Document:

QuickLinks
 -- Click here to rapidly navigate through this document

 
 

Exhibit 10.2    
  

150 CALIFORNIA STREET
  SAN FRANCISCO, CALIFORNIA  

 OFFICE LEASE AGREEMENT  

BETWEEN 

EOP-150 CALIFORNIA STREET, L.L.C., a Delaware limited liability company
  ("LANDLORD") 

AND 

TENFOLD CORPORATION, a Delaware corporation
  ("TENANT") 

   TABLE OF CONTENTS  

	I.	 	Basic Lease Information	 	1
	II.	 	Lease Grant	 	2
	III.	 	Adjustment of Commencement Date; Possession	 	2
	IV.	 	Rent	 	3
	V.	 	Compliance with Laws; Use	 	8
	VI.	 	Security Deposit	 	8
	VII.	 	Services to be Furnished by Landlord	 	8
	VIII.	 	Leasehold Improvements	 	9
	IX.	 	Repairs and Alterations	 	10
	X.	 	Use of Electrical Services by Tenant	 	12
	XI.	 	Entry by Landlord	 	12
	XII.	 	Assignment and Subletting	 	13
	XIII.	 	Liens	 	14
	XIV.	 	Indemnity and Waiver of Claims	 	15
	XV.	 	Insurance	 	15
	XVI.	 	Subrogation	 	16
	XVII.	 	Casualty Damage	 	16
	XVIII.	 	Condemnation	 	17
	XIX.	 	Events of Default	 	18
	XX.	 	Remedies	 	18
	XXI.	 	Limitation of Liability	 	20
	XXII.	 	No Waiver	 	20
	XXIII.	 	Quiet Enjoyment	 	20
	XXIV.	 	Relocation	 	20
	XXV.	 	Holding Over	 	21
	XXVI.	 	Subordination to Mortgages; Estoppel Certificate	 	21
	XXVII.	 	Attorneys' Fees	 	22
	XXVIII.	 	Notice	 	22
	XXIX.	 	Excepted Rights	 	22
	XXX.	 	Surrender of Premises	 	22
	XXXI.	 	Miscellaneous	 	23
	XXXII.	 	Entire Agreement	 	25

i

   OFFICE LEASE AGREEMENT  

        THIS OFFICE LEASE AGREEMENT (the "Lease") is made and entered into as of the 22nd day of May, 2002, by and between  EOP-150 CALIFORNIA STREET, L.L.C., a Delaware limited liability company ("Landlord") and TENFOLD CORPORATION, a
Delaware corporation ("Tenant"). 

I.    Basic Lease Information.  

	A.
	"Building"
shall mean the building located at 150 California Street, San Francisco, California, commonly known as 150 California Street.

	B.
	"Rentable
Square Footage of the Building" is deemed to be 201,787 square feet.

	C.
	"Premises"
shall mean the area shown on Exhibit A to this Lease. The Premises are located on the 7th floor and
known as suite number 700. The "Rentable Square Footage of the Premises" is deemed to be 9,819 square feet. If the Premises include one or more floors
in their entirety, all corridors and restroom facilities located on such full floor(s) shall be considered part of the Premises. Landlord and Tenant stipulate and agree that the Rentable Square
Footage of the Building and the Rentable Square Footage of the Premises are correct and shall not be remeasured.

	D.
	"Base
Rent": 

	Period
 
	 	Annual Rate

Per Square Foot
	 	Annual

Base Rent
	 	Monthly

Base Rent

	4/1/02-3/31/03	 	$	36.00	 	$	353,484.00	 	$	29,457.00

	E.
	"Tenant's
Pro Rata Share": 4.8660%.

	F.
	"Base
Year" for Taxes: 2002; "Base Year" for Expenses: 2002.

	G.
	"Term":
A period of 12 months. The Term shall commence on April 1, 2002 (the "Commencement Date") and, unless terminated early in accordance with this Lease, end on
March 31, 2003 (the "Termination Date"). Notwithstanding the foregoing to the contrary, at any time during the Term, Landlord and Tenant shall each have the right to terminate the Lease with
respect to the Premises for any reason by providing at least 30 days prior written notice to the other party, in which event, the Lease shall be deemed terminated as of the date of termination
specified in such notice ("Early Termination Date"). In such event, Tenant shall remain liable for all Rent and other sums due under the Lease with respect to the Premises up to and including the
Early Termination Date even though billings for such may occur subsequent to the Early Termination Date, and Tenant shall have no further obligation to pay any Rent or other sums due under the Lease
with respect to the Premises arising from the period subsequent to the Early Termination Date.

	H.
	Tenant
allowance(s): None.

	I.
	"Security
Deposit": None.

	J.
	"Guarantor(s)":
As of the date of this Lease, there are no Guarantor(s).

	K.
	"Broker(s)":
As of the date of this Lease, there are no Broker(s).

	L.
	"Permitted
Use": General office use which shall include software development, training and demonstrations; provided that in no event shall the Premises, or any portion of the Premises,
on the 1st floor of the Building (if any) be used for the operation of a state or federally regulated commercial banking or savings and loan association accepting deposits, making loans
or disbursing cash, or operating as a retail banking or lending facility. 

1

 

	M.
	"Notice
Addresses": 

Notices
shall be sent to Tenant at the following address: 

	 	 	Tenant:	 	 
	

 	
 	

TenFold Corporation

698 West 10000 South

Suite 200

South Jordan, Utah 84095

Attn: General Counsel

Phone #: (801) 495-1010

Fax #: (801) 495-0353	
 	

With a copy to:

TenFold Corporation

150 California Street

Suite 700

San Francisco, California 94111

Attn: Lease Administrator

Phone #: (415) 395-3300

Fax #: (415) 956-2957
	
 	
 	

Landlord:	
 	

With a copy to:
	

 	
 	

EOP-150 California Street, L.L.C.

c/o Equity Office Properties Trust

201 California Street

Suite 650

San Francisco, California 94111

Attention: Property Manager	
 	

Equity Office Properties Trust

Two North Riverside Plaza

Suite 2100

Chicago, Illinois 60606

Attention: Regional Counsel—San Francisco Region

Rent
(defined in Section IV.A) is payable to the order of Equity Office Properties at the following address:  File 3536, Collections Center Drive, Chicago, Illinois
60693-3536. 

	N.
	"Business
Day(s)" are Monday through Friday of each week, exclusive of New Year's Day, President's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day
("Holidays"). Landlord may designate additional Holidays, provided that the additional Holidays are commonly recognized by other office buildings in the area where the Building is located.

	O.
	Intentionally
omitted.

	P.
	"Law(s)"
means all applicable statutes, codes, ordinances, orders, rules and regulations of any municipal or governmental entity.

	Q.
	"Normal
Business Hours" for the Building are 7:00 a.m. to 6:30 p.m. on Business Days.

	R.
	"Property"
means the Building and the parcel(s) of land on which it is located and, at Landlord's discretion, the Building garage and other improvements owned by Landlord and serving
the Building, if any, and the parcel(s) of land on which they are located. 

II.    Lease Grant.  

        Landlord leases the Premises to Tenant and Tenant leases the Premises from Landlord, together with the right in common with others to use any portions of the
Property that are designated by Landlord for the common use of tenants and others, such as sidewalks, unreserved parking areas, common corridors, elevator foyers, restrooms, vending areas and lobby
areas (the "Common Areas"). 

III.  Adjustment of Commencement Date; Possession.  

	A.
	Intentionally
omitted.

	B.
	Subject
to Landlord's obligations under Section IX.B., the Premises are accepted by Tenant in "as is" condition and configuration. By taking possession of the Premises, Tenant
agrees that 

2

 

the
Premises are in good order and satisfactory condition, and that there are no representations or warranties by Landlord regarding the condition of the Premises or the Building. 

IV.  Rent.  

	A.
	Payments. As consideration for this Lease, Tenant shall pay Landlord, without any setoff or deduction, the total amount of Base Rent and
Additional Rent due for the Term. "Additional Rent" means all sums (exclusive of Base Rent) that Tenant is required to pay Landlord. Additional Rent and Base Rent are sometimes collectively referred
to as "Rent". Tenant shall pay and be liable for all rental, sales and use taxes (but excluding income taxes), if any, imposed upon or measured by Rent under applicable Law. Base Rent and recurring
monthly charges of Additional Rent shall be due and payable in advance on the first day of each calendar month without notice or demand, provided that the installment of Base Rent for the first full
calendar month of the Term shall be payable upon the execution of this Lease by Tenant. All other items of Rent shall be due and payable by Tenant 30 days after billing by Landlord. All
payments of Rent shall be by good and sufficient check or, at Tenant's election, by other means (such as automatic debit or electronic transfer) acceptable to Landlord. If Tenant fails to pay any item
or installment of Rent when due, Tenant shall pay Landlord an administration fee equal to 5% of the past due Rent, provided that Tenant shall be entitled to a grace period of 5 Business Days for the
first 2 late payments of Rent in a given calendar year. If the Term commences on a day other than the first day of a calendar month or terminates on a day other than the last day of a calendar month,
the monthly Base Rent and Tenant's Pro Rata Share of any Tax Excess (defined in Section IV.B.) or Expense Excess (defined in Section IV.B.) for the month shall be prorated based on the
number of days in such calendar month. Landlord's acceptance of less than the correct amount of Rent shall be considered a payment on account of the earliest Rent due. No endorsement or
statement on a check or letter accompanying a check or payment shall be considered an accord and satisfaction, and either party may accept the check or payment without prejudice to that party's right
to recover the balance or pursue other available remedies. Tenant's covenant to pay Rent is independent of every other covenant in this Lease.

	B.
	Expense Excess and Tax Excess. Tenant shall pay Tenant's Pro Rata Share of the amount, if any, by which Expenses (defined in
Section IV.C.) for each calendar year during the Term exceed Expenses for the Base Year (the "Expense Excess") and also the amount, if any, by which Taxes (defined in Section IV.D.) for
each calendar year during the Term exceed Taxes for the Base Year (the "Tax Excess"). If Expenses and/or Taxes in any calendar year decrease below the amount of Expenses and/or Taxes for the Base
Year, Tenant's Pro Rata Share of Expenses and/or Taxes, as the case may be, for that calendar year shall be $0. Landlord shall provide Tenant with a good faith estimate of the Expense Excess and of
the Tax Excess for each calendar year during the Term. On or before the first day of each month, Tenant shall pay to Landlord a monthly installment equal to one-twelfth of Tenant's Pro
Rata Share of Landlord's estimate of the Expense Excess and one-twelfth of Tenant's Pro Rata Share of Landlord's estimate of the Tax Excess. If Landlord determines that its good faith
estimate of the Expense Excess or of the Tax Excess was incorrect by a material amount, Landlord may provide Tenant with a revised estimate. After its receipt of the revised estimate, Tenant's monthly
payments shall be based upon the revised estimate. If Landlord does not provide Tenant with an estimate of the Expense Excess or of the Tax Excess by January 1 of a calendar year, Tenant shall
continue to pay monthly installments based on the previous year's estimate(s) until Landlord provides Tenant with the new estimate. Upon delivery of the new estimate, an adjustment shall be made for
any month for which Tenant paid monthly 

3

 

installments
based on the previous year's estimate(s). Tenant shall pay Landlord the amount of any underpayment within 30 days after receipt of the new estimate. Any overpayment shall be
refunded to Tenant within 30 days or credited against the next due future installment(s) of Additional Rent. 

As
soon as is practical following the end of each calendar year, Landlord shall furnish Tenant with a statement of the actual Expenses and Expense Excess and the actual Taxes and Tax Excess for the
prior calendar year. Landlord shall use reasonable efforts to furnish the statement of actual Expenses on or before June 1 of the calendar year immediately following the calendar year to which
the statement applies. If the estimated Expense Excess and/or estimated Tax Excess for the prior calendar year is more than the actual Expense Excess and/or actual Tax Excess, as the case may be, for
the prior calendar year, Landlord shall apply any overpayment by Tenant against Additional Rent due or next becoming due, provided if the Term expires before the determination of the overpayment,
Landlord shall promptly refund any overpayment to Tenant after first deducting the amount of Rent due. If the estimated Expense Excess and/or estimated Tax Excess for the prior calendar year is less
than the actual Expense Excess and/or actual Tax Excess, as the case may be, for such prior year, Tenant shall pay Landlord, within 30 days after its receipt of the statement of Expenses and/or
Taxes, any underpayment for the prior calendar year. 

	C.
	Expenses Defined. "Expenses" means all costs and expenses incurred in each calendar year in connection with operating, maintaining,
repairing, and managing the Building and the Property, including, but not limited to:

	1.
	Labor
costs, including, wages, salaries, social security and employment taxes, medical and other types of insurance, uniforms, training, and retirement and pension plans.

	2.
	Management
fees, the cost of equipping and maintaining a management office, accounting and bookkeeping services, legal fees not attributable to leasing or collection activity, and
other administrative costs. Landlord, by itself or through an affiliate, shall have the right to directly perform or provide any services under this Lease (including management services), provided
that the cost of any such services shall not exceed the cost that would have been incurred had Landlord entered into an arms-length contract for such services with an unaffiliated entity
of comparable skill and experience.

	3.
	The
cost of services, including amounts paid to service providers and the rental and purchase cost of parts, supplies, tools and equipment.

	4.
	Premiums
and deductibles paid by Landlord for insurance, including workers compensation, fire and extended coverage, earthquake, general liability, rental loss, elevator, boiler and
other insurance customarily carried from time to time by owners of comparable Class A office buildings.

	5.
	Electrical
Costs (defined below) and charges for water, gas, steam and sewer, but excluding those charges for which Landlord is reimbursed by tenants. "Electrical Costs" means:
(a) charges paid by Landlord for electricity; (b) costs incurred in connection with an energy management program for the Property; and (c) if and to the extent permitted by Law, a
fee for the services provided by Landlord in connection with the selection of utility companies and the negotiation and administration of contracts for electricity, provided that such fee shall not
exceed 50% of any savings obtained by Landlord, and further provided that in no event shall Tenant pay more for electricity as a result of Landlord's negotiation and administration of contracts for
electricity than Tenant would have paid had Landlord not negotiated and administered such contracts for electricity. Electrical Costs shall be adjusted as follows: (i) amounts received by
Landlord as 

4

 

reimbursement
for above standard electrical consumption shall be deducted from Electrical Costs; (ii) the cost of electricity incurred to provide overtime HVAC to specific tenants (as
reasonably estimated by Landlord) shall be deducted from Electrical Costs; and (iii) if Tenant is billed directly for the cost of building standard electricity to the Premises as a separate
charge in addition to Base Rent, the cost of electricity to individual tenant spaces in the Building shall be deducted from Electrical Costs. Notwithstanding anything in this Lease to the contrary,
for purposes of determining Expenses for any calendar year subsequent to the Base Year, Electrical Costs shall be deemed to be the greater of Electrical Costs incurred during the Base Year and
Electrical Costs for the applicable calendar year. 

	6.
	The
amortized cost of capital improvements (as distinguished from replacement parts or components installed in the ordinary course of business) made to the Property which are:
(a) performed primarily to reduce operating expense costs or otherwise improve the operating efficiency of the Property; or (b) required to comply with any Laws that are enacted, or
first interpreted to apply to the Property, after the date of this Lease. The cost of capital improvements shall be amortized by Landlord over the lesser of the Payback Period (defined below) or
5 years. The amortized cost of capital improvements may, at Landlord's option, include actual or imputed interest at the rate that Landlord would reasonably be required to pay to finance the
cost of the capital improvement. "Payback Period" means the reasonably estimated period of time that it takes for the cost savings resulting from a capital improvement to equal the total cost of the
capital improvement.

	7.
	All
fees, costs, expenses or other amounts payable by Landlord to any association established for the benefit of the Property and/or other properties.

	8.
	Any
fees, costs and expenses relating to operating, managing, owning, repairing and maintaining the parking facilities servicing the Building and the Property, and any conference
center(s), shower facility, locker room(s) or other amenities in the Property. 

If
Landlord incurs Expenses for the Property together with one or more other buildings or properties, whether pursuant to a reciprocal easement agreement, common area agreement or otherwise, the
shared costs and expenses shall be equitably prorated and apportioned between the Property and the other buildings or properties. Expenses shall not include: the cost of capital improvements (except
as
set forth above); depreciation; interest (except as provided above for the amortization of capital improvements); principal payments of mortgage and other non-operating debts of Landlord;
ground lease rental; the cost of repairs or other work to the extent Landlord is reimbursed by insurance or condemnation proceeds; costs in connection with leasing space in the Building, including
brokerage commissions; lease concessions, including rental abatements and construction allowances, granted to specific tenants; costs incurred in connection with the sale, financing or refinancing of
the Building; fines, interest and penalties incurred due to the late payment of Taxes (defined in Section IV.D) or Expenses; organizational expenses associated with the creation and operation
of the entity which constitutes Landlord; reserves not spent by Landlord by the end of the calendar year for which Expenses are paid; Landlord's costs of electricity and other services sold or
provided to tenants in the Building and for which Landlord is entitled to be reimbursed by such tenants as a separate additional charge or rental over and above the base rent or additional rent
payable under the lease with such tenant; costs incurred (less costs of recovery) for any items to the extent covered by a manufacturer's, materialman's, vendor's or contractor's warranty (a
"Warranty") which are paid by such manufacturer, materialman, vendor or contractor (Landlord shall use reasonable efforts to pursue a warranty claim for items covered by a Warranty unless Landlord
determines in good faith that such action would 

5

 

not be in the best interest of the Building); overhead and profit increment paid to subsidiaries or other affiliates of Landlord for services on or to the Property, Building and\or Premises to the
extent only that the costs of such services exceed the competitive cost for such services rendered by persons or entities of similar skill, competence and experience; attorney's fees, costs and
disbursements and other expenses incurred in connection with negotiations or disputes with tenants or other occupants of the Building or with prospective tenants (other than attorney's fees, costs and
disbursements and other expenses incurred by Landlord in seeking to enforce Building rules and regulations); advertising and promotional expenditures; any costs, fines or penalties incurred due to
violations by Landlord of any law, order, rule or regulations of any governmental authority which was in effect (and as enforced) as of the Lease Commencement Date except where such costs, fines or
penalties are incurred by Landlord for violations of any such law, order, rule or regulation that is ultimately determined to be invalid, or inapplicable; payments for rented equipment, the cost of
which would constitute a capital expenditure if the equipment were purchased, in which event, Section IV.C.6. above would govern the determination of whether such costs are included in
Expenses; all costs of purchasing or leasing major sculptures, paintings or other major works or objects of art (as opposed to decorations purchased or leased by Landlord for display in the Common
Areas of the Building); key man and other life insurance, long-term disability insurance and health, accident and sickness insurance, except only for group plans providing reasonable
benefits to persons of the grade of building manager or general manager and below employed and engaged in operating and managing the Building; or any penalties or damages that Landlord pays to Tenant
under this Lease or to other tenants in the Building under their respective leases. If the Building is not at least 95% occupied during any calendar year or if Landlord is not supplying services to at
least 95% of the total Rentable Square Footage of the Building at any time during a calendar year, Expenses shall, at Landlord's option, be determined as if the Building had been 95% occupied and
Landlord had been supplying services to 95% of the Rentable Square Footage of the Building during that calendar year. If Tenant pays for its Pro Rata Share of Expenses based on increases over a "Base
Year" and Expenses for a calendar year are determined as provided in the prior sentence, Expenses for the Base Year shall also be determined as if the Building had been 95% occupied and Landlord had
been supplying services to 95% of the Rentable Square Footage of the Building. The extrapolation of Expenses under this Section shall be performed by appropriately adjusting the cost of those
components of Expenses that are impacted by changes in the occupancy of the Building. 

	D.
	Taxes Defined. "Taxes" shall mean: (1) all real estate taxes and other assessments on the Building and/or Property, including,
but not limited to, assessments for special improvement districts and building improvement districts, taxes and assessments levied in substitution or supplementation in whole or in part of any such
taxes and assessments and the Property's share of any real estate taxes and assessments under any reciprocal easement agreement, common area agreement or similar agreement as to the Property;
(2) all personal property taxes for property that is owned by Landlord and used in connection with the operation, maintenance and repair of the Property; and (3) all costs and fees
incurred in connection with seeking reductions in any tax liabilities described in (1) and (2), including, without limitation, any costs incurred by Landlord for compliance, review and appeal
of tax liabilities. Without limitation, Taxes shall not include any income, capital levy, franchise, capital stock, gift, estate or inheritance tax. If an assessment is payable in installments, Taxes
for the year shall include the amount of the installment and any interest due and payable during that year. For all other real estate taxes, Taxes for that year shall, at Landlord's election, include
either the amount accrued, assessed or otherwise imposed for the year or the amount due and payable for that year, provided that Landlord's election shall be applied consistently throughout the Term.
If a 

6

 

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

	E.
	Tenant
shall be responsible for, and shall pay prior to delinquency, taxes or governmental service fees, possessory interest taxes, fees or charges in lieu of any such taxes, capital
levies, or other charges imposed upon, levied with respect to, or assessed against, its personal property, and its interest pursuant to this Lease. To the extent that any such taxes are not separately
assessed or billed to Tenant, Tenant shall pay the amount thereof as invoiced to Tenant by Landlord prior to the delinquency of such taxes. In the event that the tenant improvements in the Building
which correspond to the Landlord Work, as defined in this Lease, are assessed and taxed separately by the applicable taxing authority, then Tenant shall be liable and shall pay that portion of the
Taxes applicable to the value of the Landlord Work in the Premises which is in excess of $35.00 per rentable square foot of the Premises based on the value attributed thereto by the applicable taxing
authority to either (a) the applicable taxing authority prior to the delinquency of such taxes in the event Tenant is billed directly by such taxing authority, or (b) the Landlord within
30 days after written demand, in the event Landlord is billed directly by the applicable taxing authority.

	F.
	Audit Rights. Tenant may, within 180 days after receiving Landlord's statement of Expenses, give Landlord written notice ("Review
Notice") that Tenant intends to review Landlord's records of the Expenses for that calendar year. Within a reasonable time after receipt of the Review Notice, Landlord shall make all pertinent records
available for inspection that are reasonably necessary for Tenant to conduct its review. If any records are maintained at a location other than the office of the Building, Tenant may either inspect
the records at such other location or pay for the reasonable cost of copying and shipping the records. If Tenant retains an agent to review Landlord's records, the agent must be with a licensed CPA
firm. Tenant shall be solely responsible for all costs, expenses and fees incurred for the audit. Within 60 days after the records are made available to Tenant, Tenant shall have the right to
give Landlord written notice (an "Objection Notice") stating in reasonable detail any objection to
Landlord's statement of Expenses for that year. If Tenant fails to give Landlord an Objection Notice within the 60 day period or fails to provide Landlord with a Review Notice within the
180 day period described above, Tenant shall be deemed to have approved Landlord's statement of Expenses and shall be barred from raising any claims regarding the Expenses for that year. If
Tenant provides Landlord with a timely Objection Notice, Landlord and Tenant shall work together in good faith to resolve any issues raised in Tenant's Objection Notice. If Landlord and Tenant
determine that Expenses for the calendar year are less than reported, Landlord shall provide Tenant with a credit against the next installment of Rent in the amount of the overpayment by Tenant.
Likewise, if Landlord and Tenant determine that Expenses for the calendar year are greater than reported, Tenant shall pay Landlord the amount of any underpayment within 30 days. In addition,
if Landlord and Tenant determine that Expenses for the Building for the year in question were less than stated by more than 5%, Landlord, within 30 days after its receipt of paid invoices
therefor from Tenant, shall reimburse Tenant for any reasonable amounts paid by Tenant to third parties in connection with such review by Tenant. The records obtained by Tenant shall be treated as
confidential. In no event shall Tenant be permitted to examine Landlord's records or to dispute any statement of Expenses unless Tenant has paid and continues to pay all Rent when due. 

7

   V.    Compliance with Laws; Use.  

        The Premises shall be used only for the Permitted Use and for no other use whatsoever. Tenant shall not use or permit the use of the Premises for any purpose
which is illegal, dangerous to persons or property or which, in Landlord's reasonable opinion, unreasonably disturbs any other tenants of the Building or interferes with the operation of the Building.
Tenant shall comply with all Laws, including the Americans with Disabilities Act, regarding the operation of Tenant's business and the use, condition, configuration and occupancy of the Premises.
Tenant, within 10 Business Days after receipt, shall provide Landlord with copies of any notices it receives regarding a violation or alleged violation of any Laws. Except to the extent properly
included in Expenses, Landlord shall be responsible for the cost of correcting any violations of Title III of the Americans with Disabilities Act (ADA) with respect to the Common Areas of the
Building. Notwithstanding the foregoing, Landlord shall have the right to contest any alleged violation in good faith, including, without limitation, the right to apply for and obtain a waiver or
deferment of compliance, the right to assert any and all defenses allowed by law and the right to appeal any decisions, judgments or rulings to the fullest extent permitted by law. Landlord, after the
exhaustion of any and all rights to appeal or contest, will make all repairs, additions, alterations or improvements necessary to comply with the terms of any final order or judgment. Tenant shall
comply with the rules and regulations of the Building attached as Exhibit B and such other reasonable rules and regulations adopted by Landlord
from time to time. Tenant shall also cause its agents, contractors, subcontractors, employees, customers, and subtenants to comply with all rules and regulations. Landlord shall not knowingly
discriminate against Tenant in Landlord's enforcement of the rules and regulations. 

VI.  Security Deposit.  

        Intentionally omitted. 

VII.   Services to be Furnished by Landlord.  

	A.
	Landlord
agrees to furnish Tenant with the following services: (1) Water and sewer service for use in the lavatories on each floor on which the Premises are located;
(2) Heat and air conditioning in season during Normal Business Hours, at such temperatures and in such amounts as may be required by governmental authority or as are standard for comparable
high-rise office buildings in the San Francisco Financial District of a Class A character which are perceived in the location, as such market perception may change over time,
depending upon future development in downtown San Francisco. Landlord shall provide heating and air conditioning based on the ASHRAE 55 standards established by the American Society of Heating,
Refrigeration and Air Conditioning Engineers. Tenant, upon such advance notice as is reasonably required by Landlord, shall have the right to receive HVAC service during hours other than Normal
Business Hours. Tenant shall pay Landlord the standard charge for the additional service as reasonably determined by Landlord from time to time. As of the date hereof, Landlord's charge for
after hours ventilation service is $35.00 per hour, per floor and Landlord's charge for after hours air conditioning service is $55.00 per hour, per floor, subject to change;
(3) Maintenance and repair of the Property as described in Section IX.B.; (4) Janitor service on Business Days. If Tenant's use, floor covering or other improvements require
special services in excess of the standard services for the Building, Tenant shall pay the additional cost attributable to the special services. Upon request by Tenant, Landlord shall provide Tenant
with Landlord's then-current janitorial specifications for the Building, subject to change; (5) Elevator service; (6) Electricity to the Premises for general office use, in
accordance with and subject to the terms and conditions in Article X; (7) Tenant's allocable share of cooled condenser water circulating in the Building 24 hours a day,
7 days a week, subject to the terms of this Lease (including, but not limited to, Landlord's right to interrupt 

8

 

the
operation of the cooled condenser water system from time to time to make repairs, upgrades, etc., provided that except in the event of an emergency, Landlord shall use its good faith, reasonable
efforts to provide Tenant with reasonable notice prior to interrupting such cooled condenser water services); (8) Access to the Building for Tenant and its employees 24 hours a day,
7 days a week, subject to the terms of this Lease and such security or monitoring systems as Landlord may reasonably impose, including, without limitation, sign-in procedures and/or
presentation of identification cards; and (9) such other services as Landlord reasonably determines are necessary or appropriate for the Property. Tenant expressly acknowledges that if
Landlord, from time to time, elects to provide security services, Landlord shall not be deemed to have warranted the efficiency of any security personnel, service, procedures or equipment and Landlord
shall not be liable in any manner for the failure of any such security personnel, services, procedures or equipment to prevent or control, or apprehend anyone suspected of personal injury, property
damage or any criminal conduct in, on or around the Property. As of the Commencement Date of the Lease, Landlord will provide security at the Building on a 24-hour per day,
7-day per week basis such that the security post on the ground floor of the Building shall be occupied at all times (except in the event of an emergency). The preceding sentence shall not
be deemed to be a representation by Landlord that Landlord shall continuously maintain security services at the same level throughout the Term of this Lease (or that Landlord shall provide any
security services at all during the Term of this Lease), and Landlord shall have the right, at Landlord's sole discretion, to increase, decrease, eliminate or otherwise modify the amount and/or type
of security services provided to the Property, provided that the level of security provided by Landlord at the Building shall be consistent with the level of security provided at comparable
Class A buildings in the downtown San Francisco, California area. The cost of any security services provided by Landlord for the benefit of the Property shall be included as a part of Expenses. 

	B.
	Landlord's
failure to furnish, or any interruption or termination of, services due to the application of Laws, the failure of any equipment, the performance of repairs, improvements or
alterations, or the occurrence of any event or cause beyond the reasonable control of Landlord (a "Service Failure") shall not render Landlord liable to Tenant, constitute a constructive eviction of
Tenant, give rise to an
abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant or agreement. However, if the Premises, or a material portion of the Premises, is made untenantable for a period in
excess of 3 consecutive Business Days as a result of the Service Failure, then Tenant, as its sole remedy, shall be entitled to receive an abatement of Rent payable hereunder during the period
beginning on the 4th consecutive Business Day of the Service Failure and ending on the day the service has been restored. If the entire Premises has not been rendered untenantable by the
Service Failure, the amount of abatement that Tenant is entitled to receive shall be prorated based upon the percentage of the Premises rendered untenantable and not used by Tenant. In no event,
however, shall Landlord be liable to Tenant for any loss or damage, including the theft of Tenant's Property (defined in Article XV), arising out of or in connection with the failure of any
security services, personnel or equipment. 

VIII.  Leasehold Improvements.  

        All improvements to the Premises (collectively, "Leasehold Improvements") shall be owned by Landlord and shall remain upon the Premises without compensation to
Tenant. However, Landlord, by written notice to Tenant within 30 days prior to the Termination Date, may require Tenant to remove, at Tenant's expense: (1) Cable (defined in
Section IX.A) installed by or for the exclusive benefit of Tenant and located in the Premises or other portions of the Building; and (2) any Leasehold Improvements that are performed by
or for the benefit of Tenant and, in Landlord's reasonable judgment, are of a nature that would require removal and repair costs that are materially in excess of 

9

 

the removal and repair costs associated with standard office improvements (collectively referred to as "Required Removables"). Without limitation, it is agreed that Required Removables include
internal stairways, raised floors, personal baths and showers, vaults, rolling file systems and structural alterations and modifications of any type. The Required Removables designated by Landlord
shall be removed by Tenant before the Termination Date, provided that upon prior written notice to Landlord, Tenant may remain in the Premises for up to 5 Business Days after the Termination Date for
the sole purpose of removing the Required Removables. In addition to the foregoing, Tenant acknowledges that Landlord has previously realloted condenser water among various floors of the Building to
accommodate Tenant's needs pursuant to the terms of a prior lease entered into between Landlord and Tenant dated March 3, 2000, as amended (the "Prior Lease") for space on the 2nd
through 8th floors of the Building (the "Prior Premises"). Tenant agrees that Tenant will be charged on a pro rata basis (as such rate is reasonably determined by Landlord). Tenant
further acknowledges and agrees that in the event of (i) the termination of this Lease, (ii) a reduction or partial termination of all or a part of the Premises, or (iii) a
sublease of all or a part of the Premises, Landlord may require Tenant, at Tenant's sole cost and expense, to reallocate the condenser water so that each floor of the Prior Premises receives its
proper pro rata share of chilled water. Any such work required by Landlord shall also be deemed to be a Required Removable for purposes of this Lease (even if such work related to the Prior Premises,
and not just the Premises) and, in the case of a reduction or partial termination of all or a part of the Premises, or of a sublease, such required work shall be performed by Tenant prior to the
effective date of such reduction, partial termination or sublease. Tenant's possession of the Premises shall be subject to all of the terms and conditions of this Lease, including the obligation to
pay Rent on a per diem basis at the rate in effect for the last month of the Term. Tenant shall repair damage caused by the installation or removal of Required Removables. If Tenant fails to remove
any Required Removables or perform related repairs in a timely manner, Landlord, at Tenant's expense, may remove and dispose of the Required Removables and perform the required repairs. Tenant, within
30 days after receipt of an invoice, shall reimburse Landlord for the reasonable costs incurred by Landlord. Notwithstanding the foregoing, Tenant, at the time it requests approval for a
proposed Alteration (defined in Section IX.C),
may request in writing that Landlord advise Tenant whether the Alteration or any portion of the Alteration will be designated as a Required Removable. Within 10 Business Days after receipt of Tenant's
request, Landlord shall advise Tenant in writing as to which portions of the Alteration, if any, will be considered to be Required Removables. 

IX.  Repairs and Alterations.  

	A.
	Tenant's Repair Obligations. Tenant shall, at its sole cost and expense, promptly perform all maintenance and repairs to the Premises
that are not Landlord's express responsibility under this Lease, and shall keep the Premises in good condition and repair, reasonable wear and tear excepted. Tenant's repair obligations include,
without limitation, repairs to: (1) floor covering; (2) interior partitions; (3) doors; (4) the interior side of demising walls; (5) electronic, phone and data
cabling and related equipment (collectively, "Cable") that is installed by or for the exclusive benefit of Tenant and located in the Premises or other portions of the Building; (6) supplemental
air conditioning units, private showers and kitchens, including hot water heaters, plumbing, and similar facilities serving Tenant exclusively; and (7) Alterations performed by contractors
retained by Tenant, including related HVAC balancing. All work shall be performed in accordance with the rules and procedures described in Section IX.C. below. If Tenant fails to make any
repairs to the Premises for more than 15 Business Days after notice from Landlord (although notice shall not be required if there is an emergency), Landlord may make the repairs, and Tenant shall pay
the reasonable cost of the repairs to Landlord within 30 days after receipt of an invoice, together with an administrative charge in an amount equal to 10% of the cost of the repairs. 

10

 

	B.
	Landlord's Repair Obligations. Landlord shall keep and maintain in good repair and working order and make repairs to and perform
maintenance upon: (1) structural elements of the Building; (2) mechanical (including HVAC and condenser water system), electrical, plumbing, security (if any) and fire/life safety
systems serving the Building in general; (3) Common Areas; (4) the roof of the Building; (5) exterior windows of the Building; and (6) elevators serving the Building.
Landlord shall promptly make repairs (considering the nature and urgency of the repair) for which Landlord is responsible. Tenant hereby waives any and all rights under and benefits of
subsection 1 of Section 1932, and Sections 1941 and 1942 of the California Civil Code, or any similar or successor Laws now or hereinafter in effect. If Tenant's use, or if
Tenant's non-building standard improvements (including but not limited to any ambient lighting installed by or for the benefit of Tenant) require extra maintenance or repair services in
excess of the standard maintenance or repair services provided by Landlord for the Building, Tenant shall pay the additional costs attributable to such above-standard services.

	C.
	Alterations. Tenant shall not make alterations, additions or improvements to the Premises or install any Cable in the Premises or other
portions of the Building (collectively referred to as "Alterations")
without first obtaining the written consent of Landlord in each instance, which consent shall not be unreasonably withheld, conditioned or delayed. However, Landlord's consent shall not be required
for any Alteration that satisfies all of the following criteria (a "Cosmetic Alteration"): (1) is of a cosmetic nature such as painting, wallpapering, hanging pictures and installing carpeting;
(2) is not visible from the exterior of the Premises or Building; (3) will not affect the systems or structure of the Building; and (4) does not require work to be performed
inside the walls or above the ceiling of the Premises. However, even though consent is not required, the performance of Cosmetic Alterations shall be subject to all the other provisions of this
Section IX.C. Prior to starting work, Tenant shall furnish Landlord with plans and specifications reasonably acceptable to Landlord; names of contractors reasonably acceptable to Landlord
(provided that Landlord may designate specific contractors with respect to Building systems); copies of contracts; necessary permits and approvals; evidence of contractor's and subcontractor's
insurance in amounts reasonably required by Landlord; and any security for performance that is reasonably required by Landlord. Changes to the plans and specifications must also be submitted to
Landlord for its approval. Alterations shall be constructed in a good and workmanlike manner using materials of a quality that is at least equal to the quality designated by Landlord as the minimum
standard for the Building. Landlord may designate reasonable rules, regulations and procedures for the performance of work in the Building and, to the extent reasonably necessary to avoid disruption
to the occupants of the Building, shall have the right to designate the time when Alterations may be performed. Tenant shall reimburse Landlord within 30 days after receipt of an invoice for
reasonable sums paid by Landlord for third party examination of Tenant's plans for non-Cosmetic Alterations. In addition, within 30 days after receipt of an invoice from Landlord,
Tenant shall pay Landlord a fee for Landlord's oversight and coordination of any non-Cosmetic Alterations equal to 10% of the cost of the non-Cosmetic Alterations. Upon
completion, Tenant shall furnish "as-built" plans (except for Cosmetic Alterations), completion affidavits, full and final waivers of lien in recordable form, and receipted bills covering
all labor and materials. Tenant shall assure that the Alterations comply with all insurance requirements and Laws. Landlord's approval of an Alteration shall not be a representation by Landlord that
the Alteration complies with applicable Laws or will be adequate for Tenant's use. 

11

 

X.    Use of Electrical Services by Tenant.  

	A.
	Electricity
used by Tenant in the Premises shall, at Landlord's option, be paid for by Tenant either: (1) through inclusion in Expenses (except as provided in
Section X.B. for excess usage); (2) by a separate charge payable by Tenant to Landlord within 30 days after billing by Landlord; or (3) by separate charge billed by the
applicable utility company and payable directly by Tenant. Electrical service to the Premises may be furnished by one or more companies providing electrical generation, transmission and distribution
services, and the cost of electricity may consist of several different components or separate charges for such services, such as generation, distribution and stranded cost charges. Landlord shall have
the exclusive right to select any company providing electrical service to the Premises, to aggregate the electrical service for the Property and Premises with other buildings, to purchase electricity
through a broker and/or buyers group and to change the providers and manner of purchasing electricity. Landlord shall be entitled to receive a fee (if permitted by Law) for the selection of utility
companies
and the negotiation and administration of contracts for electricity, provided that the amount of such fee shall not exceed 50% of any savings obtained by Landlord, and further provided that in no
event shall Tenant pay more for electricity as a result of Landlord's negotiation and administration of contracts for electricity than Tenant would have paid had Landlord not negotiated and
administered such contracts for electricity.

	B.
	Tenant's
use of electrical service shall not exceed, either in voltage, rated capacity, or overall load, that which Landlord deems to be standard for the Building. Standard electrical
use for the Building is deemed to be 1 kilowatt hour per rentable square foot, per month, including lighting. If Tenant requests permission to consume excess electrical service, Landlord may refuse to
consent or may condition consent upon conditions that Landlord reasonably elects (including, without limitation, the installation of utility service upgrades, meters, submeters, air handlers or
cooling units), and the additional usage (to the extent permitted by Law), installation and maintenance costs shall be paid by Tenant. Landlord shall have the right to separately meter electrical
usage for the Premises and to measure electrical usage by survey or other commonly accepted methods. 

XI.  Entry by Landlord.  

        Landlord, its agents, contractors and representatives may enter the Premises to inspect or show the Premises, to clean and make repairs, alterations or additions
to the Premises, and to conduct or facilitate repairs, alterations or additions to any portion of the Building, including other tenants' premises. Except in emergencies or to provide janitorial and
other Building services after Normal Business Hours, Tenant shall have the right to have a representative of Tenant accompany Landlord during Landlord's entry into the Premises. Except in emergencies
or to provide janitorial and other Building services after Normal Business Hours, Landlord shall provide Tenant with reasonable prior notice of entry into the Premises, which may be given orally. If
reasonably necessary for the protection and safety of Tenant and its employees, Landlord shall have the right to temporarily close all or a portion of the Premises to perform repairs, alterations and
additions. However, except in emergencies, Landlord will not close the Premises if the work can reasonably be completed on weekends and after Normal Business Hours. Entry by Landlord shall not
constitute constructive eviction or entitle Tenant to an abatement or reduction of Rent. Notwithstanding the foregoing, except in emergency situations as determined by Landlord, Landlord shall
exercise reasonable efforts to perform any entry into the Premises in a manner that is reasonable designed to minimize interference with the operation of Tenant's business in the Premises. 

12

 

XII.   Assignment and Subletting.  

	A.
	Except
in connection with a Permitted Transfer (defined in Section XII.E. below), Tenant shall not assign, sublease, transfer or encumber any interest in this Lease or allow any
third party to use any portion of the Premises (collectively or individually, a "Transfer") without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned
or delayed if Landlord does not elect to exercise its termination rights under Section XII.B below. Without limitation, it is agreed that Landlord's consent shall not be considered unreasonably
withheld if: (1) the proposed transferee's financial condition does not meet the criteria Landlord uses to select Building tenants having similar leasehold obligations; (2) the proposed
transferee's business is not suitable for the Building considering the business of the other tenants and the Building's prestige, or would result in a violation of another tenant's
pre-existing rights; (3) the proposed transferee is a governmental agency or occupant of the Building (provided that Landlord will not withhold its consent solely because the
transferee is a government agency if the Transfer would not impose any additional obligations on Landlord or result in an excessive amount of foot traffic to and from the Premises or an excessive
amount of people per square foot within the Premises); (4) Tenant is in default after the expiration of the notice and cure periods in this Lease; or (5) any portion of the Building or
Premises would likely become subject to additional or different Laws as a consequence of the proposed Transfer. Notwithstanding the foregoing, Landlord will not withhold its consent solely because the
proposed subtenant or assignee is an occupant of the Building if Landlord does not have space available for lease in the Building that is comparable to the space Tenant desires to sublet or assign.
For purposes hereof, Landlord shall be deemed to have comparable space if it has space available on any floor of the Building that is approximately the same size as the space Tenant desires to sublet
or assign within six (6) months of the proposed commencement of the proposed sublease or assignment. Tenant shall not be entitled to receive monetary damages based upon a claim that Landlord
unreasonably withheld its consent to a proposed Transfer and Tenant's sole remedy shall be an action to enforce any such provision through specific performance or declaratory judgment. Tenant hereby
waives the provisions of Section 1995.310 of the California Civil Code, or any similar or successor Laws, now or hereinafter in effect, and all other remedies, including, without limitation,
any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under all applicable Laws, on behalf of the proposed transferee. Any attempted Transfer in violation
of this Article shall, at Landlord's option, be void. Consent by Landlord to one or more Transfer(s) shall not operate as a waiver of Landlord's rights to approve any subsequent Transfers. In
no event shall any Transfer or Permitted Transfer release or relieve Tenant from any obligation under this Lease.

	B.
	As
part of its request for Landlord's consent to a Transfer, Tenant shall provide Landlord with financial statements for the proposed transferee, a complete copy of the proposed
assignment, sublease and other contractual documents and such other information as Landlord may reasonably request. Landlord shall, by written notice to Tenant within 30 days of its receipt of
the required information and documentation, either: (1) consent to the Transfer by the execution of a consent agreement in a form reasonably designated by Landlord or reasonably refuse to
consent to the Transfer in writing; or (2) exercise its right to terminate this Lease with respect to the portion of the Premises that Tenant is proposing to assign or sublet. Any such
termination shall be effective on the proposed effective date of the Transfer for which Tenant requested consent. Tenant shall pay Landlord a review fee of $750.00 for Landlord's review of any
Permitted Transfer or requested Transfer, provided if Landlord's actual reasonable costs and expenses (including reasonable attorney's fees) exceed $750.00, Tenant 

13

 

shall
reimburse Landlord for its actual reasonable costs and expenses in lieu of a fixed review fee. 

	C.
	Tenant
shall pay Landlord 65% of all rent and other consideration which Tenant receives as a result of a Transfer that is in excess of the Rent payable to Landlord for the portion of
the Premises and Term covered by the Transfer. Tenant shall pay Landlord for Landlord's share of any excess within 30 days after Tenant's receipt of such excess consideration. Tenant may deduct
from the excess all reasonable and customary expenses directly incurred by Tenant attributable to the Transfer (other than Landlord's review fee), including brokerage fees, legal fees and construction
costs. If Tenant is in Monetary Default (defined in Section XIX.A. below), Landlord may require that all sublease payments be made directly to Landlord, in which case Tenant shall receive a
credit against Rent in the amount of any payments received (less Landlord's share of any excess).

	D.
	Except
as provided below with respect to a Permitted Transfer, if Tenant is a corporation, limited liability company, partnership, or similar entity, and if the entity which owns or
controls a majority of the voting shares/rights at any time changes for any reason (including but not limited to a merger, consolidation or reorganization), such change of ownership or control shall
constitute a Transfer. The foregoing shall not apply so long as Tenant is an entity whose outstanding stock is listed on a recognized security exchange, or if at least 80% of its voting stock is owned
by another entity, the voting stock of which is so listed.

	E.
	Tenant
may assign its entire interest under this Lease to a successor to Tenant by purchase, merger, consolidation or reorganization without the consent of Landlord, provided that all
of the following conditions are satisfied (a "Permitted Transfer"): (1) Tenant is not in default under this Lease; (2) Tenant's successor shall own all or substantially all of the assets
of Tenant; (3) Tenant's successor shall have a net worth which is at least equal to the greater of Tenant's net worth at the date of this Lease or Tenant's net worth as of the day prior to the
proposed purchase, merger, consolidation or reorganization; (4) the Permitted Use does not allow the Premises to be used for retail purposes; and (5) Tenant shall give Landlord written
notice at least 30 days prior to the effective date of the proposed purchase, merger, consolidation or reorganization. Tenant's notice to Landlord shall include information and documentation
showing that each of the above conditions has been satisfied. If requested by Landlord, Tenant's successor shall sign a commercially reasonable form of assumption agreement. 

XIII.  Liens.  

        Tenant shall not permit mechanic's or other liens to be placed upon the Property, Premises or Tenant's leasehold interest in connection with any work or service
done or purportedly done by or for benefit of Tenant. If a lien is so placed, Tenant shall, within 10 Business Days of notice from Landlord of the filing of the lien, fully discharge the lien by
settling the claim which resulted in the lien or by bonding or insuring over the lien in the manner prescribed by the applicable lien Law. If Tenant fails to discharge the lien, then, in addition to
any other right or remedy of Landlord, Landlord may bond or insure over the lien or otherwise discharge the lien. Tenant shall reimburse Landlord for any amount paid by Landlord to bond or insure over
the lien or discharge the lien, including, without limitation, reasonable attorneys' fees (if and to the extent permitted by Law) within 30 days after receipt of an invoice from Landlord. 

14

   XIV.   Indemnity and Waiver of Claims.  

	A.
	Except
to the extent caused by the negligence or willful misconduct of Landlord or any Landlord Related Parties (defined below), Tenant shall indemnify, defend and hold Landlord, its
trustees, members, principals, beneficiaries, partners, officers, directors, employees, Mortgagee(s) (defined in Article XXVI) and agents ("Landlord Related Parties") harmless against and from
all liabilities, obligations, damages, penalties, claims, actions, costs, charges and expenses, including, without limitation, reasonable attorneys' fees and other professional fees (if and to the
extent permitted by Law), which may be imposed upon, incurred by or asserted against Landlord or any of the Landlord Related Parties and arising out of or in connection with any damage or injury
occurring in the Premises or any acts or omissions (including violations of Law) of Tenant, the Tenant Related Parties (defined below) or any of Tenant's transferees, contractors or licensees.

	B.
	Except
to the extent caused by the negligence or willful misconduct of Tenant or any Tenant Related Parties (defined below), Landlord shall indemnify, defend and hold Tenant, its
trustees, members, principals, beneficiaries, partners, officers, directors, employees and agents ("Tenant Related Parties") harmless against and from all liabilities, obligations, damages, penalties,
claims, actions, costs, charges and expenses, including, without limitation, reasonable attorneys' fees and other professional fees (if and to the extent permitted by Law), which may be imposed upon,
incurred by or asserted against Tenant or any of the Tenant Related Parties and arising out of or in connection with the acts or omissions (including violations of Law) of Landlord, the Landlord
Related Parties or any of Landlord's contractors.

	C.
	Landlord
and the Landlord Related Parties shall not be liable for, and Tenant waives, all claims for loss or damage to Tenant's business or loss, theft or damage to Tenant's Property
or the property of any person claiming by, through or under Tenant resulting from: (1) wind or weather; (2) the failure of any sprinkler, heating or air-conditioning
equipment, any electric wiring or any gas, water or steam pipes; (3) the backing up of any sewer pipe or downspout; (4) the bursting, leaking or running of any tank, water closet, drain
or other pipe; (5) water, snow or ice upon or coming through the roof, skylight, stairs, doorways, windows, walks or any other place upon or near the Building; (6) any act or omission of
any party other than Landlord or Landlord Related Parties; and (7) any causes not reasonably within the control of Landlord. Tenant shall insure itself against such losses under
Article XV below. Notwithstanding the foregoing, except as provided in Article XVI to the contrary, Tenant shall not be required to waive any claims against Landlord (other than for loss
or damage to Tenant's business)
where such loss or damage is due to Landlord's negligence. Nothing herein shall be construed as to diminish the repair and maintenance obligations of Landlord contained elsewhere in this Lease. 

XV.  Insurance.  

        Tenant shall carry and maintain the following insurance ("Tenant's Insurance"), at its sole cost and expense: (1) Commercial General Liability Insurance
applicable to the Premises and its appurtenances providing, on an occurrence basis, a minimum combined single limit of $2,000,000.00; (2) All Risk Property/Business Interruption Insurance,
including flood and earthquake, written at replacement cost value and with a replacement cost endorsement covering all of Tenant's trade fixtures, equipment, furniture and other personal property
within the Premises ("Tenant's Property"); (3) Workers' Compensation Insurance as required by the state in which the Premises is located and in amounts as may be required by applicable statute;
and (4) Employers Liability Coverage of at least $1,000,000.00 per occurrence. Any company writing any of Tenant's Insurance shall have an A.M. Best rating of not less than
A-VIII. All Commercial General Liability Insurance policies shall name Tenant as a named 

15

 

insured and Landlord (or any successor), Equity Office Properties Trust, a Maryland real estate investment trust, EOP Operating Limited Partnership, a Delaware limited partnership, Equity Office
Properties Management Corp., a Delaware corporation, and their respective members, principals, beneficiaries, partners, officers, directors, employees, and agents, and other designees of Landlord as
the interest of such designees shall appear, as additional insureds. All policies of Tenant's Insurance shall contain endorsements that the insurer(s) shall give Landlord and its designees at least
30 days' advance written notice of any change, cancellation, termination or lapse of insurance. Tenant shall provide Landlord with a certificate of insurance evidencing Tenant's Insurance prior
to the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises for any reason, and upon renewals at least 15 days prior to the expiration of the
insurance coverage. So long as the same is available at commercially reasonable rates, Landlord shall maintain so called All Risk property insurance on the Building at replacement cost value, as
reasonably estimated by Landlord. Except as specifically provided to the contrary, the limits of either party's' insurance shall not limit such party's liability under this Lease. 

XVI.   Subrogation.  

        Notwithstanding anything in this Lease to the contrary, Landlord and Tenant hereby waive and shall cause their respective insurance carriers to waive any and all
rights of recovery, claim, action or causes of action against the other and their respective trustees, principals, beneficiaries, partners, officers, directors, agents, and employees, for any loss or
damage that may occur to Landlord or Tenant or any party claiming by, through or under Landlord or Tenant, as the case may be, with respect to Tenant's Property, the Building, the Premises, any
additions or improvements to the Building or Premises, or any contents thereof, including all rights of recovery, claims, actions or causes of action arising out of the negligence of Landlord or any
Landlord Related Parties or the negligence of Tenant or any Tenant Related Parties, which loss or damage is (or would have been, had the insurance required by this Lease been carried) covered by
insurance. 

XVII.  Casualty Damage.  

	A.
	If
all or any part of the Premises is damaged by fire or other casualty, Tenant shall immediately notify Landlord in writing. During any period of time that all or a material portion
of the Premises is rendered untenantable as a result of a fire or other casualty, the Rent shall abate for the portion of the Premises that is untenantable and not used by Tenant. Landlord shall have
the right to terminate this Lease if: (1) the Building shall be damaged so that, in Landlord's reasonable judgment, substantial alteration or reconstruction of the Building shall be required
(whether or not the Premises has been damaged); (2) Landlord is not permitted by Law to rebuild the Building in substantially the same form as existed before the fire or casualty;
(3) the Premises have been materially damaged and there is less than 2 years of the Term remaining on the date of the casualty; (4) any Mortgagee requires that the insurance
proceeds be applied to the payment of the mortgage debt; or (5) a material uninsured loss to the Building occurs. Landlord may exercise its right to terminate this Lease by notifying Tenant in
writing within 90 days after the date of the casualty. If Landlord does not terminate this Lease, Landlord shall commence and proceed with reasonable diligence to repair and restore the
Building and the Leasehold Improvements (excluding any Alterations that were performed by Tenant in violation of this Lease). However, in no event shall Landlord be required to spend more than the
insurance proceeds received by Landlord. Landlord shall not be liable for any loss or damage to Tenant's Property or to the business of Tenant resulting in any way from the fire or other casualty or
from the repair and restoration of the damage. Landlord and Tenant hereby waive the provisions of any Law relating to the 

16

 

matters
addressed in this Article, and agree that their respective rights for damage to or destruction of the Premises shall be those specifically provided in this Lease. 

	B.
	If
all or any portion of the Premises shall be made untenantable by fire or other casualty, Landlord shall, with reasonable promptness, cause an architect or general contractor
selected by Landlord to provide Landlord and Tenant with a written estimate of the amount of time required to substantially complete the repair and restoration of the Premises (excluding any
Alterations that were performed by Tenant in violation of this Lease) to substantially the condition which existed prior to such casualty and make the Premises tenantable again, using standard working
methods ("Completion Estimate"). If the Completion Estimate indicates that the Premises cannot be made tenantable within 240 days from the date the repair and restoration is started, then
regardless of anything in Section XVII.A above to the contrary, either party shall have the right to terminate this Lease by giving written notice to the other of such election within 10
Business Days after receipt of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the fire or casualty was caused by the negligence or intentional misconduct
of Tenant, Tenant Related Parties or any of Tenant's transferees, contractors or licensees.

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

XVIII.  Condemnation.  

        Either party may terminate this Lease if the whole or any material part of the Premises shall be taken or condemned for any public or quasi-public use under Law,
by eminent domain or private purchase in lieu thereof (a "Taking"). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Property which
would leave the remainder of the Building unsuitable for use as an office building in a manner comparable to the Building's use prior to the Taking. In order to exercise its right to terminate the
Lease, Landlord or Tenant, as the case may be, must provide written notice of termination to the other within 45 days after the terminating party first receives notice of the Taking. Any such
termination shall be effective as of the date the physical taking of the Premises or the portion of the Building or Property occurs. If this Lease is not terminated, the Rentable Square Footage of the
Building, the Rentable Square Footage of the Premises and Tenant's Pro Rata Share shall, if applicable, be appropriately adjusted. In addition, Rent for any portion of the Premises taken or condemned
shall be abated during the unexpired Term of this Lease effective when the physical taking of the portion of the Premises occurs. All compensation awarded for a Taking, or sale proceeds, shall be the
property of Landlord, any right to receive compensation or proceeds being expressly waived by Tenant. However, Tenant may file a separate claim at its sole cost and expense for Tenant's
Property and Tenant's reasonable relocation expenses, provided the filing of the claim does not diminish the award which would otherwise be receivable by Landlord. Tenant hereby waives any and all
rights it might otherwise have pursuant to Section 1265.130 of the California Code of Civil Procedure, or any similar or successor Laws. 

17

 

XIX.  Events of Default.  

        Tenant shall be considered to be in default of this Lease upon the occurrence of any of the following events of default: 

	A.
	Tenant's
failure to pay when due all or any portion of the Rent, if the failure continues for 5 Business Days after written notice to Tenant ("Monetary Default").

	B.
	Tenant's
failure (other than a Monetary Default) to comply with any term, provision or covenant of this Lease, if the failure is not cured within 10 Business Days after written notice
to Tenant. However, if Tenant's failure to comply cannot reasonably be cured within 10 Business Days, Tenant shall be allowed additional time (not to exceed 60 days) as is reasonably necessary
to cure the failure so long as: (1) Tenant commences to cure the failure within 10 Business Days, and (2) Tenant diligently pursues a course of action that will cure the failure and
bring Tenant back into compliance with the Lease. However, if Tenant's failure to comply creates a hazardous condition, the failure must be cured immediately upon notice to Tenant. In addition, if
Landlord provides Tenant with notice of Tenant's failure to comply with any particular term, provision or covenant of the Lease on 3 occasions during any 12 month period, Tenant's subsequent
violation of such term, provision or covenant shall, at Landlord's option, be an incurable event of default by Tenant.

	C.
	Tenant
or any Guarantor becomes insolvent, makes a transfer in fraud of creditors or makes an assignment for the benefit of creditors, or admits in writing its inability to pay its
debts when due.

	D.
	The
leasehold estate is taken by process or operation of Law.

	E.
	In
the case of any ground floor or retail Tenant, Tenant does not take possession of, or abandons or vacates all or any portion of the Premises.

	F.
	Tenant
is in default beyond any notice and cure period under any other lease or agreement with Landlord, including, without limitation, any lease or agreement for parking. 

XX. Remedies.  

	A.
	Upon
the occurrence of any event or events of default under this Lease, Landlord shall have the option to pursue any one or more of the following remedies without any notice (except as
expressly prescribed herein) or demand whatsoever (and without limiting the generality of the foregoing, Tenant hereby specifically waives notice and demand for payment of Rent or other obligations,
except for those notices specifically required pursuant to the terms of Article XIX or this Article XX, and waives any and all other notices or demand requirements imposed by applicable
law):

	1.
	Terminate
this Lease and Tenant's right to possession of the Premises and recover from Tenant an award of damages equal to the sum of the following:

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

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

18

 

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

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

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

The
"Worth at the Time of Award" of the amounts referred to in parts (a) and (b) above, shall be computed by allowing interest at the lesser of a per annum rate equal to: (i) the
greatest per annum rate of interest permitted from time to time under applicable law, or (ii) the Prime Rate plus four percent (4%). For purposes hereof, the "Prime Rate" shall be the per annum
interest rate publicly announced as its prime or base rate by a federally insured bank selected by Landlord in the State of California. The "Worth at the Time of Award" of the amount referred to in
part (c), above, shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%); 

	2.
	Employ
the remedy described in California Civil Code § 1951.4 (Landlord may continue this Lease in effect after Tenant's breach and abandonment and recover Rent as it
becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations); or

	3.
	Notwithstanding
Landlord's exercise of the remedy described in California Civil Code § 1951.4 in respect of an event or events of default, at such time thereafter as
Landlord may elect in writing, to terminate this Lease and Tenant's right to possession of the Premises and recover an award of damages as provided above in Paragraph XX.A.1. 

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

	C.
	TENANT
HEREBY WAIVES ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF THE CIVIL CODE OF CALIFORNIA AND BY SECTIONS 1174 (c) AND 1179 OF THE CODE OF CIVIL PROCEDURE OF CALIFORNIA
AND ANY AND ALL OTHER LAWS AND RULES OF LAW FROM TIME TO TIME IN EFFECT DURING THE LEASE TERM PROVIDING THAT TENANT SHALL HAVE ANY RIGHT TO REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS
TERMINATION BY REASON OF TENANT'S BREACH. TENANT ALSO HEREBY WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR RELATING TO THIS LEASE.

	D.
	No
right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and each and every right and remedy shall be cumulative and
in addition to any other right or remedy given hereunder or now or hereafter existing by agreement, applicable law or in equity. In addition to other remedies provided in this Lease, Landlord shall be
entitled, to the extent permitted by applicable law, to injunctive relief, or to a decree compelling performance of any of the covenants, agreements, conditions or 

19

 

provisions
of this Lease, or to any other remedy allowed to Landlord at law or in equity. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an event of default shall
not be deemed or construed to constitute a waiver of such default. 

	E.
	If
Tenant is in default, then, to the extent permitted by Law, Landlord shall be entitled to receive interest on any unpaid item of Rent at a rate equal to the lesser of the maximum
rate permitted by Law or the Prime Rate plus 4% per annum. For purposes hereof, the "Prime Rate" shall be the per annum interest rate publicly announced as its prime or base rate by a federally
insured bank selected by Landlord in the state in which the Building is located.

	F.
	This
Article XX shall be enforceable to the maximum extent such enforcement is not prohibited by applicable law, and the unenforceability of any portion thereof shall not
thereby render unenforceable any other portion. 

XXI.  Limitation of Liability.  

        NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) TO TENANT SHALL BE LIMITED TO THE
INTEREST OF LANDLORD IN THE PROPERTY. TENANT SHALL LOOK SOLELY TO LANDLORD'S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD. NEITHER LANDLORD NOR ANY LANDLORD
RELATED PARTY SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) (DEFINED IN ARTICLE XXVI
BELOW) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES (DEFINED IN ARTICLE XXVI BELOW) ON THE PROPERTY, BUILDING OR PREMISES, NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT. 

XXII.  No Waiver.  

        Either party's failure to declare a default immediately upon its occurrence, or delay in taking action for a default shall not constitute a waiver of the default,
nor shall it constitute an estoppel. Either party's failure to enforce its rights for a default shall not constitute a waiver of its rights regarding any subsequent default. Receipt by Landlord of
Tenant's keys to the Premises shall not constitute an acceptance or surrender of the Premises. 

XXIII.  Quiet Enjoyment.  

        Tenant shall, and may peacefully have, hold and enjoy the Premises, subject to the terms of this Lease, provided Tenant pays the Rent and fully performs all of
its covenants and agreements. This covenant and all other covenants of Landlord shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the
Building, and shall not be a personal covenant of Landlord or the Landlord Related Parties. 

XXIV.  Relocation.  

        Landlord, at its expense, at any time before or during the Term, may relocate Tenant from the Premises to reasonably comparable space ("Relocation Space") within
the Building or adjacent buildings within the same project upon 60 days' prior written notice to Tenant. From and after the date of the relocation, "Premises" shall refer to the Relocation
Space into which Tenant has been moved and the Base Rent and Tenant's Pro Rata Share shall be adjusted based on the rentable square footage of the Relocation Space. Landlord shall pay Tenant's
reasonable costs for moving Tenant's furniture and equipment and printing and distributing notices to Tenant's customers of Tenant's change of address and one month's supply of stationery showing the
new address. 

20

   XXV.  Holding Over.  

        Except for any permitted occupancy by Tenant under Article VIII, if Tenant fails to surrender the Premises at the expiration or earlier termination of this
Lease, occupancy of the Premises after the termination or expiration shall be that of a tenancy at sufferance. Tenant's occupancy of the Premises during the holdover shall be subject to all the terms
and provisions of this Lease and Tenant shall pay an amount (on a per month basis without reduction for partial months during the holdover) equal to 125% of the greater of: (1) the sum
of the Base Rent and Additional Rent due for the period immediately preceding the holdover; or (2) the fair market gross rental for the Premises as reasonably determined by Landlord.
Notwithstanding the foregoing, if such holding over continues for more than 30 days, effective as of the 31st day, holdover rent shall increase to 150% of the greater of:
(a) the sum of the Base Rent and Additional Rent due for the period immediately preceding the holdover; or (b) the fair market gross rental for the Premises as reasonably determined by
Landlord. No holdover by Tenant or payment by Tenant after the expiration or early termination of this Lease shall be construed to extend the Term or prevent Landlord from immediate recovery of
possession of the Premises by summary proceedings or otherwise. In addition to the payment of the amounts provided above, if Landlord is unable to deliver possession of the Premises to a new tenant,
or to perform improvements for a new tenant, as a result of Tenant's holdover and Tenant fails to vacate the Premises within 30 days after Landlord notifies Tenant of Landlord's inability to
deliver possession, or perform improvements, Tenant shall be liable to Landlord for all damages, including, without limitation, consequential damages, that Landlord suffers from the holdover. 

XXVI.  Subordination to Mortgages; Estoppel Certificate.  

        Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently arising upon the
Premises, the Building or the Property, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a "Mortgage"). The party having the benefit of a Mortgage shall
be referred to as a "Mortgagee". This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination agreement in favor of
the Mortgagee. In lieu of having the Mortgage be superior to this Lease, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. If requested by a
successor-in-interest to all or a part of Landlord's interest in the Lease, Tenant shall, without charge, attorn to the successor-in-interest. Landlord
and Tenant shall each, within 10 days after receipt of a written request from the other, execute and deliver an estoppel certificate to those parties as are reasonably requested by the other
(including a Mortgagee or prospective purchaser). The estoppel certificate shall include a statement certifying that this Lease is unmodified (except as identified in the estoppel certificate) and in
full force and effect, describing the dates to which Rent and other charges have been paid, representing that, to such party's actual knowledge, there is no
default (or stating the nature of the alleged default) and indicating other matters with respect to the Lease that may reasonably be requested. Notwithstanding the foregoing, upon written request by
Tenant, Landlord will use reasonable efforts to obtain a non-disturbance, subordination and attornment agreement from Landlord's then current Mortgagee on such Mortgagee's then current
standard form of agreement. "Reasonable efforts" of Landlord shall not require Landlord to incur any cost, expense or liability to obtain such agreement, it being agreed that Tenant shall be
responsible for any fee or review costs charged by the Mortgagee. Upon request of Landlord, Tenant will execute the Mortgagee's form of non-disturbance, subordination and attornment
agreement and return the same to Landlord for execution by the Mortgagee. Landlord's failure to obtain a non-disturbance, subordination and attornment agreement for Tenant shall have no
effect on the rights, obligations and liabilities of Landlord and Tenant or be considered to be a default by Landlord hereunder. 

21

 

XXVII.  Attorneys' Fees.  

        If either party institutes a suit against the other for violation of or to enforce any covenant or condition of this Lease, or if either party intervenes in any
suit in which the other is a party to enforce or protect its interest or rights, the prevailing party shall be entitled to all of its costs and expenses, including, without limitation, reasonable
attorneys' fees. 

XXVIII.  Notice.

        If
a demand, request, approval, consent or notice (collectively referred to as a "notice") shall or may be given to either party by the other, the notice shall be in writing and
delivered by hand or sent by registered or certified mail with return receipt requested, or sent by overnight or same day courier service at the party's respective Notice Address(es) set forth in
Article I, except that if Tenant has vacated the Premises (or if the Notice Address for Tenant is other than the Premises, and Tenant has vacated such address) without providing Landlord a new
Notice Address, Landlord may serve notice in any manner described in this Article or in any other manner permitted by Law. Each notice shall be deemed to have been received or given on the
earlier to occur of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or the other Notice Address of Tenant without providing a new Notice Address, 3
Business Days after notice is deposited in the U.S. mail or with a courier service in the manner described above. Either party may, at any time, change its Notice Address (other than to a post office
box address) by giving the other party written notice of the new address in the manner described in this Article. 

XXIX.  Excepted Rights.  

        This Lease does not grant any rights to light or air over or about the Building. Landlord excepts and reserves exclusively to itself the use of: (1) roofs,
(2) telephone, electrical and janitorial closets, (3) equipment rooms, Building risers or similar areas that are used by Landlord for the provision of Building services,
(4) rights to the land and improvements below the floor of the Premises, (5) the improvements and air rights above the Premises, (6) the improvements and air rights outside the
demising walls of the Premises, and (7) the areas within the Premises used for the installation of utility lines and other installations serving occupants of the Building. Landlord has the
right to change the Building's name or address. Landlord also has the right to make such other changes to the Property and Building as Landlord deems appropriate, provided the changes do not
materially affect Tenant's ability to use the Premises for the Permitted Use. Landlord shall also have the right (but not the obligation) to temporarily close the Building if Landlord reasonably
determines that there is an imminent danger of significant damage to the Building or of personal injury to Landlord's employees or the occupants of the Building. The circumstances under which Landlord
may temporarily close the Building shall include, without limitation, electrical interruptions, hurricanes and civil disturbances. A closure of the Building under such circumstances shall not
constitute a constructive eviction nor entitle Tenant to an abatement or reduction of Rent. 

XXX.  Surrender of Premises.

        At
the expiration or earlier termination of this Lease or Tenant's right of possession, Tenant shall remove Tenant's Property (defined in Article XV) from the Premises, and quit
and surrender the Premises to Landlord, broom clean, and in good order, condition and repair, ordinary wear and tear excepted. Tenant shall also be required to remove the Required Removables in
accordance with Article VIII. If Tenant fails to remove any of Tenant's Property within 2 Business Days after the termination of this Lease or of Tenant's right to possession, Landlord, at
Tenant's sole cost and expense, shall be entitled (but not obligated) to remove and store Tenant's Property. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant's
Property. Tenant shall pay Landlord, upon demand, the expenses and storage charges incurred for Tenant's Property. In addition, 

22

 

if Tenant fails to remove Tenant's Property from the Premises or storage, as the case may be, within 30 days after written notice, Landlord may deem all or any part of Tenant's Property to be
abandoned, and title to Tenant's Property shall be deemed to be immediately vested in Landlord. 

XXXI.  Miscellaneous.  

	A.
	This
Lease and the rights and obligations of the parties shall be interpreted, construed and enforced in accordance with the Laws of the State of California and Landlord and Tenant
hereby irrevocably consent to the jurisdiction and proper venue of such state. If any term or provision of this Lease shall to any extent be invalid or unenforceable, the remainder of this Lease shall
not be affected, and each provision of this Lease shall be valid and enforced to the fullest extent permitted by Law. The headings
and titles to the Articles and Sections of this Lease are for convenience only and shall have no effect on the interpretation of any part of the Lease.

	B.
	Tenant
shall not record this Lease or any memorandum without Landlord's prior written consent.

	C.
	Landlord
and Tenant hereby waive any right to a trial by jury in any eviction or forcible entry and detainer action or similar proceeding based upon, or related to, the subject matter
of this Lease.

	D.
	Whenever
a period of time is prescribed for the taking of an action by Landlord or Tenant, the period of time for the performance of such action shall be extended by the number
of days that the performance is actually delayed due to strikes, acts of God, shortages of labor or materials, war, civil disturbances and other causes beyond the reasonable control of the
performing party ("Force Majeure"). However, events of Force Majeure shall not extend any period of time for the payment of Rent or other sums payable by either party or any period of time for the
written exercise of an option or right by either party.

	E.
	Landlord
shall have the right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and in the Building and/or Property referred to herein,
and upon such transfer Landlord shall be released from any further obligations hereunder, and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such
obligations.

	F.
	Tenant
represents that it has dealt directly with and only with the Broker as a broker in connection with this Lease. Tenant shall indemnify and hold Landlord and the Landlord Related
Parties harmless from all claims of any other brokers claiming to have represented Tenant in connection with this Lease. Landlord agrees to indemnify and hold Tenant and the Tenant Related Parties
harmless from all claims of any brokers claiming to have represented Landlord in connection with this Lease. 

Equity
Office Properties Management Corp. ("EOPMC") is an affiliate of Landlord and represents only the Landlord in this transaction. Any assistance rendered by any agent or employee of EOPMC in
connection with this Lease or any subsequent amendment or modification hereto has been or will be made as an accommodation to Tenant solely in furtherance of consummating the transaction on behalf of
Landlord, and not as agent for Tenant. 

	G.
	Tenant
covenants, warrants and represents that: (1) each individual executing, attesting and/or delivering this Lease on behalf of Tenant is authorized to do so on behalf of
Tenant; (2) this Lease is binding upon Tenant; and (3) Tenant is duly organized and legally existing in the state of its organization and is qualified to do business in the State of
California. If there is more 

23

 

than one Tenant, or if Tenant is comprised of more than one party or entity, the obligations imposed upon Tenant shall be joint and several obligations of all the parties and entities. Notices,
payments and agreements given or made by, with or to any one person or entity shall be deemed to have been given or made by, with and to all of them. 

	H.
	Time
is of the essence with respect to Tenant's exercise of any expansion, renewal or extension rights granted to Tenant. This Lease shall create only the relationship of landlord and
tenant between the parties, and not a partnership, joint venture or any other relationship. This Lease and the covenants and conditions in this Lease shall inure only to the benefit of and be binding
only upon Landlord and Tenant and their permitted successors and assigns.

	I.
	The
expiration of the Term, whether by lapse of time or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to accrue after the
expiration or early termination of this Lease. Without limiting the scope of the prior sentence, it is agreed that Tenant's obligations under Articles IV.A, IV.B, VIII, XIV, XX, XXV and XXX shall
survive the expiration or early termination of this Lease.

	J.
	Landlord
has delivered a copy of this Lease to Tenant for Tenant's review only, and the delivery of it does not constitute an offer to Tenant or an option. This Lease shall not be
effective against any party hereto until an original copy of this Lease has been signed by both parties and delivered to each party hereto.

	K.
	All
understandings and agreements previously made between the parties are superseded by this Lease, and neither party is relying upon any warranty, statement or representation not
contained in this Lease. This Lease may be modified only by a written agreement signed by Landlord and Tenant.

	L.
	Tenant,
within 15 Business Days after request, shall provide Landlord with a current financial statement and such other information as Landlord may reasonably request in order to
create a "business profile" of Tenant and determine Tenant's ability to fulfill its obligations under this Lease. Landlord, however, shall not require Tenant to provide such information unless
Landlord is requested to produce the information in connection with a proposed financing or sale of the Building. Upon written request by Tenant, Landlord shall enter into a commercially reasonable
confidentiality agreement covering any confidential information that is disclosed by Tenant.

	M.
	Pursuant
to City Planning Code Section 163, the Landlord has entered into an agreement with the Department of City Planning for the City of San Francisco, California to provide
and implement a Transportation Management Program for building tenants and to participate in a program designed to coordinate commute alternatives marketing and brokerage for greater downtown San
Francisco, California employees. During the Term of this Lease, Landlord agrees to provide transportation brokerage and commute assistance services to Tenant and to assist Tenant in meeting the
transportation needs of its employees. Tenant agrees to cooperate with and assist the Landlord's transportation management coordinator (the "Coordinator"), through designation of a responsible
employee to
distribute to Tenant's employees written materials promoting and encouraging the use of public transit and/or ridesharing, and distribute and return to the Coordinator transportation survey
questionnaire forms. Tenant may agree, at its option, to participate in other activities required of Landlord as incentives for increasing use of public transit and/or ridesharing by employees in the
Building.

	N.
	Subject
to the provisions of this Section N, so long as Tenant is not in default under this Lease, Tenant shall be entitled to use the Building's locker room and shower facility
(collectively, the "Shower Facility"). The use of the Shower Facility shall be subject to the reasonable rules and regulations (including rules regarding hours of use) established from time 

24

 

to
time by Landlord for the Shower Facility. The costs of operating, maintaining and repairing the Shower Facility may be included as part of Expenses. Tenant acknowledges that the provisions of this
Section shall not be deemed to be a representation by Landlord that Landlord shall continuously maintain the Shower Facility throughout the Term, and Landlord shall have the right, at
Landlord's sole discretion, to expand, contract, eliminate or otherwise modify the Shower Facility. No expansion, contraction, elimination or modification of the Shower Facility, and no termination of
Tenant's or the Shower Facility user's rights to the Shower Facility shall entitle Tenant to an abatement or reduction in Rent, constitute a constructive eviction, or result in an event of default by
Landlord under this Lease. Tenant hereby voluntarily releases, discharges, waives and relinquishes any and all actions or causes of action for personal injury or property damage occurring to Tenant or
its employees or agents arising as a result of the use of the Shower Facility, or any activities incidental thereto, wherever or however the same may occur, and further agrees that Tenant will not
prosecute any claim for personal injury or property damage against Landlord or any of its officers, agents, servants or employees for any said causes of action. It is the intention of Tenant with
respect to the Shower Facility to exempt and relieve Landlord from liability for personal injury or property damage caused by negligence. 

	O.
	This
Lease shall be subject and subordinate to, and Tenant agrees to perform and comply with, the terms, conditions and provisions of all documents of record now or hereafter entered
into affecting the Building and the Property. 

XXXII.  Entire Agreement.  

        This Lease, including the following exhibits and attachments which are hereby incorporated into and made a part of this Lease, constitute the entire agreement
between the parties and supersede all prior agreements and understandings related to the Premises, including all lease proposals, letters of intent and other documents:  Exhibit A (Outline and
Location of Premises), Exhibit B (Building Rules and
Regulations), Exhibit C (Intentionally Omitted), Exhibit D (Intentionally Omitted),  Exhibit E (Intentionally Omitted) and Exhibit F (Parking Agreement). 

25

 

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

	

 	
 	
LANDLORD:	
 	

 
	

 	
 	
EOP-150 CALIFORNIA STREET, L.L.C., a Delaware limited liability company
	

 	
 	

By:	
 	

EOP Operating Limited Partnership, a Delaware limited partnership, its sole member
	

 	
 	

 	
 	

By:	
 	

Equity Office Properties Trust, a Maryland real estate investment trust, its general partner
	

 	
 	

 	
 	

 	
 	

By:	
 	

	 	 	 	 	 	 	Name:	 	

	 	 	 	 	 	 	Title:	 	

	

 	
 	
TENANT:
	

 	
 	
TENFOLD CORPORATION, a Delaware corporation
	

 	
 	

By:	
 	

	 	 	Name:	 	

	 	 	Title:	 	

26

   EXHIBIT A  

 OUTLINE AND LOCATION OF PREMISES  

        This Exhibit is attached to and made a part of the Lease by and between EOP-150 CALIFORNIA STREET, L.L.C., a Delaware
limited liability company ("Landlord") and TENFOLD CORPORATION, a Delaware corporation ("Tenant") for space in the Building
located at 150 California Street, San Francisco, California. 

1

   EXHIBIT B  

 BUILDING RULES AND REGULATIONS  

1

   EXHIBIT C  

1

   EXHIBIT D  

1

   EXHIBIT E  

1

   EXHIBIT F  

1

QuickLinks

Exhibit 10.2QuickLinks
 -- Click here to rapidly navigate through this document
  

 
 

Exhibit 10.3    
  

LEASE TERMINATION AGREEMENT  

        THIS AGREEMENT ("Agreement"), made and entered into as of the 19th day of June, 2002, by and between 200 SOUTH WACKER DRIVE, L.L.C., an Illinois limited liability
company ("Landlord") and TENFOLD CORPORATION, a Delaware corporation ("Tenant"). 

RECITALS:  

        A.    By
instrument dated as of June 14, 2000, as amended by instrument dated as of June 27, 2001 (the "Lease"), Landlord demised and leased to Tenant certain
premises currently comprising approximately 21,897 rentable square feet located on the fifteenth (15th) floor (the "Premises"), in the building known as 200 South Wacker Drive, Chicago, Illinois (the
"Building"), for a term currently expiring September 30, 2007 (the "Term"). 

        B.    Landlord
and Tenant desire to cancel and terminate the Lease upon the terms and conditions hereinafter set forth. 

        NOW,
THEREFORE, in consideration of the mutual covenants and agreements herein contained and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Landlord and Tenant covenant and agree as follows: 

        1.    Provided
Tenant shall have performed its obligations contained herein in a timely manner, and subject, however, to the provisions of Paragraph 3 of this Agreement,
the Lease shall be and the same hereby is terminated and cancelled effective as of 12:00 a.m. on April 1, 2002 (the "Early Termination Date"). 

        2.    As
consideration for the agreement of Landlord to accelerate the expiration of the Term of the Lease, and to provide certain reimbursement to Landlord for any loss of
rentals from the Premises as a result of Landlord's entering into this Agreement, Tenant shall pay to Landlord an early termination fee ("Early Termination Fee") in the amount of Six Hundred Thousand
and No/100 Dollars ($600,000.00), which early termination fee shall be paid to Landlord as follows: 

        a.    The
sum of $52,575.00 shall be paid to Landlord within one (1) business day following full execution and delivery of this Agreement by Landlord and Tenant, which
sum shall be paid by wire transfer of immediately available federal funds to a bank account hereafter designated by Landlord. 

        b.    The
sum of $547,425.00 shall be paid to Landlord by way of Landlord drawing in full on the Letter of Credit currently held by Landlord pursuant to Section 25 of
the Lease, (said Letter of Credit being in the original face amount of $547,425.00 and issued by Zions First National Bank), which draw may be made by Landlord immediately following full execution and
delivery of this Agreement by Landlord and Tenant, and is hereby expressly authorized by Tenant. Landlord acknowledges that its draw on the Letter of Credit will be for the sole purpose of funding the
Early Termination Fee and will not be caused by or as a result of any breach or violation of the Lease by Tenant. 

        3.    On
or before the Early Termination Date, Tenant shall vacate, quit and surrender to Landlord the Premises, broom clean, in good order and condition, and deliver to
Landlord all keys to the Premises; excepting, however, that subsequent to the Early Termination Date, Landlord shall permit all furniture, fixtures and items of personal property currently existing in
the Premises to remain in the Premises until the date which is fifteen (15) business days after Landlord provides written notice to Tenant to remove such furniture, fixtures and items of
personal property from the Premises. Within 

1

 

fifteen (15) business days of such written notice, Tenant, at Tenant's sole cost and expense, shall remove all furniture, fixtures and other personal property from the Premises and shall leave
the Premises broom clean, and in good order and condition. Landlord will cooperate with Tenant's reasonable requests to facilitate Tenant's removal of Tenant's furniture, fixtures and other personal
property from the Premises, provided Landlord shall incur no additional cost or expense in connection therewith. In the event Tenant shall fail or refuse to remove its furniture, fixtures and personal
property within such fifteen (15) business day period, Tenant shall be conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord without any cost
either by set-off, credit, allowance or otherwise, and Landlord may at its option accept the title to such property or at Tenant's expense may (i) remove the same or any part in any
manner that Landlord shall choose, repairing any damage to the Premises caused by such removal, and (ii) store, destroy or otherwise dispose of the same without incurring liability to Tenant or
any other person. Except as otherwise provided in this Paragraph 3, Landlord agrees to accept the Premises in its "as is" condition as of the date of this Agreement. 

        4.    In
the event Tenant fails to deliver up possession of the Premises as provided in Paragraph 3 above, Landlord shall have the right to use any necessary action to
secure possession of the Premises from Tenant and Tenant shall be responsible and liable for any and all damages, consequential or otherwise, suffered by Landlord and for all sums remaining due under
the Lease as a result of Tenant's failure to so deliver possession. 

        5.    Subject
to payment in full by Tenant to Landlord of the Early Termination Fee and except as otherwise provided for herein, Landlord and Tenant agree that effective on the
Early Termination Date the Lease, except as provided in Paragraphs 1 and 3 above, shall be null and void and of no further force and effect, and all duties, obligations, rights and benefits of
Landlord and Tenant thereunder, including, without limitation, Tenant's obligation to pay rent, will terminate. 

        6.    In
consideration of the Early Termination Fee and other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and so long as Landlord has
received the full amount of the Early Termination Fee, Landlord hereby fully releases, discharges and covenants not to sue Tenant, its parents, subsidiaries and affiliates or any of its or their
directors, officers, employees, agents, attorneys or contractors (the "Tenant Parties"), from and with respect to any and all claims, liabilities, actions and suits of every nature, whether in law, at
equity or otherwise arising from or relating to the Lease and/or any act, omission or event occurring in connection therewith or with Tenant's use, occupancy and operation of the Premises, except for
any claims by third parties occurring prior to the date of surrender of the Premises to Landlord for injury or property damage relating to the Premises which Tenant is obligated to indemnify Landlord
pursuant to the Lease. 

        In
consideration of the release hereinabove set forth and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Tenant Parties
hereby fully release, discharge and covenant not to sue Landlord, its members, parents, subsidiaries and affiliates or any of its or their directors, officers, employees, agents, attorneys or
contractors (the "Landlord Parties"), from and with respect to any and all claims, liabilities, actions and suits of every nature, whether in law, at equity or otherwise arising from or relating to
the Lease and/or any act, omission or event occurring in connection therewith. 

        Landlord
and Tenant agree that their respective releases provided in this Paragraph 6 shall not include any claims or disputes arising under this Agreement. 

        7.    Each
party hereto hereby warrants and covenants that it is now the owner of all claims, demands, actions and causes of action, hereinbefore released, and that it has not
assigned, hypothecated, or otherwise alienated the same, or any part thereof, or any interest therein; and each of the parties hereto promises and agrees to indemnify and hold harmless the other with
respect to all matters herein released or warranted. 

2

 

        8.    Notwithstanding
anything herein to the contrary, in the event Tenant shall hereafter file a voluntary bankruptcy petition or there shall be filed against Tenant an
involuntary bankruptcy petition, and the bankrupt estate shall successfully reclaim from Landlord all or any portion of the Early Termination Fee as a preference, then Landlord shall have the option
to declare this Agreement null and void (and, in connection therewith, return to the bankrupt estate the entire Early Termination Fee as ordered by the bankruptcy court) and to reinstate the Lease in
full, by delivering written notice of such election to Tenant. 

        IN
WITNESS WHEREOF, Landlord and Tenant have executed this instrument as of the date first above written. 

	

 	
 	

LANDLORD:
	

 	
 	

200 SOUTH WACKER DRIVE, L.L.C.
	

 	
 	

By:	
 	

The Equitable Life Assurance Society of the United States, a New York corporation, solely on behalf and for the benefit of its Separate Account 8, known as the "Prime Property Fund"
	

 	
 	

 	
 	

By:	
 	

	 	 	 	 	Name:	 	Jeffrey Perpich
	 	 	 	 	Its:	 	Investment Officer
	

 	
 	

TENANT:
	

 	
 	

TENFOLD CORPORATION, a Delaware corporation
	

 	
 	

By:	
 	

	 	 	Name:	 	

	 	 	Title:	 	

3

QuickLinks

Exhibit 10.3

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00042-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00042-of-00352.parquet"}]]