Document:

exv10w17

Exhibit 10.17

Lease Agreement

THIS INSTRUMENT IS A LEASE, dated as of September 26, 2007 (the “Effective Date”), in which
the Landlord and the Tenant are the parties hereinafter named, and which relates to space in
a building (the “Building”) known as Two Batterymarch Park located at One Pine Hill Drive,
Quincy, MA. The parties to this instrument hereby agree with each other as follows:

ARTICLE I

BASIC LEASE PROVISIONS

1.1 Introduction

The following sets forth basic data and, where appropriate, constitutes definitions of the
terms hereinafter listed.

1.2 Basic Data

	 	 	 	 	 

	 

	 	Landlord:
	 	Two Batterymarch LLC,
	 

	 	 	 	a Massachusetts limited liability company
	 
	 	 	 	 
	 

	 	Landlord’s Original Address:
	 	One Batterymarch Park
	 

	 	 	 	Quincy, MA 02169-7471
	 

	 	 	 	Attention: Maureen Brodoff, Esq., General Counsel
	 
	 	 	 	 
	 

	 	Tenant:
	 	BioEnergy International, LLC,
	 

	 	 	 	a Delaware limited liability company
	 

	 	 	 	99 Longwater Circle
	 

	 	 	 	Norwell, MA 02061
	 

	 	 	 	F: (781) 681-5055
	 

	 	 	 	Attn: Stephen J. Gatto
	 
	 	 	 	 
	 

	 	Tenant’s Original Address:
	 	99 Longwater Circle
	 

	 	 	 	Norwell, MA 02061
	 

	 	 	 	F: (781) 681-5055
	 

	 	 	 	Attn: Stephen J. Gatto
	 
	 	 	 	 
	 

	 	Guarantor:
	 	None.

	 	 	 	 	 

	 

	 	Basic Rent:
	 	Year 1: $23.50 per square foot of the Premises Rentable Area per annum
	 
	 

	 	 
	 	Year 2: $24.50 per square foot of the Premises Rentable Area per annum
	 
	 

	 	 	 	Year 3: $25.50 per square foot of the Premises Rentable Area per annum
	 
	 

	 	 	 	Year 4: $26.50 per square foot of the Premises Rentable Area per annum

 

 

	 	 	 	 	 

	 

	 	 	 	Year 5: $27.50 per square foot of the Premises Rentable Area per annum

	 	 	 	 	 

	 
	 	Premises Rentable Area:	 	Approximately 13,856 square feet located on the
third (3rd) floor of the Building.
	 
	 	 	 	 
	 
	 	Permitted Uses:	 	General office uses.
	 
	 	 	 	 
	 
	 	Escalation Factor:	 	As computed in accordance with the Escalation Factor Computation.
	 
	 	 	 	 
	 
	 	Initial Term:	 	Commencing on the Effective Date and expiring at the
close of the day on October 31, 2012.
	 
	 	 	 	 
	 
	 	Security Deposit:	 	$96,250.00.
	 
	 	 	 	 
	 
	 	Base Operating Expenses:	 	Calendar Year 2008 Base Taxes: Fiscal Year 2008
	 
	 	 	 	 
	 
	 	Base Taxes:	 	Fiscal Year 2008
	 
	 	 	 	 
	 
	 	Public Liability Insurance:	 	$500,000 per occurrence (combined single limit) for
property damage, personal injury or death.

1.3 Additional Definitions

Broker: See Section 14.22.

Building Rentable Area: 104,718 square feet.

Business Days: All days except Sunday, New Year’s Day, Martin Luther King Day, Washington’s
Birthday, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans’ Day,
Thanksgiving Day, Christmas Day (and the following day when any such day occurs on Sunday)
and such other days that Landlord presently or in the future recognizes as holidays for
Landlord’s general office staff.

Commencement Date: The Effective Date.

Default of Tenant: As defined in Section 13.1.

Escalation Charges: The amounts prescribed in Sections 8.1 and 9.2.

Escalation Factor Computation: Premises Rentable Area divided by Building Rentable Area.

Operating Expenses: As determined in accordance with Section 9.1.

Operating Year: As defined in Section 9.1.

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Premises: A portion of the Building as shown on Exhibit FP annexed hereto.

Property: The Building and the land parcels on which it is located (including adjacent
sidewalks).

Rent Commencement Date: March 1, 2008.

Tax Year: As defined in Section 8.1.

Taxes: As determined in accordance-with Section 8.1.

Tenant’s Removable Property: As defined in Section 5.2.

Term of this Lease: The Initial Term and any extension thereof in accordance with the
provisions hereof.

ARTICLE II

PREMISES AND APPURTENANT RIGHTS

2.1 Lease of Premises

Landlord hereby demises and leases to Tenant for the Term of this Lease and upon the terms
and conditions hereinafter set forth, and Tenant hereby accepts from Landlord, the Premises.

2.2 Appurtenant Rights and Reservations

	 	a.	 	Tenant shall have, as appurtenant to the Premises, the non-exclusive right to
use, and permit its invitees to use, in common with others, public or common lobbies,
hallways, stairways, and elevators and common walkways necessary for access to the
Building, and if the portion of the Premises on any floor includes less than the entire
floor, the common toilets, corridors and elevator lobby of such floor; but such rights
shall always be subject to reasonable rules and regulations from time to time
established by Landlord pursuant to Section 14.7 and to the right of Landlord to
designate and change from time to time areas and facilities so to be used.
Notwithstanding anything herein to the contrary, Tenant shall have access to the
Premises and to the Building’s elevators and loading docks 24 hours per day, 7 days per
week. The Premises shall be designated a non-smoking area and Tenant will comply, and
cause its employees and invitees to comply, with Building regulations regarding
non-smoking areas.

	 	b.	 	Excepted and excluded from the Premises are the ceiling, floor and all
perimeter walls of the Premises, except the inner surfaces thereof, but the entry doors
to the Premises are a part thereof, and Tenant agrees that Landlord shall have the
right to place in the Premises (but in such manner as to reduce to a minimum
interference with Tenant’s use of the Premises) utility lines, pipes and the like, in,
over and upon the Premises. Tenant shall install and maintain, as Landlord may
require, proper access panels in any hung ceilings or walls as may be installed by

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	 	 	 	Tenant in the Premises to afford access to any facilities above the ceiling or
within or behind the walls.

	 	c.	 	Tenant shall have the non-exclusive right to use three (3) parking spaces per
1,000 rentable square feet of the Premises. Landlord shall have no responsibility for
policing the use of the parking spaces.

ARTICLE III

BASIC RENT

3.1 Basic Rent

	 	a.	 	Tenant agrees to pay to Landlord, or as directed by Landlord, commencing on the
Rent Commencement Date without offset, abatement (except as provided in Article 12.1),
deduction or demand, the Basic Rent. Such Basic Rent shall be payable in equal monthly
installments, in advance, on the first day of each and every calendar month during the
Term of this Lease, at Landlord’s Original Address, or at such other place as Landlord
shall from time to time designate by notice. Until notice of some other designation is
given, Basic Rent and all other charges for which provision is herein made shall be
paid by remittance payable to the Landlord or Landlord’s designee, and all remittances
so received as aforesaid, or by any subsequently designated recipient, shall be treated
as a payment to Landlord.

	 	b.	 	Basic Rent for any partial month shall be prorated on a daily basis, and if the
Term of this Lease commences on a day other than the first day of a calendar month, the
first payment which Tenant shall make to Landlord shall be payable on the Rent
Commencement Date and shall be equal to a proportionate part of the monthly installment
of Basic Rent for the partial month from the Rent Commencement Date to the last day of
the month in which such Rent Commencement Date occurs plus the installment of Basic
Rent for the succeeding calendar month. In addition to any charges pursuant to Section
14.18, Tenant shall pay a late charge equal to 2% of the amount of any Basic Rent
payment not paid when due.

ARTICLE IV

TERM OF LEASE

4.1 Commencement Date

	 	 	The Commencement Date shall be the Effective Date.

4.2 Preparation of the Premises

	 	a.	 	Except as described in Section 4.2(c) below, Landlord shall deliver the
Premises to Tenant in their “as is,” “where is” condition, it being expressly
acknowledged that Tenant shall be responsible, at Tenant’s sole cost and expense
(except as provided in subparagraph b below), for any installations or alterations
necessary

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	 	 	 	for Tenant’s occupation of the Premises, which installations and alterations shall
be completed in accordance with subparagraph b below and Section 5.2 hereof.

	 	b.	 	Subject to Section 5.2 hereof, in connection with alterations and improvements
to the Premises that are intended to be undertaken by Tenant with respect to the
initial preparation of the Premises for Tenant’s business to be conducted therein (the
“Tenant Work”), Landlord shall pay that portion of the total cost thereof up to an
amount equal to Two Hundred Eighty Thousand and 00/100 Dollars ($280,000.00) (the
“Tenant Allowance”) (representing the product of $20.00 per rentable square foot
multiplied by the number of rentable square feet contained in the Premises), which may
be applied to any construction-related costs associated with the Tenant Work. In no
event shall Landlord pay more than the actual out of pocket costs of the Tenant Work up
to the amount of the Tenant Allowance, and the Tenant shall be responsible for all
other costs thereof. Landlord shall pay the Tenant Allowance to Tenant in one or more
increments within thirty (30) days of receipt of a statement therefore from Tenant
along with (i) copies of invoices showing payment by Tenant of the Tenant Work then
completed, (ii) written certification by a licensed architect that the Tenant Work was
performed in accordance with the provisions of Section 5.2 of the Lease, and (iii) lien
waivers from all contractors and subcontractors with respect to such completed Tenant
Work. The Tenant Allowance must be disbursed to Tenant on or before the date that is
twelve (12) months from the Effective Date, and Landlord shall retain any unused
portion of the Tenant Allowance.

	 	c.	 	On or before December 31, 2007, Landlord shall install fifteen (15) new
exterior windows within the Premises and replace the window films on all exterior
windows located within the Premises. Landlord and Tenant hereby agree to cooperate in
the coordination of such installation and replacement in such a manner as to maintain
harmonious labor relations and not cause any work stoppage or damage to the Building or
Premises.

ARTICLE V

USE OF PREMISES

5.1 Permitted Use

	 	a.	 	Tenant agrees that the Premises shall be used and occupied by Tenant only for
Permitted Uses and for no other purpose.

	 	b.	 	Tenant agrees to conform to the following provisions during the Term of this
Lease:

	 	i.	 	Tenant shall cause all freight to be delivered to or removed
from the Building and the Premises in accordance with reasonable rules and
regulations established by Landlord therefor;

	 	ii.	 	Tenant will not place on the exterior of the Premises
(including both interior and exterior surfaces of windows and doors) or on any
part of the

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	 	 	 	Building outside the Premises, any sign, symbol, advertisement or the like
visible to public view outside of the Premises without the prior consent of
Landlord. Landlord will not unreasonably withhold consent for signs or
lettering on the entry doors to the Premises provided such signs conform to
building standards adopted by Landlord and Tenant has submitted to Landlord
a plan or sketch of the sign to be placed on such entry doors. Landlord
agrees to maintain a tenant directory in the lobby of the Building in which
will be placed Tenant’s name and the location of the Premises in the
Building, and to provide building standard signage at Tenant’s entrance
door.

	 	iii.	 	Tenant shall not perform any act or carry on any practice which
may injure the Premises, or any other part of the Building, or cause any
offensive odors or loud noise or constitute a nuisance or a menace to any other
tenant or tenants or other persons in the Building;

	 	iv.	 	Tenant shall not operate any cooking apparatus (except for
coffee making equipment and microwaves), or locate any vending machines, in the
Premises; and

	 	v.	 	Tenant shall continuously throughout the Term of this Lease
occupy the Premises for Permitted Uses.

5.2 Installations and Alterations by Tenant

	 	a.	 	Tenant shall make no alterations, additions or improvements (collectively,
“Improvements”) in or to the Premises without Landlord’s prior written consent provided
that subsequent to the completion of the initial Tenant Work, Landlord’s consent shall
not be required if such Improvements (i) are non-structural, do not affect any Building
systems, and do not exceed in the aggregate a cost of twenty-five thousand dollars
($25,000.00), or (ii) are of a decorating nature (i.e., carpeting, painting, wallpaper)
irrespective of the cost. With respect to Improvements requiring Landlord’s consent,
Landlord shall not unreasonably withhold, condition or delay its consent for
non-structural Improvements to the Premises. Notwithstanding the foregoing, in no
event shall Tenant make any alterations or modifications to the entry doors to the
Premises without Landlord’s prior written consent, which may be withheld in Landlord’s
sole discretion. All Improvements shall:

	 	i.	 	Be performed in a good and workmanlike manner and in compliance
with all applicable laws;

	 	ii.	 	Be made only by contractors or mechanics approved by Landlord,
which approval shall not be unreasonably conditioned, delayed or withheld;

	 	iii.	 	Be made at Tenant’s sole expense (except as described in
Article IV hereof), and at such times and in such manner as Landlord may from
time to time designate;

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	 	iv.	 	Become part of the Premises and the property of Landlord; and

	 	v.	 	Other than work relating to the installation of IT or phone
services within the Premises, be performed by union contractors and laborers.
Tenant agrees not to employ or permit the use of any labor or otherwise take
any action which might result in a labor dispute involving personnel providing
services in the Building pursuant to arrangements made by Landlord.

	 	b.	 	All articles of personal property and all business fixtures, machinery and
equipment and furniture owned or installed by Tenant solely at its expense in the
Premises (“Tenant’s Removable Property”) shall remain the Property of Tenant and shall
be removed by Tenant at any time prior to the expiration of this Lease, provided that
Tenant, at its expense, shall repair any damage to the Premises and the Building caused
by such removal.

	 	c.	 	Notice is hereby given that Landlord shall not be liable for any labor or
materials furnished or to be furnished to Tenant upon credit, and that no mechanic’s or
other lien for any such labor or materials shall attach to or affect the reversion or
other estate or interest of Landlord in and to the Premises. Whenever and as often as
any mechanic’s lien shall have been filed against the Property based upon any act or
interest of Tenant or of anyone claiming through Tenant, Tenant shall forthwith take
such action by bonding, deposit or payment as will remove or satisfy the lien.
Landlord shall have the option, but not the obligation, of removing, bonding over or
paying such lien if Tenant has not done so within ten (10) days following the filing of
the same, and any amounts paid by Landlord therefor shall be paid to Landlord within
ten (10) days after invoice therefor as additional rent hereunder.

ARTICLE VI

ASSIGNMENT AND SUBLETTING

6.1 Prohibition

	 	a.	 	Tenant covenants and agrees that neither this Lease nor the term and estate
hereby granted, nor any interest herein or therein, will be assigned, mortgaged,
pledged, encumbered or otherwise transferred and that neither the Premises nor any part
thereof will be encumbered in any manner by reason of any act or omission on the part
of Tenant, or used or occupied or permitted to be used or occupied, by anyone other
than Tenant, or for any use or purpose other than a Permitted Use, or be sublet (which
term, without limitation, shall include granting of concessions, licenses and the like)
in whole or in part, without, in each instance, having first received the express
written consent of Landlord which, in the case of any subletting (except to another
tenant in the Building or other buildings owned by Landlord or its beneficiaries), will
not be unreasonably conditioned, delayed or withheld. In all other cases, Landlord’s
consent may be withheld in its sole discretion. The foregoing restrictions shall not
be applicable to an assignment of this Lease or a subletting of the Premises by Tenant
to a subsidiary wholly-owned

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	 	 	 	by Tenant, a controlling corporation (which owns all of the outstanding stock of
Tenant), any other corporation, the stock in which is wholly-owned by the
stockholders of Tenant, a successor to Tenant by merger or consolidation, or the
purchase of all or substantially all of the capital stock or assets of Tenant,
provided that the successor or purchaser, as the case may be, (a) continues to
operate the business of Tenant from the Premises as a going concern and (b) has a
net worth after such transaction at least equal to Tenant’s net worth as of the date
of this Lease (each a “Tenant Affiliate”); provided that Tenant shall prior to the
effective date of such assignment provide to Landlord evidence reasonably
satisfactory to Landlord that, as of the date of such assignment, the assignee shall
have a net worth equal to or greater than that of Tenant. It shall be a condition
of the validity of any assignment, whether with the consent of Landlord or to a
subsidiary or controlling corporation, that the assignee agrees directly with
Landlord, by written instrument in form satisfactory to Landlord, to be bound by all
the obligations of Tenant hereunder including, without limitation, the covenant
against further assignment and subletting. No assignment or subletting shall
relieve Tenant from its obligations hereunder and Tenant shall remain fully and
primarily liable therefor.

	 	b.	 	If this Lease be assigned, or if the Premises or any part thereof be sublet or
occupied by anyone other than Tenant, Landlord may, at any time and from time to time,
collect rent and other charges from the assignee, subtenant or occupant, and apply the
net amount collected to the rent and other charges herein reserved, but no such
assignment, subletting, occupancy or collection shall be deemed a waiver of this
covenant, or the acceptance of the assignee, subtenant or occupant as a tenant or a
release of Tenant from the further performance by Tenant of its obligations hereunder.
The consent by Landlord to an assignment or subletting shall in no way be construed to
relieve Tenant or any successor from obtaining the express consent in writing of
Landlord to any further assignment or subletting. No assignment or subletting and no
use of the Premises by a subsidiary wholly-owned by Tenant or controlling corporation
of Tenant shall affect Permitted Uses.

6.2 Excess Payments

If:

	 	i.	 	The rent and other sums received by Tenant on account of a
sublease of all or any portion of the Premises exceeds the Basic Rent and
Escalation Charges allocable to the space subject to the sublease (in the
proportion of the area of such space to the entire Premises) plus actual
out-of-pocket expenses incurred by Tenant in connection with Tenant’s
subleasing of such space, including brokerage commissions to a licensed broker
and the cost of preparing such space for occupancy by the subtenant, Tenant
shall pay to Landlord, as an additional charge, 100% of such excess, monthly as
received by Tenant; or

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	 	ii.	 	Any payment received by Tenant on account of any assignment of
this Lease exceeds the actual out-of-pocket expenses incurred by Tenant in
connection with such assignment, including brokerage commissions to a licensed
broker and the cost of preparing space for the assignee, Tenant shall pay to
Landlord, as an additional charge, 100% of such excess when received by Tenant.

6.3 Termination

Notwithstanding any other provision of this Article VI, except for an assignment or sublease
entered into with a Tenant Affiliate, if Tenant shall assign this Lease or enter into a
sublease, Landlord may elect to terminate this Lease, in the case of an assignment, or
terminate this Lease as to the proposed sublease premises, in the case of subletting, by
giving notice to Tenant of such election not later than thirty (30) days after receiving
notice of such subletting or assignment whereupon this Lease shall so terminate thirty (30)
days after the giving of such notice by Landlord with the same force and effect as if such
date where the date originally established as the expiration date hereof.

ARTICLE VII

RESPONSIBILITY FOR REPAIRS AND CONDITIONS OF

PREMISES; SERVICES TO BE FURNISHED BY LANDLORD

7.1 Landlord Repairs

	 	a.	 	Except as otherwise provided in this Lease, Landlord agrees to keep in good
order, condition and repair the root public areas, exterior walls, exterior windows and
structure of the Building (including plumbing, mechanical and electrical systems), all
insofar as they affect the Premises, except that Landlord shall in no event be
responsible to Tenant for the doors leading to the Premises, or for any condition in
the Premises or, the Building caused by any act or neglect of Tenant, its invitees or
contractors. Landlord shall not be responsible to make any improvements or repairs to
the Building other than as expressly in this Section 7.1 provided, unless expressly
provided otherwise in this Lease.

	 	b.	 	Landlord shall never be liable for any failure to make repairs which, under the
provisions of this Section 7.1 or elsewhere in this Lease, Landlord has undertaken to
make unless Tenant has given notice to Landlord of the need to make such repairs, and
Landlord has failed to commence to make such repairs within a reasonable time after
receipt of such notice, or fails to proceed with reasonable diligence to complete such
repairs.

7.2 Tenant’s Agreement

	 	a.	 	Tenant will keep neat and clean and maintain in good order, condition and
repair the Premises and every part thereof, excepting only those repairs for which
Landlord is responsible under the terms of this Lease, reasonable wear and tear of the
Premises, and damage by fire or other casualty and as a consequence of the exercise of
the power of eminent domain; and shall surrender the Premises, at the

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	 	 	 	end of the term, in such condition. Without limitation, Tenant shall maintain and
use the Premises in accordance with all directions, rules and regulations of the
proper offices of governmental agencies having jurisdiction, and shall, at Tenant’s
own expense, obtain all permits, licenses and the like required by applicable law.
Tenant shall be responsible for the cost of repairs which may be made necessary by
reason of damage to common areas in the Building by Tenant, Tenant’s independent
contractors, or Tenant’s invitees.

	 	b.	 	If repairs are required to be made by Tenant pursuant to the terms hereof,
Landlord may demand that Tenant make the same forthwith, and if Tenant refuses or
neglects to commence such repairs and complete the same with reasonable dispatch, after
such demand, Landlord may (but shall not be required to do so) make or cause such
repairs to be made and shall not be responsible to Tenant for any loss or damage that
may accrue to Tenant’s stock or business by reason thereof. If Landlord makes or
causes such repairs to be made, Tenant agrees that Tenant shall forthwith, on demand,
pay to Landlord the cost thereof as an additional charge hereunder.

7.3 Floor Load — Heavy Machinery

	 	a.	 	Tenant shall not place a load upon any floor in the Premises exceeding 100 lbs.
(live load) per square foot of Usable Floor Area. Notwithstanding the foregoing,
Tenant may place a point load on the floor of the Premises exceeding 100 Lbs., so long
as the distributed load in the area immediately surrounding said point load does not
exceed 100 Lbs. per square foot. Landlord reserves the right to reasonably prescribe
the weight and position of all business machines and mechanical equipment, including
safes creating a point load in excess of 100 Lbs. per square foot, which shall be
placed so as to distribute the weight. Business machines and mechanical equipment
shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient, in
Landlord’s judgment, to absorb and prevent vibration, noise and annoyance. Tenant
shall not move any safe, heavy machinery, heavy equipment, freight, bulky matter or
fixtures into or out of the Building without Landlord’s prior consent, which consent
may include a requirement to provide insurance in such amounts as Landlord may deem
reasonable.

	 	b.	 	If any such safe, machinery, equipment, freight, bulky matter or fixtures
requires special handling, Tenant agrees to employ only persons holding a Master
Rigger’s License to do such work, and that all work in connection therewith shall
comply with applicable laws and regulations. Any such moving shall be at the sole risk
and hazard of Tenant, and Tenant will exonerate, indemnify and save Landlord harmless
against and from any liability, loss, injury, claim or suit resulting directly or
indirectly from such moving.

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7.4 Building Services

	 	a.	 	Landlord shall, on Business Days from 8:00 a.m. to 6:00 p.m. (except on
Saturdays only from 8:00 a.m. to 1:00 p.m.), furnish heating and cooling as normal
seasonal changes may require to provide reasonably comfortable space temperature and
ventilation for occupants of the Premises under normal business operation at an
occupancy of not more than one person per 150 square feet of Usable Floor Area. If
Tenant shall require air conditioning, heating or ventilation outside the hours and
days above specified, Landlord shall furnish such service and Tenant shall pay the
commercially reasonable charges as may from time to time be in effect relating to the
additional air conditioning, heating or ventilation supplied to Tenant (which charges
for such service, as of the date hereof, are approximately $40 per hour).
Additionally, in the event that Tenant’s use of the Premises shall require heating and
cooling in excess of the levels to be provided in the first sentence of this
subparagraph a, such additional heating and cooling shall be Tenant’s responsibility at
Tenant’s sole cost and expense. In the event Tenant introduces into the Premises
personnel or equipment which overloads the capacity of the Building system or in any
other way interferes with the system’s ability to perform adequately its proper
functions, supplementary systems may, if and as needed, at Landlord’s option, be
provided by Landlord, at Tenant’s expense.

	 	b.	 	Landlord shall also provide:

	 	i.	 	Hot water for lavatory purposes and cold water (at temperatures
supplied by the City of Quincy) for drinking, lavatory and toilet purposes. If
Tenant uses water for any purpose other than for ordinary lavatory and drinking
purposes, Landlord may assess a reasonable charge for the additional water so
used, or install a water meter and thereby measure Tenant’s water consumption
for all purposes. In the latter event, Tenant shall pay the cost of the meter
and the cost of installation thereof and shall keep such meter and installation
equipment in good working order and repair. Tenant agrees to pay for water
consumed, as shown on such meter, together with the sewer charge based on such
meter changes, as and when bills are rendered, and in default in making such
payment Landlord may pay such charges and collect the same from Tenant as an
additional charge hereunder. All piping and other equipment and facilities
required for use of water outside the Building core will be installed and
maintained by Landlord at Tenant’s sole cost and expense.

	 	ii.	 	Cleaning and janitorial services to the Premises, provided the
same are kept in order by Tenant, in accordance with the cleaning standards set
forth in Schedule CS attached hereto, which cleaning specifications may
be modified by Landlord from time to time in Landlord’s reasonable discretion.

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	 	iii.	 	Passenger elevator service from the existing passenger elevator
system in common with Landlord and other tenants of the Building.

7.5 Electricity

	 	a.	 	Tenant shall be responsible for all costs of electricity used in connection
with the Premises including, without limitation, the cost of electricity for lights,
outlets, and operation of variable-air-volume (VAV) boxes. Estimated payments on
account of electricity in the amount of $1,750 (1/12 of the estimated $1.50 per
rentable square foot per year) shall be made monthly and at the time and in the fashion
herein provided for the payment of Basic Rent. Promptly after receipt by Landlord of
bills for such electricity, Landlord shall advise Tenant of the amount thereof and the
computation of Tenant’s payment on account thereof. If estimated payments theretofore
made by Tenant for the Lease Year covered by such bills exceed the required payments on
account thereof for such Lease Year, Landlord shall credit the amount of overpayment
against subsequent obligations of Tenant on account of electricity (or refund such
overpayment if the Term of this Lease has ended and Tenant has no further obligation to
Landlord); but if the required payments on account thereof for such Lease Year are
greater than estimated payments theretofore made on account thereof for such Lease
Year, Tenant shall make payment to Landlord within thirty (30) days after being so
advised by Landlord. Landlord shall have the same rights and remedies for the
nonpayment by Tenant of any payments, due on account of such electricity as Landlord
has hereunder for the failure of Tenant to pay Basic Rent.

	 	b.	 	Tenant agrees in its use of the Premises that its total connected lighting load
will not exceed the maximum from time to time permitted under applicable governmental
regulations. Landlord shall purchase and install all lamps, tubes, bulbs, starters and
ballasts for all original fluorescent tubes within the Premises at Tenant’s sole cost
and expense.

ARTICLE VIII

REAL ESTATE TAXES

8.1 Payments on Account of Real Estate Taxes

	 	a.	 	For the purposes of this Article, the term “Tax Year” shall mean the twelve
(12) month period commencing on the July 1 immediately preceding the Commencement Date
and each twelve (12) month period thereafter during the Term of this Lease; and the
term “Taxes” shall mean real estate taxes assessed with respect to the Property for any
Tax Year.

	 	b.	 	In the event that for any reason, Taxes shall be greater during any Tax Year
than Base Taxes, Tenant shall pay to Landlord, as an Escalation Charge, an amount equal
to:

	 	i.	 	The excess of Taxes over Base Taxes, multiplied by,

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	 	ii.	 	The Escalation Factor, such amount to be apportioned for any
fraction of a Tax Year in which the Commencement Date falls or the Term of this
Lease ends.

	 	c.	 	Estimated payments by Tenant on account of Taxes shall be made monthly and at
the time and in the fashion herein provided for the payment of Basic Rent. The monthly
amount so to be paid to Landlord shall equal to one-twelfth (1/12) of the amount
required to be paid (if any) by Tenant pursuant to Paragraph b. above for the preceding
Tax Year. Promptly after receipt by Landlord of bills for such Taxes, Landlord shall
advise Tenant of the amount thereof and the computation of Tenant’s payment on account
thereof. If estimated payments theretofore made by Tenant for the Tax Year covered by
such bills exceed the required payments on account thereof for such Tax Year, Landlord
shall credit the amount of overpayment against subsequent obligations of Tenant on
account of real estate taxes (or refund such overpayment if the Term of this Lease has
ended and Tenant has no further obligation to Landlord); but if the required payments
on account thereof for such Tax Year are greater than estimated payments theretofore
made on account thereof for such Tax Year, Tenant shall make payment to Landlord within
thirty (30) days after being so advised by Landlord. Landlord shall have the same
rights and remedies for the nonpayment by Tenant of any payments due on account of such
Taxes as Landlord has hereunder for the failure of Tenant to pay Basic Rent.

8.2 Abatement

If Landlord shall receive any tax refund or reimbursement of Taxes or sum in lieu thereof
with respect to any Tax Year, then out of any balance remaining thereof after deducting
Landlord’s expenses reasonably incurred in obtaining such refund, Landlord shall pay to
Tenant, provided there does not then exist a Default of Tenant, an amount equal to such
refund or reimbursement or sum in lieu thereof (exclusive of interest) multiplied by the
Escalation Factor and adjusted for any partial year; provided, that in no event shall Tenant
be entitled to receive more than the amount of any payments made by Tenant on account of
real estate Tax increases for such Tax Year pursuant to Paragraph b. of Section 8.1 or to
receive any payment if Taxes for any Tax Year are less than Base Taxes.

8.3 Alternate Taxes

	 	a.	 	If some method or type of taxation shall replace the current method of
assessment of real estate taxes, or the type thereof, the Tenant agrees that Tenant
shall pay an equitable share of the same computed in a fashion consistent with the
method of computation herein provided, to the end that Tenant’s share thereof shall be,
to the maximum extent practicable, comparable to that which Tenant would bear under the
foregoing provisions.

	 	b.	 	If a tax (other than a Federal or State net income tax) is assessed on account
of the rents or other charges payable by Tenant to Landlord under this Lease, Tenant

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	 	 	 	agrees to pay the same within twenty (20) days after billing therefor, unless
applicable law prohibits the payment of such tax by Tenant. Landlord shall have the
same rights and remedies for nonpayment by Tenant of any such amounts as Landlord
has hereunder for the failure of Tenant to pay Basic Rent.

ARTICLE IX

OPERATING EXPENSES

9.1 Definitions

For the purposes of this Article, the following terms shall have the following respective
meanings:

Operating Year: Each calendar year in which any part of the Term of this Lease shall fall.

Operating Expenses: The aggregate costs or expenses reasonably incurred by Landlord with
respect to the operation, administration, cleaning, repair, maintenance and management of
the Property including, without limitation, those items enumerated in Exhibit OC
annexed hereto, provided that, if during any portion of the Operating Year for which
Operating Expenses are being computed, less than 95% of the Building Rentable Area was
occupied by tenants, actual operating expenses incurred shall be reasonably extrapolated by
Landlord on an item basis to the estimated operational expenses that would have been
incurred if the Building were 95% occupied for such Operating Year, and such extrapolated
amount shall, for the purposes hereof, be deemed to be the Operating Expenses for such
Operating Year.

9.2 Tenant’s Payment

	 	a.	 	In the event that Operating Expenses for any Operating Year shall be greater
than Base Operating Expenses, Tenant shall pay to Landlord, as an Escalation Charge, an
amount equal to:

	 	i.	 	The excess of the Operating Expenses for such Year over and
above Base Operating Expenses, multiplied by,

	 	ii.	 	The Escalation Factor, such amount to be apportioned for any
Operating Year in which the Commencement Date falls or the Term of this Lease
ends.

	 	b.	 	Estimated payments by Tenant on account of Operating Expenses shall be made
monthly and at the time and in the fashion herein provided for the payment of Basic
Rent. The monthly amount so to be paid to Landlord shall be sufficient to provide
Landlord by the end of each Operating Year a sum equal to Tenant’s required payments
(if any) on account of Operating Expenses for the preceding Operating Year. Promptly
after the end of each Operating Year, Landlord shall submit to Tenant a reasonably
detailed accounting of Operating Expenses for such Operating Year (an “Actual Cost
Statement”), and Landlord shall certify the

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	 	 	 	accuracy thereof. If estimated payments theretofore made for such Operating Year by
Tenant exceed Tenant’s required payment on account thereof for such Operating Year,
according to the Actual Cost Statement, Landlord shall credit the amount of
overpayment against subsequent obligations of Tenant with respect to Operating
Expenses (or refund such overpayment if the Term of this Lease has ended and Tenant
has no further obligation to Landlord); but, if the required payments on account
thereof for such Operating Year are greater than the estimated payments (if any)
theretofore made on account thereof for such Operating Year, Tenant shall make
payment to Landlord within twenty (20) days after being so advised by Landlord.
Landlord shall have the same rights and remedies for the nonpayment by Tenant of any
payments due on account of Operating Expenses as Landlord has hereunder for the
failure of Tenant to pay Basic Rent.

In the event that the Tenant reasonably disputes the Actual Cost Statement, or portions
thereof, then Tenant shall notify Landlord within sixty (60) days after receipt of the
Actual Cost Statement and upon request by the Tenant, Landlord shall promptly make available
to Tenant at Landlord’s address set forth above, or at such other location closer in
proximity to the Premises as Landlord may make available, such information as reasonably
necessary to verify such actual costs as stated in the Actual Cost Statement Tenant shall
provide the results of its investigations to Landlord promptly after the conclusion thereof.
Whether or not Tenant elects to contest the Actual Cost Statement, Tenant shall pay all
Base Rent and Additional Rent as and when due hereunder.

ARTICLE X

INDEMNITY AND PUBLIC LIABILITY INSURANCE

10.1 Tenant’s Indemnity

To the maximum extent this Agreement may be made effective according to law, Tenant agrees
to indemnify and save harmless Landlord from and against all claims, actions or proceedings
of whatever nature arising from any act, omission or negligence of Tenant or Tenant’s
contractors, licensees agents, servants or employees or arising from any accident, injury or
damage whatsoever caused to any person, or to the property of any person, occurring after
the date of this Lease until the end of the Term of this Lease and thereafter, so long as
Tenant is in occupancy of any part of the Premises, in or about the Premises, or arising
from any accident, injury or damage occurring outside of the Premises but on the Property,
where such accident, damage or injury results or is claimed to have resulted from an act or
omission on the part of Tenant or Tenant’s agents or employees or independent contractors.
This indemnity and hold harmless agreement shall include indemnity against all costs,
expenses and liabilities incurred in or in connection with any such claim, action or
proceeding brought thereon, and the defense thereof.

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10.2 Public Liability Insurance

Tenant agrees to maintain in full force from the date upon which Tenant first enters the
Premises for any reason, throughout the Term of this Lease, and thereafter so long as Tenant
is in occupancy of any part of the Premises, a policy of general liability and property
damage insurance under which Landlord (and such other persons as are in privity of estate
with Landlord as may be set out in notice from Landlord to Tenant from time to time) and
Tenant are named as insureds, and under which the insurer agrees to indemnify and hold
Landlord, and those in privity of estate with Landlord, harmless from and against all cost,
expense and/or liability arising out of or based upon any and all claims, accidents,
injuries and damages set forth in Section 10.1. Each such policy shall be non-cancelable
and non-amendable with respect to Landlord and Landlord’s said designees without twenty (20)
days’ prior notice to Landlord and shall be in at least the amounts of the Public Liability
Insurance specified in Section 1.2, and a duplicate original or certificate thereof
evidencing broad form contractual liability, independent contractor’s hazard and completed
operation coverage and waiver of subrogation shall be delivered to Landlord.

10.3 Tenant’s Risk

To the maximum extent this Agreement may be made effective according to law, Tenant agrees
to use and occupy the Premises and to use such other portions of the Building as Tenant is
herein given the right to use at Tenant’s own risk; and Landlord shall have no
responsibility or liability for any loss of or damage to Tenant’s Removable Property. The
provisions of this Section shall be applicable from and after the execution of this Lease
and until the end of the Term of this Lease, and during such further period as Tenant may
use or be in occupancy of any part of the Premises or of the Building.

10.4 Injury Caused by Third Parties

To the maximum extent this Agreement may be made effective according to law, Tenant agrees
that Landlord shall not be responsible or liable to Tenant, or to those claiming by, through
or under Tenant, for any loss or damage that may be occasioned by or through the acts or
omissions of persons occupying adjoining premises or any part of the Premises adjacent to or
connecting with the Premises or any part of the Property or otherwise.

ARTICLE XI

LANDLORD’S ACCESS TO PREMISES

11.1 Landlord’s Rights

Landlord shall have the right to enter the Premises at all reasonable hours for the purpose
of inspecting or making repairs to the same upon delivery of reasonable notice to Tenant
(except in the case of an emergency as to which no such notice shall be required) and
Landlord shall also have the right to make access available at all reasonable hours to
prospective or existing mortgages, purchasers or tenants of any part of the Property.

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ARTICLE XII

FIRE, EMINENT DOMAIN, ETC.

12.1 Abatement of Rent

If the Premises shall be damaged by fire, casualty in the Building, Basic Rent and
Escalation Charges payable by Tenant shall abate proportionately for the period in which, by
reason of such damage, there is substantial interference with Tenant’s use of the Premises,
having regard to the extent to which Tenant may be required to discontinue Tenant’s use of
all or a portion of the Premises, but such abatement or reduction shall end if and when
Landlord shall have substantially restored the Premises to the condition in which they were
prior to such damage. If the Premises shall be affected by any exercise of the power of
eminent domain, Basic Rent and Escalation Charges payable by Tenant shall be justly and
equitably abated and reduced according to the nature and extent of the loss of use thereof
suffered by Tenant.

12.2 Right of Termination

If the Premises or the Property are substantially damaged by fire or casualty (the term
“substantially damaged” meaning damage of such a character that the same cannot, in ordinary
course, reasonably be expected to be repaired within six (6) months from the time that
repair work would commence), or, if as a result of any exercise of the right of eminent
domain more than thirty percent (30%) of the Building or the Property is taken or a material
portion of the parking is taken or there is a material impact on access to the Property
(collectively, a “Taking”), then either party shall have the right to terminate this Lease
(even if Landlord’s entire interest in the Premises may have been divested) by giving to the
other party notice of such party’s election so to do within sixty (60) days after the
occurrence of such casualty or the effective date of such Taking, whereupon this Lease shall
terminate thirty (30) days after the date of such notice with the same force and effect as
if such date were the date originally established as the expiration date hereof.

12.3 Restoration

If this Lease shall not be terminated pursuant to Section 12.2, Landlord shall thereafter
use due diligence to restore the Premises to proper condition for Tenant’s use and
occupation, provided that Landlord’s obligation shall be limited to the amount of insurance
proceeds available therefor. If, for any reason, such restoration shall not be
substantially completed within six (6) months after the expiration of the ninety (90) day
period referred to in Section 12.2 (which six (6) month period may be extended for such
periods of time as Landlord is prevented from proceeding with or completing such restoration
for any cause beyond Landlord’s reasonable control, but in no event for more than an
additional three (3) months), Tenant shall have the right to terminate this Lease by giving
notice to Landlord thereof within thirty (30) days after the expiration of such period (as
so extended). Upon the giving of such notice, this Lease shall cease and come to an end
without further liability or obligation on the part of either party unless, within such
thirty (30) day period, Landlord substantially completes such restoration. Such right

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of termination shall be Tenant’s sole and exclusive remedy at law or in equity for
Landlord’s failure so to complete such restoration.

12.4 Award

Landlord shall have and hereby reserves and excepts, and Tenant hereby grants and assigns to
Landlord, all rights to recover for damage to the Property and the leasehold interest hereby
created, and to compensation accrued or hereafter to accrue by reason of such taking, damage
or destruction, and by way of confirming the foregoing, Tenant hereby grants and assigns,
and covenants with Landlord to grant and assign to Landlord, all rights to such damages or
compensation. Nothing contained herein shall be construed to prevent Tenant from
prosecuting in any condemnation proceedings a claim for the value of any of Tenant’s
Removable Property installed in the Premises by Tenant at Tenant’s expense and for
relocation expenses, provided that such action shall not affect the amount of compensation
otherwise recoverable by Landlord from the taking authority.

ARTICLE XIII

DEFAULT

13.1 Tenant’s Default

	 	a.	 	If at any time subsequent to the date of this Lease any one or more of the
following events (each of which being agreed to constitute substantial defaults
hereunder and being referred to herein as a “Default of Tenant”) shall happen:

	 	i.	 	Tenant shall fail to pay the Basic Rent, Escalation Charges or
other charges hereunder when due and such failure shall continue for five (5)
Business Days after notice to Tenant from Landlord; or

	 	ii.	 	Tenant shall neglect or fail to perform or observe any other
covenant herein contained on Tenant’s part to be performed or observed and
Tenant shall fail to remedy the same within thirty (30) days after notice to
Tenant specifying such neglect or failure, or if such failure is of such a
nature that Tenant cannot reasonably remedy the same within such thirty (30)
day period, Tenant shall fail to commence promptly to remedy the same and to
prosecute such remedy to completion with diligence and continuity but in no
event shall such period exceed ninety (90) days; or

	 	iii.	 	Tenant’s leasehold interest in the Premises shall be taken on
execution or by other process of law directed against Tenant; or

	 	iv.	 	Tenant shall make an assignment for the benefit of creditors or
shall file a voluntary petition in bankruptcy or shall be adjudicated bankrupt
or insolvent, or shall file any petition or answer seeking any reorganization,
arrangement, composition, readjustment, liquidation, dissolution or similar
relief for itself under any present or future Federal, State or other statute,
law or regulation for the relief of debtors, or shall seek or consent to or

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	 	 	 	acquiesce in the appointment of any trustee, receiver or liquidator of
Tenant or of all or any substantial part of its properties, or shall admit
in writing its inability to pay its debts generally as they become due; or

	 	v.	 	A petition shall be filed against Tenant in bankruptcy or under
any other law seeking any reorganization, arrangement, composition,
readjustment, liquidation, dissolution, or similar relief under any present or
future Federal, State or other statute, law or regulation and shall remain
undismissed or unstayed for an aggregate of sixty (60) days (whether or not
consecutive), or if any debtor in possession (whether or not Tenant) trustee,
receiver or liquidator of Tenant or of all or any substantial part of its
properties or of the Premises shall be appointed without the consent or
acquiescence of Tenant and such appointment shall remain unvacated or unstayed
for an aggregate of sixty (60) days (whether or not consecutive);

	 	vi.	 	Or if Tenant dissolves or is dissolved or liquidated or adopts
any plan or commences any proceeding, the result of which is intended to
include dissolution or liquidation;

	 	vii.	 	Then in any such case:

          If such Default of Tenant shall occur prior to the Commencement Date, this Lease shall ipso
facto, and without further act on the part of Landlord, terminate; and

          If such Default of Tenant shall occur after the Commencement Date, Landlord may terminate this
Lease by notice to Tenant, specifying a date not less than ten (10) days after the giving of such
notice on which this Lease shall terminate and this Lease shall come to an end on the date
specified therein as fully and completely as if such date were the date herein originally fixed for
the expiration of the Term of this Lease (Tenant hereby waiving any rights of redemption under
M.G.L. c. 186, or otherwise), and Tenant will then quit and surrender the Premises to Landlord, but
Tenant shall remain liable as hereinafter provided.

	 	b.	 	If this Lease shall have been terminated as provided in this Article, or if any
execution or attachment shall be issued against Tenant or any of Tenant’s property
whereupon the Premises shall be taken or occupied by someone other than Tenant, then
Landlord may, without notice, re-enter the Premises, either by force, summary
proceedings, ejectment or otherwise, and remove and dispossess Tenant and all other
persons and any and all property from the same, as if this Lease had not been made, and
Tenant hereby waives the service of notice of intention to re-enter or to institute
legal proceedings to that end.

	 	c.	 	In the event of any termination, Landlord shall use commercially reasonable
efforts to re-let the Premises and Tenant shall pay the Basic Rent, Escalation Charges
and other sums payable hereunder up to the time of such termination, and thereafter
Tenant, until the end of what would have been the Term of this Lease in the absence of
such termination, and whether or not the Premises shall have been re-let, shall be
liable to Landlord for, and shall pay to Landlord, as current

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	 	 	 	damages, the Basic Rent, Escalation Charges and other sums which would be payable
hereunder if such termination had not occurred, less the net proceeds, if any, of
any re-letting of the Premises, after deducting all expenses in connection with such
re-letting, including, without limitation, all repossession costs, brokerage
commissions, legal expenses, attorneys’ fees, advertising, expenses of employees,
alteration costs and expenses of preparation for such re-letting. Tenant shall pay
such current damages to Landlord monthly on the days which the Basic Rent would have
been payable hereunder if this Lease had not been terminated.

	 	d.	 	At any time after such termination, whether or not Landlord shall have
collected any such current damages, Landlord may demand, as liquidated final damages
and in lieu of all such current damages beyond the date of such demand, and Tenant
shall pay to Landlord an amount equal to the excess, if any, of the Basic Rent,
Escalation Charges and other sums as hereinbefore provided which would be payable
hereunder from the date of such demand (assuming that, for the purposes of this
paragraph, annual payments by Tenant on account of Taxes and Operating Expenses would
be the same as the payments required for the immediately preceding Operating or Tax
Year) for what remained, over the Term of this Lease if the same remained in effect,
over the then fair net rental value of the Premises for the same period.

Nothing contained in this Lease shall limit or prejudice the right of Landlord to prove for
and obtain in proceedings for bankruptcy or insolvency by reason of the termination of this
Lease, an amount equal to the maximum allowed by any statute or rule of law in effect at the
time when, and governing the proceedings in which, the damages are to be proved, whether or
not the amount be greater, equal to or less than the amount of the loss or damages referred
to above.

	 	e.	 	In case of any Default by Tenant, re-entry, expiration and dispossession by
summary proceedings or otherwise, Landlord may:

	 	i.	 	Re-let the Premises or any part or parts thereof, either in the
name of Landlord or otherwise, for a term or terms which may at Landlord’s
option be equal to or less than or exceed the period which would otherwise have
constituted the balance of the Term of this Lease and may grant concessions or
free rent to the extent that Landlord considers advisable and necessary to
re-let the same; and

	 	ii.	 	May make such reasonable alterations, repairs and decorations
in the Premises as Landlord in its sole judgment considers advisable and
necessary for the purpose of re-letting the Premises; and the making of such
alterations, repairs and decorations shall not operate or be construed to
release Tenant from liability hereunder as aforesaid. Landlord shall in no
event be liable in any way whatsoever for failure to re-let the Premises or, in
the event that the Premises are re-let, for failure to collect the rent under
such re-letting. Tenant hereby expressly waives any and all rights

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	 	 	 	of redemption granted by or under any present or future laws in the event of
Tenant being evicted or dispossessed, or in the event of Landlord obtaining
possession of the Premises, by reason of the violation by Tenant of any of
the covenants and conditions of this Lease.

	 	f.	 	If there is a Guarantor of this Lease, the happening of any of the events
described in Paragraphs a.iv or a.v of this Section 13.1 with respect to the Guarantor
shall constitute a Default of Tenant hereunder.

	 	g.	 	The specified remedies to which Landlord may resort hereunder are not intended
to be exclusive of any remedies or means of redress to which Landlord may at any time
be entitled lawfully, and Landlord may invoke any remedy (including the remedy of
specific performance) allowed at law or in equity as if specific remedies were not
herein provided for.

	 	h.	 	All costs and expenses incurred by or on behalf of Landlord (including, without
limitation, attorneys’ fees and expenses) in enforcing its rights hereunder or
occasioned by any Default of Tenant shall be paid by Tenant.

13.2 Landlord’s Default

Landlord shall in no event be in default in the performance of any of Landlord’s obligations
hereunder unless and until Landlord shall have failed to perform such obligations within
thirty (30) days, or such additional time as is reasonably required to correct any such
default, after notice by Tenant to Landlord specifying wherein Landlord has failed to
perform any such obligations.

ARTICLE XIV

MISCELLANEOUS PROVISIONS AND TENANT’S ADDITIONAL COVENANTS

14.1 Extra Hazardous Use

Tenant covenants and agrees that Tenant will not do or permit anything to be done in or upon
the Premises, or bring in anything or keep anything therein, which shall increase the rate
of property or liability insurance on the Premises or of the Building above the standard
rate applicable to premises occupied for Permitted Uses; and Tenant further agrees that, in
the event that Tenant shall do any of the foregoing, Tenant will promptly pay to Landlord,
on demand, any such increase resulting therefrom, which shall be due and payable as an
additional charge hereunder.

14.2 Waiver

	 	a.	 	Failure on the part of Landlord or Tenant to complain of any action or
non-action on the part of the other, no matter how long the same may continue, shall
never be a waiver by Tenant or Landlord, respectively, of any of the other’s rights
hereunder. Further, no waiver at any time of any of the provisions hereof by Landlord
or Tenant shall be construed as a waiver of any of the other provisions hereof, and a
waiver at any time of any of the provisions hereof shall not be

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	 	 	 	construed as a waiver at any subsequent time of the same provisions. The consent or
approval of Landlord or Tenant to or of any action by the other requiring such
consent or approval shall not be construed to waive or render unnecessary Landlord’s
or Tenant’s consent or approval to or of any subsequent similar act by the other.

	 	b.	 	No payment by Tenant, or acceptance by Landlord, of a lesser amount than shall
be due from Tenant to Landlord shall be treated otherwise than as a payment on account.
The acceptance by Landlord of a check for a lesser amount with an endorsement or
statement thereon, or upon any letter accompanying such a check, that such lesser
amount is payment in full, shall be given no effect, and Landlord may accept such check
without prejudice to any other rights or remedies which Landlord may have against
Tenant.

14.3 Covenant of Quiet Enjoyment

Tenant, subject to the terms and provisions of this Lease, on payment of the Basic Rent and
Escalation Charges and other charges hereunder and observing, keeping and performing all of
the other terms and provisions of this Lease on Tenant’s part to be observed, kept and
performed, shall lawfully, peaceably and quietly have, hold, occupy and enjoy the Premises
during the term hereof, without hindrance or ejection by any persons lawfully claiming under
Landlord to have title to the Premises superior to Tenant; the foregoing covenant of quiet
enjoyment is in lieu of any other covenant, express or implied.

14.4 Landlord’s Liability

	 	a.	 	No owner of the Property shall be liable under this Lease except for breaches
of Landlord’s obligations occurring while owner of the Property. The obligations of
Landlord shall be binding upon the assets of Landlord which comprise the Property but
not upon other assets of Landlord. No individual partner, trustee, stockholder,
officer, director, employee, member or beneficiary of Landlord shall be personally
liable under this Lease and Tenant shall look solely to Landlord’s interest in the
Property in pursuit of its remedies upon an event of default hereunder, and the general
assets of Landlord and of the individual partners, trustees, stockholders, officers,
employees, members or beneficiaries of Landlord shall not be subject to levy, execution
or other enforcement procedure for the satisfaction of the remedies of Tenant.

	 	b.	 	With respect to any services or utilities to be furnished by Landlord to
Tenant, Landlord shall in no event be liable for failure to furnish the same when
prevented from doing so by strike, lockout, breakdown, accident, order or regulation of
or by any governmental authority, or failure of supply, or inability by the exercise of
reasonable diligence to obtain supplies, parts or employees necessary to furnish such
services, or because of war or other emergency, or for any cause beyond Landlord’s
reasonable control, or for cause due to any act or neglect of Tenant or

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	 	 	 	Tenant’s servants, agents, employees, licensees or any person claiming by, through
or under Tenant.

	 	c.	 	In no event shall Landlord ever be liable to Tenant for any indirect or
consequential damages suffered by Tenant from whatever cause.

14.5 Notice to Mortgagee

After receiving notice from any person, firm or other entity that it holds a mortgage which
includes the Premises as part of the mortgaged premises, no notice from Tenant to Landlord
shall be effective unless and until a copy of the same is given to such holder (provided
Tenant shall have been furnished with the name and address of such holder), and the curing
of any of Landlord’s defaults by such holder shall be treated as performance by Landlord.

14.6 Assignment of Rents and Transfer of Titles

	 	a.	 	With reference to any assignment by Landlord of Landlord’s interest in this
Lease, or the rents payable hereunder, conditional in nature or otherwise, which
assignment is made to the holder of a mortgage on property which includes the Premises,
Tenant agrees that the execution thereof by Landlord, and the acceptance thereof by the
holder of such mortgage shall never be treated as an assumption by such holder of any
of the obligations of Landlord hereunder unless such holder shall, by notice sent to
Tenant, specifically otherwise elect and that, except as aforesaid, such holder shall
be treated as having assumed Landlord’s obligations hereunder only upon foreclosure of
such holder’s mortgage and the taking of possession of the Premises.

	 	b.	 	In no event shall the acquisition of title to the Property by a purchaser
which, simultaneously therewith, leases the entire Property back to the seller thereof
be treated as an assumption by operation of law or otherwise, of Landlord’s obligations
hereunder, but Tenant shall look solely to such seller-lessee, and its successors from
time to time in title, for performance of Landlord’s obligations hereunder. In any
event, this Lease shall be subject and subordinate to the lease between such
purchaser-lessor and seller-lessee. For all purposes, such seller-lessee, and its
successors in title, shall be the Landlord hereunder unless and until Landlord’s
position shall have been assumed by such purchaser-lessor.

	 	c.	 	Tenant hereby agrees that, except as provided in paragraph b. of this Section,
in the event of any transfer of title to the Property by Landlord, Landlord shall
thereafter be entirely freed and relieved from the performance and observance of all
covenants and obligations hereunder.

	 	d.	 	Tenant hereby agrees not to look to the mortgagee, as mortgagee, mortgagee in
possession, or successor in title to the property, for accountability for any security
deposit required by the Landlord hereunder, unless said sums have actually been
received by said mortgagee as security for the tenant’s performance of this Lease.

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	 	e.	 	Tenant shall not pay rent more than one month in advance.

14.7 Rules and Regulations

Tenant shall abide by reasonable rules and regulations established by Landlord from time to
time, it being agreed that such rules and regulations will be established and applied by
Landlord in a non-discriminatory fashion, such that all rules and regulations shall be
generally applicable to other tenants, of similar nature to the Tenant named herein, of the
Building. Landlord agrees to use reasonable efforts to insure that any such rules and
regulations are uniformly enforced, but Landlord shall not be liable to Tenant for violation
of the same by any other tenant or occupant of the Building, or persons having business with
them.

14.8 Additional Charges

If Tenant shall fail to pay when due any sums under this Lease designated as an additional
charge, Landlord shall have the same fights and remedies as Landlord has hereunder for
failure to pay Basic Rent.

14.9 Invalidity of Particular Provisions

If any term or provision of this Lease, or the application thereof to any person or
circumstance shall, to the extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term or provision to persons or circumstances other than those as
to which it is held invalid or unenforceable, shall not be affected thereby, and each teen
and provision of this Lease shall be valid and be enforced to the fullest extent permitted
by law.

14.10 Provisions Binding, Etc.

Except as herein otherwise provided, the terms hereof shall be binding upon and shall inure
to the benefit of the successors and assigns, respectively, of Landlord and Tenant and, if
Tenant shall be an individual, upon and to his heirs, executors, administrators, successors
and assigns. Each term and each provision of this Lease to be performed by Tenant shall be
construed to be both a covenant and a condition. The reference contained to successors and
assigns of Tenant is not intended to constitute a consent to assignment by Tenant, but has
reference only to those instances in which Landlord may later give consent to a particular
assignment as required by those provisions of Article VI hereof.

14.11 Recording

Tenant agrees not to record this Lease, but each party hereto agrees, on the request of the
other, to execute a so-called Notice of Lease in form recordable and complying with
applicable law and reasonably satisfactory to Landlord’s attorneys. In no event shall such
document set forth the rent or other charges payable by Tenant under this Lease; and any
such document shall expressly state that it is executed pursuant to the provisions contained
in this Lease, and is not intended to vary the terms and conditions of this Lease.

24

 

Upon termination of this Lease, Tenant shall execute an instrument in recordable form
acknowledging the date of termination.

14.12 Notices

Whenever, by the terms of this Lease, notices shall or may be given either to Landlord or to
Tenant, such notice shall be in writing and addressed as follows:

If Intended for Landlord:

Address to Landlord at Landlord’s Original Address (or to such other address or addresses as
may from time to time hereafter be designated by Landlord by like notice).

If Intended for Tenant:

Address to Tenant at Tenant’s Original Address until the Commencement Date, and, thereafter,
the Premises (or to such other address or addresses as may from time to time hereafter be
designated by Landlord by like notice).

All such notices so addressed shall be effective (i) when delivered, if hand delivered, or
(ii) one (1) day after deposit with a recognized overnight delivery service or (iii) three
(3) days after deposit with the U.S. Postal Service if mailed by registered or certified
mail, postage prepaid, return receipt requested.

14.13 When Lease Becomes Binding

The submission of this document for examination and negotiation does not constitute an offer
to lease, or a reservation of, or option for, the Premises, and this document shall become
effective and binding only upon the execution and delivery hereof by both Landlord and
Tenant. All negotiations, considerations, representations and understandings between
Landlord and Tenant are incorporated herein and this Lease expressly supersedes any
proposals or other written documents relating hereto. This Lease may be modified or altered
only by written agreement between Landlord and Tenant, and no act or omission of any
employee or agent of Landlord shall alter, change or modify any of the provisions hereof.

14.14 Paragraph Headings

The paragraph headings throughout this instrument are for convenience and reference only,
and the words contained therein shall in no way be held to explain, modify, amplify or aid
in the interpretation, construction or meaning of the provisions of this Lease.

14.15 Rights of Mortgagee

This Lease shall be subject and subordinate to any mortgage from time to time encumbering
the Premises, whether executed and delivered prior to or subsequent to the date of this
Lease. This section 14.15 shall be self-operative and no further instrument of
subordination shall be required. In confirmation of such subordination, Tenant shall

25

 

execute such instruments of subordination in confirmation of the foregoing agreement as such
holder may request, and Tenant hereby appoints such holder as Tenant’s attorney-in-fact to
execute such subordination agreement upon default of Tenant in complying with such holder’s
request. In the event that any mortgagee or its respective successor in title shall succeed
to the interest of Landlord, then, at the option of such mortgagee or successor, this Lease
shall continue in full force and effect and Tenant shall and does hereby agree to attorn to
such mortgagee or successor and to recognize such mortgagee or successor as its Landlord.

14.16 Status Report

Tenant agrees from time to time, upon not less than fifteen (15) days prior written request
by Landlord, to execute, acknowledge and deliver to Landlord a statement in writing
certifying that this Lease is unmodified and in full force and effect and that Tenant has no
defenses, offsets or counterclaims against its obligations to pay the Base Rent, Escalation
Charges and other charges hereunder and to perform its other covenants under this Lease and
that there are no uncured defaults of the Landlord or Tenant under this Lease (or, if there
have been any modifications that the same is in full force and effect as modified and
stating the modifications and, if there are any defenses, offsets, counterclaims, or
defaults, setting them forth in reasonable detail), and the dates to which the Base Rent,
Escalation Charges and other charges hereunder have been paid. Any such statement delivered
pursuant to this Section 8.8 may be relied upon by a prospective purchaser or mortgagee of
the Premises or any prospective assignee of any mortgagee of the Premises. Failure of Tenant
to respond to such request from Landlord within such time shall be deemed an acknowledgment
by Tenant that the facts recited in Landlord’s request are correct.

14.17 Security Deposit

	 	a.	 	Tenant shall deliver to Landlord concurrent with Tenant’s execution of this
Lease, the Security Deposit Amount identified in Section 1.2 above in the form of (AA)
cash, or (BB) an unconditional, clean, irrevocable, fully assignable standby letter of
credit (the “LOC”) ((AA) or (BB) shall be referred to herein as the “Security
Deposit”). If the Security Deposit is in the form of a letter of credit, the LOC shall
be issued by either Bank of America or Citizens Bank, and may be presented for payment
in a location in Boston, Massachusetts. If the creditworthiness of the issuing bank
materially and adversely declines, Landlord may require that the LOC be replaced with
an LOC issued by a different institution which has net assets equal to or in excess of
Bank of America or Citizens Bank (as measured as of the date of this Lease), and
failing such replacement, Landlord may draw upon the LOC and hold the proceeds as
described below. The LOC shall be in form and content as attached hereto as
Exhibit E, shall have a term of not less than one (1) year, and at the end of
the Term of this Lease shall have an expiration date not earlier than forty-five (45)
days after the scheduled expiration date of the Term of this Lease. Tenant shall pay
all expenses, points and/or fees associated with obtaining the LOC and with any
transfer thereof, and any such expenses or fees shall constitute additional rent
payable by Tenant hereunder. At Landlord’s

26

 

	 	 	 	election from time to time, the LOC shall name Landlord and its mortgagee as co-
beneficiaries.

	 	b.	 	Landlord shall hold the Security Deposit throughout the term of this Lease as
security for the performance by Tenant of all obligations on the part of Tenant
hereunder. Landlord shall have the right from time to time without prejudice to any
other remedy Landlord may have on account thereof, to apply such deposit, or any part
thereof (or draw upon all or any part of the LOC), to Landlord’s damages arising from
any default on the part of Tenant. If there is then existing no Default of Tenant,
Landlord shall return the Security Deposit, less so much thereof as shall have
theretofore been applied in accordance with the terms of this Section 14.17, to Tenant
on the expiration or earlier termination of the Term of this Lease and surrender of
possession of the Premises by Tenant to Landlord at such time. The use, application or
retention of the Security Deposit, or any portion thereof, by Landlord shall not
prevent Landlord from exercising any other right or remedy provided by this Lease or by
law. The parties agree that Landlord shall not first be required to proceed against
the Security Deposit and the Security Deposit shall not operate as a limitation on any
recovery to which Landlord may otherwise be entitled. While Landlord holds the
Security Deposit (or in the event Landlord draws upon the LOC and holds the amount in
lieu of applying said amount drawn) Landlord shall have no obligation to pay interest
on the same and shall have the right to commingle the same with Landlord’s other funds.
If any portion of the Security Deposit is applied (or drawn upon in the case of the
LOC), Tenant shall, within ten (10) business days after written demand therefor,
reinstate the Security Deposit to the amount then required under this Lease, and
Tenant’s failure to do so shall be a Default under this Lease. The holder of a
mortgage shall not be responsible to Tenant for the return or application of any such
deposit, whether or not it succeeds to the position of Landlord hereunder, unless such
deposit shall have been received in hand by such holder.

	 	c.	 	Upon any conveyance by Landlord of its interest under this Lease, the Security
Deposit shall be assigned by Landlord to Landlord’s grantee or transferee. Upon any
such assignment or delivery, Tenant hereby releases Landlord herein named of and from
any and all liability with respect to the Security Deposit, its application and return,
and Tenant agrees to look solely to such grantee or transferee therefor. This
provision shall also apply to subsequent grantees and transferees. Tenant shall
execute any documents reasonably necessary to effectuate such a transfer.

14.18 Remedying Defaults; Late Payments

If Tenant shall at any time default in the performance of any obligation under this Lease,
Landlord shall have the right, but not the obligation, to enter upon the Premises and to
perform such obligation notwithstanding the fact that no specific provision for such
substituted performance is made in the Lease with respect to such default. In performing
such obligation, Landlord may make any payment of money or perform any other act. In the
event of the exercise of such right by Landlord, Tenant agrees to pay to Landlord

27

 

forthwith upon demand all such sums, together with interest thereon at a rate equal to 3%
over the prime rate in effect from time to time, as published in the Wall Street Journal
(but in no event less than 18% per annum or more than the maximum rate allowed by law), as
an additional charge. Any payment of Basic Rent, Escalation Charges or other charges
payable hereunder not paid when due shall bear interest at a rate equal to 3% over the prime
rate in effect from time to time, as published in the Wall Street Journal (but in no event
less than 18% per annum or more than the maximum rate allowed by law) from the due date
thereof, as an additional charge.

14.19 Holding Over

Any holding over by Tenant after the expiration of the term of this Lease shall be treated
as a daily tenancy at sufferance at a rate equal to 1.5 times the Basic Rent plus Escalation
Charges and other charges herein provided (prorated on a daily basis) and shall otherwise be
on the terms and conditions set forth in this Lease as far as applicable.

14.20 Waiver of Subrogation

Insofar as, and to the extent that, the following provision may be effective without
invalidating or making it impossible to secure insurance coverage obtainable from
responsible insurance companies doing business in the locality in which the Property is
located (even though extra premium may result therefrom) Landlord and Tenant mutually agree
that, with respect to any hazard, the loss from which is covered by insurance then being
carried by them, respectively, the one carrying such insurance and suffering such loss
releases the other of and from any and all claims with respect to such loss to the extent of
the insurance proceeds paid with respect thereto; and they further mutually agree that their
respective insurance companies shall have no right of subrogation against the other on
account thereof.

14.21 Surrender of Premises

Upon the expiration or earlier termination of the Term of this Lease, Tenant shall peaceably
quit and surrender to Landlord the Premises in neat and clean condition and in good order,
condition and repair, together with all alterations, additions and improvements which may
have been made or installed in, on or to the Premises prior to or during the Term of this
Lease, excepting only ordinary wear and use and damage by fire or other casualty for which,
under other provisions of this Lease, Tenant has no responsibility of repair or restoration.
Tenant shall remove all of Tenant’s Removable Property and, to the extent specified by
Landlord, all alterations and additions made by Tenant and all partitions wholly within the
Premises unless installed initially by Landlord in preparing the Premises for Tenant’s
occupancy pursuant to Article IV; and shall repair any damages to the Premises or the
Building caused by such removal. Any Tenant’s Removable Property which shall remain in the
Building or on the Premises after the expiration or termination of the Term of this Lease
shall be deemed conclusively to have been abandoned, and either may be retained by Landlord
as its property or may be disposed of in such manner as Landlord may see fit, at Tenant’s
sole cost and expense.

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14.22 Brokerage

Tenant warrants and represents that Tenant has dealt with no broker except CB Richard
Ellis/New England and Meredith & Grew (the “Brokers”), in connection with the consummation
of this Lease and, in the event of any other brokerage claims against Landlord predicated
upon prior dealings with Tenant, Tenant agrees to defend the same and indemnify Landlord
against any such claim. Landlord shall be responsible for all fees due to the Brokers.

14.23 Intentionally Omitted.

14.24 Environmental Compliance

Tenant shall not cause any hazardous or toxic wastes, hazardous or toxic substances or
hazardous or toxic materials (collectively, “Hazardous Materials”) to be used, generated,
stored or disposed of on, under or about, or transported to or from, the Premises
(collectively, “Hazardous Materials Activities”) without first receiving Landlord’s written
consent, which may be withheld for any reason and revoked at any time. If Landlord consents
to any such Hazardous Materials Activities, Tenant shall conduct them in strict compliance
(at Tenant’s expense) with all applicable Regulations, as hereinafter defined, and using all
necessary and appropriate precautions. Landlord shall not be liable to Tenant for any
Hazardous Materials Activities by Tenant, Tenant’s employees, agents, contractors, licensees
or invitees, whether or not consented to by Landlord. Tenant shall indemnify, defend with
counsel acceptable to Landlord and hold Landlord harmless from and against any claims,
damages, costs and liabilities, arising out of Tenant’s Hazardous Materials Activities. For
purposes hereof, Hazardous Materials shall include but not be limited to substances defined
as “hazardous substances,” “toxic substances,” or “hazardous wastes” in the federal
Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended;
the federal Hazardous Materials Transportation Act, as amended; and the federal Resource
Conservation and Recovery Act, as amended (“RCRA”); those substances defined as “hazardous
wastes” in the Massachusetts Hazardous Waste Facility Siting Act, as amended (Massachusetts
General Laws Chapter 21D); those substances defined as “hazardous materials” or “oil” in
Massachusetts General Laws Chapter 21E, as amended; and as such substances are defined in
any regulations adopted and publications promulgated pursuant to said laws (collectively,
“Regulations”). Prior to using, storing or maintaining any Hazardous Materials on or about
the Premises, Tenant shall provide Landlord with a list of the types and quantities thereof,
and shall update such list as necessary for continued accuracy. Tenant shall also provide
Landlord with a copy of any Hazardous Materials inventory statement required by any
applicable Regulations, and any update filed in accordance with any applicable Regulations.
If Tenant’s activities violate or create a risk of violation of any Regulations, Tenant
shall cease such activities immediately upon notice from Landlord. Tenant shall immediately
notify Landlord both by telephone and in writing of any spill or unauthorized discharge of
Hazardous Materials or of any condition constituting an imminent hazard under any
Regulations. Landlord, Landlord’s representatives and employees may enter the Premises at
any time during the Term to inspect Tenant’s compliance herewith, and may disclose any
violation of any Regulations

29

 

to any governmental agency with jurisdiction. Nothing herein shall prohibit Tenant form
using minimal quantities of cleaning fluid and office supplies which may constitute
Hazardous Materials but which are customarily present in premises devoted to office use,
provided that such use is in compliance with all applicable laws and subject to all of the
other provisions of this Section 14.24.

14.25 Exhibits

Exhibits OC, CS, D, E and FP attached hereto are hereby incorporated by reference as fully
as if set forth herein in full.

14.26 Governing Law

This Lease shall be governed exclusively by the provisions hereof and by the Laws of the
Commonwealth of Massachusetts, as the same may from time to time exist.

14.27 Evidence of Authority

If Tenant is an entity, Tenant shall, simultaneously with the delivery to Landlord of this
Lease, deliver to Landlord a Secretary’s Certificate or similar instrument evidencing that
the execution of this Lease by Tenant has been properly authorized and that the individual
executing this Lease on behalf of Tenant is authorized to do so.

ARTICLE XV

OPTION TO EXTEND

15.1 Tenant’s Option to Extend the Teen of this Lease

	 	a.	 	Provided that at the time of the exercise of this option and at the beginning
of the extension period (i) Tenant is not in default under this Lease and (ii) this
Lease has otherwise not been terminated, then Tenant shall have a one time option to
extend the Term for one (1) period of five (5) years commencing at the expiration of
the Term (the “Extension Option”). If Tenant chooses to exercise such option Tenant
shall do so by written notice to Landlord (“Tenant’s Extension Notice”) given no
earlier than fifteen (15) months and no later than twelve (12) months prior to the
expiration of the Term of this Lease. Failure of Tenant to exercise such option in a
timely manner shall terminate Tenant’s right to lease and occupy the Premises beyond
the Term, and shall terminate all further rights under the Extension Option set forth
in this Section 15.1. The terms and conditions of this Lease during any such extension
shall be the same as contained in this Lease except that the Basic Rent shall be
adjusted to be the greater of (i) the Basic Rent payable during the last year of the
Initial Term, which Basic Rent shall increase each year of the Extension Option by
$1.00, or (ii) the then Fair Market Rent (defined below), and Tenant shall have no
additional options to extend the Term.

	 	b.	 	No later than fifteen (15) days after the date Landlord receives Tenant’s
Extension Notice (the “Landlord’s Response Date”), Landlord shall propose a fair market
rent for the Premises (the “Landlord’s Proposed Fair Market Rent”) and give

30

 

	 	 	 	written notice thereof to Tenant. “Fair Market Rent” for purposes of this Lease
shall mean the rental income that the Premises would most probably command on the
open market as indicated by current rentals being paid for comparable space within
the Boston metropolitan area (as of the time such rental will become effective),
giving due consideration to all matters as are customarily and appropriately
considered by landlords and tenants engaged in leasing similar space in the Boston
Metropolitan area as of the time of such determination and the terms of this.
Lease, as well as such annual increases in rent for the period in question as are
consistent with market conditions.

	 	c.	 	Tenant shall notify Landlord in writing within fifteen (15) business days of
the date of Landlord’s notice containing Landlord’s Proposed Fair Market Rent as to
whether Tenant is accepting or rejecting Landlord’s Proposed Fair Market Rent
(“Tenant’s Notice”). If Tenant fails to provide Tenant’s Notice to Landlord within
such fifteen (15) business day period, Tenant shall be deemed to have accepted
Landlord’s Proposed Fair Market Rent, which shall be the Fair Market Rent for the
purposes of the first paragraph of this Section. If Tenant rejects Landlord’s Proposed
Fair Market Rent (a “Tenant’s Objection Notice”), Tenant shall propose a fair market
rent for the Premises in such notice (the “Tenant’s Proposed Fair Market Rent”).
Landlord and Tenant shall attempt to reach agreement with respect to the Fair Market
Rent within fifteen (15) days of the date of Tenant’s Objection Notice. If Landlord
and Tenant fail to agree within such fifteen (15) day period, the Fair Market Rent
shall be determined by the appraisal procedure described below.

	 	d.	 	Unless Landlord and Tenant have agreed in writing to the Fair Market Rent
within fifteen (15) days after Tenant’s objection notice, Landlord and Tenant, within
twenty-five (25) days after Tenant’s objection notice, shall jointly appoint a single
MAI appraiser with experience in commercial real estate including at least ten (10)
years of experience in appraising office space in the Boston metropolitan office rental
market and who is hereinafter referred to as an “appraiser.” Within five (5) days
after the appointment of such appraiser Landlord and Tenant shall each provide a
written summary of their respective determinations of the Landlord’s and Tenant’s
Proposed Fair Market Rent, together with any supporting information which it deems
relevant to such determination to the appraiser promptly upon his/her appointment.
Within thirty (30) days of the appointment of the appraiser, the appraiser shall notify
both Landlord and Tenant of its determination of the Fair Market Rent. If the
appraiser’s determination of the Fair Market Rent is equal to the Landlord’s or
Tenant’s Proposed Fair Market Rent or within the range between the Landlord’s and
Tenant’s Proposed Fair Market Rent, then the appraiser’s determination of the Fair
Market Rent will be the Fair Market Rent. If the appraiser’s determination of the Fair
Market Rent exceeds both the Landlord’s and Tenant’s Proposed Fair Market Rent, then
the higher of either the Landlord’s or Tenant’s Proposed Fair Market Rent shall be the
Fair Market Rent. If the appraiser’s determination of the Fair Market Rent is lower
than both the Landlord’s and Tenant’s Proposed Fair

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	 	 	 	Market Rent, then the lower of either the Landlord’s or Tenant’s Proposed Fair
Market Rent shall be the Fair Market Rent.

	 	e.	 	If Landlord and Tenant cannot agree on the identity of the appraiser, then
either party on behalf of both may apply to the President of the New England Chapter of
the American Institute of Real Estate Appraisers (or its successor), or on its failure
or inability to appoint an appraiser within ten (10) days of the application to that
person to act, to a court of competent jurisdiction, for the appointment of an
appraiser to serve as the appraiser. The appraiser shall within thirty (30) days of
his or her appointment make his or her determination of the Fair Market Rent.

The Fair Market Rent of the Premises, determined in accordance with the provisions of this
section, shall be binding and conclusive on Tenant and Landlord.

	 	f.	 	The cost and expense of the appraiser shall be shared equally by Tenant and
Landlord. If, for any reason, the decision of the appraiser pursuant to this Section
shall not be determined before the commencement of the extension period, then Tenant
shall pay Base Rent in monthly installments at the greater of (i) the rate in effect
immediately prior to the commencement of such extension period or (ii) the average of
the Landlord’s Proposed Fair Market Rent and the Tenant’s Proposed Fair Market Rent
until such decision of the appraiser shall be made, and upon the decision by the
appraiser an appropriate adjustment shall be made, retroactive to the first day of such
extension.

	 	g.	 	In no event shall the date by which Tenant must exercise the Extension Option
be extended for purposes of this Section. Time is of the essence with respect to this
Extension Option. The Extension Option is a right personal to BioEnergy International,
LLC and any Tenant Affiliate, and shall not be exercisable by any other party.

RIGHT OF FIRST OFFER

From and after October 12, 2007 Tenant shall have a one-time right of first offer as to
available contiguous space on the third floor of the Building provided that (a) Tenant is
not in default under this Lease beyond any applicable notice and grace periods herein
contained at the time that Tenant exercises this right of first offer, (b) this Lease has
not otherwise been terminated, and (c) this right of first offer shall be subject to the
superior rights of existing tenants. Such offer shall be on the same terms and conditions
as the terms set forth in this Lease, provided that the Basic Rent for such space shall be
the greater of (a) the Basic Rent for the last year of the Initial Term (or the last year of
any extension of the Term, if the Term hereof has been extended as provided in Article XV),
including any increases thereof pursuant to the terms of this Lease, or (b) the Fair Market
Rent determined in accordance with Section 15.1 above, and further provided that Landlord
shall not be obligated to provide any Tenant Allowance for the space. Landlord shall
provide written notice of the availability of the space to Tenant. If Tenant fails to
accept Landlord’s offer on the terms set forth therein within seven (7) days from delivery
of Landlord’s notice, Tenant shall have no further rights hereunder, time being of the

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essence of the foregoing provisions. Tenant shall be entitled only to accept Landlord’s
offer as to the space set forth in the offer and no lesser portion thereof. In the event
that Tenant provides timely written acceptance of Landlord’s offer, the parties shall enter
into an amendment to this Lease which incorporates the offered space into the Premises on
the terms set forth herein. This right shall be personal to BioEnergy International, LLC,
and shall not be exercisable by any other party.

IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be duly executed, under
seal, by persons hereunto duly authorized, in multiple copies, each to be considered an
original hereof, as of the date first set forth above.

	 	 	 

	LANDLORD:

	 	TENANT:
	 
	 	 
	TWO BATTERYMARCH LLC,

	 	BIOENERGY INTERNATIONAL, LLC
	a Massachusetts limited liability company

	 	 
	 
	 	 
	By: National Fire Protection Association, Inc.	 	 
	 
	By: /s/ Bruce Mullen

	 	By: /s/ Stephen J.
Gatto

	       Name: Bruce Mullen

	 	       Name: Stephen J. Gatto
	       Title: CFO

	 	       Title: CEO

33

 

EXHIBIT CS

CLEANING SPECIFICATIONS

A. Premises

Daily on Business Days:

	 	1.	 	Empty and clean all waste receptacles and remove waste material from the
Premises; wash receptacles as necessary.

	 	2.	 	Sweep and dust mop all uncarpeted areas using a dust-treated mop.

	 	3.	 	Spot vacuum all rugs and carpeted areas.

	 	4.	 	Hand dust and wipe clean with treated cloths all horizontal surfaces including
furniture, office equipment, window sills, door ledges, chair rails and counter tops,
within normal reach.

	 	5.	 	Wash clean all water fountains.

	 	6.	 	Upon completion of cleaning, all lights will be turned off and doors locked,
leaving the Premises in an orderly condition.

Weekly:

	 	1.	 	Vacuum all rugs and carpeted areas.

Quarterly:

Render high dusting not reached in daily cleaning to include:

	 	1.	 	Dusting all pictures, frames, charts, graphs and similar wall hangings.

	 	2.	 	Dusting all vertical surfaces, such as walls, partitions, doors and ducts.

	 	3.	 	Dusting all pipes and high moldings.

B. Lavatories

Daily on Business Days:

	 	1.	 	Sweep and damp mop floors.

	 	2.	 	Clean all mirrors, powder shelves, dispensers and receptacles, bright work,
flushmeters, pipes and toilet seat hinges.

	 	3.	 	Wash both sides of all toilet seats.

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	 	4.	 	Wash all basin, bowls and urinals.

	 	5.	 	Dust and clean all powder room fixtures.

	 	6.	 	Empty and clean paper towel and sanitary disposal receptacles.

	 	7.	 	Remove waste paper and refuse.

	 	8.	 	Refill tissue holders, soap dispensers, towel dispensers, vending sanitary
dispensers; materials to be furnished by Landlord.

	 	9.	 	A sanitizing solution will be used in all lavatory cleaning.

Monthly:

	 	10.	 	Machine scrub lavatory floors.

	 	11.	 	Wash all partitions and tile walls in lavatories.

C. Main Lobby, Building Exterior and Corridors

Daily on Business Day:

	 	1.	 	Sweep and wash all floors.

	 	2.	 	Wash all rubber mats.

	 	3.	 	Clean elevators, wash or vacuum floors, wipe down walls and doors.

	 	4.	 	Spot clean any metal work inside lobby.

	 	5.	 	Spot clean any metal work surrounding building entrance doors.

Monthly:

All resilient tile floors in public areas to be treated equivalent to spray buffing.

Quarterly:

Windows washed inside and outside — weather permitting.

35

 

D. Miscellaneous Services

Tenant requiring services in excess of those described above shall request same through
Landlord, at Tenant’s expense.

Initiated for Identification

	 	 	 

	LANDLORD:

	 	TENANT:
	 
	 	 
	TWO BATTERYMARCH LLC,

	 	BIOENERGY INTERNATIONAL, LLC
	a Massachusetts limited liability company

	 	 
	 
	 	 
	By: National Fire Protection Association, Inc.
	 	 
	 
	 	 
	By: /s/ Bruce Mullen

	 	By: /s/ Stephen J. Gatto

	       Name: Bruce Mullen

	 	       Name: Stephen J. Gatto
	       Title: CFO

	 	       Title: CEO

36

 

EXHIBIT OC

ITEMS INCLUDED IN OPERATING EXPENSES

Without limitation, Operating Expenses shall include:

	1.	 	All expenses incurred by Landlord or Landlord’s agents which shall be directly related to
employment of personnel, including amounts incurred for wages, salaries and other compensation
for services, payroll, social security, unemployment and similar taxes, workmen’s compensation
insurance, disability benefits, pensions, hospitalization, retirement plans and group
insurance, uniforms and working clothes and the cleaning thereof, and expenses imposed on
Landlord or Landlord’s agents pursuant to any collective bargaining agreement for the services
of employees of Landlord or Landlord’s agents in connection with the operation, repair,
maintenance, cleaning, management and protection of the Property, and its mechanical systems
including, without limitation, day and night supervisors, property manager, accountants,
bookkeepers, janitors, carpenters, engineers, mechanics, electricians and plumbers and
personnel engaged in supervision of any of the persons mentioned above; provided that, if any
such employee is also employed on other property of Landlord, such compensation shall be
suitably prorated among the Property and such other properties.

	2.	 	The cost of services, materials and supplies furnished to the Building or tenants thereof or
used in the operation, repair, maintenance, cleaning, management and protection of the
Property.

	3.	 	The cost of replacements for tools and other similar equipment used in the repair,
maintenance, cleaning and protection of the Property, provided that, in the case of any such
equipment used jointly on other property of Landlord, such costs shall be suitably prorated
among the Property and such other properties and of establishment of reasonable reserves
relating to operation and maintenance of the Property.

	4.	 	Where the Property is managed by Landlord or an affiliate of Landlord, a sum equal to the
amounts customarily charged by management firms in the Boston area for similar properties, but
in no event more than five percent (5%) of gross annual income of the Property, whether or not
actually paid, or where otherwise managed, the amounts accrued for management, together with
amounts accrued for legal and other professional fees relating to the Property, but excluding
such fees and commissions paid in connection with services rendered for securing or renewing
leases and for matters not related to the normal administration and operation of the Building.

	5.	 	Premiums for insurance against damage or loss to the Building from such hazards as shall from
time to time be generally required by institutional mortgages in the Quincy area for similar
properties, including, but not by way of limitation, insurance covering loss of rent
attributable to any such hazards, and public liability insurance.

	6.	 	If, during the Term of this Lease, Landlord shall make a capital expenditure (for the purpose
of reducing Operating Expenses or required to comply with a change in the applicable law after
the date of this Lease, as described below) which is not otherwise

 

 

	 	 	properly includable in Operating Expenses for the Operating Year in which it was made, there
shall nevertheless be included in such Operating Expenses for the Operating Year in which it
was made and in Operating Expenses for each succeeding Operating Year during the useful life
of the capital expenditure the annual charge-off of such capital expenditure. Annual
chargeoff shall be determined by dividing the original capital expenditure plus an interest
factor, reasonably determined by Landlord, as being the interest rate then being charged for
long-term mortgages by institutional lenders on like properties within the locality in which
the Building is located, by the number of years of useful life of the capital expenditure;
and the useful life shall be determined reasonably by Landlord in accordance with generally
accepted accounting principles and practices in effect at the time of making such
expenditure.

	7.	 	Costs for electricity, water and sewer use charges, and other utilities supplied to the
Property and not paid for directly by tenants.

	8.	 	Betterment assessments (including interest charged thereon) provided the same are apportioned
equally over the longest period permitted by law.

	9.	 	Amounts paid to independent contractors for services, materials and supplies furnished for
the operation, repair, maintenance, cleaning and protection of the Property.

Notwithstanding the foregoing, Operating Expenses shall not include costs for (i) capital
expenditures, except to the extent that such capital expenditure is for the purpose of reducing
Operating Expenses or is required to comply with a change in the applicable law after the date of
this Lease; (ii) repair, replacements and general maintenance to the extent paid by proceeds of
insurance or to the extent paid directly by Tenant or other third parties; (iii) interest,
amortization or other payments made pursuant to loans to Landlord secured by the Project; (iv)
depreciation; (v) leasing commissions; (vi) legal expenses for leasing space at the Project; (vii)
renovating, construction or installation of tenant improvements for space leased or to be leased to
tenants; and (viii) federal income taxes imposed on or measured by the income of Landlord from the
operation of the Project unless such taxes are increased due to the decrease or elimination of
Taxes.

Initiated for Identification

	 	 	 

	LANDLORD:

	 	TENANT:
	 
	 	 
	TWO BATTERYMARCH LLC,

	 	BIOENERGY INTERNATIONAL, LLC
	a Massachusetts limited liability company

	 	 
	 
	 	 
	By: National Fire Protection Association, Inc.
	 	 
	 
	 	 
	By: /s/ Bruce Mullen

	 	By: /s/ Stephen J. Gatto

	       Name: Bruce Mullen

	 	       Name: Stephen J. Gatto
	       Title: CFO

	 	       Title: CEO

38

 

Exhibit D

RULES AND REGULATIONS

The following Rules and Regulations have been formulated for the safety and well being of all
Tenants of the Building and to insure compliance with all municipal and other requirements. Strict
adherence to these Rules and Regulations is necessary to guarantee that each and every Tenant will
enjoy a safe and undisturbed occupancy in the Building in accordance with the lease. Any
continuing violation of these Rules and Regulations by a Tenant, after notice from the Landlord,
shall be sufficient cause for termination of the lease, at the option of the Landlord.

	1.	 	The sidewalks, entrances, loading dock, atrium, elevators, vestibules, stairways, corridors,
or other parts of the Building not occupied by any Tenant shall not be obstructed or
encumbered by any Tenant or used for any purpose other than ingress and egress and to from the
Premises. The Landlord shall have the right to control and operate and public portions of the
Building and the facilities furnished for common use of the Tenants, in such manner as the
Landlord deems best for the benefit of the Tenants generally.

	2.	 	No drapes, blinds, shades or screens shall be attached to or hung in, or used in connection
with, any window or door of the Premises, without the prior written consent of the Landlord.

	3.	 	No bicycles, vehicles or animals, birds or pets of any kind shall be brought into or kept in
or about the Premises, and no cooking shall be done or permitted by any Tenant on the
Premises; provided, however, Tenant may place free standing fish tanks within the Premises
subject to Landlord’s reasonable review and approval of the same. No Tenant shall cause or
permit any unusual or objectionable odors to be produced upon or penetrate from the Premises.

	4.	 	No inflammable, combustible or explosive fluid, chemical or substance shall be kept upon the
Premises other than the materials used in the ordinary course of the Permitted Use.

	5.	 	No additional locks or bolts of any kind shall be places upon any of the doors, nor shall any
changes be made in existing locks or the mechanism thereof to the doors leading to the
corridors or main halls. All entrance doors shall be kept closed during business hours except
as they may be used for ingress or egress. Each Tenant shall, upon the termination of his
tenancy, restore to the Landlord all keys either furnished to, or otherwise procured by such
Tenant and in the event of the loss of any keys so furnished, such Tenant shall pay to the
Landlord the cost thereof.

	6.	 	No furniture, equipment or other bulky matter of any description shall be received into the
Building or carried in the elevators except in the manner and during the times approved by
Lessor. Lessee shall obtain Lessor’s determination prior to moving said property into the
Building. All moving of furniture, equipment, and other material within the public areas
shall be under the direct control and supervision of Lessor who shall, however, not be
responsible for any damage to or charges for moving the same. Lessor

39

 

	 	 	shall have the sole right to determine if Lessee’s property can be safely transported in the
elevators.

	7.	 	The Landlord reserves the right to exclude from the Building at all times any person who is
not known or does not properly identify himself to the building management or security
service. Landlord may, at its option, require all persons admitted to or leaving the Building
between the hours of 6:00 PM and 7:00 AM, Monday through Friday, and on Saturdays after 1:00
PM to register. Each Tenant shall be responsible for all persons for whom they authorize
entry into or exit out of the Building.

	8.	 	The Premises shall not, at any time, be used for lodging or sleeping or for any immoral or
illegal purposes.

	9.	 	Canvassing, soliciting and peddling in the Building are prohibited and each Tenant shall
cooperate to prevent the same.

	10.	 	Landlord does not maintain suite finishes which are non standard, such as bathrooms,
wallpaper, special lights, etc. However, should the need for repairs of items not maintained
by Landlord arise, Landlord will arrange for the work to be done at Tenants’ expense.

	11.	 	All Tenants and visitors are expected to observe all safety features and traffic laws in the
park which include:

	 	•	 	A speed limit of 20 m.p.h.

	 	•	 	All stop signs are to be obeyed

	 	•	 	Automobiles are not be left in the roadway at anytime

	 	•	 	Automobiles are not to be left in the parking lot overnight or weekends.

	 	•	 	Automobiles should be parked within marked lanes. Reserved parking and parking for
the handicap signs should be respected.

	12.	 	Landlord may, upon request by any Tenant, waive the compliance by such Tenant of any of the
foregoing Rules and Regulations, provided that:

(i) No waiver shall be effective unless signed by Landlord or Landlord’s authorized agent.

(ii) Any such waiver shall not relieve such Tenant from the obligation to comply with such
Rules or Regulations in the future unless expressly consented to by Landlord, and;

40

 

(iii) No waiver granted to any Tenant shall relieve any other Tenant from the obligation of
complying with the foregoing Rules and Regulations unless such other Tenant has received a
similar waiver in writing from Landlord.

	 	 	 

	LANDLORD:

	 	TENANT:
	 
	 	 
	TWO BATTERYMARCH LLC,

	 	BIOENERGY INTERNATIONAL, LLC
	a Massachusetts limited liability company

	 	 
	 
	 	 
	By: National Fire Protection Association, Inc.
	 	 
	 
	 	 
	By: /s/ Bruce Mullen

	 	By: /s/ Stephen J. Gatto

	       Name: Bruce Mullen

	 	       Name: Stephen J. Gatto
	       Title: CFO

	 	       Title: CEO

41

 

EXHIBIT E

FORM OF LETTER OF CREDIT

IRREVOCABLE STANDBY LETTER OF CREDIT

	 	 	 

	LETTER OF CREDIT NO.:

	 	[INSERT NUMBER]
	 
	 	 
	DATE OF ISSUE:

	 	[INSERT DATE]
	 
	 	 
	APPLICANT:

	 	[INSERT APPLICANT NAME AND ADDRESS]
	 
	 	 
	BENEFICIARY:

	 	TWO BATTERYMARCH LLC
	 

	 	ONE BATTERYMARCH PARK
	 

	 	QUINCY, MA 02169-7471
	 
	 	 
	AMOUNT:

	 	[INSERT AMOUNT]
	 
	 	 
	EXPIRATION DATE

	 	[INSERT DATE]
	 
	 	 
	PLACE FOR PRESENTATION OF DOCUMENTS:

	 	[INSERT LOCAL ADDRESS]

WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT IN FAVOR OF THE BENEFICIARY FOR THE
ACCOUNT OF THE APPLICANT AVAILABLE BY YOUR DRAFTS DRAWN ON US AT SIGHT IN THE FORM OF ANNEX I AND
ACCOMPANIED BY THE FOLLOWING DOCUMENTS:

	1.	 	THE ORIGINAL OF THIS STANDBY LETTER OF CREDIT AND ALL AMENDMENT(S), IF ANY.

	2.	 	THE WRITTEN STATEMENT PURPORTEDLY SIGNED BY THE BENEFICIARY STATING THAT:

	 	 	“BENEFICIARY IS ENTITLED TO DRAW UNDER THIS LETTER OF CREDIT PURSUANT TO THE TERMS
OF THAT CERTAIN LEASE BETWEEN TWO BATTERYMARCH LLC AND BIOENERGY INTERNATIONAL LLC
DATED __________ WITH RESPECT TO PROPERTY LOCATED AT ONE PINE HILL DRIVE, QUINCY,
MASSACHUSETTS.”

PARTIAL DRAWINGS MAY BE MADE UNDER THIS LETTER OF CREDIT.

IT IS A CONDITION OF THIS STANDBY LETTER OF CREDIT THAT IT SHALL BE DEEMED AUTOMATICALLY EXTENDED
WITHOUT AMENDMENT FOR ONE YEAR PERIODS FROM THE PRESENT EXPIRATION DATE HEREOF, UNLESS, AT LEAST 30
DAYS PRIOR TO ANY SUCH EXPIRATION DATE, WE SHALL NOTIFY YOU IN

 

 

WRITING BY CERTIFIED MAIL AT THE ABOVE LISTED ADDRESS THAT WE ELECT NOT TO CONSIDER THIS
IRREVOCABLE LETTER OF CREDIT RENEWED FOR ANY SUCH ADDITIONAL PERIOD. UPON RECEIPT BY YOU OF SUCH
NOTICE, YOU MAY DRAW HEREUNDER BY MEANS OF YOUR DRAFT(S) ON US AT SIGHT, SIGNED BY THE BENEFICIARY,
ACCOMPANIED BY A STATEMENT, SIGNED BY THE BENEFICIARY, STATING THAT:

	 	 	AS OF THE DATE OF THIS DRAWING, THE BENEFICIARY HAS NOT RECEIVED A SUBSTITUTE LETTER
OF CREDIT OR OTHER INSTRUMENT ACCEPTABLE TO THE BENEFICIARY AS SUBSTITUTE FOR BANK
LETTER OF CREDIT NO. [INSERT L/C NO.]

NOTWITHSTANDING THE ABOVE, THE FINAL EXPIRATION DATE SHALL BE NO EARLIER THAN ____________ , 20___
[FORTY-FIVE DAYS AFTER EXPIRATION DATE OF TERM OF LEASE].

THIS LETTER OF CREDIT IS TRANSFERABLE. YOU MAY TRANSFER THIS LETTER OF CREDIT TO YOUR TRANSFEREE OR
SUCCESSOR AT NO COST TO YOU OR YOUR TRANSFEREE BY YOUR DELIVERY TO US OF THE ATTACHED ANNEX II DULY
COMPLETED AND EXECUTED BY THE BENEFICIARY AND ACCOMPANIED BY THE ORIGINAL LETTER OF CREDIT AND ALL
AMENDMENTS, IF ANY. APPLICANT SHALL BE RESPONSIBLE FOR THE PAYMENT OF ANY TRANSFER FEE AND ANY
OTHER REQUIREMENTS RELATIVE TO THE UCP 500 (AS HEREINAFTER DEFINED) AND U.S. GOVERNMENT
REGULATIONS.

IN THE EVENT THIS LETTER OF CREDIT IS TRANSFERRED, THE TRANSFEREE SHALL BE THE BENEFICIARY HEREOF
AND DRAFTS AND DOCUMENTS PURSUANT HERETO MUST BE EXECUTED BY A REPRESENTATIVE OF THE TRANSFEREE.

ALL DRAFTS, ACCOMPANYING DOCUMENTS AND OTHER COMMUNICATIONS REQUIRED OR PERMITTED UNDER THIS LETTER
OF CREDIT MUST BE MARKED: “DRAWN UNDER BANK LETTER OF CREDIT NO. [INSERT L/C NO.]”

ALL DRAFTS AND ACCOMPANYING DOCUMENTS MAY BE REPRESENTED AT, AND ALL COMMUNICATIONS WITH RESPECT TO
THIS LETTER OF CREDIT SHALL BE IN WRITING AND DELIVERED TO, OUR OFFICES AT [INSERT ADDRESS OF A
BANK LOCATION ACCEPTABLE TO BENEFICIARY].

THIS LETTER OF CREDIT SETS FORTH IN FULL THE TERMS OF OUR UNDERTAKING, AND SUCH UNDERTAKING SHALL
NOT BE IN ANY WAY MODIFIED, AMENDED OR AMPLIFIED BY REFERENCE TO ANY DOCUMENT, INSTRUMENT OR
AGREEMENT REFERRED TO HEREIN OR IN WHICH THIS LETTER OF CREDIT IS REFERRED TO OR TO WHICH THIS
LETTER OF CREDIT RELATES, AND ANY SUCH REFERENCE SHALL NOT BE DEEMED TO INCORPORATE HEREIN BY
REFERENCE ANY DOCUMENT, INSTRUMENT OR AGREEMENT. BANK SHALL HAVE NO OBLIGATION TO INVESTIGATE THE
FACTUAL REPRESENTATIONS CONTAINED IN A DRAW REQUEST.

2

 

WE HEREBY ENGAGE WITH YOU THAT ALL DRAFTS DRAWN UNDER AND IN COMPLIANCE WITH THE TERMS OF THIS
CREDIT WILL BE DULY HONORED IF DRAWN AND PRESENTED FOR PAYMENT AT THE OFFICES SPECIFIED ABOVE ON OR
BEFORE THE EXPIRATION DATE OF THIS LETTER OF CREDIT.

EXCEPT SO FAR AS OTHERWISE EXPRESSLY STATED, THIS CREDIT IS SUBJECT TO THE UNIFORM CUSTOMS AND
PRACTICE FOR DOCUMENTARY CREDITS (1993 REVISION), INTERNATIONAL CHAMBER OF COMMERCE PUBLICATION NO.
500 (THE “UCP 500”).

[SIGNATURE]

3

 

ANNEX I

	 	 	 

	DATE:____________________________

	 	REF. NO._____________________

	 
	 	 
	AT SIGHT OF THIS DRAFT
	 	 
	 
	 	 
	PAY TO THE ORDER OF___________________________________________________

	 	US $___________________________

US DOLLARS_____________________________________________________________________________________

	 	 	 

	DRAWN UNDER ___________________________________

	 	BANK, STANDBY LETTER OF
	NUMBER NO. ______________________________________

	 	CREDIT DATED______________________
	 
	 	 
	__________________________________________________

	 	________________________________________________________
	__________________________________________________

	 	(BENEFICIARY’S NAME)
	__________________________________________________
	 	 
	 
	 	 
	 

	 	__________________________________________________________
	 

	 	AUTHORIZED SIGNATURE

Annex I - Page 1

 

ANNEX II

	 	 	 

	DATE:___________________________________
	 	 
	 
	 	 
	TO:______________________________________

	 	RE: STANDBY LETTER OF CREDIT
	_________________________________________

	 	NO. __________ ISSUED BY
	_________________________________________

	 	__________________________________________
	 

	 	L/C AMOUNT:

LADIES AND GENTLEMEN:

FOR VALUE RECEIVED, THE UNDERSIGNED BENEFICIARY HEREBY IRREVOCABLY TRANSFERS TO:

(NAME OF TRANSFEREE)

(ADDRESS)

ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF CREDIT UP TO ITS
AVAILABLE AMOUNT AS SHOWN ABOVE AS OF THE DATE OF THIS TRANSFER.

BY THIS TRANSFER, ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE
TRANSFERRED TO THE TRANSFEREE. TRANSFEREE SHALL HAVE THE SOLE RIGHTS AS BENEFICIARY THEREOF,
INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR OTHER
AMENDMENTS, AND WHETHER NOW EXISTING OR HEREAFTER MADE ALL AMENDMENTS ARE TO BE ADVISED DIRECT TO
THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY.

THE ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO ENDORSE THE TRANSFER
(IN THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF
TRANSFER.

SINCERELY,

________________________________________

(BENEFICIARY’S NAME)

________________________________________

SIGNATURE OF BENEFICIARY

2

 

________________________________________

SIGNATURE AUTHENTICATED

________________________________________

(NAME OF BANK)

________________________________________

AUTHORIZED SIGNATURE

3

 

EXHIBIT FP

FLOOR PLANSexv10w18

Exhibit 10.18

CUMMINGS PROPERTIES, LLC

STANDARD FORM

08070435 -RSY -B

COMMERCIAL LEASE

     In consideration of the covenants herein, Cummings Properties, LLC (“LESSOR”) hereby leases to
BioEnergy International, LLC ( a DE LLC), 99 Longwater Circle, Suite 201, Norwell, MA 02061
(‘LESSEE’’) the following premises, (“the leased premises”), for a term of five years and two
months commencing at noon on the date that is the later of November 15, 2007 or the date the
leased premises is substantially completed and delivered to LESSEE and ending at noon on the date
that is 62 months following the date that is the later of November 15, 2007 or the date the leased
premises is substantially completed and delivered to LESSEE unless sooner terminated as herein
provided. LESSOR and LESSEE now covenant and agree that the following terms and conditions shall
govern this lease.

     1. RENT. LESSEE shall pay to LESSOR base rant at the rate of three hundred twenty two
thousand five hundred sixty (322,560) U.S. dollars per year, drawn on a U.S. bank, payable in
advance in monthly installments of $26,880 on the first day of each calendar month, without
offset or deduction. The first monthly payment. plus an appropriate fraction of a monthly payment
for any portion of a month at the commencement of the lease term, shall be made upon LESSEE’s
execution of this lease. All payments shall be made to LESSOR at 200 West Cummings Park, Woburn,
Massachusetts 01801, or at such other place as is designated in writing by LESSOR. If the “Cost of
Living” has increased as shown by the Consumer Price Index (Boston, Massachusetts all items, all
urban consumers), U.S. Bureau of Labor Statistics, then base rent due during each calendar year of
this lease and any extensions thereof shall be annually adjusted in proportion to any increase in
the Index. All such adjustments shall take place with the rent due each January 1. The base month
from which to determine the amount of each Increase in the Index shall be January 2007 ,
which figure shall be compared with the figure for November 2008 , and each November
thereafter to determine the increase (if any) in the base rent to be paid during the following
calendar year. If the Consumer Price Index referenced above is discontinued as a measure of ‘Cost
of Living changes, LESSOR shall substitute a comparable index then in general use.

     2. SECURITY DEPOSIT. LESSEE shall pay to LESSOR a security deposit of two hundred
thousand (200,000) U.S. dollars, drawn on a U.S. bank, upon LESSEE’s execution of this lease,
which shall be held as security for LESSEE’s performance hereunder and refunded to LESSEE without
interest at the end of this lease, subject to LESSEE’s satisfactory compliance with the conditions
hereof. LESSEE may not apply the security deposit to any payment due

 

 

under the tease In the event of any default or breach of this lease by LESSEE, however, LESSOR
may elect to apply the security deposit first to any unamortized improvements completed for
LESSEE’s occupancy, then to offset any outstanding invoice or other payment due to LESSOR, and then
to outstanding rent. If all or any portion of the security deposit is applied to cure a default or
breach during the term of this lease, LESSEE shall restore said deposit forthwith. LESSEE’s
failure to remit the full security deposit or any portion thereof or to restore said deposit when
due shall constitute a substantial lease default. If LESSEE fails to pay the security deposit and
first month’s rent on a timely basis, LESSOR may retake possession and relet the leased premises
for LESSEEs account, or declare this lease null and void for failure of consideration.

     3. USE OF PREMISES. LESSEE shall use the leased premises only for executive and
administrative offices, research and development and laboratory.

     4. REAL ESTATE TAX INCREASES. LESSEE shall pay to LESSOR as additional rent a
proportionate share (currently 7.6 percent) (based on square footage leased by LESSEE as compared
with the total leaseable square footage of the building (currently 141,952 square feet) or
buildings of which the leased premises are a part (hereinafter called the building)) of any
increase in the real estate taxes levied against the land and building, whether such increase is
caused by an Increase in the tax rate or the assessment on the property, or a change in the method
of determining real estate taxes. Any additional rent shall be prorated should the lease terminate
before the end of any tax year. The base from which to determine the amount of any increase In
taxes shall be the rate and the assessment in effect as of July 1, 2007 net of abatements,
if any.

     5. UTILITIES. LESSOR shall provide existing equipment to heat and cool the leased
premises. LESSEE shall pay all charges for utilities used on the leased premises, including
electricity, gas, oil, water and sewer, and shall use whichever utility service provider LESSOR
shall designate at any time. LESSEE shall pay the utility provider or LESSOR, as applicable, for
all such utility charges as determined by separate meters serving the leased premises.

     6. COMPLIANCE WITHIN LAWS. LESSEE agrees not to use the leased premises in any way that
may be unlawful, improper, noisy, offensive or contrary to any applicable local, state or federal
statute, regulation, ordinance or bylaw. LESSEE shall keep all employees working in the leased
premises covered by Worker’s Compensation insurance and shall obtain any licenses and permits
necessary for LESSEE’s use and occupancy. LESSEE shall be responsible for causing the leased
premises and any alterations by LESSEE allowed hereunder to be in full compliance with any
applicable statute, regulation, ordinance or bylaw.

     7. FIRE, CASUALTY, EMINENT DOMAIN. Should a substantial portion of the leased premises,
or of the property of which they are a part, be substantially damaged by fire or other casualty, or
be taken by eminent domain, LESSOR may elect to terminate this lease, When such fire, casualty or
taking renders the leased premises substantially unsuitable for their intended use, a proportionate
abatement of rent shall be made for so long as the leased premises are unsuitable for LESSEE’s
intended use, and LESSEE may elect to terminate this lease if: (a) LESSOR fails to give written
notice within 30 days after said fire, casualty or taking of its

 

 

intention to restore the leased premises and LESSOR thereafter fails to diligently pursue
restoration of the leased premises; or (b) LESSOR fails to restore the leased premises to a
condition substantially suitable for their intended use within 90 days after said fire, casualty or
taking. LESSOR reserves all rights for damages or injury to the leased premises for any taking by
eminent domain, except for damage to LESSEE’s property or equipment.

     8. FIRE INSURANCE. LESSEE shall not permit any use of the leased premises which will
adversely affect or make voidable any Insurance on the property of which the teased premises are a
part, or on the contents of said property, or which shall be contrary to any law, regulation or
recommendation made by the Insurance Services Office (or successor organization), state fire
prevention agency, local fire department, or LESSOR’s insurer. LESSEE shall on demand reimburse
LESSOR all extra insurance premiums caused by LESSEE’s use of the leased premises for any use other
than as provided in Section 3 above. LESSEE shall not vacate the leased premises or permit same to
be unoccupied other than during LESSEE’s customary non-business days or hours, or cause or allow
the utilities serving the teased premises to be terminated.

     9. SIGNS. LESSOR, at LESSOR’s expense, shall erect promptly upon commencement of this
lease, and then LESSEE shall maintain signage on or near the endtrance doors for the leased
premises in accordance with building standards for style, size, wording, design, location, etc. now
or hereafter made and consistently applied by LESSOR. LESSEE shall obtain LESSOR’s prior written
consent before erecting any sign, and LESSOR may, at LESSEE’S expense, remove and dispose of any
sign not approved, erected, maintained or displayed in conformance with this lease.

     10. MAINTENANCE OF PREMISES. Except as otherwise provided below, LESSOR will be
responsible for the structural maintenance of the leased premises and for maintenance of the roof,
landscaping, heating and cooling equipment, sprinklers, doors, locks, plumbing and electrical
wiring, but specifically excluding damage caused by the careless, malicious, willful or negligent
acts of LESSEE or its agents, employees or invitees, and chemical corrosion or water damage from
any source except LESSOR’s negligence. LESSEE agrees to maintain at its expense all other aspects
of the leased premises in the same condition as they are at the commencement of the lease term or
as they may be put in with LESSOR’s written consent during the term of this lease, normal wear and
tear out excepted, and whenever necessary to replace light bulbs and glass, acknowledging that the
leased premises will be in good order and the light bulbs and glass whole upon delivery by LESSOR.
LESSEE shall properly control and vent all chemicals, radioactive materials, smoke, odors and other
materials that may be harmful, and shall not cause the area surrounding the leased premises or any
other common area to be In anything other than a neat and clean condition, depositing all waste in
appropriate receptacles. LESSEE shall be solely responsible for any damage to plumbing equipment,
sanitary lines or any other portion of the building which results from the discharge or use of any
substance by LESSEE. LESSEE shall not permit the leased premises to be overloaded, damaged,
stripped or defaced, nor suffer any waste, and will not keep animals within the leased premises.
If the leased premises include any wooden mezzanine-type space, the floor capacity of such space is
suitable only for office use, tight storage or assembly work. LESSEE will protect any flooring
with chair pads under any rolling chairs. Unless heat is provided at LESSOR’s expense, LESSEE shag
maintain sufficient heat to prevent freezing of pipes or other damage. Notwithstanding the

 

 

foregoing, any increase in heating, ventilating, air conditioning, plumbing or electrical
equipment or capacity, and any installation or maintenance of any “non-building standard” leasehold
improvements or equipment which is associated with some specific aspect of LESSEE’s use, whether
installed by LESSOR, LESSEE or a prior occupant, shall be LESSEE’s sole responsibility at LESSEES
expense, and subject to LESSOR’s prior written consent. All maintenance provided by LESSOR shall
be during LESSOR’s normal business hours.

     11. ASSIGNMENT OR SUBLEASE. Provided LESSEE is not in default of any terms or conditions
hereof, LESSEE may assign this lease or sublet or allow another entity or individual to occupy the
whole or any part of the leased premises, but only with LESSOR’s prior written consent In each and
every instance. In no case may LESSEE assign this lease or sublet the leased premises to any other
current or prospective tenant of LESSOR, or any affiliate of such current or prospective tenant.
As a condition to any assignment or sublease, an additional security deposit shall be paid to and
held by LESSOR. If LESSEE notifies LESSOR in writing of its desire to assign this lease or sublet
the ‘paced premises, LESSOR shall have the option to terminate this lease, at an effective date to
be determined by LESSOR, upon written notice to LESSEE. Notwithstanding LESSOR’s consent to any
assignment or sublease, LESSEE arid GUARANTOR shall remain liable to LESSOR for the payment of all
rent and for the full performance of all covenants and conditions of this lease.

     12. ALTERATIONS. LESSEE shall not make structural alterations, additions or improvements
of any kind to the leased premises except for the structural alterations to be shown on the plan
referred to in Paragraph F of the Rider to Lease to be completed by LESSOR or its agents, but may
make nonstructural a alterations, additions or improvements with LESSOR’s prior written consent All
such allowed alterations, additions and improvements shall be at LESSEE’s expense and shall conform
with LESSOR’s building standards and construction specifications. If LESSOR or its agent provides
any services or maintenance for LESSEE in connection with such alterations, additions and
improvements or otherwise under this lease, LESSEE will promptly pay any just invoice. LESSEE
shall obtain a lien waiver from any contractor it employs prior to commencement of any work.
LESSEE shall not permit any mechanics’ liens, or similar liens, to remain upon the leased premises
in connection with any work performed or claimed to have been performed at the direction of LESSEE
and shall cause any such hen to be released or removed forthwith without cost to LESSOR. Any
alterations, additions and improvements shall become part of the leased premises and the property
of LESSOR. LESSOR shall have the right at any time to make additions to the building, change the
arrangement of parking areas, stairs or walkways, or otherwise alter common areas or the exterior
of the building provided such changes do not materially interfere with LESSEE’s use of the leased
premises.

     13. LESSOR’S ACCESS. LESSOR and its agents and designees may at any reasonable time with
reasonable notice except in the case of an emergency, enter to view the leased premises; to show
the leased premises to a , others; to make repairs and alterations as LESSOR or Its designee should
elect to do for the leased premises, the common areas, or any other portions of the building; and
without creating any obligation or liability for LESSOR, but at LESSEE’s expense, to make repairs
which LESSEE is required but has failed to do.

 

 

     14. SNOW REMOVAL The plowing of snow from all roadways and unobstructed parking areas
shall be at the sole expense of LESSOR. The control of snow and ice on all walkways and steps
serving the leased premises and all other areas not readily accessible to plows shall be the sole
responsibility of LESSEE, except for loading areas following LESSEE’s prior request in each
instance. Notwithstanding the foregoing, however, LESSEE shall hold LESSOR and OWNER harmless from
any and all claims by LESSEE’s employees, agents, callers or invitees for damage or personal injury
resulting in any way from snow or ice on any area serving the leased premises.

     15. ACCESS AND PARKING. Unless otherwise provided herein, LESSEE shall have the right
without additional charge to use parking facilities provided for the leased premises in common with
others entitled to the use thereof. LESSEE shall not obstruct any portion of the building or its
walkways and approaches. No unattended parking (i.e. parking where the driver of a vehicle is not
readily available at the leased premises) will be permitted between 7:00 PM and 7:00 AM without
LESSOR’s prior written approval, and from November 15 through April 15 annually, such parking shall
be permitted only in those areas designated for assigned overnight parking. Unregistered or
disabled vehicles, or storage trailers of any type, may not be parked at any time. LESSOR may tow,
at LESSEE’s sole risk and expense, any misparked vehicle belonging to LESSEE or LESSEE’s employees,
agents, callers or invitees, at any time. LESSOR shall not provide, and shall not be responsible
for providing, any security services.

     16. LIABILITY. LESSEE shall be solely responsible as between LESSOR and LESSEE for deaths
or personal injuries to all persons and damage to any property, including damage by fire or other
casualty, occurring in or on the leased premises (including any common areas as described below)
and arising out of the use, control, condition or occupancy of the leased premises by LESSEE,
except for death, personal injuries or property damage (erectly resulting from the sole negligence
of LESSOR. LESSEE agrees to indemnify and hold harmless LESSOR and OWNER (as defined below) from
any and all liability, including but not limited to costs, expenses, damages, causes of action,
claims, judgments and attorney’s fees caused by or in any way arising out of any of the aforesaid
matters. All common areas, including but not limited to any parking areas, stairs, corridors,
roofs, walkways and elevators (herein collectively called the common areas) shall be considered a
part of the leased premises for liability and insurance purposes when they are used by LESSEE or
LESSEE’s employees, agents, callers or invitees.

     17. INSURANCE. LESSEE shall secure and carry at its own expense a commercial general
liability policy insuring LESSEE, LESSOR and OWNER against any claims based on bodily injury
(including death) or property damage arising out of the condition of the leased premises (including
any common areas as described above) or their use by LESSEE, including damage by fire or other
casualty, such policy to insure LESSEE, LESSOR and OWNER against any claim up to $1,000,000 for
each occurrence involving bodily injury (including death), and 51,000,000 for each occurrence
involving damage to property. The insurance shall be primary to and not contributory with any
insurance carried by LESSOR. whose insurance shall be considered excess. LESSOR and OWNER shall
be included in each such policy as additional insureds using ISO Form CG 20 26 11 85 or some other
form approved by LESSOR, and each such policy shall be written by or with a company or companies
satisfactory to LESSOR. Prior to occupancy, LESSEE shall deliver to LESSOR certificates and any
applicable riders or endorsements showing that such Insurance is in force and thereafter will
provide renewal

 

 

certificates at least 15 days prior to the expiration of any such policies. All such
insurance certificates shall provide that such policies shall not be cancelled without at least 10
days’ prior written notice to each insured. If LESSEE fails to provide or maintain such insurance
at any time during the term of this lease, LESSOR may elect to contract for such insurance, and
LESSEE shall pay LESSOR any costs that LESSEE would incur for such insurance in complying with this
section, plus LESSOR’s administrative expenses.

     18. BROKERAGE. LESSEE warrants and represents to LESSOR that LESSEE has dealt with no
broker or third person with respect to this lease except for David Goodhue of Meredith & Grew to
whom LESSOR shall pay a commission (estimated at $52,899.84) in accordance with LESSOR’s standard
fee schedule, and LESSEE agrees to indemnify LESSOR against any brokerage claims arising out of
this lease. LESSOR warrants and represents to LESSEE that LESSOR has employed no exclusive broker
or agent in connector) with this lease. If either party introduces a broker or third person on its
behalf for any extension, renewal or expansion of this lease, any fees or commissions shall be the
sole responsibility of the party engaging such broker or third person.

     19. SUBORDINATION. This lease shall be subject and subordinate to any and all mortgages
and other instruments in the nature of a mortgage, now or at any time hereafter, and LESSEE shall,
when requested, promptly execute and deliver such written instruments as shall be necessary to show
mortgages or other such instruments in the nature of a mortgage.

     20. DEFAULT AND ACCELERATION OF RENT. In the event that (a) any assignment for the
benefit of creditors, trust mortgage, receivership or other insolvency proceeding shall be made or
instituted with respect to LESSEE or LESSEE’s property or (b) LESSEE shall default in the
observance or performance of any of LESSEE’s covenants, agreements or obligations hereunder, and
such default shall not be corrected within 10 days after written notice thereof, then LESSOR shall
have the right thereafter, while such default continues and without demand or further notice, to
re-enter and take possession of the leased premises, to declare the term of ails lease witted,
and/or to remove LESSEE’s effects, without being guilty of trespass or conversion, and without
prejudice to any remedies which might be otherwise used for arrears of rent or other default or
breach of the lease. If LESSEE defaults in the payment of the security deposit, rent, taxes or
substantial invoice from LESSOR or LESSOR’s agent, and such default continues for 20 days after
written notice thereof, and, because both parties agree that nonpayment of said sums when due is a
substantial breach of the lease, and, because the payment of rent in monthly installments is for
the sole benefit and convenience of LESSEE, then, in addition to any other remedies, the net
present value of the entire balance of rent due hereunder as of the date of LESSOR’s notice using
the published prime rate then in effect, shall immediately become due and payable as liquidated
damages. No actions taken by LESSOR under this section shall terminate LESSEE’s obligation to pay
rent under this lease, as liquidated damages or otherwise. Any sums received by LESSOR from or on
better of LESSEE at any time shall be applied first to any unamortized improvements completed for
LESSEE’s occupancy, then to offset any unpaid invoice or other payment due to LESSOR and then to
unpaid rent LESSEE shall pay any invoice within 20 days after receipt If any rent and/or other
payment is not received by LESSOR when due, then LESSEE shall pay LESSOR a one time late charge for
each past due payment equal to one percent of such overdue amount or $35, whichever is greater.

 

 

LESSEE shall also pay LESSOR interest at the rate of 18 percent per annum on any past due
payment.

     21. NOTICE. Any notice from LESSOR to LESSEE relating to the teased premises or this
lease shall be deemed duly served when left at the leased premises, or served by constable,
delivered to 99 Longwater Circle, Norwell, MA 02061, Attn: Stephen J. Gatto or to the last address
designated by notice in accordance with this section, by certified or registered mail, return
receipt requested, postage prepaid, or by recognized courier service with a receipt therefor,
addressed to LESSEE. Any notice from LESSEE to LESSOR relating to the leased premises or this
lease shall be deemed duly served when served by constable, or delivered to LESSOR by certified or
registered mail, return receipt requested, postage prepaid, or by recognized courier service with a
receipt therefor, addressed to LESSOR at 200 West Cummings Park, Woburn, Massachusetts 01801 or at
LESSOR’s last designated address. No oral notice or representation shall have any face or effect.
Time is of the essence in the service of any notice.

     22. OCCUPANCY. If LESSEE takes possession of the leased premises prior to the start of
the lease term, LESSEE MI perform and observe aft of its covenants under this lease from the date
upon which it takes possession. If LESSEE continues to occupy, control or encumber all or any part
of the leased premises after the termination of this lease without the written permission of
LESSOR, LESSEE shall be liable to LESSOR for any and all loss, damages or expenses incurred by
LESSOR, and all terms of this lease shall continue to apply, except that use and occupancy
payments shall be due in full monthly installments at a rate which shall be one and one-half times
the greater of the monthly rent due under this lease immediately prior to termination or LESSOR’s
then current published rent for the teased premises, it being understood that such extended
occupancy is a tenancy at sufferance, solely for the benefit and convenience of LESSEE and of
greater rental value. LESSEE’s control, occupancy or encumbrance of all or any part of the leased
premises beyond noon on the last day of any monthly rental period shall constitute LESSEE’s
occupancy for an entire additional month, and increased payment as provided in this section shall
be due and payable immediately in advance. LESSOR’s acceptance of any payments from LESSEE during
such extended occupancy shall not after LESSEE’s status as a tenant at sufferance.

     23. FIRE PREVENTION. LESSEE agrees to use every reasonable precaution against fire, to
provide and maintain approved, labeled fire extinguishers, emergency lighting equipment and exit
signs, and to complete any other modifications within the leased premises as required or
recommended by the Insurance Services Office (or successor organization), OSHA, the local fire
department, LESSOR’s insurer or any similar entity.

     24. OUTSIDE AREA Anything held or stored by LESSEE in any common area without LESSOR’s
prior written consent shall be deemed abandoned and may be removed by LESSOR at LESSEE’s expense
upon 24 hours’ prior notice, which notice may be by telephone, facsimile or email. LESSEE shall
maintain a building standard size dumpster in a location approved by LESSOR, which dumpster shall
be provided and serviced at LESSEE’s expense by whichever disposal firm LESSOR may designate.
Alternatively, if a shared dumpster or compactor is provided by LESSOR, LESSEE shall pay the
disposal firm or LESSOR, as applicable, LESSEE’s proportionate share of any charges associated
therewith.

 

 

     25. ENVIRONMENT. LESSEE will use the leased premises so as not to interfere in any way
with the use and enjoyment of other portions of the same or neighboring buildings by others by
reason of odors, smoke, exhaust, smells, vibrations, noise, pets, accumulation of garbage or trash,
vermin or other pests, or otherwise, and will at its expense employ a professional pest control
service determined necessary by LESSOR. LESSEE agrees to maintain elective devices for preventing
damage to plumbing and heating equipment from deionized water, chemicals or hazardous materials
which may be present at the leased premises. Except as otherwise provided for herein, no hazardous
materials or wastes shall be used, stored, disposed of, or allowed to remain at the leased premises
at any time without LESSOR’s specific approval, and LESSEE shall be solely responsible for, and
shall indemnify and hold harmless LESSOR and OWNER from, any and all corrosion or other damage in
anyway associated with the use, storage and/or disposal of same by LESSEE.

     26. RESPONSIBILITY. Subject to Section 16 above, neither LESSOR nor OWNER shall be liable
to anyone for, nor shall LESSEE’s obligations under this lease be reduced because of, loss or
damage caused in any way by the use, leakage, seepage, flooding or escape of water or sewage in any
form or from any source, by the interruption or cessation of any service rendered customarily to
the leased premises or building or agreed to by the terms of this lease, by any accident, the
making of repairs, alterations or improvements, labor difficulties, weather conditions, mechanical
breakdowns, trouble or scarcity in obtaining fuel, electricity, service or supplies from the
sources from which they are usually obtained, by any change in any utility or service provider, or
by any cause beyond LESSOR’s immediate control.

     27. SURRENDER. On or before the termination of this lease, LESSEE shall remove all of
LESSEE’s goods and effects from the leased premises, and shall deliver to LESSOR actual and
exclusive possession of the leased premises and all keys and locks thereto, all fixtures, equipment
and workstations of any type connected therewith, and all alterations, additions and improvements
made to or upon the leased premises, whether completed by LESSEE. LESSOR or others, including but
not limited to any offices, window blinds, floor coverings, computer floors, plumbing and plumbing
fixtures, heating, ventilating and air conditioning equipment, ductwork, exhaust fans, water
coolers, security, surveillance and fire protection systems, telecommunications and data wiring,
telephone equipment, air and gas distribution piping, compressors, overhead cranes, hoists,
cabinets, counters, shelving, signs, electrical work, including but not limited to lighting
fixtures of any type, wiring, conduit, EMT, transformers, generators, distribution panels, bus
ducts, raceways, outlets and disconnects, and furnishings and equipment which have been bolted,
welded, nailed, screwed, glued or otherwise attached to any wall, floor, ceiling, roof, pavement or
ground, or which have been directly wired or plumbed to any portion of any building or other system
serving the leased premises, including but not limited to water supply, drainage, venting or air or
gas distribution systems. Notwithstanding the foregoing, prior to termination of this lease,
LESSEE shall, if requested by LESSOR, remove or tag for future use any and all wiring and cabling
installed and/or used by LESSEE. LESSEE shall deliver the leased premises fully sanitized from any
chemicals or other contaminants, broom clean, and in at least the same condition as they were at
the commencement of the lease or any prior lease between the parties for the leased premises, or as
they were modified during said term with LESSOR’s written consent, reasonable wear and tear only
excepted, and LESSEE shall be deemed to be encumbering the leased premises until it delivers the
leased premises to LESSOR in the condition required under this lease. Any of LESSEE’s property
that remains in

 

 

the leased premises upon termination of the lease shall be deemed abandoned and shall be
disposed of as LESSOR sees fit, with no liability to LESSEE for loss or damage thereto, and at the
sole risk of LESSEE. LESSOR may remove and store any such property at LESSEE’s expense; retain
same under LESSOR’s control; sell same at public or private sale (without notice) and apply the net
proceeds of such sale to the payment of any sum due hereunder; or destroy same. In no case shall
the leased premises be deemed surrendered to LESSOR until the termination date provided herein or
such other date specified in a written agreement between the parties, notwithstanding the delivery
of any keys to LESSOR.

     28. GENERAL. (a) The invalidity or unenforceability of any clause or provision of this
lease shall not affect or render invalid or unenforceable any other clause or provision hereof.
(b) The obligations of this lease shall run with the land, and this lease shall be binding upon and
inure to the benefit of the parties hereto and their respective successors and assigns, except that
LESSOR and OWNER shall be liable for-obligations occurring only while LESSOR or owner of the leased
premises. (c)Any action or proceeding arising out of the subject matter of this lease shall be
brought by LESSEE within one year after the cause of action has occurred and only in a court ,
within the Commonwealth of Massachusetts. (d) If LESSOR or OWNER is a trust, corporation, or other
limited liability entity, the obligations of LESSOR shall, be bringing upon the trust, corporation,
or other entity, but not upon any trustee, officer, director, shareholder, member, limited partner
or beneficiary individually. (e) If LESSOR is not the owner (OWNER) of the teased premises LESSOR
represents that OWNER has agreed to be bound by the terms of this lease, (f) This lease is made and
delivered in the Commonwealth of Massachusetts, and shall be interpreted, construed, and enforced
in accordance with the laws thereof. (g) This lease is the result of negotiations between parties
of equal bargaining strength, and when executed by both parties shall constitute the entire
agreement between the parties, superseding all prior oral and written agreements, representations,
statements and negotiations relating in any way to the subject matter herein. This lease may not
be extended or amended except by written agreement signed by both parties, or as otherwise provided
herein, and no other subsequent orator written representation shall have any effect hereon. (h)
Notwithstanding any other statements herein, LESSOR makes no warranty, express or implied,
concerning the suitability of the leased premises for LESSEE’s intended use. (i) LESSEE agrees
that if LESSOR does not deliver possession of the leased premises as herein provided for any
reason, LESSOR shall not be liable for any damages to LESSEE for such failure, but LESSOR agrees to
use reasonable efforts to deliver possession to LESSEE at the earliest practical date. A
proportionate abatement of rent, excluding the cost of any amortized improvements to the leased
premises, for such time as LESSEE may be deprived of possession of the leased premises shall be
LESSEE’s sole remedy, except where a delay in delivery is caused in any way by LESSEE. (j) Neither
the submission of this lease form or any amendment hereof, nor the acceptance of the security
deposit and/or rent shall constitute a reservation of or option for the leased premises, or an
offer to lease, it being expressly understood and agreed that neither this lease nor any amendment
shall bind either party in any manner whatsoever unless and until it has been executed by both
parties. (k) LESSEE shall not be entitled to exercise any option in this lease, the attached Rider
to Lease or any subsequent amendment or extension, or receive LESSOR’s consent as provided for
herein, if LESSEE is at that time in default of any terms or conditions hereof. (l) Except as
otherwise provided herein, neither LESSOR, nor OWNER, nor LESSEE shall be liable for any special,
incidental, indirect or consequential damages, including but not limited to lost profits or loss of
business, arising out of or in any manner connected with performance or nonperformance under

 

 

this lease, even if any party has knowledge of the possibility of such damages. (m) The
headings in this lease are for convenience only and shall not be considered part of the terms
hereof. (n) No restriction, condition or other endorsement by LESSEE on any check, nor LESSOR’s
deposit of any full or partial payment, shall bind LESSOR in any way or limit LESSOR’s rights under
this lease (o) LESSEE shall pay LESSOR for all legal and administrative fees and expenses incurred
by LESSOR in connection with any consent requested by LESSEE or in enforcing any or all obligations
of LESSEE under this lease. (p) LESSEE will conform to all rules and regulations now or hereafter
made by LESSOR for parking, for the care, use or alteration of the building, its facilities and
approaches, and for the administration of this lease, and will not permit any employee or visitor
to violate this or any other covenant or obligation of LESSEE. (q) LESSEE’s covenants under this
lease shall be independent of LESSOR’s covenants, and LESSOR’s failure to perform any of its
covenants under this lease, including a covenant constituting a significant inducement to LESSEE to
enter into this lease, shall not excuse the payment of rent or any other charges by LESSEE or allow
LESSEE to terminate this lease. (r) LESSOR, LESSEE , OWNER and GUARANTOR hereby waive any and all
rights to a jury trial in any proceeding in any way arising out of the subject matter of this
lease. (s) See attached Rider to Lease for additional provisions.

     29. WAIVERS, ETC. No consent or waiver, express or implied, by either party to or of any
breach of any covenant, condition or duty of the other party shall be construed as ea a consent or
waiver to or of any other breach of the same or any other covenant, condition or duty. If LESSEE
is several persons, corporations, or other legal entities, or a partnership, or some combination
thereof, LESSEE’s obligations are joint and several. Unless repugnant to the context, “LESSOR” and
“LESSEE” mean the person or persons, natural or corporate, named above as LESSOR and as LESSEE
respectively, and their respective heirs, executors, administrators, successors and assigns.

     IN WITNESS WHEREOF, LESSOR and LESSEE have hereunto set their hands and common seals,
intending to be legally bound hereby this 14th day of September, 2007.

	 	 	 	 	 

	LESSOR: CUMMINGS PROPERTIES, LLC

	 	LESSEE: BIOENERGY INTERNATIONAL, LLC
	 
	 	 
	By: 	 /s/ Bill Cummings

	 	By: 	 /s/ Ralph Tapia
	 	 

	 	 	 
	 	Duly Authorized

	 	 	Duly Authorized
	 	 

	 	 	Print name: Ralph Tapia
	 	 

	 	 	Title: Controller

 

 

	 	 	 	 	 

	 

	 	CUMMINGS PROPERTIES, LLC	 	 
	 

	 	STANDARD FORM
	 	08070435-RSY- 11

RIDER TO LEASE

The following additional provisions are incorporated into and made a part of the attached lease:

     A. CONFLICTS. In the event of any conflict between any provision of this Rider to Lease
and the attached lease, the provisions of this Rider shad govern.

     B. SOUTH ESSEX SEWERAGE DISTRICT. With respect to leases at Cummings Center in Beverly
(only), LESSEE shall fully comply with all regulations of the South Essex Sewerage District (SESD)
now or hereafter in effect, including prompt filing with LESSOR of any documents required by SESD
regulations, and LESSEE agrees to indemnify and hold harmless LESSOR and OWNER from any and all
liability arising out of any noncompliance by LESSEE with such regulations.

     C. ACTIVITY AND USE RESTRICTION. With respect to leases at Cummings Center in Beverly and
10 and 18 Commerce Way in Woburn (only), and except as provided below, the following activities and
uses are expressly prohibited at the property of which the leased premises are a part residential
uses (except for facilities for adult congregate care or assisted living, senior housing, nursing
home uses and other adult residential facilities in certain designated areas of the property);
child care, day care, or public or private elementary or secondary schools; a public park,
playground or playing field, or other activities involving more than casual contact with the
ground; cultivation out-of-doors of fruits and vegetables destined for human consumption; and
fishing or swimming in the ponds and other waterways on or adjacent to the property. In addition,
implementation of a health and safety plan is required for construction, utilities maintenance and
other intrusive activities which are likely to involve extensive exposure to or contact with
subsurface sods at the property. Notices of Activity and Use Limitation providing further
information have been recorded at the Essex South Registry of Deeds and the Middlesex South
Registry of Deeds, respectively, as well as recorded amendments authorizing both child care and a
pubic elementary school in specific locations at Cummings Center.

     D. PARKING. LESSEE shad be entitled to use, in common with others, a proportionate share
of the total number of common area parking spaces provided for the building *(based on square
footage leased by LESSEE as compared with the total leasable square footage of the building). The
number of spaces used by LESSEE’s employees, agents and invitees shall not at any time exceed
LESSEE’s proportionate share of the total spaces for the building. For purposes of determining
LESSEE’s compliance with this paragraph at any time, the number of spaces used by LESSEE shall be
presumed to equal the number of persons who are then present at the leased premises. *(currently
25 parking spaces)

     E. RECORDING AND SECURITY. Although LESSOR may choose at any time to record activities at
the budding with unmonitored remote television cameras, LESSEE acknowledges and agrees that, as
provided in Section 15 above, LESSOR is not thereby or in any other way providing any security
service for LESSEE or its employees, agents, invitees,

 

 

contractors and representatives, and that LESSOR has made no representations whatsoever,
%mitten or oral, concerning the safety of the leased premises or the presence, effectiveness or
operability of any security devices or security measures, or the safety or security of LESSEE, its
employees, agents, invitees, callers, contractors and representatives, or LESSEE’s property,
against the criminal or wrongful acts of third parties. Additionally, LESSEE accepts full
responsibility for protecting the persons and property of LESSEE and those of its employees,
agents, invitees, callers, contractors and representatives, and (acknowledging that security
devices or measures may fad or be thwarted by criminals, by other third parties or by electrical or
mechanical malfunction), agrees not to rely on any such devices or measures, and to protect itself,
its property, and its employees, agents, invitees, callers, contractors and representatives as if
such devices or measures did not exist.

     F. LESSOR, at LESSEE’s request and sole expense, shall make alterations necessitated by
LESSEE’s use of the leased premises according to a plan to be mutually agreed upon by both parties.
At LESSEE’s request, the charges for certain alterations, in an amount not to exceed $400,000,
agreed to in advance and completed by LESSOR or LESSOR’s agents, will be incorporated into the
lease by separate amendment to be attached hereto, amortized with interest at eight percent per
annum, and then paid for by LESSEE in the same manner as base rent which shall otherwise be due.

     G. LESSOR will use reasonable efforts to substantially complete, except for punch list
items, if any, the modifications to the leased premises within 60 days after full execution of this
lease, payment in full of the first month’s rent and security deposit by LESSEE, approval of final
plans and specifications and LESSOR’s obtaining a building permit (the “Completion Date”).

     H. If LESSOR fails to substantially complete the modifications on or before January 15,
2008, LESSEE may elect to cancel this lease by giving LESSOR written notice to that effect on or
before January 18, 2008, whereupon LESSOR shall refund all monies previously paid by LESSEE to
LESSOR and neither party shall have any further obligation to the other. Cancellation of the lease
and refund of any monies paid by LESSEE shall be LESSEE’s sole and exclusive remedies for any
failure by LESSOR to substantially complete the modifications as provided herein. In the event
LESSEE in any way delays LESSOR’s substantial completion, however (which shall include without
limitation any additions and/or changes requested by LESSEE to the scope of LESSOR’s work, any
delay in LESSEE providing information to LESSOR for any permits or plans and any interference by
LESSEE or LESSEE’s representative with LESSOR’s work), there shall be no abatement of rent for such
period of delay, and the above dates for substantial completion and notice of termination shall be
extended by the length of such delay. Time is of the essence.

     I. LESSEE may occupy the leased premises one day following the Completion Date and
production of all required insurance certificates.

     J. Notwithstanding anything to the contrary in Section 1 of the lease, Lessee shall pay
monthly base rent due during the initial 62 month term of this lease only, from the later of
November 15, 2007 or the date the leased premises is substantially completed and delivered to

 

 

LESSEE in accordance with this lease pursuant to the schedule below. All other terms and
conditions of Section 1 shall continue to apply.

	 	 	 	 	 
	Term	 	Monthly Rent	 
	Months 1-2
	 	$	0	 
	Months 3-14
	 	$	22,480.00	 
	Months 15-26
	 	$	24,192.00	 
	Months 27-38
	 	$	25,088.00	 
	Months 39-50
	 	$	25,984.00	 
	Months 51-62
	 	$	26,880.00	 

     K. Notwithstanding Section 1 above, LESSEE’s payment of any “Cost of Living” increase for
the initial lease term (only) is hereby waived.

     L. Provided LESSEE is not then in arrears of any rent or invoice payments or otherwise in
default of this lease, LESSEE shall have a one-time option to extend this lease, including all
terms, conditions, and escalations herein, for one additional term of three years (the “option
term”) by serving LESSOR with written notice of its desire to so extend this lease. The time for
serving such written notice shall be not more than 12 months or less than six months prior to the
expiration of the initial lease term. Additionally, notwithstanding the provisions of Section 1,
annual base rent during the option term shall be the annual base rent that would otherwise be in
effect as of the commencement of the option term. The base month from which to determine the
amount of each “Cost of Living” adjustment during the option term shall then be changed to January
2013, the “comparison” month shall be changed to November 2013, and the first adjustment during the
option term shall take place with the rent due on January 1, 2014. Section 1 shall continue to
apply in all other respects during the option term. Time is of the essence.

     M. Notwithstanding anything to the contrary in Section 25 above, LESSEE may use or store
hazardous materials or hazardous wastes within the leased premises, provided LESSEE fully complies
with any applicable local, state, or federal law, regulation, ordinance and bylaw. LESSEE shall be
solely responsible for and shall indemnify and hold LESSOR and OWNER harmless from any and all
liability, damage and personal injury in any way associated with any use, storage, or disposal of
such materials. In the event any hazardous materials or hazardous wastes remain in the leased
premises after the termination of the lease or, if applicable, the date LESSEE relocates from the
leased premises to new premises pursuant to an amendment to the lease (collectively the “Vacate
Date”), LESSEE authorizes LESSOR to properly dispose of them on LESSEE’s behalf and at LESSEE’s
sole expense.

     N. Prior to the Vacate Date, LESSEE, at LESSEE’s sole expense, shall engage an
independent and certified industrial hygienist (the “CIH”) to prepare a decontamination work plan
(“work plan”) for the leased premises in accordance with all CIH professional standards and all
applicable laws to address all conditions arising out of LESSEE’s tenancy. LESSEE shall complete
all measures specified in the work plan, including but not limited to, testing and cleaning of all
surfaces, HVAC equipment, ductwork, and other building components recommended therein. The CIH
shall certify to LESSOR that as of the Vacate Date, the entire

 

 

leased premises and any extension thereof used in any way by LESSEE are free from any harmful
chemical, biological, radioactive or other contamination arising out of LESSEE’s tenancy, in
accordance with all applicable CIH professional standards and all applicable laws, regulations,
ordinances and bylaws. Said certification shall confirm the clean condition of all HVAC equipment,
ductwork, plumbing fixtures, drains, tanks, mechanical systems, cabinetry, countertops, walls,
ceilings, floors, casework, pH adjustment tanks and acid neutralization equipment, all other
surfaces and the indoor air quality at the leased premises; that LESSEE has completed all measures
specified in the work plan; and that there are no restrictions on future use and occupation by
others. A copy of the work plan shall be provided to LESSOR together with this certification.
Also, in the event LESSEE uses or stores any radioactive materials within the leased premises at
any time, LESSEE shall obtain a written statement from the commonwealth of Massachusetts fully
decommissioning the leased premises in accordance with all applicable laws, regulations, ordinances
and bylaws. These certifications and all cleaning shall be completed prior to the Vacate Date.
The leased premises shall be deemed occupied by LESSEE unless and until LESSEE has fully vacated
and returned the leased premises in accordance with the lease, has provided the required
certifications to LESSOR and completed all cleaning.

     O. LESSEE’s maintenance obligations as provided in Section 10 above shall specifically
include, without limitation, monthly inspections, and repair and replacement as needed, of all acid
neutralization, pH adjustment and other wastewater treatment tanks and equipment, and drain lines
into which said tanks and equipment discharge; backflow preventers; air filters; and all other
exhaust and intake fan components, including belts, but excluding existing make-up air units.
LESSEE shall be responsible for all maintenance and repairs of said equipment, both routine and
otherwise, including semiannual (or more frequent if necessary) cleaning and replenishment of
neutralizing materials in pH adjustment tanks. LESSEE acknowledges and agrees that,
notwithstanding Section 10 above, the plumbing and electrical systems serving the leased premises
shall be maintained by LESSEE at its sole expense, and LESSEE agrees to accept said systems “as
is.” *Notwithstanding the preceding sentence, LESSOR shall maintain the plumbing and electrical
systems exclusivity serving the office portion of the leased premises and existing space heating
and cooling equipment serving the entire leased premises including lavatories located within the
leased premises. LESSEE agrees that all wastewater discharged from the leased premises shall be
neutralized to a pH range between 6 and 9, or, in the case of deionized water, shall be
appropriately diluted or treated, and shall fully comply with all applicable state and local
statutes, codes, regulations and/or ordinances.

     P. LESSEE shall notify LESSOR in writing within 30 days following LESSOR’s request and 30
days prior to the Vacate Date of LESSEE’s compliance with its inspection and maintenance
obligations as described above.

     Q. The preceding four paragraphs regarding LESSEE’s responsibility for the maintenance and
condition of the leased premises are a key consideration of this lease.

     R. LESSOR consents to LESSEE’s access to the roof of the building for the purpose of
performing LESSEE’s maintenance obligations as set forth above (only). LESSEE agrees that no other
work shall be carried on or any other equipment installed on the roof without the prior written
consent of LESSOR. LESSEE shall be fully responsible for, and agrees to

 

 

indemnify and hold LESSOR harmless from, any and all property damage and personal injury
associated in any way with the activities of LESSEE and LESSEE’s agents, employees and contractors
on the roof and/or the location, installation or maintenance of LESSEE’s equipment on the roof,
including but not limited to, damage to the watertight integrity of the roof and the roof membrane,
from whatever cause.

     S. In lieu of the $200,000 cash security deposit provided in Section 2 above, LESSEE may
substitute an Irrevocable Letter of Credit negotiable on sight in the amount of $200,000, provided
said Letter of Credit is issued by the Bank of America or Citizens Bank; provides for payment to
LESSOR immediately and on sight upon LESSOR’s delivery to the bank of a statement that the drawing
represents amounts due to LESSOR from LESSEE under this lease or is otherwise permitted under this
lease; terminates no earlier than 30 days after the termination of the lease; and is otherwise in a
form acceptable to counsel for LESSOR. Either the Letter of Credit or the cash security deposit
for which it is being substituted shall be delivered to LESSOR upon LESSEE’s execution of this
lease. If the cash security deposit is paid, LESSOR shall then refund it to LESSEE upon delivery
to LESSOR of a Letter of Credit that fully complies with this paragraph. LESSEE shall pay LESSOR
for legal and administrative expenses incurred by LESSOR in connection with this Letter of Credit.

     T. Whenever LESSOR’s or LESSEE’s consent, agreement or approval is required under this
lease, said consent, agreement or approval shall not be unreasonably withheld or delayed.

     U. During the Initial term of this lease, provided LESSEE is not then in arrears of any
rent or invoice payments or otherwise in default of this lease, LESSEE shall have the one-time
right of first lease of approximately 2,453 square feet of additional space at 67 Cummings Park
under proportionately the same terms and conditions as this lease as said space next becomes
available for lease directly from LESSOR, subject to the right of the then current lessee (if any)
to extend or otherwise renegotiate its lease. LESSEE shall have 48 hours from receipt of notice
from LESSOR of said availability to execute a lease or amendment to this lease for said additional
space on said terms and conditions. If LESSOR fails to notify LESSEE of the availability of said
space and leases said space to others, and LESSEE notifies LESSOR of its desire to lease said space
and immediately executes LESSOR’s then current standard form lease or amendment to lease for said
space, LESSOR shall then have 60 days to relocate the other party. If LESSOR fails to relocate the
other party within said 60 days and execute the new lease or amendment to lease with LESSEE, then
LESSEE may elect, by serving LESSOR with written notice within 30 days after expiration of the
60-day relocation period, to occupy a similar amount of additional space elsewhere in one of
LESSOR’s buildings at no charge until such time as LESSOR delivers possession of 67 Cummings Park.
This shall be LESSEE’s exclusive remedy for any failure by LESSOR to deliver possession of 67
Cummings Park or any breach by LESSOR of the provisions of this paragraph. Time is of the essence.

     V. Prior to the termination of the lease, LESSEE shall remove any and all equipment
supplied and installed by LESSEE in the leased premises subsequent to the date the leased premises
was substantially completed and delivered to LESSEE. In addition, prior to the termination of the
lease, LESSEE shall repair and restore the leased premises to substantially the same condition the
leased premises was in on the day the leased premises was substantially

 

 

completed and delivered to LESSEE. Any such removal, repair and restoration shall include, at
LESSOR’s option, the complete removal of all systems serving said equipment, including without
limitation, any piping, conduits, chases, ductwork, rooftop equipment, wiring and/or other
components serving or dedicated to said equipment. LESSEE must complete all such removal, repair,
restoration and other work prior to the termination date of this lease, and the leased premises
shall not be considered surrendered to LESSOR until LESSEE has fully complied with all the
provisions of this paragraph and Section 27 of the lease. Time is of the essence.

     W. LESSEE shall have the right to assign this lease to an entity in which LESSEE owns at
least a 50 percent interest, an entity which owns at least a 50 percent interest in LESSEE, an
entity which is under common control with LESSEE, or an entity which is formed as a result of a
merger or consolidation involving LESSEE, without further consent from LESSOR, provided LESSEE
serves LESSOR with prior written notice to that effect, together with all required certificates of
insurance from the assignee. The provisions of Section 11 shall govern said assignment in all
other respects.

     X. In the event of any future changes in the size of the leased premises or the total
leasable square footage of the building, there shall be a corresponding adjustment of LESSEE’s
proportionate share of both increase in real estate taxes set forth in Section 4 above, and
non-exclusive parking spaces set forth in Paragraph D above.

     Y. LESSEE’s agreement to subordinate this lease to any and all mortgages and/or other
instruments In the nature of a mortgage, now or at any time in the future, is conditional upon the
mortgagee’s agreement that LESSEE’s possession will not be disturbed so long as LESSEE is not in
default in the payment of rent or other covenants or obligations hereof.

     Z. LESSEE shall reasonably and quietly have, hold and enjoy the leased premises for the
term hereof without hindrance or molestation from LESSOR, provided LESSEE is not in arrears of any
rent or invoice payment and is in full compliance with all terms, conditions and obligations of
this lease.

     AA. In the event LESSOR approves a sublease or an assignment of the lease, LESSEE shall
pay LESSOR on the first day of each month during the period of the sublease or assignment, 50
percent of any amount by which the payments due to LESSEE under the sublease or assignment exceed
the rent payment due from LESSEE to LESSOR for that month. Such amount shall, however, be
calculated on a proportionate basis in the case of a sublease of only a portion of the leased
premises.

     BB. LESSOR represents and warrants that, as of the date the leased premises is
substantially completed and delivered to LESSEE, the leased premises shall be in substantially the
same condition as reflected in that certain Post Vacancy Site Inspection for Hazardous Materials
prepared by ATC Associates, Inc. dated May 12, 2005 (revised October 26, 2006). LESSOR shall
indemnify and hold harmless LESSEE for liabilities arising from the presence of any hazardous
materials located on the leased premises on or before the date that is the later of November 15,
2007 or the date the leased premises is substantially completed and delivered to LESSEE and not
caused in any way by LESSEE.

 

 

     CC. In the event this lease is terminated and LESSEE pays LESSOR accelerated rent in
accordance with the provisions of Section 20 herein, LESSOR shall credit LESSEE for any rents
actually received by LESSOR over the balance of the lease term minus all costs incurred by LESSOR
in re-letting the leased premises. LESSOR’s failure to re-let the leased premises despite LESSOR’s
reasonable efforts shall not limit LESSEE’s liability hereunder.

     DD. LESSEE shall take all reasonable action to mitigate the noise levels generated during
the course of LESSEE’s business to a level typical of and reasonable for multi-tenant commercial
buildings.

     EE. Notwithstanding anything to the contrary contained in Section 20 of the lease, In the
event that the entire balance of rent is accelerated pursuant to Section 20 above on account of the
non-payment of any sums due under this lease, provided LESSEE then fully cures such non-payment and
pays any other sums that are then due (including LESSOR’s reasonable legal fees and costs) prior to
the entry of a judgment for possession, LESSOR agrees to reinstate the lease in full and to waive
the acceleration of the rent, without waiving any rights which may arise with respect to any
subsequent default. Time is of the essence.

	 	 	 	 	 

	LESSOR: CUMMINGS PROPERTIES, LLC

	 	LESSEE: BIOENERGY INTERNATIONAL, LLC
	 	 
	 	 	 
	By: 	 /s/ Bill Cummings

	 	By: 	 /s/ Ralph Tapia
	 	 

	 	 	 
	 	Duly Authorized

	 	 	Duly Authorized
	 	 

	 	 	Print name: Ralph Tapia
	 	Date: September 14, 2007

	 	 	Title: Controller

 

 

	 	 	 	 	 

	 

	 	CUMMINGS PROPERTIES, LLC	 	 
	 

	 	STANDARD FORM
	 	10070554-RSY-H

AMENDMENT
TO LEASE # 1

     In connection with a lease currently in effect between the parties at  42 Cummings Park,
Woburn , Massachusetts, fully executed on  September 14, 2007  and terminating  on the
date that is 62 months following the date the leased premises are substantially completed and
delivered to LESSEE , and in consideration of the mutual benefits to be derived herefrom,
Cummings Properties, LLC, LESSOR, and  Bioenergy International, LLC , LESSEE, hereby agree,
effective  upon full execution , to amend said lease as follows:

	1.	 	Base rent is hereby changed to four hundred nineteen thousand eight hundred eighty six
(419,886) dollars per year or $34,990.50 per month.
	 
	2.	 	Paragraph F of the Rider to Lease is hereby deleted and the following shall now apply.
LESSOR, at a total charge to LESSEE of $367,758, shall complete alterations and improvements
within the leased premises in accordance with the mutually agreed upon plan and specifications
attached hereto. LESSOR shall also complete up to $32,242 of mutually agreed upon future
modifications to the leased premises following LESSEE’s written request. The parties agree
that said $400,000 in charges is included in the rent set forth in Section 1 above. If any
changes or additions exceed the $400,000 of amortized improvements, LESSEE shall immediately
pay the charges for said changes or additions.
	 
	3.	 	Paragraph G of the Rider to Lease is hereby deleted and the following shall now apply.
LESSOR will use reasonable efforts to substantially complete, except for punch list items, if
any, the modifications to the leased premises set forth on the mutually agreed upon plan
attached hereto on or before January 31, 2008 (the “Completion Date”).
	 
	4.	 	Paragraph H of the Rider to Lease is hereby deleted and the following shall now apply.
If LESSOR fails to substantially complete the modifications on or before January 31, 2008,
LESSEE may elect to cancel the lease by giving LESSOR written notice to that effect on or
before February 4, 2008, whereupon LESSOR shall refund all monies previously paid by LESSEE to
LESSOR and neither party shall have any further obligation to the other. Cancellation of the
lease and the refund of any monies paid by LESSEE shall be LESSEE’s sole and exclusive
remedies for any failure by LESSOR to substantially complete the modifications as provided
herein. In the event LESSEE in any way delays LESSOR’s substantial Completion, however (which
shall include without limitation any additions and/or changes requested by LESSEE to the scope
of LESSOR’s work, any delay in LESSEE providing information to LESSOR for any permits or plans
or any interference by LESSEE or LESSEE’s representative with LESSOR’s work), there shall be
no abatement of rent for such period of delay, and the above dates for substantial

 

 

	 	 	completion and notice of termination shall be extended by the length of such delay. Time is
of the essence.
	 
	5.	 	Paragraph J of the Rider to Lease is hereby deleted and the following shall now apply.
Notwithstanding anything to the contrary in Section 1 of the lease or Section 1 above, LESSEE
shall pay monthly base rent due pursuant to the schedule below during the initial 62 month
term of the lease from the date the leased premises are substantially completed and delivered
to LESSEE. All other terms and conditions of Section 1 of the lease shall continue to apply.

	 	 	 	 	 
	Term	 	Monthly Rent	 
	Months 1-2
	 	$	0	 
	Months 3-14
	 	$	30,510.56	 
	Months 15-26
	 	$	32,302.56	 
	Months 27-38
	 	$	33,198.56	 
	Months 39-50
	 	$	34,094.56	 
	Months 51-62
	 	$	34,990.50	 

	6.	 	LESSOR acknowledges that LESSEE previously paid $22,480 to be applied to monthly rent due
for Month 3 in accordance with the schedule set forth in Section 6 above. LESSEE shall pay
the $8,030.56 balance of monthly rent due for Month 3 upon LESSEE’s execution of this
amendment.

     This amendment shall not bind either party in any manner until it has been executed by both
parties. All other terms, conditions and covenants of the lease shall continue to apply, and to
the extent any inconsistency exists between this amendment and the lease, including any prior
amendments, the conditions herein shall control and supersede any earlier provisions.

     In witness whereof, LESSOR and LESSEE have hereunto set their hands and common seals this 11th
day of December, 2007.

	 	 	 	 	 

	LESSOR: CUMMINGS PROPERTIES, LLC

	 	LESSEE: BIOENERGY INTERNATIONAL, LLC
	 
	 	 
	By: 	 /s/ Bill Cummings

	 	By: 	 /s/ Ralph Tapia
	 	 

	 	 	 
	 	Duly Authorized

	 	 	Duly Authorized
	 	 

	 	 	Print name: Ralph Tapia
	 	Date: December 11, 2007

	 	 	Title: Controller

 

 

	 	 	 	 	 

	 

	 	CUMMINGS PROPERTIES, LLC	 	 
	 

	 	STANDARD FORM
	 	01080026-RSY-F

AMENDMENT TO LEASE # 2

     In connection with a lease currently in effect between the parties at  42 Cummings Park,
Woburn , Massachusetts, fully executed on  September 14, 2007  and terminating  on the
date that is 62 months following the date the leased premises are substantially completed and
delivered to LESSEE , and in consideration of the mutual benefits to be derived herefrom,
Cummings Properties, LLC, LESSOR, and  Bioenergy International, LLC , LESSEE, hereby agree,
effective  upon full execution , to amend said lease as follows:

	1.	 	Section 4 of Amendment to Lease #1 is hereby deleted, Paragraph G of the Rider to Lease
shall remain deleted and the following shall now apply. LESSOR will use reasonable efforts to
substantially complete, except for punch list items, if any, the modifications to the leased
premises set forth on the amended plan attached to Amendment to Lease #1, on Additional Work
Authorizations numbered 7, 9 and 10, and on plans SK-6 and SK-8 (the “Modifications”) on or
before March 6, 2008 (the “Completion Date”).
	 
	2.	 	Section 5 of Amendment to Lease #1 is hereby deleted, Paragraph H of the Rider to Lease
shall remain deleted and the following shall now apply. If LESSOR fails to substantially
complete the Modifications on or before March 6, 2008, LESSEE may elect to cancel the lease by
giving LESSOR written notice to that effect on or before March 10, 2008 (the “Cancellation
Date”), whereupon LESSOR shall refund all monies previously paid by LESSEE to LESSOR and
neither party shall have any further obligation to the other. Cancellation of the lease and
the refund of any monies paid by LESSEE shall be LESSEE’s sole and exclusive remedies for any
failure by LESSOR to substantially complete the Modifications on or before March 6, 2008. In
the event LESSEE in any way delays the Completion Date, however (which shall include without
limitation any additions and/or changes requested by LESSEE to the scope of LESSOR’s work, any
delay in LESSEE providing information or approval to LESSOR for any permits or plans or any
interference by LESSEE or LESSEE’s representative(s) with LESSOR’s work), there shall be no
abatement of rent for such period of delay, and the Completion Date shall be extended by the
length of such delay. In all events, the Cancellation Date shall be March 10, 2008. Time is
of the essence.
	 
	3.	 	Notwithstanding anything to the contrary in the lease, the term of the lease shall
commence at noon on February 1, 2008 and shall terminate at noon on March 30, 2013.
	 
	4.	 	Section 6 of Amendment to Lease #1 is hereby deleted, Paragraph J of the Rider to Lease
shall remain deleted, and the following shall now apply. Notwithstanding Section 1 of

 

 

	 	 	the lease, LESSEE shall pay monthly base rent pursuant to the schedule below during the
initial 62-month lease term.

	 	 	 	 	 
	Term	 	Monthly Rent	 
	February 1, 2008 - March 31, 2008
	 	$	0	 
	April 1, 2008 - March 31, 2009
	 	$	30,510.56	 
	April 1, 2009 - March 31, 2010
	 	$	32,302.56	 
	April 1, 2010 - March 31, 2011
	 	$	33,198.56	 
	April 1, 2011 - March 31, 2012
	 	$	34,094.56	 
	April 1, 2012 - March 30, 2013
	 	$	34,990.50	 

     This amendment shall not bind either party in any manner until it has been executed by both
parties. All other terms, conditions and covenants of the lease shall continue to apply, and to
the extent any inconsistency exists between this amendment and the lease, including any prior
amendments, the conditions herein shall control and supersede any earlier provisions.

     In witness whereof, LESSOR and LESSEE have hereunto set their hands and common seals this 11th
day of February, 2008.

	 	 	 	 	 

	LESSOR: CUMMINGS PROPERTIES, LLC

	 	 LESSEE: BIOENERGY INTERNATIONAL, LLC
	 	 
	 	 	 
	By: 	 /s/ Bill Cummings

	 	By: 	 /s/ Ralph Tapia
	 	 

	 	 	 
	 	Duly Authorized

	 	 	Duly Authorized
	 	 

	 	 	Print name: Ralph Tapia
	 	 

	 	 	Title: Controller

 

 

	 	 	 	 	 

	 

	 	CUMMINGS PROPERTIES, LLC	 	 
	 

	 	STANDARD FORM
	 	01080026-RSY-F

AMENDMENT
TO LEASE # 2

     In connection with a lease currently in effect between the parties at 42 Cummings Park,
Woburn, Massachusetts, fully executed on September 14, 2007 and terminating on the
date that is 62 months following the date the leased premises are substantially completed and
delivered to LESSEE, and in consideration of the mutual benefits to be derived herefrom,
Cummings Properties, LLC, LESSOR, and Bioenergy International, LLC, LESSEE, hereby agree,
effective upon full execution, to amend said lease as follows:

	1.	 	Section 5 of Amendment to Lease #1 and Paragraph H of Rider to Lease shall be changed to:
All work and improvements will be completed on or before February 15, 2008.

	2.	 	Notwithstanding-anything to the contrary contained in the Lease or Amendment to Lease #1,
LESSEE shall commence payment of monthly rent to LESSOR the amount identified in Section 1 of
Amendment to Lease #1, on February 1, 2008.

	3.	 	Notwithstanding anything to the contrary contained in the Lease or Amendment to Lease #1,
the term of the lease shall commence at noon on February 1, 2008 and shall terminate at noon
on March 30, 2013.

     This amendment shall not bind either party in any manner until it has been executed by both
parties. All other terms, conditions and covenants of the lease shall continue to apply, and to
the extent any inconsistency exists between this amendment and the lease, including any prior
amendments, the conditions herein shall control and supersede any earlier provisions.

     In witness whereof, LESSOR and LESSEE have hereunto set their hands and common seals this 11th
day of February, 2008.

	 	 	 	 	 

	LESSOR: CUMMINGS PROPERTIES, LLC

	 	LESSEE: BIOENERGY INTERNATIONAL, LLC
	 
	 	 
	By: 	 /s/ Bill Cummings

	 	By: 	 /s/ Ralph Tapia
	 	 

	 	 	 
	 	Duly Authorized

	 	 	Duly Authorized
	 	 

	 	 	Print name: Ralph Tapia
	 	 

	 	 	Title: Controller

 

 

	 	 	 	 	 

	 

	 	CUMMINGS PROPERTIES, LLC	 	 
	 

	 	STANDARD FORM
	 	05080276-RS-A

AMENDMENT
TO LEASE # 3

     In connection with a lease in effect between the parties at 42 Cummings Park, Woburn,
Massachusetts, fully executed on September 14, 2007 and terminating on March 30,
2013, and in consideration of the mutual benefits to be derived herefrom, Cummings Properties,
LLC, LESSOR, and Bioenergy International, LLC, LESSEE, hereby agree, effective upon
full execution, to amend said lease as follows:

	1.	 	LESSOR hereby authorizes LESSEE, at LESSEE’s sole expense, to install and operate for
LESSEE’s use (only) one receiving dish on the roof of the building in a location to be
mutually agreed upon by the parties and in accordance with LESSOR’s building standards and
construction specifications and Section 12 of the lease. Prior to commencing installation,
LESSEE shall be responsible, at LESSEE’s sole expense, for obtaining any necessary permits and
LESSOR’s written approval for the installation.

	2.	 	LESSEE warrants that said receiving dish shall not interfere with any other radio,
electronic or other equipment at any property managed by LESSOR, whether currently existing or
installed in the future, and LESSEE agrees, in the event LESSOR notifies LESSEE of any such
interference, to correct such interference at LESSEE’s sole expense within seven days after
such notice. In addition to the foregoing, LESSOR shall have the right to terminate said use
in the event LESSEE fails to correct any interference within said seven-day cure period.

	3.	 	LESSOR consents to LESSEE’s limited access to the roof for maintenance of said
receiving dish and associated wiring (only). LESSEE further agrees that no other work shall
be carried on or any other equipment installed on the roof without the prior written consent
of LESSOR. LESSEE shall be fully responsible for, and agrees to indemnify and hold LESSOR
harmless from, any and all property damage and personal injury associated in any way with the
activities of LESSEE and LESSEE’s agents, employees and contractors on the roof and/or the
location, installation or maintenance of LESSEE’s equipment on the roof, including, but not
limited to, damage to the watertight integrity of the roof and the roof membrane without
regard to cause.

	4.	 	LESSOR acknowledges receipt of $500 towards its legal, administrative and design
expenses (only) in connection with this consent, and LESSEE shall pay LESSOR for any
additional expenses including but not limited to roof work, if any, to accommodate the
installation of LESSEE’s receiving dish.

	5.	 	The second sentence of Section 4 of Amendment to Lease #2 is hereby deleted and replaced
with the following. Notwithstanding anything to the contrary in Section 1 of the

 

 

	 	 	lease or Section 1 of Amendment to Lease #1, LESSEE shall pay monthly base rent pursuant to
the schedule below during the initial 62 month lease term.

	 	 	 	 	 
	Term	 	Monthly Rent	 
	February 1, 2008 - March 31, 2008
	 	$	0	 
	April 1, 2008 - March 31, 2009
	 	$	30,510.56	 
	April 1, 2009 - March 31, 2010
	 	$	32,302.56	 
	April 1, 2010 - March 31, 2011
	 	$	33,198.56	 
	April 1, 2011 - March 31, 2012
	 	$	34,094.56	 
	April 1, 2012 - March 30, 2013
	 	$	34,990.50	 

     This amendment shall not bind either party in any manner until it has been executed by both
parties. All other terms of the lease shall continue to apply, and to the extent any inconsistency
exists between this amendment and the lease, including any prior amendments, the terms herein shall
control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to
be legally bound, have caused this amendment to be executed this 20th day of May, 2008.

	 	 	 	 	 

	LESSOR: CUMMINGS PROPERTIES, LLC

	 	LESSEE: BIOENERGY INTERNATIONAL, LLC
	 	 
	 	 	 
	By: 	 /s/ Bill Cummings

	 	By: 	 /s/ Ralph Tapia
	 	 

	 	 	 
	 	Duly Authorized

	 	 	Duly Authorized
	 	 

	 	 	Print name: Ralph Tapia, Controller

 

 

	 	 	 	 	 

	 

	 	CUMMINGS PROPERTIES, LLC	 	 
	 

	 	STANDARD FORM
	 	06080376-DSR-G

AMENDMENT
TO LEASE # 4

     In connection with a lease in effect between the parties at 42 Cummings Park, Woburn,
Massachusetts, fully executed on September 14, 2007 and terminating on March 30,
2013, and in consideration of the mutual benefits to be derived herefrom, Cummings Properties,
LLC, LESSOR, and Bioenergy International, LLC, LESSEE, hereby agree, effective April 1
2009, to amend said lease, including its terms, conditions, covenants and obligations
(“terms”), as follows:

	1.	 	Base rent is hereby changed to six hundred twenty three thousand one hundred eighteen
(623,118) dollars per year or $51,926.50 per month.

	2.	 	Upon execution of this amendment, the security deposit shall be increased by
$14,600 from $200,000 to a new total of $214,600. LESSEE shall pay
this increase upon LESSEEs execution of this amendment.

	3.	 	The size of the premises is hereby increased by approximately 7,008 square feet, from
approximately 10,752 square feet, to a new total of approximately 17,760 square feet with the
addition of 66 and 67 Cummings Park, Woburn, Massachusetts.

	4.	 	In the event LESSOR fails for any reason to obtain possession of 66 and 67 Cummings Park
on or before April 10, 2009, LESSEE may deduct $29,200 from each monthly rental payment (to be
apportioned for any partial month) from April 11, 2009 until such time as LESSOR obtains
possession of 66 and 67 Cummings Park. This rent deduction shall be LESSEE’s sole remedy for
any delay in obtaining or failure to obtain possession of 66 and 67 Cummings Park.

	5.	 	LESSOR, at LESSOR’S cost, shall, at 66 and 67 Cummings Park (only), repair and repaint
all drywall partitions, replace glass and light bulbs as needed, change all primary lock
cylinders on exterior entry doors, clean all carpet and create one arched opening between 42
Cummings Park and 67 Cummings Park before or around the time LESSEE takes possession of 66 and
67 Cummings Park. 66 and 67 Cummings Park shall be equipped with either the heating and
cooling equipment located therein on August 13, 2008 or comparable equipment. LESSEE accepts
all such heating and cooling equipment at 66 and 67 Cummings Park in “as is” condition and
LESSOR represents that all electrical and mechanical systems at 66 and 67 Cummings Park shall
be in good working order upon LESSOR’s delivery of 66 and 67 Cummings Park to LESSEE.

 

 

	6.	 	LESSOR, at LESSEE’s request and sole expense, shall make alterations necessitated by
LESSEE’s use of the premises according to a plan to be mutually agreed upon by both parties.
At LESSEE’s request, the charges for certain alterations, in an amount not to exceed $225,000,
agreed to in advance and completed by LESSOR or LESSOR’S agents, will be incorporated into the
lease by separate amendment to be attached hereto, amortized with interest at a rate of eight
percent per annum, and then paid for by LESSEE in the same manner as base rent which shall
otherwise be due. LESSEE agrees to pay the balance of the charges for said alterations
immediately upon LESSOR’s completion of said alterations.

	7.	 	If LESSOR should make any alterations and amortize the cost thereof pursuant to the
preceding paragraph, then LESSEE shall provide LESSOR with additional security equal to half
the amortized cost of said alterations to ensure payment of all charges to be amortized.

	8.	 	Section 5 of Amendment to Lease #3 and Section 4 of Amendment to Lease #2 are hereby
deleted, Section 6 of Amendment to Lease #1 and Paragraph J of the Rider to Lease shall remain
deleted, and the following shall now apply. Notwithstanding anything to the contrary in
Section 1 of the lease or Section 1 above, LESSEE shall pay monthly rent pursuant to the
schedule below without any “Cost of Living” increases:

	 	 	 	 	 
	Term	 	Monthly Rent	 
	April 1, 2009 - May 31, 2009
	 	$	32,302.56	 
	June 1, 2009 - March 31, 2010
	 	$	46,902.56	 
	April 1, 2010 - March 31,2011
	 	$	48,966.56	 
	April 1, 2011 - March 31,2012
	 	$	50,446.56	 
	April 1, 2012 - March 30, 2015
	 	$	51,926.50	 

	9.	 	Notwithstanding anything to the contrary in Section 18 of the lease or this Section 9,
LESSOR agrees to pay a brokerage commission, which is currently estimated to be $26,420.16, on
LESSEE’s behalf to Colliers Meredith & Grew on account of this amendment (only). LESSEE
warrants that this amount is the total commission to be paid by LESSOR on account of this
amendment.

	10.	 	Effective upon LESSEE’s execution of this amendment, Paragraph U of the Rider to Lease
shall be deleted and of no further force or effect.

	11.	 	Notwithstanding the effective date of this amendment, upon full execution of this
amendment, full payment of the security deposit increase provided for in Section 2 above and
LESSEE’s production of all required insurance certificates, LESSEE may occupy approximately
1,523 square feet at 370 West Cummings Park (the “temporary premises”) temporarily until
LESSOR delivers possession of 66 and 67 Cummings Park. LESSEE shall vacate the temporary
premises within three days after LESSOR serves notice that 66

 

 

	 	 	and 67 Cummings Park are available. LESSEE shall have no obligation to pay rent for the
temporary premises, but shall pay all utility charges there during LESSEE’s occupancy.
LESSEE shall return the temporary premises to LESSOR in the same condition as when fast
delivered to LESSEE, and an other terms of the lease shall apply to LESSEE’s occupancy of
the temporary premises.

	12.	 	During the initial term of the lease (only), provided LESSEE is not then in arrears of
any rent or invoice payments or otherwise in default of the lease; LESSEE shall have the
one-time right of first lease of the following additional spaces; (a) approximately 2,134
square feet at 38 Cummings Park, (b) approximately 1,866 square feet at 39 Cummings Park, (c)
approximately 6,153 square feet at 45 Cummings Park, (d) approximately 4,843 square feet at 65
Cummings Park, (e) approximately 5,920 square feet at 68 Cummings Park and (f) approximately
2,638 square feet at 72 Cummings Park, at LESSOR’s then-current published rental rate for each
space as each becomes available for lease directly from LESSOR, subject to the right of the
current lessee (if any) to extend or otherwise renegotiate its lease. LESSEE shall have 48
hours from receipt of notice from LESSOR of said availability to execute a lease or amendment
to the lease for each such additional space on said terms. If LESSOR fails to notify LESSEE
of the availability of the applicable space and leases such space to others, and LESSEE
notifies LESSOR of its desire to lease the applicable space and immediately executes LESSOR’s
then-current standard form lease or amendment to lease for said space, LESSOR shall then have
60 days to relocate the other party. If LESSOR fails to relocate the other party within said
60 days and execute the new lease or amendment to lease with LESSEE, then LESSEE may elect, by
serving LESSOR with written notice within 30 days after expiration of the 60-day relocation
period, to occupy a similar amount of additional space elsewhere in one of LESSOR’s buildings
at no charge until such time as LESSOR delivers possession of the applicable space. This
shall be LESSEE’s exclusive remedy for any failure by LESSOR to deliver possession of the
applicable space or any alleged breach by LESSOR of the provisions of this section. Time is
of the essence.

     This amendment shall not bind any party in any manner whatsoever until it has been executed by
all parties. All other terms of the lease shall continue to apply, and to the extent any
inconsistency exists between this amendment and the lease, including any prior amendments, the
terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and
LESSEE, intending to be legally bound, have caused this amendment to be executed this 19th day of
September, 2008.

	 	 	 	 	 

	LESSOR: CUMMINGS PROPERTIES, LLC

	 	LESSEE: BIOENERGY INTERNATIONAL, LLC
	 	 
	 	 	 
	By: 	 /s/ Bill Cummings

	 	By: 	 /s/ Ralph Tapia
	 	 

	 	 	 
	 	Duly Authorized

	 	 	Duly Authorized
	 	 

	 	 	Print name: Ralph Tapia
	 	 

	 	 	Title: Controller

 

 

	 	 	 	 	 

	 

	 	CUMMINGS PROPERTIES, LLC	 	 
	 

	 	STANDARD FORM
	 	09080523-DSR-A

AMENDMENT
TO LEASE # 5

     In connection with a lease in effect between the parties at 42 Cummings Park, Woburn,
Massachusetts, fully executed on September 14, 2007 and currently terminating on
March 30, 2013, and in consideration of the mutual benefits to be derived herefrom,
Cummings Properties, LLC, LESSOR, and Bioenergy International, LLC, LESSEE, hereby agree,
effective upon full execution to amend said lease, including its terms, conditions,
covenants and obligations (“items”), as follows:

	1.	 	The temporary premises provided for in Section 11 of Amendment to Lease #4 are hereby
changed from approximately 1,523 square feet at 370 West Cummings Park to approximately 6,010
square feet at 2 Tower Office Park, Woburn, MA. LESSOR may require LESSEE to further relocate
the temporary premises to another facility consisting of approximately 1,500 square feet at
any time during LESSEE’s occupancy of the temporary premises upon ten days’ prior written
notice. All other terms of said Section 11 shall continue to apply. LESSOR will pay for all
cost associated with the relocation including any damage to equipment caused by the relocation
move.

     This amendment shall not bind any party in any manner whatsoever until it has been executed by
all parties. All other terms of the lease shall continue to apply, and to the extent any
inconsistency exists between this amendment and the lease, including any prior amendments, the
terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and
LESSEE, intending to be legally bound, have caused this amendment to be executed this 25th day of
September, 2008.

	 	 	 	 	 

	LESSOR: CUMMINGS PROPERTIES, LLC

	 	LESSEE: BIOENERGY INTERNATIONAL, LLC
	 
	 	 
	By: 	 /s/ Bill Cummings

	 	By: 	/s/ Ralph Tapia
	 	 

	 	 	 
	 	Duly Authorized

	 	 	Duly Authorized
	 	 

	 	 	Print name: Ralph Tapia
	 	 

	 	 	Title: Controller

 

 

	 	 	 	 	 

	 

	 	CUMMINGS PROPERTIES, LLC	 	 
	 

	 	STANDARD FORM
	 	WD4090215-DSR-A

AMENDMENT
TO LEASE # 6

     In connection with a lease in effect between the parties at 42, 66 and 67 Cummings Park,
Woburn, Massachusetts, fully executed on September 14, 2007 and currently terminating
on March 30, 2013, and in consideration of the mutual benefits to be derived herefrom,
Cummings Properties, LLC, LESSOR, and Bioenergy International, LLC, LESSEE, hereby agree to
amend said lease, including its terms, conditions, covenants and obligations (“terms”), as follows:

	1.	 	Effective May 1, 2009, base rent shag be changed to six hundred fifty five thousand three
hundred sixty (655,360) dollars per year or $54,613.33 per month.

	2.	 	Upon execution of this amendment, the security deposit shall be increased by
$54,000 from $214,600 to a new total $268,600. LESSEE shall pay this increase
upon LESSEE’s execution of this amendment (a) in cash, (b) by amending the existing Bank of
America Irrevocable Standby Letter of Credit No. 68020998 to a new amount of $268,600 or (c)
by substituting a new irrevocable standby letter of credit negotiable on sight in the amount
of $268,600 and otherwise in accordance with Paragraph S of the Rider to Lease.

	3.	 	LESSOR, at a total charge incorporated into the rent set forth in Section 1 above, shall
modify 66 and 67 Cummings Park (only) according to the mutually agreed upon plan and
specifications attached hereto within 30 days following full execution of this amendment and
LESSOR’s receipt of the $54,000 security deposit increase provided for in Section 2 above.

	4.	 	LESSEE shall move its furniture, furnishings, equipment, inventory and other property as
requested by LESSOR to enable LESSOR to carry out the above-described modifications to 66 and
67 Cummings Park. LESSEE shall indemnify, and hold harmless LESSOR and LESSOR’s agents,
employees and contractors from any injury or damage arising out of this work. In the event
LESSEE in any way delays LESSOR’s substantial completion (which shall include
without-limitation any additions and/or changes requested by LESSEE to the scope of LESSOR’s
work, any delay in LESSEE providing information to LESSOR for any permits or plans and any
interference by LESSEE and/or LESSEE’s contractor with LESSOR’s work), the above date for
substantial completion shall be extended by the length of such delay.

	5.	 	Effective May 1, 2009, Section 8 of Amendment to Lease #4 shall be deleted, Section 5 of
Amendment to Lease #3, Section 4 of Amendment to Lease #2, Section 6 of Amendment to Lease #1
and Paragraph J of the Rider to Lease shall remain deleted and the following shall then apply.
Notwithstanding anything to the contrary in Section 1 of

 

 

	 	 	the lease or Section 1 above, LESSEE shall pay monthly rent pursuant to the schedule below
without any “Cost of Living” increases:

	 	 	 	 	 
	Term	 	Monthly Rent	 
	May 1, 2009 - May 31, 2009
	 	$	34,989.43	 
	June 1, 2009 - March 31, 2010
	 	$	49,589.43	 
	April 1, 2010 - March 31,2011
	 	$	51,653.43	 
	April 1, 2011 - March 31,2012
	 	$	53,133.43	 
	April 1, 2012 - March 30, 2013
	 	$	54,613.37	 

	6.	 	Notwithstanding anything to the contrary in Section 1 of Amendment to Lease #5 or Section
11 of Amendment to Lease #4, LESSEE shall vacate the temporary promises within three days
after LESSOR serves notice to LESSEE that the modifications described in Section 3 above are
substantially complete. Notwithstanding anything to the contrary in Section 1 of Amendment to
Lease #5 or Section 11 of Amendment to Lease#4, commencing April 1, 2009, LESSEE shall pay
monthly rent in the amount of $3,059.47 :for the temporary premises (to be apportioned for any
partial month) until LESSEE vacates the temporary premises in accordance with the lease.
LESSEE shall pay said monthly rental payments for the temporary premises in the same manner as
Wise rent which shall otherwise by due.

     This amendment shall not bind any party in any manner whatsoever until it has been executed by
all parties. All other terms of the lease shall continue to apply, and to the extent any
inconsistency exists between this amendment and the lease, including any prior amendments, the
terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and
LESSEE, intending to be legally bound, have caused this amendment to be executed this 16th day of
April, 2009.

	 	 	 	 	 

	LESSOR: CUMMINGS PROPERTIES, LLC

	 	LESSEE: BIOENERGY INTERNATIONAL, LLC
	 	 
	 	 	 
	By: 	 /s/ Bill Cummings

	 	By: 	 /s/ Cary A. Veith
	 	 

	 	 	 
	 	Duly Authorized

	 	 	Duly Authorized
	 	 

	 	 	Print name: Cary A. Veith
	 	 

	 	 	Title: Vice President, Research and Development

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