease or otherwise,
  or to any portion of the original Premises or any additions to the Premises
  in the event of a renewal or extension of
  the original Term of the Lease, whether by any options under the Lease or otherwise, unless expressly
  so provided in the Lease or any amendment or supplement to the Lease.

2

EXHIBIT D

COMMENCEMENT LETTER 

(EXAMPLE) 

Date                  __________________________

MOBILE STORAGE GROUP, INC.

700 North Brand Boulevard

Suite 1000

Glendale, California

	
 

	
 

	
Re:

	
Commencement
Letter with respect to that certain Lease dated as of ___________, 2007, by and between EOP-700
NORTH BRAND, L.L.C., a
Delaware limited liability company,
as Landlord, and MOBILE STORAGE GROUP, INC., a Delaware corporation, as Tenant, for 16,560 rentable
square feet
(the “Premises”) on the 10th floor of the Building
located at 700 North Brand Boulevard, Glendale, California.  

	
 

	
 

	
 

	
Lease Id:____________________

	
 

	
Business Unit
  Number:________________________________

	
 

	
 

	
Dear 

	
 ________________:

         In accordance
with the terms and conditions of the above referenced Lease, Tenant accepts
possession of the Premises and acknowledges:

	
 

	
 

	
 

	
 

	
1.

	
The
  Commencement Date of the Lease is_________________________________;

	
 

	
 

	
 

	
 

	
2.

	
The
  Termination Date of the Lease is_____________________________________.

          Please
acknowledge the foregoing and your acceptance of possession by signing all 3 counterparts
of this Commencement Letter in the space provided and returning 2 fully
executed counterparts to my attention.
Tenant’s failure to execute and return this letter, or to provide written objection to the statements contained in
this letter, within 30 days after the date of this letter shall be deemed an approval by Tenant of
the statements contained herein.

Sincerely,

EOP-700 NORTH BRAND, L.L.C., a Delaware limited
liability company

	
 

	
 

	
By:

	
 

	
 

	

	
Name:

	
 

	
 

	

	
Title:

	
 

	
 

	

Acknowledged
and Accepted:

Tenant: MOBILE STORAGE GROUP, INC., a
Delaware corporation

	
 

	
 

	
By:

	
 

	
 

	

	
Name:

	
 

	
 

	

	
Title:

	
 

	
 

	

	
Date:

	
 

	
 

	

	
 

	
 

	
cc:

	
EOP Lease Administration

	
 

	
EOP Leasing
  AA

	
 

	
EOP Legal

1

EXHIBIT E

BUILDING RULES AND
REGULATIONS

          This
Exhibit is attached to and made a part of the Office Lease Agreement (the “Lease”) by and between
EOP-700 NORTH BRAND, L.L.C., a Delaware
limited liability company (“Landlord”) and MOBILE STORAGE
GROUP, INC., a Delaware corporation (“Tenant”)
for space in the Building located at 700
North Brand Boulevard, Glendale, California. Capitalized terms used
but not defined herein shall have the meanings given in the Lease.  

          The
following rules and regulations shall apply, where applicable, to the Premises,
the Building, the parking facilities (if
any), the Property and the appurtenances. In the event of a conflict between the following rules and
regulations and the remainder of the terms of the Lease, the remainder of the terms of the Lease
shall control.

	
 

	
 

	
1.

	
Sidewalks,
  doorways, vestibules, halls, stairways and other similar areas shall not be obstructed by Tenant or used by
Tenant for any purpose
  other than ingress and egress to
  and from the Premises. No rubbish, litter, trash, or material shall be
  placed, emptied, or thrown in those areas. At no time shall Tenant permit
  Tenant’s employees to loiter in Common
  Areas or elsewhere about the Building or Property.

	
 

	
 

	
2.

	
Plumbing
  fixtures and appliances shall be used only for the purposes for which
  designed and no sweepings, rubbish, rags or
  other unsuitable material shall be thrown or placed in the
  fixtures or appliances.

	
 

	
 

	
3.

	
No signs,
  advertisements or notices shall be painted or affixed to windows, doors or other parts of the Building, except
those of such
  color, size, style and in such places as are
  first approved in writing by Landlord. All tenant identification and suite
  numbers at the entrance to the Premises
  shall be installed by Landlord, at Tenant’s cost and expense, using the standard graphics for the
Building.
  Except in connection with the hanging
  of lightweight pictures and wall decorations, no nails, hooks or screws shall
  be inserted into any part of the Premises
  or Building except by the Building maintenance personnel without Landlord’s prior approval, which
  approval shall not be unreasonably withheld.

	
 

	
 

	
4.

	
Landlord
  may provide and maintain in the first floor (main lobby) of the Building an alphabetical directory board or
other directory device
  listing tenants and no other directory shall be
  permitted unless previously consented to by Landlord in writing.

	
 

	
 

	
5.

	
Tenant shall
  not place any lock(s) on any door in the Premises or Building without Landlord’s prior written consent,
which consent shall
  not be unreasonably withheld, and Landlord
  shall have the right at all times to retain and use keys or other access
  codes or devices to all locks within and into
  the Premises. A reasonable number of keys to the locks on the entry doors in the Premises shall be
  furnished by Landlord to Tenant at Tenant’s
  cost and Tenant shall not make any duplicate keys. All keys shall be returned
  to Landlord at the expiration or early termination of the
  Lease.

	
 

	
 

	
6.

	
All contractors, contractor’s
  representatives and installation technicians performing work in the Building shall be subject to Landlord’s
  prior approval, which approval shall not be unreasonably withheld, and shall be required to comply with Landlord’s
  standard rules, regulations,
  policies and procedures, which may be revised from time to time.

	
 

	
 

	
7.

	
Movement in
  or out of the Building of furniture or office equipment, or dispatch or
  receipt by Tenant of merchandise or materials
  requiring the use of elevators, stairways, lobby areas or loading dock areas,
  shall be performed in a manner and restricted to hours reasonably designated by Landlord. Tenant shall
obtain
  Landlord’s prior approval by providing
  a detailed listing of the activity, including the names of any contractors, vendors or delivery
companies, which approval shall not
  be unreasonably withheld. Tenant shall assume all
  risk for damage, injury or loss in connection with the activity.

	
 

	
 

	
8.

	
Landlord shall have the right to
  approve the weight, size, or location of heavy equipment or articles in and about the Premises, which
  approval shall not be unreasonably withheld;
  provided that approval by Landlord shall not relieve Tenant from liability
  for any damage in connection with
  such heavy equipment or articles

	
 

	
 

	
9.

	
Corridor
  doors, when not in use, shall be kept closed.

1

	
 

	
 

	
10.

	
Tenant
  shall not: (a) make or permit any improper, objectionable or unpleasant
  noises or odors in the Building, or
  otherwise interfere in any way with other tenants or persons having business
  with them; (b) solicit business or distribute or cause to be distributed, in any portion of the Building,
handbills, promotional
  materials or other advertising; or (c)
  conduct or permit other activities in the Building that might, in Landlord’s
  sole opinion, constitute a nuisance.

	
 

	
 

	
11.

	
No animals,
  except those assisting handicapped persons, shall be brought into the Building
  or kept in or about the Premises.

	
 

	
 

	
12.

	
No
  inflammable, explosive or dangerous fluids or substances shall be used or
  kept by Tenant in the Premises, Building or about the Property, except for
  those substances as are typically found in similar
  premises used for general office purposes and are being used by
  Tenant in a safe manner and in accordance with ail applicable Laws. Tenant
  shall not, without Landlord’s prior written
  consent, use, store, install, spill, remove, release or dispose of, within or about the Premises or any
  other portion of the Property, any asbestos-containing
  materials or any solid, liquid or gaseous material now or subsequently considered toxic or hazardous under
  the provisions of 42 U.S.C. Section
  9601 et seq. or any other applicable environmental Law which may now or later
  be in effect. Tenant shall comply
  with all Laws pertaining to and governing the use of these materials by
  Tenant and shall remain solely liable for the costs of abatement and removal.

	
 

	
 

	
13.

	
Tenant
  shall not use or occupy the Premises in any manner or for any purpose which might injure the reputation or
impair the present or
  future value of the Premises or the Building. Tenant shall
  not use, or permit any part of the Premises to be used for lodging, sleeping
  or for any illegal purpose.

	
 

	
 

	
14.

	
Tenant shall not take any action
which would violate Landlord’s labor contracts or which would cause a work stoppage, picketing, labor
disruption or dispute or interfere with Landlord’s or any other tenant’s or occupant’s business or with the
rights and privileges of any person
lawfully in the Building (“Labor Disruption”). Tenant shall take the actions necessary to resolve the Labor
Disruption, and shall have pickets removed and, at the request of Landlord, immediately terminate
any work in the Premises that gave rise
to the Labor Disruption, until Landlord gives its written consent for the
work to resume. Tenant shall have no
claim for damages against Landlord or any of the Landlord Related Parties nor shall the
Commencement Date of the Term be extended as a result of the above actions. 

	
 

	
 

	
15.

	
Tenant shall
  not install, operate or maintain in the Premises or in any other area of the Building, electrical equipment that
would overload the
  electrical system beyond its capacity
  for proper, efficient and safe operation as determined solely by Landlord. Tenant
  shall not furnish cooling or heating to the Premises, including, without
  limitation, the use of electric or gas
  heating devices, without Landlord’s prior written consent. Tenant shall not use more than its proportionate
  share of telephone lines and other telecommunication facilities
  available to service the Building.

	
 

	
 

	
16.

	
Tenant shall
  not operate or permit to be operated a coin or token operated vending machine or similar device (including,
without
  limitation, telephones, lockers, toilets, scales,
  amusement devices and machines for sale of beverages, foods, candy, cigarettes and other goods), except
for machines for
  the exclusive use of Tenant’s employees
  and invitees.

	
 

	
 

	
17.

	
Bicycles
  and other vehicles are not permitted inside the Building or on the walkways outside the Building, except in
areas designated by
  Landlord.

	
 

	
 

	
18.

	
Landlord may
  from time to time adopt systems and procedures for the security and safety of the Building and Property, its
occupants,
  entry, use and contents. Tenant, its agents,
  employees, contractors, guests and invitees shall comply with Landlord’s systems and
procedures.

	
 

	
 

	
19.

	
Landlord
  shall have the right to prohibit the use of the name of the Building or any
  other publicity by Tenant that In Landlord’s
  sole opinion may impair the reputation of the Building or its
  desirability. Upon written notice from Landlord, Tenant shall refrain from
  and discontinue such publicity immediately.

2

	
 

	
 

	
20.

	
Neither
  Tenant nor its agents, employees, contractors, guests or invitees shall smoke
  or permit smoking in the Common Areas,
  unless a portion of the Common Areas have been
  declared a designated smoking area by Landlord, nor shall the above parties
  allow smoke from the Premises to emanate
  into the Common Areas or any other part of the Building. Landlord shall have
  the right to designate the Building (including the Premises) as a non-smoking building.

	
 

	
 

	
21.

	
Landlord
  shall have the right to designate and approve standard window coverings for the Premises and to establish rules
to assure that the
  Building presents a uniform exterior
  appearance. Tenant shall ensure, to the extent reasonably practicable, that window coverings are closed
on windows in the Premises
  while they are exposed to the direct
  rays of the sun.

	
 

	
 

	
22.

	
Deliveries
  to and from the Premises shall be made only at the times in the areas and through the entrances and exits
reasonably designated
  by Landlord. Tenant shall not make
  deliveries to or from the Premises in a manner that might interfere with the
  use by any other tenant of its premises or of
  the Common Areas, any pedestrian use, or any use
  which is inconsistent with good business practice.

	
 

	
 

	
23.

	
The work of cleaning personnel shall not be hindered by
  Tenant after 5:30 p.m., and cleaning work may be done at any time when the
  offices are vacant. Windows, doors and fixtures may be cleaned at any
  time. Tenant shall provide adequate waste and rubbish receptacles to prevent unreasonable hardship to the cleaning
  service.

3

EXHIBIT F

ADDITIONAL PROVISIONS

          This
Exhibit is attached to and made a part of the Office Lease Agreement (the “Lease”) by and between EOP-700 NORTH
BRAND, L.L.C., a Delaware limited
liability company (“Landlord”) and MOBILE
STORAGE GROUP, INC., a Delaware corporation (“Tenant”) for space in
the Building located at 700 North Brand Boulevard, Glendale, California.
Capitalized terms used but not defined herein shall have the meanings given in
the Lease.  

	
 

	
 

	
I.

	
ASBESTOS AND HAZARDOUS SUBSTANCE NOTIFICATION. Tenant acknowledges that
Tenant
  has received the asbestos and hazardous substance notification letter
  attached to this Lease as Exhibit H
  hereto, disclosing the existence of asbestos and other hazardous substances
  in the Building or on or beneath the Property. As part of Tenant’s
  obligations under this Lease, Tenant agrees to comply with the California “Connelly Act” and other applicable Laws,
  including providing copies of Landlord’s asbestos and hazardous substances
  notification letter to all of Tenant’s “employees” and “owners”, as those
  terms are defined in the Connelly Act and other applicable Laws.

	
 

	
 

	
II.

	
LETTER OF CREDIT.

	
 

	
 

	
 

	
 

	
A.

	
General Provisions. Concurrently with Tenant’s execution of the
Lease, Tenant shall deliver to Landlord, as collateral for the full
performance by Tenant of all of its obligations under the Lease and for all
losses and damages Landlord may suffer as a result of Tenant’s failure to
comply with one or more provisions of the Lease, including, but not limited
to, any post lease termination damages under section 1951.2 of the California
Civil Code, a standby, unconditional, irrevocable, transferable letter of
credit (the “Letter of Credit”)
in the form of Exhibit F-1 hereto
and containing the terms required herein, in the face amount of $282,784.26 (the “Letter of Credit
Amount”), naming
Landlord as beneficiary, issued (or confirmed) by a financial institution
acceptable to Landlord in Landlord’s sole discretion, permitting multiple and
partial draws thereon, and otherwise in form acceptable to Landlord in its
sole discretion. Tenant shall cause the Letter of Credit to be continuously
maintained in effect (whether through replacement, renewal or extension) in
the Letter of Credit Amount through the date (the “Final LC Expiration Date”) that is 60 days after the
scheduled expiration date of the Term or any renewal Term. If the Letter of
Credit held by Landlord expires earlier than the Final LC Expiration Date
(whether by reason of a stated expiration date or a notice of termination or
non-renewal given by the issuing bank), Tenant shall deliver a new Letter of
Credit or certificate of renewal or extension (a “Renewal or Replacement LC”) to Landlord not later than 60
days prior to the expiration date of the Letter of Credit then held by
Landlord. Any Renewal or Replacement LC shall comply with all of the
provisions of this Section II, shall be irrevocable, transferable and shall
remain in effect (or be automatically renewable) through the Final LC
Expiration Date upon the same terms as the expiring Letter of Credit or such
other terms as may be acceptable to Landlord in its sole discretion.  

	
 

	
 

	
 

	
 

	
B.

	
Drawings under Letter of Credit. Upon Tenant’s failure to comply
  with one or more provisions of the Lease, or as otherwise specifically agreed
  by Landlord and Tenant pursuant to the Lease or any amendment hereof,
  Landlord may, without prejudice to any other remedy provided in the Lease or
  by Law, draw on the Letter of Credit and use all or part of the proceeds to
  (a) satisfy any amounts due to Landlord from Tenant, and (b) satisfy any other
  damage, injury, expense or liability caused by Tenant’s failure to so comply.
  In addition, if (A) Tenant fails to furnish a Renewal or Replacement LC
  complying with all of the provisions of this Section II at least 60 days
  prior to the stated expiration date of the Letter of Credit then held by
  Landlord, or (B) the issuer of the Letter of Credit fails to effect a
  transfer of the Letter of Credit within 10 days following Landlord’s request
  therefor, provided that (i) such transfer is not prohibited by applicable Law
  (including, without limitation, the regulations of the U.S. Department of the
  Treasury and the U.S. Department of Commerce), and (ii) Landlord has complied
  with all the express provisions of the Letter of Credit, such failure shall,
  notwithstanding anything to the contrary set forth in the Lease, constitute
  an incurable Default by Tenant, Landlord may draw upon such Letter of Credit
  and

1

	
 

	
 

	
 

	
 

	
 

	
hold the proceeds thereof (and such proceeds need not be
segregated) in accordance with the terms of this Section II (the “LC Proceeds Account”).  

	
 

	
 

	
 

	
 

	
C.

	
Use of Proceeds by Landlord. The proceeds of the Letter of
  Credit shall constitute Landlord’s sole and separate property (and not
  Tenant’s property or the property of Tenant’s bankruptcy estate) and Landlord
  may immediately upon any draw (and without notice to Tenant) apply or offset
  the proceeds of the Letter of Credit: (a) against any Rent payable by Tenant
  under the Lease that is not paid when due; (b) against all losses and damages
  that Landlord has suffered or that Landlord reasonably estimates that it may
  suffer as a result of Tenant’s failure to comply with one or more provisions
  of the Lease, including any damages arising under section 1951.2 of the
  California Civil Code following termination of the Lease; (c) against any
  costs incurred by Landlord in connection with the Lease (including attorneys’
  fees); and (d) against any other amount that Landlord may spend or become
  obligated to spend by reason of Tenant’s Default. Provided Tenant has
  performed all of its obligations under the Lease, Landlord agrees to pay to
  Tenant within 45 days after the Final LC Expiration Date the amount of any
  proceeds of the Letter of Credit received by Landlord and not applied as
  allowed above; provided, that if prior to the Final LC Expiration Date a
  voluntary petition is filed by Tenant or any Guarantor, or an involuntary
  petition is filed against Tenant or any Guarantor by any of Tenant’s or
  Guarantor’s creditors, under the Federal Bankruptcy Code, then Landlord shall
  not be obligated to make such payment in the amount of the unused Letter of
  Credit proceeds until either all preference issues relating to payments under
  the Lease have been resolved in such bankruptcy or reorganization case or
  such bankruptcy or reorganization case has been dismissed, in each case
  pursuant to a final court order not subject to appeal or any stay pending
  appeal.

	
 

	
 

	
 

	
 

	
D.

	
Additional Covenants of Tenant. If, as result of any application
  or use by Landlord of all or any part of the Letter of Credit, the amount of
  the Letter of Credit shall be less than the Letter of Credit Amount, Tenant
  shall, within 5 days thereafter, provide Landlord with additional letter(s)
  of credit in an amount equal to the deficiency (or a replacement letter of
  credit in the total Letter of Credit Amount), and any such additional (or
  replacement) letter of credit shall comply with all of the provisions of this
  Section II, and if Tenant fails to comply with the foregoing, notwithstanding
  anything to the contrary contained in the Lease, the same shall constitute an
  incurable Default by Tenant. Tenant further covenants and warrants that it
  will neither assign nor encumber the Letter of Credit or any part thereof and
  that neither Landlord nor its successors or assigns will be bound by any such
  assignment, encumbrance, attempted assignment or attempted encumbrance.

	
 

	
 

	
 

	
 

	
E.

	
Nature of Letter of Credit. Landlord and Tenant (a)
acknowledge and agree that in no event or circumstance shall the Letter of
Credit or any renewal thereof or substitute therefor or any proceeds thereof
(including the LC Proceeds Account) be deemed to be or treated as a “security
deposit” under any Law applicable to security deposits in the commercial context
including Section 1950.7 of the California Civil Code, as such section now
exist or as may be hereafter amended or succeeded (“Security Deposit Laws”), (b) acknowledge and agree
that the Letter of Credit (including any renewal thereof or substitute therefor
or any proceeds thereof) is not intended to serve as a security deposit, and
the Security Deposit Laws shall have no applicability or relevancy thereto,
and (c) waive any and all rights, duties and obligations either party may now
or, in the future, will have relating to or arising from the Security Deposit
Laws. Tenant hereby waives the provisions of Section 1950.7 of the California
Civil Code and all other provisions of Law, now or hereafter in effect, which
(i) establish the time frame by which Landlord must refund a security deposit
under a lease, and/or (ii) provide that Landlord may claim from the security
deposit only those sums reasonably necessary to remedy Defaults in the
payment of rent, to repair damage caused by Tenant or to clean the Premises,
it being agreed that Landlord may, in addition, claim those sums specified
above in this Section II and/or those sums reasonably necessary to compensate
Landlord for any loss or damage caused by Tenant’s breach of the Lease or the
acts or omission of Tenant or any other Tenant Related Parties, including any
damages Landlord suffers following termination of the Lease.  

2

	
 

	
 

	
 

	
 

	
F.

	
Reduction in Letter of Credit Amount. Provided that, during the 12
month period immediately preceding the effective date of any reduction of the
Letter of Credit, Tenant has timely paid all Rent and no Default has occurred
under the Lease (the “LC Reduction
Conditions”), Tenant may reduce the Letter of Credit Amount so
that the reduced Letter of Credit Amounts will be as follows: (a) $242,386.51 effective as of the 1st
anniversary of the Commencement Date; (b) $201,988.76 effective as of the 2nd
anniversary of the Commencement Date; (c) $161,591.01 effective as of the 3rd
anniversary of the Commencement Date; (d) $121,193.25 effective as of the 4th
anniversary of the Commencement Date, (e) $80,795.50 effective as of the 5th
anniversary of the Commencement Date, and (f) $40,397.75 effective as of the
6th anniversary of the Commencement Date. If Tenant is not
entitled to reduce the Letter of Credit Amount as of a particular reduction
effective date due to Tenant’s failure to satisfy the LC Reduction Conditions
described above, then any subsequent reduction(s) Tenant is entitled to
hereunder shall be reduced by the amount of the reduction Tenant would have
been entitled to had Tenant satisfied the LC Reduction Conditions necessary
for such earlier reduction. Any reduction in the Letter of Credit Amount
shall be accomplished by Tenant providing Landlord with a substitute letter
of credit in the reduced amount or an amendment to the existing Letter of
Credit reflecting the reduced amount.  

	
 

	
 

	
III.

	
RENEWAL OPTION.

	
 

	
 

	
 

	
 

	
A.

	
Grant of Option; Conditions. Tenant shall have the right to
extend the Term (the “Renewal Option”)
for one additional period of 5 years commencing on the day following the
Termination Date of the initial Term and ending on the 5th anniversary of the
Termination Date (the “Renewal Term”),
if:  

	
 

	
 

	
 

	
 

	
(i).

	
Landlord receives notice of exercise (“Initial Renewal Notice”) not less than
  12 full calendar months prior to the expiration of the initial Term and not
  more than 15 full calendar months prior to the expiration of the initial
  Term; and

	
 

	
 

	
 

	
 

	
(ii).

	
Tenant is not in Default under the Lease beyond any
  applicable cure periods at the time that Tenant delivers its initial Renewal
  Notice or at the time Tenant delivers its Binding Notice (as defined below);
  and

	
 

	
 

	
 

	
 

	
(iii).

	
No part of the Premises is sublet at the time that Tenant
  delivers its initial Renewal Notice or at the time Tenant delivers its
  Binding Notice; and

	
 

	
 

	
 

	
 

	
(iv).

	
The Lease has not been assigned prior to the date that
  Tenant delivers its Initial Renewal Notice or prior to the date Tenant
  delivers its Binding Notice.

	
 

	
 

	
 

	
 

	
B.

	
Terms Applicable to Premises During Renewal Term.

	
 

	
 

	
 

	
 

	
(i).

	
The initial Base Rent rate per rentable square foot for
  the Premises during the Renewal Term shall equal the Prevailing Market
  (hereinafter defined) rate per rentable square foot for the Premises. Base
  Rent during the Renewal Term shall increase, if at all, in accordance with
  the increases assumed in the determination of Prevailing Market rate. Base
  Rent attributable to the Premises shall be payable in monthly installments in
  accordance with the terms and conditions of the Lease.

	
 

	
 

	
 

	
 

	
(ii).

	
Tenant shall pay Additional Rent (i.e. Taxes and Expenses)
  for the Premises during the Renewal Term in accordance with the Lease, and
  the manner and method in which Tenant reimburses Landlord for Tenant’s share
  of Taxes and Expenses and the Base Year, if any, applicable to such matter,
  shall be some of the factors considered in determining the Prevailing Market
  rate for the Renewal Term.

	
 

	
 

	
 

	
 

	
C.

	
Procedure for Determining Prevailing Market. Within 30 days after receipt of
Tenant’s Initial Renewal Notice, Landlord shall advise Tenant of the
applicable Base Rent rate for the Premises for the Renewal Term (“Landlord’s Renewal Base Rent Notice”),
which shall reflect the Prevailing Market rate (described below in this
Section F) per rentable square foot for the Premises. Tenant,  

3

	
 

	
 

	
 

	
 

	
 

	
within 15 Business Days after Tenant’s receipt of
Landlord’s Renewal Base Rent Notice, shall either (i) give Landlord written
notice (“Binding Notice”) that
Tenant accepts the Base Rent rate for the Premises for the Renewal Term
described in Landlord’s Renewal Base Rent Notice, in which event the parties
shall enter into the Renewal Amendment as described in the “Renewal
Amendment”) provision below, or (ii) if Tenant disagrees with Landlord’s
determination of the applicable Base Rent rate for the Premises during the
Renewal Term, provide Landlord with written notice of rejection (the “Rejection Notice”). If Tenant fails to
provide Landlord with either a Binding Notice or Rejection Notice within such
15 Business Day period, Tenant’s Renewal Option shall be null and void and of
no further force and effect. If Tenant provides Landlord with a Binding
Notice, Landlord and Tenant shall enter into the Renewal Amendment (as
defined below) upon the terms and conditions set forth herein. If Tenant
provides Landlord with a Rejection Notice, Landlord and Tenant shall work
together in good faith to agree upon the Prevailing Market rate for the
Premises during the Renewal Term. When Landlord and Tenant have agreed upon
the Prevailing Market rate for the Premises, such agreement shall be
reflected in a written agreement between Landlord and Tenant, whether in a
letter or otherwise (and such shall be deemed a “Binding Notice”, for
purposes herein), and Landlord and Tenant shall enter into the Renewal
Amendment in accordance with the terms and conditions hereof. Notwithstanding
the foregoing, if Landlord and Tenant are unable to agree upon the Prevailing
Market rate for the Premises within 30 days after the date Tenant provides
Landlord with the Rejection Notice, Tenant, by written notice to Landlord
(the “Arbitration Notice”)
within 5 days after the expiration of such 30 day period, shall have the
right to have the Prevailing Market rate determined in accordance with the
arbitration procedures described in Section D below. If Landlord and Tenant
are unable to agree upon the Prevailing Market rate for the Premises within
the 30 day period described and Tenant fails to timely exercise its right to
arbitrate, Tenant’s Renewal Option shall be deemed to be null and void and of
no further force and effect.  

	
 

	
 

	
 

	
 

	
D.

	
Arbitration Procedure.

	
 

	
 

	
 

	
 

	
(i).

	
If Tenant provides Landlord with an Arbitration Notice,
  Landlord and Tenant, within 5 days after the date of the Arbitration Notice,
  shall each simultaneously submit to the other, in a sealed envelope, its good
  faith estimate of the Prevailing Market rate for the Premises during the
  Renewal Term (collectively referred to as the “Estimates”). If the higher of such Estimates is not more
  than 105% of the lower of such Estimates, then Prevailing Market rate shall
  be the average of the two Estimates. If the Prevailing Market rate is not
  resolved by the exchange of Estimates, then, within 7 days after the exchange
  of Estimates, Landlord and Tenant shall each select a commercial real estate
  broker (the “broker”) to
  determine which of the two Estimates most closely reflects the Prevailing
  Market rate for the Premises during the Renewal Term. Each broker so selected
  shall have had at least 5 years experience within the previous 10 years as a
  broker working in the Tri-Cities area, with working knowledge of current
  rental rates and practices.

	
 

	
 

	
 

	
 

	
(ii).

	
Upon selection, Landlord’s and Tenant’s brokers shall work
  together in good faith to agree upon which of the two Estimates most closely
  reflects the Prevailing Market rate for the Premises. The Estimate chosen by
  such brokers shall be binding on both Landlord and Tenant as the Base Rent
  rate for the Premises during the Renewal Term. If either Landlord or Tenant fails
  to appoint a broker within the 7 day period referred to above, the broker
  appointed by the other party shall be the sole broker for the purposes
  hereof. If the two brokers cannot agree upon which of the two Estimates most
  closely reflects the Prevailing Market within 20 days after their
  appointment, then, within 10 days after the expiration of such 20 day period,
  the two brokers shall select a third broker meeting the aforementioned
  criteria. Once the third broker (i.e. arbitrator) has been selected as provided
  for above, then, as soon thereafter as practicable but in any case within 14
  days, the arbitrator shall make his determination of which of the two
  Estimates most closely reflects the Prevailing Market rate and such Estimate
  shall be binding on both Landlord and Tenant as the Base Rent rate for the
  Premises and the parties shall enter into the Renewal Amendment as described
  below. If

4

	
 

	
 

	
 

	
 

	
 

	
the arbitrator believes that expert advice would
  materially assist him, he may retain one or more qualified persons to provide
  such expert advice. The parties shall share equally in the costs of the
  arbitrator and of any experts retained by the arbitrator. Any fees of any
  broker, appraiser, counsel or experts engaged directly by Landlord or Tenant,
  however, shall be borne by the party retaining such broker, appraiser,
  counsel or expert.

	
 

	
 

	
 

	
 

	
(iii).

	
If the Prevailing Market rate has not been determined by
  the commencement date of the Renewal Term, Tenant shall pay Base Rent upon
  the terms and conditions in effect during the last month of the initial Term
  for the Premises until such time as the Prevailing Market rate has been
  determined. Upon such determination, the Base Rent for the Premises shall be
  retroactively adjusted to the commencement of the Renewal Term for the
  Premises. If such adjustment results in an underpayment of Base Rent by
  Tenant, Tenant shall pay Landlord the amount of such underpayment within 30
  days after the determination thereof. If such adjustment results in an
  overpayment of Base Rent by Tenant, Landlord shall credit such overpayment
  against the next installment of Base Rent due under the Lease and, to the
  extent necessary, any subsequent installments, until the entire amount of
  such overpayment has been credited against Base Rent.

	
 

	
 

	
 

	
 

	
E.

	
Renewal Amendment. If Tenant is entitled to and properly exercises
  its Renewal Option, and if Tenant provides Landlord with a Binding Notice (as
  described in Section C above) or Landlord and Tenant otherwise agree upon the
  Prevailing Market rate for the Premises applicable during the Renewal Term,
  Landlord shall prepare an amendment (the “Renewal
  Amendment”) to reflect changes in the Base Rent, Term, Termination
  Date and other appropriate terms. The Renewal Amendment shall be sent to
  Tenant within a reasonable time after Landlord’s receipt of the Binding
  Notice or other written agreement by Landlord and Tenant regarding the
  Prevailing Market rate, and Tenant shall execute and return the Renewal
  Amendment to Landlord within 15 days after Tenant’s receipt of same, but,
  upon final determination of the Prevailing Market rate applicable during the
  Renewal Term as described herein, an otherwise valid exercise of the Renewal
  Option shall be fully effective whether or not the Renewal Amendment is
  executed.

	
 

	
 

	
 

	
 

	
F.

	
Definition of Prevailing Market. For purposes of this
Renewal Option, “Prevailing Market”
shall mean the arms length fair market annual rental rate per rentable square
foot under renewal leases and amendments entered into on or about the date on
which the Prevailing Market is being determined hereunder for space
comparable to the Premises in the Building and Class A office buildings
comparable to the Building located along Brand Boulevard between the 100
block of North Brand and the 800 block of North Brand. The determination of
Prevailing Market shall take into account any material economic differences
between the terms of the Lease and any comparison lease or amendment, such as
rent abatements, construction costs and other concessions, and the manner, if
any, in which the landlord under any such lease is reimbursed for operating
expenses and taxes. The determination of Prevailing Market shall also take
into consideration any reasonably anticipated changes in the Prevailing
Market rate from the time such Prevailing Market rate is being determined and
the time such Prevailing Market rate will become effective under the Lease. 

	
 

	
 

	
IV.

	
MONUMENT SIGNAGE.

	
 

	
 

	
 

	
 

	
A.

	
So long as (i) Tenant is not in Default under the terms of
  the Lease; (ii) Tenant is currently in occupancy of the Premises; and (iii)
  Tenant has not assigned the Lease or sublet any part of the Premises, then
  Landlord shall install, for Tenant’s benefit and at Tenant’s cost, a signage
  panel (the “Panel”) identifying
  Tenant’s presence in the Building on the existing Building monument sign (the
  “Monument Sign”) located at the
  front of the Building. The exact location of Tenant’s Panel on the Monument
  Sign shall be determined solely by Landlord. Following installation of the
  Panel, Tenant shall remain liable for all costs related to the maintenance
  and, if applicable, illumination of the Panel. Notwithstanding the foregoing,
  Landlord shall have the right to maintain the Panel with contractors 

5

	
 

	
 

	
 

	
 

	
 

	
selected by Landlord and to bill Tenant for the cost thereof
  as Additional Rent. During the initial Term, Tenant use of the Panel shall be
  free of charge. During any extension of the initial Term, Tenant shall pay
  Landlord the prevailing monthly charges established from time to time by
  Landlord for use of said Panel.

	
 

	
 

	
 

	
 

	
B.

	
Tenant must obtain Landlord’s written consent to any
  proposed Panel prior to its fabrication and installation. Landlord reserves
  the right to withhold consent to any Panel that, in the sole judgment of
  Landlord, is not harmonious with the design standards of the Building. To
  obtain Landlord’s consent, Tenant shall submit design drawings to Landlord,
  showing the type and sizes of all lettering; the colors, finishes and types
  of materials used; and (if applicable and Landlord consents) any provisions
  for illumination.

	
 

	
 

	
 

	
 

	
C.

	
If during the Term (and any extensions thereof) (a) Tenant
  is in Default under the terms of the Lease after the expiration of applicable
  cure periods; or (b) Tenant fails to continuously occupy the Premises; or (c)
  Tenant assigns the Lease or subleases any part of the Premises, then Tenant’s
  rights granted herein will terminate and Landlord may remove any Panel at
  Tenant’s cost. Tenant agrees upon the expiration date or sooner termination
  of the Lease, upon Landlord’s request, to remove the Panel and repair any
  damage to the Monument Sign at Tenant’s sole cost and expense.
  Notwithstanding the foregoing, Landlord shall have the right to perform any
  removal or restoration work with contractors selected by Landlord and to bill
  Tenant for the cost thereof as Additional Rent.

	
 

	
 

	
 

	
 

	
D.

	
Landlord may, at anytime during the Term (or any extension
  thereof), upon 5 days prior written notice to Tenant, relocate the position
  of Tenant’s Panel on the Monument Sign. The cost of such relocation of
  Tenant’s Panel shall be divided equally between Landlord and Tenant.

	
 

	
 

	
V.

	
 ADDITIONAL
  PROVISIONS. Notwithstanding anything to the contrary contained
  in the Lease:

	
 

	
 

	
 

	
 

	
A.

	
Permitted Use. No portion of the Premises shall
  be used for any of the following uses: any pornographic or obscene purposes,
  any commercial sex establishment, any pornographic, obscene, nude or
  semi-nude performances, modeling, materials, activities, or sexual conduct or
  any other use that, as of the time of the execution hereof, has or could
  reasonably be expected to have a material adverse effect on the Property or
  its use, operation or value.

	
 

	
 

	
 

	
 

	
B.

	
Attornment. In the event of the enforcement
  by any Mortgagee of any remedy under any Mortgage or Mortgage loan document,
  Tenant shall, at the option of the Mortgagee or of any other person or entity
  succeeding to the interest of the Mortgagee as a result of such enforcement,
  attorn to the Mortgagee or to such person or entity and shall recognize the
  Mortgagee or such successor in the interest as lessor under the Lease without
  change in the provisions thereof; provided, however, the Mortgagee or such
  successor in interest shall not be liable for or bound by (i) any payment of
  an installment of Rent or Additional Rent which may have been made more than
  30 days before the due date of such installment, (ii) any act or omission of
  or default by Landlord under the Lease (but the Mortgagee, or such successor,
  shall be subject to the continuing obligations of Landlord to the extent arising
  from and after such succession to the extent of the Mortgagee’s, or such
  successor’s, interest in the Property), (iii) any credits, claims, setoffs or
  defenses which any Tenant may have against Landlord, or (iv) any obligation
  under the Lease to maintain a fitness facility at the Property. Tenant, upon
  the reasonable request by the Mortgagee or such successor in interest, shall
  execute and deliver an instrument or instruments confirming such attornment.
  Notwithstanding the foregoing, in the event the Mortgagee shall have entered
  into a separate subordination, attornment and non-disturbance agreement
  directly with Tenant governing Tenant’s obligation to attorn to the Mortgagee
  or such successor in interest as lessor, the terms and provisions of such agreement
  shall supersede the provisions of this Subsection.

	
 

	
 

	
 

	
 

	
C.

	
Proceeds.

	
 

	
 

	
 

	
 

	
1.

	
Nothing in the Lease shall be deemed to prevent Proceeds
  (defined below) from being held and disbursed by any Mortgagee in accordance
  with the

6

	
 

	
 

	
 

	
 

	
 

	
terms of the applicable Mortgage loan documents. However,
  if, in the event of any Casualty or partial Taking, any obligation of
  Landlord under the Lease to restore the Premises or the Building is
  materially diminished by the operation of the preceding sentence, then Landlord,
  as soon as reasonably practicable after the occurrence of such Casualty or
  partial Taking, shall provide written notice to Tenant describing such
  diminution with reasonably specificity, whereupon Tenant, by written notice
  to Landlord delivered within 10 days after receipt of Landlord’s notice,
  shall have the right to terminate the Lease effective 10 days after the date
  of such termination notice.

	
 

	
 

	
 

	
 

	
2.

	
Nothing in the Lease shall be deemed to entitle Tenant to
  receive and retain Proceeds except those that may be specifically awarded to
  it in condemnation proceedings because of the Taking of its trade fixtures
  and its leasehold improvements which have not become part of the Property and
  such business loss as Tenant may specifically and separately establish.
  Nothing in the preceding sentence shall be deemed to expand any right Tenant
  may have under the Lease to receive or retain any Proceeds.

	
 

	
 

	
 

	
 

	
3.

	
As used herein, “Proceeds”
  means any compensation, awards, proceeds, damages, claims, insurance recoveries,
  causes or rights of action (whenever accrued) or payments which Landlord may
  receive or to which Landlord may become entitled with respect to the Property
  or any part thereof (other than payments received in connection with any
  liability or loss of rental value or business interruption insurance) in
  connection with any Taking of or any Casualty or other damage or injury to
  the Property or any part thereof.

	
 

	
 

	
VI.

	
CONTINGENCY. Notwithstanding anything herein
to the contrary, Landlord and Tenant hereby acknowledge that the Premises are
currently leased to National Teleconsultants, inc. (“National Teleconsultants”). Landlord and
Tenant further acknowledge and agree that the Lease is contingent upon (a)
the termination of the existing lease by and between Landlord and National
Teleconsultants (the “National
Teleconsultants Lease”), and (b) the unconditional approval, in
form and substance acceptable to Landlord, in its sole and absolute
discretion, of Landlord’s Mortgagee to the termination of the National Teleconsultants
Lease. In the event Landlord does not (A) enter into an agreement with
National Teleconsultants terminating the National Teleconsultants Lease, and
(B) satisfy clause (b) of the immediately preceding sentence, on or before May 31, 2007, Landlord, at its option,
may terminate the Lease by providing written notice of termination to Tenant,
whereupon, the Lease shall immediately become null and void and of no further
force and effect.  

7

EXHIBIT F-1

LETTER OF CREDIT

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	

	
 

	
 

	
[Name of Financial Institution]

	
 

 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
Irrevocable
  Standby

	
 

	
 

	
Letter
  of Credit

	
 

	
 

	
No.

	
 

	
 

	
 

	
 

	

	
 

	
 

	
Issuance
  Date:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
Expiration
  Date:

	
 

	
 

	
 

	
 

	

	
 

	
 

	
Applicant: MOBILE STORAGE

  GROUP, INC., a Delaware

  corporation

	
 

Beneficiary 

EOP-700 NORTH BRAND, L.L.C., a Delaware limited liability
company

350 South Grand
Avenue

Suite 3200

Los Angeles, CA 90071

Attn: Property Manager

Ladies/Gentlemen:

          We
hereby establish our Irrevocable Standby Letter of Credit in your favor for the
account of the above referenced Applicant in the amount of TWO HUNDRED EIGHTY-TWO THOUSAND SEVEN HUNDRED
EIGHTY-FOUR and 26/100 U.S. Dollars ($282,784.26) available for
payment at sight by your draft drawn on us when accompanied by the following
documents:

	
 

	
 

	
1.

	
An
  original copy of this Irrevocable Standby Letter of Credit.

	
 

	
 

	
2.

	
Beneficiary’s
  dated statement purportedly signed by an authorized signatory or agent
  reading: This draw in the amount of _____________________ U.S. Dollars ($_______________)
  under your Irrevocable Standby Letter of Credit No.
  ___________________represents funds due and owing pursuant to the terms of
  that certain lease by and between EOP-700
  NORTH BRAND, L.L.C., a Delaware limited liability company, as
  landlord, and MOBILE STORAGE GROUP, INC., a
  Delaware corporation, as tenant, and/or any amendment to the lease
  or any other agreement between such parties related to the lease.”

          It
is a condition of this Irrevocable Standby Letter of Credit that it will be
considered automatically renewed for a one year period upon the expiration date
set forth above and upon each anniversary of such date, unless at least 60 days
prior to such expiration date or applicable anniversary thereof, we notify you
in writing, by certified mail return receipt requested or by recognized
overnight courier service, that we elect not to so renew this Irrevocable
Standby Letter of Credit. A copy of any such notice shall also be sent, in the
same manner, to: Equity Office Properties Trust, 2 North Riverside Plaza, Suite
2100, Chicago, Illinois 60606, Attention: Treasury Department. In addition,
provided that you have not provided us with written notice, prior to the
effective date of any reduction, that Applicant has failed to satisfy the
conditions required under the Lease in order to reduce the amount of this
Irrevocable Standby Letter of Credit, the amount of this Irrevocable Standby
Letter of Credit shall automatically reduce in accordance with the following
schedule:

1

	
 

	
 

	
 

	
Effective Date
  of Reduction

	
 

	
New Reduced
  Amount of Letter of Credit

	
 

	
 

	
 

	
as
  of the 1st anniversary of the

  Commencement Date

	
 

	
$242,386.51

	
 

	
 

	
 

	
as
  of the 2nd anniversary of the

  Commencement Date

	
 

	
$201,988.76

	
 

	
 

	
 

	
as
  of the 3rd anniversary of the

  Commencement Date

	
 

	
$161,591.01

	
 

	
 

	
 

	
as
  of the 4th anniversary of the

  Commencement Date

	
 

	
$121,193.25

	
 

	
 

	
 

	
as
  of the 5th anniversary of the

  Commencement Date

	
 

	
$80,795.50

	
 

	
 

	
 

	
as
  of the 6th anniversary of the

  Commencement Date

	
 

	
$40,397.75

          In
addition to the foregoing, we understand and agree that you shall be entitled
to draw upon this Irrevocable Standby Letter of Credit in accordance with 1.
and 2. above in the event that we elect not to renew this Irrevocable Standby
Letter of Credit and, In addition, you provide us with a dated statement
purportedly signed by an authorized signatory or agent of Beneficiary stating
that the Applicant has failed to provide you with an acceptable substitute
irrevocable standby letter of credit in accordance with the terms of the above
referenced lease. We further acknowledge and agree that: (a) upon receipt of
the documentation required herein, we will honor your draws against this
Irrevocable Standby Letter of Credit without inquiry into the accuracy of
Beneficiary’s signed statement and regardless of whether Applicant disputes the
content of such statement; (b) this irrevocable Standby Letter of Credit shall
permit partial draws and, in the event you elect to draw upon less than the
full stated amount hereof, the stated amount of this Irrevocable Standby Letter
of Credit shall be automatically reduced by the amount of such partial draw;
and (c) you shall be entitled to transfer your interest in this Irrevocable
Standby Letter of Credit from time to time and more than one time without our
approval and without charge. In the event of a transfer, we reserve the right
to require reasonable evidence of such transfer as a condition to any draw
hereunder.

          This
Irrevocable Standby Letter of Credit is subject to the International Standby
Practices (ISP98) ICC Publication No. 590.

          We
hereby engage with you to honor drafts and documents drawn under and in
compliance with the terms of this Irrevocable Standby Letter of Credit.

          
All communications to
us with respect to this Irrevocable Standby Letter of Credit must be addressed
to our office located  at______________________________________________
to the attention of__________________________________,

	
 

	
 

	
 

	
 

	
Very truly yours,

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
[name]

	
 

	
 

	

	
 

	
 

	
 

	
 

	
 

	
[title}

	
 

	
 

	

	
 

2

EXHIBIT
G

PARKING
AGREEMENT

          This
Exhibit (the “Parking Agreement”) is attached to and made a part of the Office
Lease Agreement (the “Lease”) by and between EOP-700 NORTH BRAND, L.L.C., a
Delaware limited liability company (“Landlord”) and MOBILE STORAGE GROUP, INC.,
a Delaware corporation (“Tenant”) for space in the Building located at 700
North Brand Boulevard, Glendale, California. Capitalized terms used but not
defined herein shall have the meanings given in the Lease.  

	
 

	
 

	
1.

	
The
  capitalized terms used in this Parking Agreement shall have the same
  definitions as set forth in the Lease to the extent that such capitalized
  terms are defined therein and not redefined in this Parking Agreement. In the
  event of any conflict between the Lease and this Parking Agreement, the
  latter shall control.

	
 

	
 

	
2.

	
During
the initial Term, Tenant agrees to lease from Landlord and Landlord agrees to
lease to Tenant a total of up to 66 non-reserved parking spaces in the
parking facility servicing the Building (“Parking Facility”); provided,
however in no event shall Tenant lease less than 17 non-reserved parking
spaces. Prior to the Commencement Date, Tenant shall notify Landlord in
writing of the number of non-reserved parking spaces which Tenant initially elects
to use during the Term, but in no event in excess of the maximum number of
non-reserved parking spaces nor less than the number of non-reserved parking
spaces set forth in this Paragraph 2. Thereafter, Tenant may increase or
decrease the number of non-reserved parking spaces to be used by Tenant
pursuant to this Paragraph 2 upon a minimum of 30 days prior written notice
to Landlord, provided that in no event may Tenant elect to use in excess of
the maximum number of non-reserved parking spaces nor less than the number of
non-reserved parking spaces set forth in this Paragraph 2. During the initial
Term, Tenant shall pay in advance, concurrent with Tenant’s payment of
monthly Base Rent, the prevailing monthly charges established from time to
time for parking in the Parking Facility; provided, however, Tenant shall not
pay Landlord a monthly parking charge during the period commencing on the
first day of the 2nd full calendar month of the Term and ending on
the last day of the 4th full calendar month of the Term for the
non-reserved parking spaces utilized by Tenant during such period. Such
charges shall be payable to Landlord or such other entity as designated by
Landlord, and shall be sent to the address Landlord designates from time to
time. The initial charge for such parking spaces is $70.00 per non-reserved
parking pass, per month. No deductions from the monthly charge shall be made
for days on which the Parking Facility is not used by Tenant. Tenant may,
from time to time request additional parking spaces, and if Landlord shall
provide the same, such parking spaces shall be provided and used on a
month-to-month basis, and otherwise on the foregoing terms and provisions,
and at such prevailing monthly parking charges as shall be established from
time to time.  

	
 

	
 

	
3.

	
Tenant
shall at all times comply with all applicable ordinances, rules, regulations,
codes, laws, statutes and requirements of all federal, state, county and
municipal governmental bodies or their subdivisions respecting the use of the
Parking Facility. Landlord reserves the right to adopt, modify and enforce
reasonable rules (“Rules”) governing the use of the Parking Facility from
time to time including any key-card, sticker or other identification or
entrance system and hours of operation. The Rules set forth herein are
currently in effect. Landlord may refuse to permit any person who violates
such Rules to park in the Parking Facility, and any violation of the Rules
shall subject the car to removal from the Parking Facility. 

	
 

	
 

	
4.

	
Unless
  specified to the contrary above, the parking spaces hereunder shall be
  provided on a 
non-designated “first-come, first-served” basis. Tenant
  acknowledges that Landlord has no liability for claims arising through acts
  or omissions of any independent operator of the Parking Facility. Landlord
  shall have no liability whatsoever for any damage to items located in the
  Parking Facility, nor for any personal injuries or death arising out of any
  matter relating to the Parking Facility, and in all events, Tenant agrees to
  look first to its insurance carrier and to require that Tenant’s employees
  look first to their respective insurance carriers for payment of any losses
  sustained in connection with any use of the Parking Facility. Tenant hereby
  waives on behalf of its insurance carriers all rights of subrogation against
  Landlord or Landlord’s agents. Landlord reserves the right to assign specific
  parking spaces, and to reserve parking spaces for visitors, small cars,
  handicapped persons and for other tenants, guests of tenants or other
  parties, which

1

	
 

	
 

	
 

	
assignment and
  reservation or spaces may be relocated as determined by Landlord from time to
  time, and Tenant and persons designated by Tenant hereunder shall not park in
  any location designated for such assigned or reserved parking spaces. Tenant
  acknowledges that the Parking Facility may be closed entirely or in part in
  order to make repairs or perform maintenance services, or to alter, modify,
  re-stripe or renovate the Parking Facility, or if required by casualty,
  strike, condemnation, act of God, governmental law or requirement or other
  reason beyond the operator’s reasonable control. In such event, Landlord
  shall refund any prepaid parking fee hereunder, prorated on a per diem basis.

	
 

	
 

	
5.

	
If Tenant shall
  default under this Parking Agreement, the operator shall have the right to
  remove from the Parking Facility any vehicles hereunder which shall have been
  involved or shall have been owned or driven by parties involved in causing
  such default, without liability therefor whatsoever. In addition, if Tenant
  shall default under this Parking Agreement, Landlord shall have the right to
  cancel this Parking Agreement on 10 days’ written notice, unless within such
  10 day period, Tenant cures such default. if Tenant defaults with respect to
  the same term or condition under this Parking Agreement more than 3 times
  during any 12 month period, and Landlord notifies Tenant thereof promptly
  after each such default, the next default of such term or condition during
  the succeeding 12 month period, shall, at Landlord’s election, constitute an
  incurable default. Such cancellation right shall be cumulative and in
  addition to any other rights or remedies available to Landlord at law or
  equity, or provided under the Lease (all of which rights and remedies under
  the Lease are hereby incorporated herein, as though fully set forth). Any
  default by Tenant under the Lease shall be a default under this Parking
  Agreement, and any default under this Parking Agreement shall be a default
  under the Lease.

RULES

	
 

	
 

	
 

	
 

	
(i)

	
Landlord reserves
  the right to establish and change Parking Facility hours from time to time,
  although, as of the date of the Lease, Tenant shall have access to the
  Parking Facility on a 24-hour basis, 7 days a week, subject to the other
  terms of this Parking Agreement. Tenant shall not store or permit its
  employees to store any automobiles in the Parking Facility without the prior
  written consent of the operator. Except for emergency repairs, Tenant and its
  employees shall not perform any work on any automobiles while located in the
  Parking Facility, or on the Property. If it is necessary for Tenant or its
  employees to leave an automobile in the Parking Facility overnight, Tenant
  shall provide the operator with prior notice thereof designating the license
  plate number and model of such automobile.

	
 

	
 

	
 

	
 

	
(ii)

	
Cars must be parked
  entirely within the stall lines painted on the floor, and only small cars may
  be parked in areas reserved for small cars.

	
 

	
 

	
 

	
 

	
(iii)

	
All directional
  signs and arrows must be observed.

	
 

	
 

	
 

	
 

	
(iv)

	
The speed limit
  shall be 5 miles per hour.

	
 

	
 

	
 

	
 

	
(v)

	
Parking spaces
  reserved for handicapped persons must be used only by vehicles properly
  designated.

	
 

	
 

	
 

	
 

	
(vi)

	
Parking is
  prohibited in all areas not expressly designated for parking, including
  without limitation:

	
 

	
 

	
 

	
 

	
(a)

	
Areas not striped
  for parking

	
 

	
 

	
 

	
 

	
(b)

	
aisles

	
 

	
 

	
 

	
 

	
(c)

	
where “no parking”
  signs are posted

	
 

	
 

	
 

	
 

	
(d)

	
ramps

	
 

	
 

	
 

	
 

	
(e)

	
loading zones

	
 

	
 

	
 

	
 

	
(vii)

	
Parking stickers,
  key cards or any other devices or forms of identification or entry supplied
  by the operator shall remain the property of the operator. Such device must
  be displayed as requested and may not be mutilated in any manner. The serial
  number of the parking identification device may not be obliterated. Parking
  passes and devices are not transferable and any pass or device in the
  possession of an unauthorized holder will be void.

	
 

	
 

	
 

	
 

	
(viii)

	
Monthly fees shall
  be payable in advance prior to the first day of each month. Failure to do so
  will automatically cancel parking privileges and a charge at the

2

	
 

	
 

	
 

	
 

	
 

	
prevailing daily
  parking rate will be due. No deductions or allowances from the monthly rate
  will be made for days on which the Parking Facility is not used by Tenant or
  its designees.

	
 

	
 

	
 

	
 

	
(ix)

	
Parking Facility
  managers or attendants are not authorized to make or allow any exceptions to
  these Rules.

	
 

	
 

	
 

	
 

	
(x)

	
Every parker is
  required to park and lock his/her own car.

	
 

	
 

	
 

	
 

	
(xi)

	
Loss or theft of
  parking pass, identification, key cards or other such devices must be
  reported to Landlord and to the Parking Facility manager immediately. Any
  parking devices reported lost or stolen found on any authorized car will be
  confiscated and the illegal holder will be subject to prosecution. Lost or
  stolen passes and devices found by Tenant or its employees must be reported
  to the office of the Parking Facility immediately.

	
 

	
 

	
 

	
 

	
(xii)

	
Washing, waxing,
  cleaning or servicing of any vehicle by the customer and/or his agents is
  prohibited. Parking spaces may be used only for parking automobiles.

	
 

	
 

	
 

	
 

	
(xiii)

	
Tenant agrees to
  acquaint all persons to whom Tenant assigns a parking space with these Rules.

	
 

	
 

	
6.

	
TENANT ACKNOWLEDGES
  AND AGREES THAT, TO THE FULLEST EXTENT PERMITTED BY LAW, LANDLORD SHALL NOT
  BE RESPONSIBLE FOR ANY LOSS OR DAMAGE TO TENANT OR TENANT’S PROPERTY
  (INCLUDING, WITHOUT LIMITATIONS, ANY LOSS OR DAMAGE TO TENANT’S AUTOMOBILE OR
  THE CONTENTS THEREOF DUE TO THEFT, VANDALISM OR ACCIDENT) ARISING FROM OR
  RELATED TO TENANTS USE OF THE PARKING FACILITY OR EXERCISE OF ANY RIGHTS
  UNDER THIS PARKING AGREEMENT, WHETHER OR NOT SUCH LOSS OR DAMAGE RESULTS FROM
  LANDLORD’S ACTIVE NEGLIGENCE OR NEGLIGENT OMISSION. THE LIMITATION ON
  LANDLORD’S LIABILITY UNDER THE PRECEDING SENTENCE SHALL NOT APPLY HOWEVER TO
  LOSS OR DAMAGE ARISING DIRECTLY FROM LANDLORD’S WILLFUL MISCONDUCT.

	
 

	
 

	
7

	
Without limiting
  the provisions of Paragraph 6 above, Tenant hereby voluntarily releases,
  discharges, waives and relinquishes any and all actions or causes of action
  for personal injury or property damage occurring to Tenant arising as a
  result of parking in the Parking Facility, or any activities incidental
  thereto, wherever or however the same may occur, and further agrees that
  Tenant will not prosecute any claim for personal injury or property damage
  against Landlord or any of its officers, agents, servants or employees for
  any said causes of action. It is the intention of Tenant by this instrument,
  to exempt and relieve Landlord from liability for personal injury or property
  damage caused by negligence.

	
 

	
 

	
8.

	
The provisions of
  Section 20 of the Lease are hereby incorporated by reference as if fully
  recited.

Tenant
acknowledges that Tenant has read the provisions of this Parking Agreement, has
been fully and completely advised of the potential dangers incidental to
parking in the Parking Facility and is fully aware of the legal consequences of
agreeing to this instrument.

3

EXHIBIT
H

ASBESTOS
AND HAZARDOUS SUBSTANCE NOTIFICATION

          This
Exhibit (the “Exhibit”) is attached to and made a part of the Office Lease
Agreement (the “Lease”) by and between EOP-700
NORTH BRAND, L.L.C., a Delaware limited liability company (“Landlord”)
and MOBILE STORAGE GROUP, INC., a Delaware
corporation (“Tenant”) for space in the Building located at 700
North Brand Boulevard, Glendale, California. Capitalized terms used but not
defined herein shall have the meanings given in the Lease.  

          Asbestos-containing
materials (“ACMs”) were
historically commonly used in the construction of commercial buildings across
the country. ACMs were commonly used because of their beneficial qualities;
ACMs are fire-resistant and provide good noise and temperature insulation.

          Some
common types of ACMs include surfacing materials (such as spray-on
fireproofing, stucco, plaster and textured paint), flooring materials (such as
vinyl floor tile and vinyl floor sheeting) and their associated mastics, carpet
mastic, thermal system insulation (such as pipe or duct wrap, boiler wrap and
cooling tower insulation), roofing materials, drywall, drywall joint tape and
drywall joint compound, acoustic ceiling tiles, transite board, base cove and
associated mastic, caulking, window glazing and fire doors. These materials are
not required under law to be removed from any building (except prior to
demolition and certain renovation projects). Moreover, ACMs generally are not
thought to present a threat to human health unless they cause a release of
asbestos fibers into the air, which does not typically occur unless (1) the
ACMs are in a deteriorated condition, or (2) the ACMs have been significantly
disturbed (such as through abrasive cleaning, or maintenance or renovation
activities).

          It
is possible that some of the various types of ACMs noted above (or other types)
are present at various locations in the Building. Anyone who finds any such
materials in the Building should assume them to contain asbestos unless those
materials are properly tested and found to be otherwise. In addition, under
applicable Law, certain of these materials are required to be presumed to
contain asbestos in the Building because the Building was built prior to 1981
(these materials are typically referred to as “Presumed
Asbestos Containing Materials” or “PACM”). PACM consists of thermal
system insulation and surfacing material found in buildings constructed prior
to 1981, and asphalt or vinyl flooring installed prior to 1981. if any thermal
system insulation, asphalt or vinyl flooring or surfacing materials are found
to be present in the Building, such materials must be considered PACM unless
properly tested and found otherwise. In addition, Landlord has identified the
presence of certain ACMs in the Building. For information about the specific
types and locations of these identified ACMs, please contact the Property
Manager. The Property Manager maintains records of the Building’s asbestos
information including any Building asbestos surveys, sampling and abatement
reports. This information is maintained as part of Landlord’s asbestos
Operations and Maintenance Plan (“O&M Plan”).

          The
O&M Plan is designed to minimize the potential of any harmful asbestos
exposure to any person in the Building. Because Landlord is not a physician,
scientist or industrial hygienist, Landlord has no special knowledge of the
health impact of exposure to asbestos. Therefore, Landlord hired an independent
environmental consulting firm to prepare the Building’s O&M Plan. The
O&M Plan includes a schedule of actions to be taken in order to (1)
maintain any building ACMs in good condition, and (2) to prevent any
significant disturbance of such ACMs. Appropriate Landlord personnel receive
regular periodic training on how to properly administer the O&M Plan.

          The
O&M Plan describes the risks associated with asbestos exposure and how to
prevent such exposure. The O&M Plan describes those risks, in general, as
follows: asbestos is not a significant health concern unless asbestos fibers
are released and inhaled. If inhaled, asbestos fibers can accumulate in the
lungs and, as exposure increases, the risk of disease (such as asbestosis and
cancer) increases. However, measures to minimize exposure and consequently
minimize the accumulation of fibers, reduce the risk of adverse health effects.

          The
O&M Plan also describes a number of activities which should be avoided in
order to prevent a release of asbestos fibers. In particular, some of the
activities which may present a health risk (because those activities may cause
an airborne release of asbestos fibers) include moving, drilling, boring or
otherwise disturbing ACMs. Consequently, such activities should not be
attempted by any person not qualified to handle ACMs. In other words, the
approval of Building management must be obtained prior to engaging in any such
activities. Please

1

contact the Property Manager for more information in this
regard. A copy of the written O&M Plan for the Building is located in the
Building Management Office and, upon your request, will be made available to
tenants for you to review and copy during Building Service Hours.

          Because
of the presence of ACM in the Building, Landlord is also providing the
following warning, which is commonly known as a California Proposition 65
warning:

WARNING: This Building contains asbestos, a chemical known to
the State of California to cause cancer.

          In
addition, pursuant to Section 25359.7 of the California Health and Safety Code,
Landlord hereby notifies Tenant as follows: An area of regional groundwater
contamination is thought to extend beneath the Building. This area, known as
San Fernando Valley Area 2, includes approximately 6,680 acres of groundwater
contaminated with chloroform, tetrachloroethylene and trichoroethylene.
Landlord understands that responsible parties have been identified and are
conducting long-term groundwater remediation. To Landlord’s knowledge, there is
no indication that this contamination originated at the Property or that the
groundwater contamination presents any significant risk of harm to tenants of
the Premises.

          Please
contact the Property Manager with any questions regarding the contents of this
Exhibit.

2Exhibit 10.6 

Execution Copy 

MSG
WC HOLDINGS CORP.

2006 STOCK OPTION PLAN

          1. Purpose.

                    This
plan shall be known as the MSG WC Holdings
Corp. Stock Option Plan (the “Plan”).
The purpose of the Plan shall be to promote the long-term growth and
profitability of MSG WC Holdings Corp. (the “Company”) and its Subsidiaries by
(i) providing certain directors, officers and employees of, and certain other individuals who perform services
for, or to whom an offer of employment
or a directorship has been extended by, the Company and its Subsidiaries with incentives
to maximize stockholder value and otherwise contribute to the success of the
Company and (ii) enabling the Company to
attract, retain and reward the best available persons for positions of responsibility.
The Plan is a compensatory benefit plan within the meaning of Rule 701 under
the Securities Act of 1933, as amended (the
“Securities Act”), and unless and until the Common Stock (as defined below) is publicly traded, the
issuance of incentive or non-qualified stock options for shares of Common Stock pursuant to the Plan and
the issuance of shares of Common Stock pursuant to such incentive or non-qualified stock options are both intended to
qualify for the exemption from registration
under the Securities Act provided by Rule 701. Grants of incentive or
non-qualified stock options (“Grants”) may be made under the Plan (such
individuals to whom Grants are made being
sometimes herein called “optionees” or “grantees,” as the case may be). This
Plan supercedes any prior plans, and
any Grant hereunder supercedes any prior written agreement pursuant to which such Grant is made, except with respect to any
“Assumed
Options” as defined in those certain Option Assumption Agreements,
dated as of August 1, 2006, by and among the Company and the signatories thereto. This Plan will become
effective upon approval thereof by the affirmative vote of holders of not less than 50.1% of the Company’s
Common Stock then outstanding.  

          2. Definitions.

                    (a)
“Award
Agreement” means any written
agreement between the Company and any
person pursuant to which the Company makes any Grant under the Plan.

                    (b)
“Board
of Directors” means the board of directors of the Company. 

                    (c)
“Cause”
used in connection with the termination of employment of an eligible participant means, unless otherwise defined in any
Award Agreement or in any employment agreement
between a grantee and the Company or any of its Subsidiaries (in which case the
definition set forth in such agreement shall govern), a termination due
to a finding by the Board of Directors in
good faith that such eligible participant has (i) committed a felony or a crime
involving moral turpitude, (ii)
committed any other act or omission involving dishonesty or fraud (A) with respect to the Company or its subsidiaries or (B)
adversely affecting the reputation or standing of the Company or its subsidiaries, (iii) engaged in
gross negligence or willful misconduct with respect to the Company or its subsidiaries or (iv) in any
manner, breached Company policy established by the 

Board of Directors, which
breach, if curable, is not cured within 15 days after written notice thereof to such eligible participant.

                    (d)
“Change
of Control” means, unless otherwise defined in any Award Agreement:

                              (i)
an indirect or direct acquisition of “beneficial interest” by a “person” or “group” (as such terms are
defined in Rule 13d-3
under the Exchange Act and any successor thereto) of voting equity
interests of the Company, representing more than 50% of the voting power of all
outstanding voting equity interests,
together with (x) the loss by WCAS X and its affiliates together of the right
to elect a majority of the Board of Directors or (y) if WCAS X and its
affiliates together have the right
described above, the failure of WCAS X and its affiliates to exercise the right
to elect a majority of the Board of
Directors (a “Board Change”); 

                              (ii)
a merger or consolidation of the Company,
whereby stockholders immediately
prior thereto do not, immediately after, own, directly or indirectly, more than
50% of the combined voting power of
the Company, together with a Board Change;

                              (iii)
the stockholders of the Company approve any plan or proposal for the liquidation or dissolution of the Company;

                              (iv)
the sale, transfer or other disposition of
all of the assets of Company (for this purpose, a sale of more than 75% of the
assets of the Company based on value shall be deemed a sale of all of the assets of the Company); or

                              (v)
the occupation of a majority of the seats (other than vacant seats) on the board of directors of the Company by Persons
who were neither (A) nominated by the Board of Directors, (B) appointed
by directors so nominated, or (C) approved by WCAS X, or Persons that directly, or indirectly through one or more
intermediaries, control, are controlled by or are under common control with
WCAS X.

                              For
the avoidance of doubt, an initial public
offering or other public offerings of
securities of the Company will not constitute a Change of Control hereunder.

                    (e)
“Closing”
means the closing of the Merger and the other transactions in connection
therewith.

                    (f)
“Code” means the United States Internal
Revenue Code of 1986, as amended.

                    (g)
“Committee” means the Compensation
Committee of the Board of Directors.

                    (h)
“Common Stock” means the common stock, par value $.01 per share, of the Company, and any other shares into which such
stock may be changed or exchanged by reason of a recapitalization, reorganization, merger, consolidation or any other
change in or affecting the corporate
structure or capital stock of the Company.

2

                    (i)
“Disability” means, unless otherwise defined in any Award Agreement or
in any employment agreement between a
grantee and the Company or any of its Subsidiaries (in which case the definition set forth in such agreement
shall govern), the inability of an eligible participant to substantially render to the Company the services
required by the Company for more than 60 days out of any consecutive 120-day
period because of mental or physical illness or incapacity, as determined in good faith by the Board of Directors. The date
of such Disability shall be on the last day of such 60-day period. Disability shall also mean the
development of any illness that is likely to result in either death or
Disability, as determined in good faith by the Board of Directors.

                    (j)
“EBITDA” has the meaning given to such term in any Award Agreement.

                    (k)
“Exchange Act” means the Securities Exchange Act of 1934, as amended. 

                    (l)
“Fair Market Value” of a share of
Common Stock means, unless otherwise provided in an Award Agreement, as of the
date in question, the average of the officially-quoted closing selling prices of the Common Stock (or if
no selling prices are quoted, the bid price) on the principal securities
exchange or market on which the Common Stock is then listed for trading (the “Market”) for the 30 trading days immediately
prior to the date in question or, if the Common Stock is not then listed or quoted in the Market, the
Fair Market Value shall be the fair value of the Common Stock determined
in good faith by the Board of Directors using any reasonable method; provided, however, that when shares received upon
exercise of an
option are immediately sold in the open
market, the net sale price received may be used to determine the Fair Market
Value of any shares used to pay the
exercise price or applicable withholding taxes and to compute the withholding taxes. 

                    (m)
“Incentive Stock Option” means an
option conforming to the requirements of Section 422 of the Code and/or any
successor thereto.

                    (n)
“Merger” means the merger of MSG WC
Acquisition Corp., a Delaware corporation
and wholly-owned subsidiary of the Company (the “Merger Sub”), into Mobile
Services Group, Inc., a Delaware
corporation (“MSG”), according to the terms of the Agreement and Plan of
Merger, dated as of May 24, 2006 and amended as of June 9, 2006, by and among
the Company, the Merger Sub, MSG and
Windward Capital Management, LLC, a Delaware limited liability company.  

                    (o)
“Non-Employee Director” has the meaning
given to such term in Rule 16b-3 under the Exchange Act and/or any successor
thereto.

                    (p)
“Non-qualified Stock Option” means any stock option other than an
Incentive Stock Option and other than
Assumed Options.

                    (q)
“Person” shall have the meaning given in Section 3(a)(9) of the Exchange
Act, as modified and used in Sections 13(d)
and 14(d) thereof, except that such term shall not include (i) the Company or any of its subsidiaries, (ii)
a trustee or other fiduciary holding securities under an employee benefit plan of the Company or any of
its affiliates, (iii) an underwriter temporarily holding securities pursuant to an offering of such securities, or (iv) a
corporation owned, directly or

3

indirectly, by the stockholders
of the Company in substantially the same proportions as their ownership of stock of the Company.

                    (r)
“Retirement” means retirement at age 65 or termination of one’s
employment on retirement with the approval
of the Committee.

                    (s)
“Subsidiary” means a corporation or other entity of which outstanding
shares or ownership interests representing
50% or more of the combined voting power of such corporation or other entity entitled to elect the management
thereof, or such lesser percentage as may be approved by the Committee, are owned directly or indirectly by the
Company.

                    (t)
“WCAS X” means Welsh, Carson, Anderson &
Stowe X, L.P. 

          3. Administration.

                    The
Plan shall be administered by the Committee; provided
that the Board of Directors may,
in its discretion, at any time and from time to time, resolve to administer the
Plan, in which case the term “Committee” shall be deemed to mean the
Board of Directors for all purposes herein.
Subject to the provisions of the Plan, the Committee shall be authorized to (i)
select persons to participate in the
Plan, (ii) determine the form and substance of Grants made under the Plan to each participant, and the conditions and
restrictions, if any, subject to which such Grants will be made, (iii) certify that the conditions and
restrictions applicable to any Grant have been met, (iv) modify the terms of Grants made under the
Plan in accordance with the provisions of Sections 13 and 14 hereof, (v) interpret the Plan and Grants made thereunder, (vi) make any
adjustments necessary or desirable in
connection with Grants made under the Plan to eligible participants located outside the United States and (vii) adopt, amend,
or rescind such rules and regulations, and make such other determinations, for
carrying out the Plan as it may deem appropriate. Decisions of the Committee on all matters relating to the Plan
shall be in the Committee’s sole discretion and shall be conclusive and binding
on all parties. The validity, construction, and effect of the Plan and any
rules and regulations relating to the Plan shall be determined in
accordance with applicable federal and state
laws and rules and regulations promulgated pursuant thereto. No member of the
Committee and no officer of the Company shall be liable for any action taken or
omitted to be taken by such member, by any other member of the Committee or by
any officer of the Company in connection with the performance of duties under the Plan, except for such person’s
own willful misconduct or as expressly
provided by statute. 

                    The
Company agrees to indemnify, to the extent permitted by law, each member of the Committee and any officer of the Company
against all losses, claims, actions, damages, liabilities and expenses caused by any action taken on behalf
of the Company or omitted to be taken in accordance with any duties or
responsibilities hereunder except where such loss, claim, action, damage,
liability or expense (i) arises from such person’s willful misconduct or (ii)
is expressly provided for by statute. In
connection with any action, suit, proceeding or similar matter, the Company
shall advance to any Committee member or officer referenced above cost and
expenses incurred in connection with such
matter upon receipt of an undertaking from such person in form reasonable acceptable to the Board of Directors to
repay any amounts so advanced if it is ultimately determined that such person was not settled to
indemnification under this Section 3.

4

                    The
expenses of the Plan shall be borne by the Company. The Company shall not be
required to establish any special or separate fund or make any other
segregation of assets to assume the obligations pursuant to any Grant made
under the Plan, and rights to any payment in connection with such Grants shall be no greater than the
rights of the Company’s general creditors.

          4. Shares
Available for the Plan.

                    Subject
to adjustments as provided in Section 12, an aggregate of 22,000 shares of
Common Stock (the “Shares”) may be
issued pursuant to the Plan. Such Shares may be in whole or in part
authorized and unissued or held by the Company as treasury shares. If any Grant
under the Plan expires or terminates
unexercised, becomes unexercisable or is forfeited as to any Shares, or is
tendered or withheld as to any Shares in payment of the exercise price of the
Grant or taxes payable with respect
to the Grant or the vesting or exercise thereof, then such unpurchased,
forfeited, tendered or withheld Shares may thereafter be available for further
Grants under the Plan as the Committee
shall determine. 

                    Without
limiting the generality of the foregoing provisions of this Section 4 or
the generality of the provisions of Sections 3, 6 or 14 or any other
section of this Plan, the Committee may, at
any time or from time to time, and on such terms and conditions (that are
consistent with and not in contravention of the other provisions of this Plan)
as the Committee may, in its sole discretion, determine, enter into
agreements (or take other actions with respect to the Grants) for new Grants
containing terms (including exercise prices) more (or less) favorable than the
outstanding Grants.  

          5. Participation.

                    Participation
in the Plan shall be limited to those directors (including Non-Employee
Directors), officers and employees of, and other individuals performing
services for, or to whom an offer of
employment has been extended by, the Company and its Subsidiaries selected by
the Committee (including participants
located outside the United States). Nothing in the Plan or in any Grant thereunder shall confer any right on a
participant to continue in the employ as a director or officer of, or in any other capacity or in the
performance of services for, the Company or shall interfere in any way with the right of the Company
to terminate the employment or performance of services or to reduce the
compensation or responsibilities of a participant at any time. By accepting any Grant under the Plan, each participant and
each person claiming under or through him or her shall be conclusively deemed to have indicated his or her acceptance
and ratification of, and consent to,
any action taken under the Plan by the Company, the Board of Directors or the
Committee.

                    Incentive
Stock Options or Non-qualified Stock Options may be granted to such grantees and for such number of Shares as the
Committee shall determine. Determinations made by the Committee under the Plan need not be uniform
and may be made selectively among eligible individuals under the Plan, whether
or not such individuals are similarly situated. A Grant of any type made hereunder in any one year to an
eligible participant shall neither guarantee nor preclude a further Grant of that or any other type to such
participant in that year or subsequent years.

5

          6.
Incentive and Non-qualified Options.

                    The
Committee may from time to time grant to eligible participants Incentive Stock Options, Non-qualified Stock Options, or any
combination thereof;  provided that the Committee may grant Incentive Stock Options only to eligible
employees of the Company or its subsidiaries (as defined for this purpose in Section 424(f) of the Code or any successor
thereto). The options granted shall take such form as the Committee shall
determine, subject to the following terms and conditions.

                    It
is the Company’s intent that Non-qualified Stock Options granted under the Plan
not be classified as Incentive Stock
Options, that Incentive Stock Options be consistent with and contain or be
deemed to contain all provisions required under Section 422 of the Code or any successor
thereto, that neither any Non-qualified Stock Option nor any Incentive Stock
Option be treated as a payment of deferred
compensation for the purposes of Section 409A of the Code and any successor thereto, and that any ambiguities in
construction be interpreted in order to effectuate such intent. If an Incentive Stock Option granted under
the Plan does not qualify as such for any reason, then to the extent of such non-qualification, the
stock option represented thereby shall be regarded as a Non-qualified Stock Option duly granted under
the Plan, provided that such
stock option otherwise meets the
Plan’s requirements for Non-qualified Stock Options.

                    (a)
Price. Except with respect to Assumed Options, the price
per Share deliverable upon the
exercise of each option (“Exercise Price”) shall not be less than 100% of the Fair Market Value of a share of Common Stock
as
of the date of Grant of the option, and in the case of the Grant of any Incentive Stock Option to an
employee who, at the time of the Grant, owns more than 10% of the total combined voting power of all
classes of stock of the Company or any of its Subsidiaries, the Exercise Price
may not be less than 110% of the Fair Market Value of a share of Common
Stock as of the date of Grant of the option, unless otherwise permitted by
Section 422 of the Code or any successor
thereto. The exercise price for Non-qualified Stock Options issued at the time of or in connection with the Closing will be
$1,255.59. The exercise price for non-qualified stock options not described in the previous sentence will be determined
by the Committee; provided, however, that to the extent required at the time of grant
by California “Blue Sky” law and to the extent such California “Blue Sky” law is applicable to such
participant
or Option, the exercise price shall
not be less than 85% of the Fair Market Value of the Common Stock on such date
and in no event be less than the par
value of the Common Stock. Notwithstanding the foregoing, if a participant owns or is deemed to own (by reason of
the attribution rules applicable under Section 424(d) of the Code) more
than 10% of the combined voting power of all classes of stock of the Company or of any Subsidiary and an option is
granted to such Participant, the exercise price of such option, to the
extent required at the time of grant by California “Blue Sky” law with respect
to any option, shall be no less than 110% of
the Fair Market Value of the Common Stock on the date such option is
granted. 

                    (b)
Payment. Options may be exercised, in whole or in part,
upon payment of the Exercise Price of
the Shares to be acquired. Unless otherwise determined by the Committee, payment
shall be made (i) in cash (including check, bank draft, money order or wire
transfer of immediately available funds), (ii) by delivery of outstanding
shares of Common Stock with a Fair Market Value on the date of exercise equal
to the aggregate Exercise Price payable with respect to the options’ exercise, (iii) if the shares are then publicly traded, by
simultaneous sale through a

6

broker reasonably acceptable to the Committee of
Shares acquired on exercise, as permitted under Regulation T of the Federal Reserve Board of Directors, (iv) by
authorizing the Company to withhold from issuance a number of Shares issuable
upon exercise of the options which, when multiplied by the Fair Market Value of a share of Common Stock on the
date of exercise, is equal to the
aggregate Exercise Price payable with respect to the options so exercised or
(v) by any combination of the foregoing.

                    In the
event a grantee elects to pay the Exercise
Price payable with respect to an option
pursuant to clause (ii) above, (A) only a whole number of share(s) of Common
Stock (and not fractional shares of Common Stock) may be tendered in
payment and (B) Common Stock must be delivered
to the Company. Delivery for this purpose may, at the election of the grantee,
be made either by (A) physical
delivery of the certificate(s) for all such shares of Common Stock tendered in
payment of the price, accompanied by duly executed instruments of transfer in a
form acceptable to the Company, or (B) direction to the grantee’s broker
to transfer, by book entry, such shares of Common
Stock from a brokerage account of the grantee to a brokerage account specified
by the Company. When payment of the Exercise Price is made by delivery
of Common Stock, the difference, if any,
between the aggregate Exercise Price payable with respect to the option being exercised and the Fair Market Value of the shares
of Common Stock tendered in payment (plus any applicable taxes) shall be paid in cash. No grantee may tender shares of
Common Stock having a Fair Market
Value exceeding the aggregate Exercise Price payable with respect to the option
being exercised (plus any applicable
taxes).

                    In the
event a grantee elects to pay the Exercise
Price payable with respect to an option pursuant to clause (iv) of the first
paragraph of this Section 6(b), only a whole number of Shares (and not fractional Shares) may be withheld
in payment. When payment of the Exercise Price is made by withholding of
Shares, the difference, if any, between the aggregate Exercise Price payable with respect to the option being
exercised and the Fair Market Value of the Shares withheld in payment
(plus any applicable taxes) shall be paid in cash. No grantee may authorize the
withholding of Shares having a Fair Market
Value exceeding the aggregate Exercise Price payable with respect to the option being exercised (plus
any applicable taxes). Any withheld Shares shall no longer be issuable under this Plan.

                    (c)
Terms of Options; Vesting. The term
during which each option may be exercised
shall be determined by the Committee, and except as otherwise provided herein,
no option shall be exercisable in
whole or in part more than ten years from the date it is granted, and no Incentive Stock Option granted to an employee who
at the time of the Grant owns more than 10% of the total combined voting power of all classes of stock of the Company
or any of its Subsidiaries shall be exercisable more than five years from the
date it is granted. All rights to purchase Shares pursuant to an option shall, unless sooner
terminated, expire at the date designated by the Committee. The Committee shall determine the date on which each option
shall become exercisable and may provide that an option shall become
exercisable in installments; provided,
however, that, to the extent required at the time of grant by
California “Blue Sky” law and to the extent such California “Blue Sky” law is applicable to such participant or
option,
options granted to individuals other
than officers, directors, managers or consultants of the Company shall be
exercisable at the rate of at least
20% per year over the first five years from the date of grant. The Shares
constituting each installment may be
purchased in whole or in part at any time after such installment becomes

7

exercisable, subject to such
minimum exercise requirements as may be designated by the Committee. The optionee shall have no rights as a stockholder
with respect to any Shares that may be acquired pursuant to an outstanding option (including, without limitation, any
dividend or voting rights) until such
time, and with respect to acquired shares only, as such option is exercised and
shares are delivered with respect to such exercise.

                     (d)
Limitations
on Grants. If required by the
Code, the aggregate Fair Market Value
(determined as of the Grant date) of Shares for which an Incentive Stock Option
is exercisable for the first time during any calendar year under all
equity incentive plans of the Company and its Subsidiaries
(as defined in Section 422 of the Code or any successor thereto) may not exceed
$100,000.

                    (e) Termination; Forfeiture.

                              (i)
Death or Disability. Unless otherwise provided in any Award Agreement, if a participant ceases to be a
director, officer or employee of, or to perform other services for, the Company and any Subsidiary due
to death or Disability, (A) all of the participant’s options that were exercisable on the date of death
or Disability shall remain exercisable for, and shall otherwise terminate at the end of, the period of
180 days commencing on the date of death or Disability, but in no event after
the expiration date of the options and (B) all of the participant’s options
that were not exercisable on the date of death or Disability shall be forfeited
immediately upon such death or Disability; provided, however, that the Committee may
determine to additionally vest such
options, in whole or in part, in its discretion. Notwithstanding the foregoing,
if the Disability giving rise to the
termination of employment is not within the meaning of Section 22(e)(3) of the Code or any successor thereto, Incentive
Stock Options not exercised by such participant within 90 days after the date of termination of employment will cease to
qualify as Incentive Stock Options
and will be treated as Non-qualified Stock Options under the Plan if required
to be so treated under the Code.

                              (ii)
Retirement. Unless otherwise provided in any Award Agreement, if a participant ceases to be a director, officer or
employee of, or to perform other services for, the Company and any Subsidiary upon the occurrence of
his or her Retirement, (A) all of the participant’s
options that were exercisable on the date of Retirement shall remain
exercisable for, and shall otherwise terminate at the end of, the period of 90
days commencing on the date of Retirement, but in no event after the expiration date of the options, and (B) all of
the participant’s options that were
not exercisable on the date of Retirement shall be forfeited immediately upon
such Retirement; provided, however, that
the Committee may determine to additionally vest such options, in whole or in part, in its discretion.

                              (iii)
Discharge for Cause. Unless otherwise
provided in any Award Agreement, if
a participant ceases to be a director, officer or employee of, or to perform
other services for, the Company or a
Subsidiary due to Cause, or if a grantee does not become a director, officer or employee of, or does not begin
performing other services for, the Company or a Subsidiary for any reason, all of the participant’s or grantee’s
options shall expire and be forfeited immediately upon such cessation or non-commencement, whether
or not then exercisable.

8

                              (iv)
Other Termination. Unless otherwise provided in any Award Agreement,
if a participant ceases to be a director, officer or employee of, or to
otherwise perform services for, the Company
or a Subsidiary for any reason other than death, Disability, Retirement or Cause,
(A) all of the participant’s options that were exercisable on the date of such
cessation shall remain exercisable for, add
shall otherwise terminate at the end of, the period of 30 days commencing on the date of such cessation, but in
no event after the expiration date of the options and (B) all of the participant’s options that were not
exercisable on the date of such cessation shall be forfeited immediately upon
such cessation.

                              (v)
Change of Control. If there is a Change of
Control of the Company or similar event and a participant’s Award
Agreement does not provide for treatment of such participant’s options upon such an event, the Committee may, in its
discretion, provide for the vesting of a participant’s options on such
terms and conditions as it deems appropriate. If there is a Change of Control or similar event and the
Committee does not provide for (i) the vesting of a participant’s
options on the same terms and conditions as if a “Sale of the Company” (as such
term may be defined in an Award Agreement)
was occurring or (ii) assumption of the participant’s options by the Company
following the Change of Control or similar event, then options not yet vested
at that point shall terminate
immediately prior to such Change of Control or similar event; provided that if a participant’s Award
Agreement provides for the acceleration of the vesting of his or her options
upon a Sale of the Company (including
any conditions to such accelerating) and such Change of Control does not constitute a Sale of the Company, then
the Company may cancel such participant’s unvested options only if the
Company has agreed to accelerate the vesting of such options to the extent that
they would have vested had such a Change of
Control constituted a Sale of the Company (giving effect to any conditions applicable to vesting upon
a Sale of the Company) and a participant has been given a reasonable period of time to exercise
such prior to such cancellation. In the event of any merger,
consolidation or other reorganization in which the Company is not the surviving
or continuing corporation or any
transaction in which a Change of Control is to occur, all of the Company’s obligations regarding options that were
granted hereunder and that are outstanding and vested on the date of such event (taking into consideration any
acceleration of vesting in connection with
such transaction) shall, on such terms as may be approved by the Committee
prior to such event, be (a) assumed
by the surviving or continuing corporation; or (b) canceled in exchange for
cash, securities of the acquiror or other property. 

                              Notwithstanding
the foregoing, in connection with
any transaction described in the last
sentence of the preceding paragraph, the Committee may, in its discretion, (i)
cancel any or all outstanding
options under the Plan in consideration for payment to the holders thereof of
an amount equal to the portion of the consideration that would have been
payable to such holders pursuant to
such transaction if their vested options (taking into consideration any
acceleration of vesting in
connection with such transaction) had been fully exercised immediately prior to
such transaction, less the aggregate
Exercise Price that would have been payable therefor, or (ii) if the amount that would have been payable to the option
holders pursuant to such transaction if their vested options had been fully exercised immediately prior thereto would
be equal to or less than the aggregate
Exercise Price that would have been payable therefor, cancel any or all such
options for no consideration or
payment of any kind. Payment of any amount payable pursuant to the preceding sentence may be made in cash or, in the event that
the consideration to be received in such

9

transaction includes securities
or other property, in cash and/or securities or other property in the Committee’s
discretion. 

          7. Withholding
Taxes.

                    The
Company may require, as a condition to any
Grant or exercise under the Plan or to
the delivery of certificates for Shares issued hereunder, that the grantee make
provision for the payment to the
Company, pursuant to this Section 7, of United States federal, state or
local or non-United States taxes of
any kind required by law to be withheld with respect to any Grant or delivery of
Shares. The Company, to the extent permitted or required by law, shall have the
right to deduct from any payment of any kind
(including salary or bonus) otherwise due to a grantee, an amount equal to any United States federal, state or local
or non-United States taxes of any kind required by law to be withheld with
respect to any grant or delivery of Shares under the Plan.

          8. Written
Agreement.

                    Each
employee to whom a Grant is made under the Plan shall enter into an Award Agreement with the Company that shall contain such
provisions consistent with the provisions of the Plan, as may be approved by the Committee.

          9. Transferability.

                    Unless
the Committee determines otherwise, no option granted under the Plan shall be transferable by a participant other than by
will or the laws of descent and distribution. Unless the Committee determines otherwise, an option may be
exercised only by the optionee or grantee thereof; by his or her executor or administrator, the executor or administrator
of the estate of any of the
foregoing, or any person to whom the option is transferred by will or the laws
of descent and distribution; or by
his or her guardian or legal representative; or the guardian or legal
representative of any of the foregoing; provided
that Incentive Stock Options may be exercised by any guardian or legal representative only if permitted by the Code
and any regulations thereunder. All provisions of this Plan and any Award
Agreement referred to in Section 8 shall in any event continue to apply
to any option granted under the Plan and transferred as permitted by this Section
9, and any transferee of any such
option shall be bound by all provisions of this Plan and any agreement
referred to in Section 8 as and to the same extent as the applicable
original grantee.

          10. Listing,
Registration and Qualification.

                    (a)
If the Committee determines that the
listing, registration or qualification upon any securities exchange or under any law of Shares subject to any
option is necessary or desirable as a
condition of, or in connection with, the granting of same or the issue or
purchase of Shares thereunder, no
such option may be exercised in whole or in part, and no Shares may be issued,
unless such listing, registration or qualification is effected free of
any conditions not acceptable to the Committee.

                    (b)
To the extent applicable, pursuant to
the provisions of Section 260.140.46 of Title 10 of the California Code of Regulations, the Company shall
provide to each participant and to each
individual who acquires Common Slock pursuant to the Plan, not less frequently
than annually

10

during the period such
participant or purchaser has one or more awards granted under the Plan
outstanding, and, in the case of an individual who acquires Common Stock
pursuant to the Plan, during the
period such individual owns such Common Stock, copies of the Company’s annual financial
statements. The Company shall not be required to provide such statements to key
employees of the Company whose duties in
connection with the Company assure their access to equivalent information. To the extent applicable,
the provisions of Sections 260.140.41, 260.140.42 and 260.140.45 of Title 10 of the California
Code of Regulations are incorporated herein by reference. 

          11. Transfer of Employee.

                    The
transfer of an employee from the Company to a Subsidiary, from a Subsidiary to the Company, or from one Subsidiary to another
shall not be considered a termination of employment; nor shall it be considered a termination of employment if an
employee is placed on military or sick leave or such other leave of absence
which is considered by the Committee as continuing intact the employment relationship.

          12.
Adjustments.

                    In
the event of a reorganization, recapitalization, stock split, stock dividend,
special cash dividend, combination
of shares, merger, consolidation, distribution of assets, spin-off or other extraordinary distribution, or any other change in
the corporate structure or shares of the Company, the Committee shall make an equitable and
proportionate adjustment, if any, as it deems appropriate in the number and
kind of Shares or other property available for issuance under the Plan
(including, without limitation, the
total number of Shares available for issuance under the Plan pursuant to Section 4), in the number and kind of options,
Shares or other property covered by Grants previously made under the
Plan, and in the Exercise Price of outstanding options. In the event that the Company acquires the business or assets of another
Person (whether through purchase of equity securities or assets, or through
merger, consolidation or otherwise) the Board of Directors or the Committee may, as applicable, make such
adjustments as it finds necessary in its good faith determination to the EBITDA target with respect to
any fiscal year (the “Target EBITDA”), as such Target EBITDA is set forth on a schedule to any Award Agreement, in order
to reflect the expected impact of
such acquisition on the Company’s EBITDA. Any such adjustment shall be final, conclusive and binding for all purposes of the
Plan.  

          13.
Amendment and Termination of the Plan.

                    Except
as otherwise provided in an Award Agreement, the Board of Directors, without approval of the stockholders or any
optionholder, may amend or terminate the Plan, except that no amendment
shall become effective without prior approval of the stockholders of the Company
if stockholder approval would be required by applicable law or regulations,
including if required for continued
compliance with the performance-based compensation exception of Section
162(m) of the Code or any successor thereto, under the provisions of Section
409A of the Code or any successor thereto,
under the provisions of Section 422 of the Code or any successor thereto, or by any listing requirement of the
principal stock exchange on which the Common Stock is then listed. 

11

          14.
Amendment or Substitution of Grants under the Plan.

                    Except
as otherwise provided in an Award Agreement, the terms of any outstanding Grant under the Plan may be amended from time to
time by the Committee in its discretion in any manner that it deems appropriate, including, but not limited to,
acceleration of the date of exercise of any Grant and/or payments
thereunder or of the date of lapse of restrictions on Shares (but, in the case of a Grant that is or would be treated as
“deferred compensation” for purposes of Section 409A of the Code, only to the extent permitted by
guidance issued under Section 409A of the Code); provided that, except as otherwise provided in Sections 12
or 13 or in an Award Agreement, no such amendment shall adversely
affect in a material manner any right of a participant under the Grant without his or her written consent, and further
provided that the Committee shall not reduce the Exercise Price of any options awarded under the Plan. The Committee may,
in its discretion, permit holders of Grants under the Plan to surrender
outstanding Grants in order to exercise or realize rights under other Grants, or in exchange for new Grants,
or require holders of Grants to surrender outstanding Grants as a condition precedent to the receipt of new
Grants under the Plan, but only if such surrender, exercise, realization,
exchange or Grant (a) is not treated as a payment of, and does not cause
a Grant to be treated as, deferred compensation for the purposes of Section
409A of the Code or (b) is permitted under
guidance issued pursuant to Section 409 A of the Code. 

          15.
Termination Date.

                    Unless
previously terminated upon the adoption of a resolution of the Board of Directors terminating the Plan, the Plan shall
terminate at the close of business on August 1, 2016. Subject to the provisions of an Award Agreement,
which may be more restrictive, no termination of the Plan shall materially and
adversely affect any of the rights or obligations of any person, without his or
her written consent, under any Grant of options or other incentives theretofore
granted under the Plan.

          16.
Severability.

                    Whenever
possible, each provision of the Plan shall be interpreted in such manner as to be effective and valid under applicable law,
but if any provision of the Plan is held to be prohibited by or invalid under applicable law, such provision shall be
ineffective only to the extent of such
prohibition or invalidity, without invalidating the remainder of the Plan.

          17.
Governing Law.

                    The
Plan shall be governed by the corporate laws of the State of Delaware, without giving effect to any choice of law provisions
that might otherwise refer construction or interpretation of the Plan to
the substantive law of another jurisdiction.

          18.
Compliance Amendments.

                    Except
as otherwise provided in an Award Agreement, notwithstanding any of the foregoing provisions of the Plan, and in addition
to the powers of amendment set forth in Sections 13 and 14 hereof, the provisions hereof and the provisions of any award made hereunder
may be amended unilaterally by the Company
from time to time to the extent necessary (and only to the 

12

extent necessary) to prevent the
implementation, application or existence (as the case may be) of any such provision from (i) requiring the inclusion of
any compensation deferred pursuant to the provisions of the Plan (or an
award thereunder) in a participant’s gross income pursuant to Section 409A of the Code, and the regulations issued
thereunder from time to time and/or (ii) inadvertently causing any award hereunder to be treated as
providing for the deferral of compensation pursuant to such Code section
and regulations.

13

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