Document:

exv10w20

 

    Exhibit 10.20

 

    *** indicates confidential portions have been

    redacted and submitted separately pursuant to

    confidentiality request with the Commission

 

 

    AGREEMENT
    FOR THE EXCLUSIVE SUPPLY OF STYRENE

    TEXAS CITY — TEXAS

    Dated September 17, 2007

    By and between

    STERLING CHEMICALS, INC.

    and

    NOVA CHEMICALS INC.

 

 

 

    This Agreement for the Exclusive Supply of Styrene dated
    September 17, 2007 is made and entered into between
    Sterling Chemicals, Inc., a Delaware corporation
    (“Producer”), and NOVA Chemicals Inc., a
    Delaware corporation (“Customer”).

 

    In consideration of the mutual undertakings herein contained,
    the Parties hereto agree as follows:

 

		
	
    1.  
	
    Definitions
    and Interpretation

 

    1.1  Definitions

 

    In this Agreement, except to the extent that the context
    requires otherwise:

 

    “AAA” means the American Arbitration
    Association.

 

    “AAA Rules” has the meaning set forth in
    Clause 21.2.1.

 

    “Acquisition Transaction” has the meaning set
    forth in Clause 19.1 (Styrene Monomer Business).

 

    “Affected Party” has the meaning set forth in
    Clause 8.1 (Event of Force Majeure).

 

    “Affiliate” means, in relation to any Person,
    any other Person that, directly or indirectly, controls, is
    controlled by or is under common control with such specified
    Person. Reference to “control” of a Person by
    another means that the other (whether alone or acting in concert
    with others, whether directly or indirectly and whether by the
    ownership of share capital, the possession of voting power,
    contract or otherwise) has the power to appoint
    and/or
    remove all or the majority of the members of the board of
    directors or other governing body of that Person or of any other
    person which controls that Person or otherwise controls or has
    the power to control the affairs and policies of that Person or
    of any other Person which controls that Person (and
    “controlled” and “controlling”
    shall be construed accordingly).

 

    “Agreement” means this Agreement for the
    Exclusive Supply of Styrene and its Schedules.

 

    “Applicable Law” means any applicable Law,
    permit, approval, concession, grant, franchise, license,
    agreement or requirement of any Governmental Entity having
    jurisdiction over the matter or matters in question, and in each
    case existing to the extent having force of law at the time in
    question.

 

    “Assigned Contracts” has the meaning set forth
    in Clause 17 (Other Matters).

 

    “Authorization” means an authorization,
    consent, approval, resolution, certificate, license, exemption,
    permit, filing or registration required under Applicable Law.

 

    “Business Day” means a day (other than a
    Saturday or Sunday) on which banks are open for general business
    in New York.

 

    “Claims” means any and all rights, claims,
    counterclaims, complaints, demands and causes of action of any
    nature or kind, whatsoever and howsoever arising, whether known
    or unknown, whether in law or in equity or pursuant to statute,
    and whether in any court of law or equity or before any
    arbitrator or other body, board or tribunal.

 

    “Confidential Information” means:

 

    (i) information regarding the terms and conditions of this
    Agreement; and

 

    (ii) all communications between the Parties or their
    respective Affiliates and all information and other material
    supplied to, or received by, either Party or its Affiliates from
    the other Party or its Affiliates in connection with this
    Agreement (or in connection with Product provided pursuant to
    this Agreement) which is either marked “confidential”
    or by its nature is intended to be for the knowledge of the
    recipient
    and/or any
    other Person within Clause 15.2 (Permitted
    Disclosure) alone.

 

    “Consequential Loss” means any indirect,
    consequential, incidental or special damage or loss, loss of
    production, loss of profit, loss of margin, loss of revenue,
    loss of contract, loss of goodwill, or punitive damages;
    provided, however, that in no event shall all or
    any portion of the non-refundable capacity reservation charge be
    deemed or considered a Consequential Loss.

    

    2

 

    “Contract” means all agreements, arrangements,
    contracts, purchase orders or other commitments in any way
    relating to the sale, distribution or marketing of styrene from
    the Texas City Styrene Plant, whether written or oral,
    including, without limitation, customer contracts, distributor
    contracts, sales orders and storage contracts.

 

    “Customer” has the meaning set forth in the
    preamble hereto.

 

    “Customer Indemnified Person” has the meaning
    set forth in Clause 13.1 (Indemnification of Customer).

 

    “Defaulting Party” has the meaning set forth in
    Clause 10.1 (Losses).

 

    “Default Rate” means, with respect to any day,
    the rate per annum which is the lesser of (i) two percent
    (2%) above the rate of interest in effect for such day as most
    recently publicly announced or established by The Chase
    Manhattan Bank (National Association) in New York, New York as
    its “prime rate” and (ii) the maximum
    non-usurious rate of interest which may charged under laws
    applicable to the party to whom such interest is payable.

 

    “Dispute” means any dispute or difference of
    whatsoever nature arising under, out of, in connection with or
    in relation (in any manner whatsoever) to this Agreement,
    including (i) any dispute or difference concerning the
    initial or continuing existence of this Agreement or any
    provision thereof or as to whether this Agreement or any
    provision thereof is invalid, illegal or unenforceable (whether
    initially or otherwise) or (ii) any dispute or claim which
    is ancillary or connected, in each case in any manner
    whatsoever, to the foregoing.

 

    “Dispute Notice” has the meaning set forth in
    Clause 21.1 (Amicable Settlement).

 

    “Effective Date” has the meaning set forth in
    Clause 11 (Conditions)

 

    “EFT” has the meaning set forth in
    Clause 7.1.1 (Invoicing).

 

    “Environmental Damages” means all demands,
    claims, suits, proceedings, actions, or causes of action,
    assessments, losses, damages (including but not limited to,
    personal injury, injury to property and natural resource
    damages) liabilities (including, without limitation, strict
    liability), judgments, remedies, settlement amounts,
    deficiencies, fines and penalties, costs and expenses, including
    interest, penalties and reasonable attorney, accountant,
    consultant, contractor, laboratory and expert fees,
    disbursements and expenses, oversight, response, investigative
    and remediation costs (and reimbursement to Governmental
    Entities for same), costs and expenses of investigation or
    defense of any claim, and any moneys paid in settlement thereof,
    past, present and future, relating to or arising from or in
    connection with (i) Environmental Laws applicable to,
    arising with respect to, or otherwise relating to, the Texas
    City Styrene Plant or any other adjacent or nearby property
    owned by Producer or any of Producer’s Affiliates;
    (ii) the presence or alleged presence on the Texas City
    Styrene Plant or any other adjacent or nearby property owned by
    Producer or any of Producer’s Affiliates, or the migration
    or alleged migration to or from any such properties, of
    Hazardous Materials, regardless of when such Hazardous Materials
    came to be located on such properties and regardless of who
    caused them to be present thereon; (iii) claims (including,
    without limitation, bodily injury and property damage claims)
    relating to toxic torts or exposure to Hazardous Materials
    except to the extent that such toxic tort or exposure pertains
    to any Product at any time after title or risk of loss to such
    Product has transferred to Customer; (iv) any and all
    violations or alleged violations of Environmental Laws, whether
    occurring before or after the Effective Date, except to the
    extent that such violation or alleged violation pertains to any
    Product at any time after title or risk of loss to such Product
    has transferred to Customer; and (v) liability to any third
    party or Governmental Entity to indemnify or provide
    contribution to such third party or Governmental Entity; except
    to the extent that such liability pertains to any Product at any
    time after title or risk of loss to such Product has transferred
    to Customer. For purposes of this definition of Environmental
    Damages only, the term “Product” means
    (a) Product and (b) styrene monomer that does not meet
    the specifications set forth in Schedule A attached
    hereto to the extent, but only to the extent, that such failure
    to meet the specifications set forth in Schedule A
    attached hereto does not cause or exacerbate the relevant claim,
    violation or alleged violation of Environmental Laws or
    liability to any third party or Governmental Entity to indemnify
    or provide contribution to such third party or Governmental
    Entity.

    

    3

 

    “Environmental Law” means any Law relating to
    pollution, the protection of human health, safety or the
    environment, or the storage, management, treatment, disposal,
    release, or threat of a release of Hazardous Materials in the
    environment, process and product safety or occupational health
    and safety in effect as of the Effective Date.

 

    “Events of Force Majeure” has the meaning set
    forth in Clause 8.1 (Events of Force Majeure).

 

    “Force Majeure” has the meaning set forth in
    Clause 8.2 (Force Majeure).

 

    “FTC” has the meaning set forth in
    Clause 11 (Conditions).

 

    “Governmental Entity” means any federal, state,
    county, regional, municipal or local government, any
    subdivision, court, administrative agency or commission or other
    authority thereof, or any quasi-governmental or private body
    exercising any regulatory, taxing, importing or other
    governmental or quasi-governmental authority having jurisdiction
    over either of the Parties, the Texas City Styrene Plant, their
    neighbors or the subject matter of this Agreement.

 

    “Hazardous Materials” means (i) all toxic,
    explosive, corrosive, flammable, infectious, carcinogenic,
    mutagenic, radioactive or other hazardous substances or
    materials, wastes, pollutants and contaminants including without
    limitation, petroleum, petroleum distillates, derivatives and
    products, asbestos and asbestos containing materials,
    radioactive materials, and all other substances of any nature
    regulated in any manner pursuant to any Environmental Law;
    (ii) any substance or material which is or becomes defined
    as a “hazardous waste,” “hazardous
    substance,” “pollutant,” or
    “contaminant” under any Environmental Laws, including,
    without limitation, the Comprehensive Environmental Response,
    Compensation and Liability Act (42 U.S.C. § 9601
    et seq.) and the Resource Conservation and
    Recovery Act (42 U.S.C. § 6901 et
    seq.) and any state or local counterpart thereof;
    (iii) any substance or material which becomes regulated by
    any Governmental Entity; (iv) without limitation, any
    substance or material the presence or concentration of which on
    the Texas City Styrene Plant or any other adjacent or nearby
    property owned by Producer or any of Producer’s Affiliates
    causes or threatens to cause a nuisance on such site or to
    adjacent properties, or poses or threatens to pose a hazard to
    the health or safety of persons on, about or adjacent to the
    applicable site; (v) any substance or material the presence
    or concentration of which on adjacent properties could
    constitute a trespass; (vi) without limitation, any
    substance or material which contains polychlorinated bipheynols,
    asbestos, lead-based paint, radon gas, or urea formaldehyde; and
    (vii) any substance, material or refuse, whether solid,
    liquid, semisolid, or contained gaseous material, that has been
    discarded, abandoned or otherwise resides, remains or
    accumulates on or in the Texas City Styrene Plant or any other
    adjacent or nearby property owned by Producer or any of
    Producer’s Affiliates.

 

    “HSR Act” means the United States
    Hart-Scott-Rodino
    Antitrust Improvements Act of 1976, as amended, and all
    applicable regulations promulgated by any Governmental Entity
    related thereto.

 

    “Indemnified Party” has the meaning set forth
    in Clause 13.3 (Indemnification Procedures).

 

    “Indemnifying Party” has the meaning set forth
    in Clause 13.3 (Indemnification Procedures).

 

    “Insolvency Event” means, in relation to any
    Person, that such Person:

 

    (i) files a petition commencing a voluntary case under any
    chapter of the federal bankruptcy laws with respect to such
    Person of any substantial part of its property; or

 

    (ii) files a petition or answer or consent seeking
    reorganization, arrangement, adjustment or composition under any
    similar applicable federal law, or consents to the filing of any
    such petition, answer or consent with respect to such Person of
    any substantial part of its property; or

 

    (iii) appoints or consents to the appointment of a
    custodian, receiver, liquidator, trustee, assignee or other
    similar official in bankruptcy or insolvency with respect to
    such Person of any substantial part of its property; or

    

    4

 

    (iv) has an order for relief against such Person entered by
    a court having jurisdiction in the premises under any chapter of
    the federal bankruptcy laws, and such order remains in force
    undischarged or unstayed for sixty (60) days; or

 

    (v) has a decree or order of a court having jurisdiction in
    the premises for the appointment of a custodian, receiver,
    liquidator, trustee, assignee or other similar official in
    bankruptcy or insolvency of such Person or any substantial part
    of its property, or for the winding up or liquidation of its
    affairs, has been entered, and such decree or order has remained
    in force undischarged or unstayed for a period of sixty
    (60) days; or

 

    (vi) has admitted in writing its inability to pay its debts
    generally as they become due or has made an assignment for the
    benefit of its creditors; or

 

    (vii) causes or is subject to any event with respect to it
    which, under the applicable laws of any jurisdiction, has an
    analogous effect to any of the events specified in (i) to
    (vi) inclusive.

 

    For the avoidance of doubt, an Insolvency Event shall not occur
    in relation to a Person as a result of any proceeding, process
    or other administrative action taken which is vexatious,
    frivolous or an abuse of the process of the court.

 

    “Inventory” means all inventories of styrene
    monomer, ethylene, benzene and ethylbenzene, and other raw
    materials and by-products, owned by Producer as of the Effective
    Date, including any ethylene, benzene or ethylbenzene committed
    to be purchased by Producer within 30 days after the
    Effective Date and any styrene monomer produced after the
    Effective Date pursuant to Section 19.1.

 

    “Invoice” has the meaning set forth in
    Clause 7.1.1 (Invoicing).

 

    “Joint Venture” means that certain contemplated
    new North America-based joint venture between Customer and INEOS
    Group Limited.

 

    “Law” means any federal, state, local,
    municipal, foreign, international or multinational statute, law,
    constitution, judgment, statutory case law, decree, order,
    regulation, ordinance, restriction or rule of any Governmental
    Entity.

 

    “Loss” means any loss, liability, obligation,
    damage or cost (including reasonable legal costs), charge,
    penalty or expense, but excluding any Consequential Losses, and
    Losses shall be construed accordingly.

 

    “Marine Provisions” means the standards,
    provisions and procedures of Producer for the handling of marine
    shipments at its facilities in Texas City, Texas, as such
    standards, provisions and procedures may be revised from time to
    time.

 

    “Month” means the period beginning at
    00:00 hours (Central Standard Time) on the first day in any
    calendar month and ending at 24:00 hours (Central Standard
    Time) on the last day of the same calendar month.

 

    “Newly Imposed Tax” has the meaning set forth
    in Clause 7.5 (Tax).

 

    “Non-Affected Party” has the meaning set forth
    in Clause 8.2 (Notification).

 

    “Non-Defaulting Party” has the meaning set
    forth in Clause 10.1 (Losses).

 

    “Party” means a party to this Agreement and
    includes its successors in title, permitted assigns and
    permitted transferees.

 

    “Person” means any individual, limited
    liability company, firm, corporation, unincorporated
    association, government, state or agency or two or more of the
    foregoing, or any association, trust, or partnership (general or
    limited) or joint venture (whether or not having a separate
    legal personality) or two or more of the foregoing.

 

    “Point of Delivery” has the meaning set forth
    in Clause 5.2 (Title and Transfer; Point of
    Delivery).

 

    “Price” means the price charged by Producer to
    Customer in an Invoice under Clause 7.1 (Invoicing).

    

    5

 

    “Proceedings” means any and all actions, suits,
    proceedings, and hearings of any nature and kind in any court of
    law or equity or before any arbitrator or other body, board or
    tribunal.

 

    “Producer” has the meaning set forth in the
    preamble hereto.

 

    “Product” means styrene monomer meeting the
    specifications as set forth in Schedule A attached
    hereto.

 

    “Release” or “Releases” means
    any placing, spilling, leaking, pumping, pouring, emitting,
    emptying, discharging, leaching or disposal (including the
    abandoning or discarding of barrels, containers and other closed
    receptacles containing Hazardous Materials) of a substance into
    the environment.

 

    “Tax” means any tax, levy, impost, duty or
    other charge or withholding of a similar nature (including any
    penalty or interest payable in connection with any failure to
    pay or any delay in paying any of them).

 

    “Tax Deduction” means a deduction or
    withholding for or on account of Tax from a payment under this
    Agreement.

 

    “Term” has the meaning set forth in
    Clause 2.

 

    “Termination Event” has the meaning set forth
    in Clause 12.1 (Termination Events).

 

    “Texas City Styrene Plant” means that certain
    styrene monomer production plant owned and operated by Producer
    located at 201 Bay Street South, Texas City, Texas, 77590. The
    term “Texas City Styrene Plant” is intended to mean
    solely that portion of the larger plant site in Texas City,
    Texas owned by Producer or any of Producer’s Affiliates
    that is devoted exclusively to the production of styrene
    monomer, and does not encompass other facilities and equipment
    located on such larger parcel.

 

    “Third Party Claim” has the meaning set forth
    in Clause 13.3 (Indemnification Procedures).

 

    1.2  Interpretation

 

    In this Agreement, except to the extent that the context
    requires otherwise:

 

    1.2.1 references in the singular shall include references
    in the plural and vice versa; words denoting any gender shall
    include any other gender and words denoting natural persons
    shall include any other Persons;

 

    1.2.2 headings shall be ignored in construing this
    Agreement;

 

    1.2.3 in computing any period of time under this Agreement,
    the day of the act, event or default from which such period
    begins to run shall be included;

 

    1.2.4 all notices to be given by any Party and all other
    communications and documentation which are in any way relevant
    to this Agreement or the performance, interpretation or
    termination of this Agreement, including any dispute resolution
    proceedings, shall be in the English language;

 

    1.2.5 all references to monetary amounts herein shall be
    references to the lawful currency of the United States of
    America;

 

    1.2.6 the words “include” and
    “including” are to be construed without
    limitation; and

 

    1.2.7 a reference to an “official
    requirement” includes any rule, directive, request or
    guideline (whether or not having the force of law, but not being
    a law) of any Governmental Entity.

 

		
	
    2.  
	
    Term

 

    This Agreement shall be in effect until December 31, 2017
    (the “Term”), unless earlier terminated in
    accordance with the provisions hereof. This Agreement will be
    automatically extended in calendar year increments thereafter,
    unless earlier terminated in accordance with the provisions
    hereof or terminated in writing by either Party upon
    36 months’ prior written notice.

    

    6

 

		
	
    3.  
	
    Supply of
    Product

 

    3.1  Exclusivity

 

    Except as otherwise provided in Section 19.1, Customer
    shall have the exclusive right to the entire production capacity
    of Producer’s Texas City Styrene Plant, and Producer shall
    be prohibited from selling styrene to any other customers
    (including its own Affiliates).

 

    3.2  Quantity

 

    Maximum quantity (the “Maximum Quantity”) shall
    be the entire effective production capacity of the
    Producer’s Texas City Styrene Plant. The quantities of
    Product to be purchased and sold under this Agreement will be
    communicated to Producer by Customer in accordance with
    Clause 4 (Nomination; Shut Down or Decommission).
    There shall be no minimum quantity that Customer is obligated to
    take pursuant to this Agreement and this Agreement shall not be
    interpreted as imposing “take or pay” obligations on
    Customer. Except as otherwise provided in Section 19.1,
    (a) if Customer does not take the Maximum Quantity,
    Producer will not sell any remaining output from the Texas City
    Styrene Plant to any other party, and (b) Producer agrees
    that it will not manufacture any styrene in excess of those
    quantities nominated by Customer hereunder pursuant to
    Clause 4.2 (Nomination), plus or minus 5%, any
    excess to be held exclusively for future nominations by Customer.

 

    3.3  Standard
    of Performance

 

    In supplying and receiving the Product, respectively each of the
    Producer and the Customer shall act in accordance with the terms
    of this Agreement.

 

		
	
    4.  
	
    Nomination;
    Shut Down or Decommission

 

    4.1  Outages

 

    4.1.1 Producer hereby notifies Customer that the only
    planned outage at its Texas City Styrene Plant during calendar
    years 2007 and 2008 is a thirty-one (31) day major
    maintenance turn-around currently scheduled for October of 2008.

 

    4.1.2 Beginning in calendar year 2009, Producer shall, on
    or before June 30 of the immediately preceding year, provide
    Customer, for planning purposes only, written notice of any
    planned outages at its facility which will affect the
    Producer’s ability to deliver Product to Customer during
    such calendar year.

 

    4.1.3 Producer shall provide at least six
    (6) months’ prior written notice of each scheduled
    turnaround of its Texas City Styrene Plant, to the extent such
    turnaround effects the ability of Producer to deliver Product to
    Customer. Producer shall provide prompt written notice to
    Customer of the completion of such turnaround and any changes to
    the commencement or duration of any such turnaround.

 

    4.2  Nomination

 

    4.2.1 On or before five days after the Effective Date,
    Customer shall provide to Producer, for planning purposes only,
    written notice of its estimated monthly take of Product in each
    month remaining in 2007 and for each month in 2008. At least
    ninety (90) days prior to the commencement of each calendar
    year thereafter, Customer shall provide to Producer, for
    planning purposes only, written notice of its estimated monthly
    take of Product in each month of such calendar year.

 

    4.2.2 If any notice from Customer under Clause 4.2.1
    indicates that Customer will take no Product for any calendar
    year (for this purpose the remaining days in 2007 after the
    Effective Date until the beginning of the next calendar year
    being deemed a calendar year), Producer may at its sole option
    and its sole cost permanently shut down and decommission the
    Texas City Styrene Plant, by providing Customer no less than
    five (5) days’ prior written notice of same. For
    greater certainty, (i) if Customer nominates no Product for
    any calendar year, it shall have no financial obligation to
    Producer for that calendar year, and (ii) if Producer
    elects to permanently shut down and decommission the Texas City
    Styrene Plant, Customer shall not be entitled to any refund of
    all or any portion of the non-refundable capacity reservation
    charge paid by Producer pursuant to Clause 6.1.

    

    7

 

    4.2.3 On or before five days after the Effective Date,
    Customer shall provide Producer with written notice of its
    Product requirement for the remaining months in that calendar
    quarter and for the upcoming calendar quarter. At least
    forty-five (45) days prior to the commencement of each
    calendar quarter thereafter, Customer shall provide Producer
    with written notice of its Product requirement for the upcoming
    calendar quarter (which shall not exceed 24% of effective annual
    capacity at that time, after taking into account any planned
    outages and re-commissioning time if Customer nominated no
    Product in the immediately preceding quarter). The nomination
    shall, subject to Force Majeure, be considered firm and binding.
    Producer shall have no obligation to deliver in excess of the
    nominated quantity for any calendar quarter. For greater
    clarity, it is understood that Customer may nominate any
    quantity in a calendar quarter in its sole discretion, including
    no quantity at all but not, in any event, exceeding 24% of the
    effective annual capacity of Producer’s Texas City Styrene
    Plant at that time. There shall be no requirement that Customer
    be obligated to take any minimum quantity of Product from the
    Producer’s Texas City Styrene Plant but, to the extent that
    Customer elects to nominate any quantity greater than zero (0),
    in its sole discretion, such quantity must be at least the
    minimum quantity needed to operate the Texas City Styrene Plant
    from a mechanical standpoint.

 

    4.2.4 If any notice from Customer under Clause 4.2.3
    indicates that Customer will take no Product for any calendar
    quarter (for this purpose the remaining days after the Effective
    Date until the beginning of the next calendar quarter being
    deemed a calendar quarter), Producer may at its sole option and
    its sole cost permanently shut down and decommission the Texas
    City Styrene Plant.

 

    4.2.5 Any determination by Producer to permanently shut
    down the Texas City Styrene Plant pursuant to Clause 4.2.2 or
    Clause 4.2.4 shall result in the termination of this
    Agreement, such termination to be effective upon the receipt by
    Customer of written notice from Producer of its election to
    permanently shutdown the Texas City Styrene Plant and the
    cessation of production at the Texas City Styrene Plant.

 

		
	
    5.  
	
    Delivery,
    measurement and testing

 

    5.1  Delivery
    Rate

 

    Producer shall endeavor to deliver, and Customer shall endeavor
    to take, Product in accordance with a delivery schedule upon
    which the Parties shall mutually agree within five
    (5) Business Days of the binding notification referred to
    in Clause 4.2.3 of this Agreement.

 

    5.2  Title
    and Title Transfer; Point of Delivery

 

    All Product delivered under this Agreement shall be delivered
    F.O.B. (Incoterms 2000) Producer’s Texas City Styrene
    Plant via tank car, tank truck, ship, barge or other inland
    water or marine vessel. All shipments of Product by ship, barge
    or other inland water or marine vessel shall be made in
    conformance with the Marine Provisions, it being understood that
    to the extent the Marine Provisions conflict with any provisions
    of this Agreement, the provisions of this Agreement shall
    control. Unless Producer otherwise consents in writing, Customer
    shall supply all tank cars, tank trucks, ships, barges and other
    inland water and marine vessels required for all shipments of
    Product purchased and sold under this Agreement. The point of
    delivery (the “Point of Delivery”) of any
    Product purchased and sold under this Agreement shall be the
    point of transfer of custody of such Product from Producer to
    Customer and shall be (a) for deliveries by tank car or
    tank truck, the point at which such tank car or tank truck is no
    longer on premises owned by Producer or any of Producer’s
    Affiliates by crossing the perimeter boundary thereof, and
    (b) for deliveries by ship, barge or other inland water or
    marine vessel, the first inlet flange of the ship, barge or
    other inland water or marine vessel onto which such Product is
    loaded at Producer’s Texas City Styrene Plant. Title and
    risk of loss shall pass to Customer at the Point of Delivery,
    irrespective of whether Customer or Producer owns or has
    provided any tank car, tank truck, ship, barge or other inland
    water or marine vessel onto which such Product is loaded. As
    between Producer and Customer, (a) Producer shall be in
    control and possession of all Product purchased and sold under
    this Agreement and responsible for and shall indemnify and hold
    harmless Customer for any damage or injury caused thereby or
    thereto until risk of loss with respect thereto has passed to
    Customer, and (b) Customer shall be in control and
    possession of all Product purchased and sold under this
    Agreement and responsible for any damage or injury caused
    thereby or thereto after risk of loss with respect thereto has
    passed to Customer.

    

    8

 

    5.3  Measurement,
    Sampling and Analysis

 

    5.3.1 Confirmatory tests of the quantity of Product
    shipments shall be performed prior to delivery to Customer by an
    independent surveyor mutually acceptable to the Parties. All
    costs and expenses of such surveyor shall be paid by Customer.
    Confirmatory tests of the quality of Product shipments shall be
    performed prior to delivery to Customer by Producer’s PPQ
    lab. Quality of each shipment of Product shall be tested by
    taking representative samples (a) in the case of deliveries
    by tank car or tank truck, from Producer’s loading tanks
    prior to Producer loading the relevant tank car or tank truck,
    or (b) in the case of deliveries by ship, barge or other
    inland water or marine vessel, from the intake flange of the
    ship, barge or other inland water or marine vessel (and from the
    tanks thereof where appropriate) onto which such Product is
    loaded. Producer shall retain such samples for not less than
    three (3) months and shall provide Customer with access to
    such samples and all records maintained by Producer with respect
    thereto. Quantity of each shipment of Product shall be
    determined (i) in the case of deliveries by tank car or
    tank truck, by weighing such Product on certified scales at
    Producer’s Texas City Styrene Plant, or (ii) in the
    case of deliveries by ship, barge or other inland water or
    marine vessel, by taking the opening and closing inventory of
    Producer’s properly calibrated static shore tanks before
    and after each shipment is lifted. All quantities determined in
    this manner shall be conclusive for purposes of this Agreement
    unless proven to be in error by more than 0.5%. Customer’s
    sole remedy with respect to Customer’s loss on any Product
    delivered under this Agreement which does not conform with the
    Specifications shall be to require Producer to either (at
    Producer’s option) (i) reprocess such Product or
    (ii) refund the purchase price paid by Customer for the
    non-conforming Product.

 

		
	
    6.  
	
    Non-Refundable
    Capacity Reservation Charge; Product Price

 

    6.1  Capacity
    Reservation Charge

 

    As consideration for this Agreement, including but not limited
    to the reservation of the full production capacity of the Texas
    City Styrene Plant for the entire duration of the Term and the
    terms of Clause 19 hereof (Covenant not to Compete),
    Customer shall pay Producer a non-refundable capacity
    reservation charge equal to $58 million. The capacity
    reservation charge shall be paid by Customer to Producer within
    ten (10) Business Days after the Effective Date. All
    amounts due shall be payable by wire transfer of immediately
    available U.S. funds.

 

    6.2  Product
    Price

 

    The Price for all Product to be delivered under this Agreement
    shall be *** For greater clarity, *** Such Price
    does not include any applicable Taxes that may apply to the sale
    of Product, all of which will be added to the applicable invoice
    and paid by Customer.

 

		
	
    7.  
	
    Payment
    and Invoicing

 

    7.1  Invoicing

 

    7.1.1 On or about the fifth (5th) Business Day of each
    Month, Producer will send Customer a consolidated invoice for
    all Product delivered during the preceding Month pursuant to
    this Agreement (the “Invoice”). The Customer
    will pay for all supplied Product hereunder in U.S. dollars
    via electronic fund transfer (“EFT”), such that
    the funds are available to Producer no later than the thirtieth
    (30th) day of the Month following the Month in which Producer
    supplied the Product, regardless of whether such thirtieth
    (30th) day is a Business Day or a non-Business Day, terms net
    cash. Notwithstanding that the Price in the Invoice may be a
    provisional price, pursuant to Clause 7.1.2, Customer will
    pay the Invoice in full.

 

    7.1.2 If any component required to calculate the Price is
    not final at the time an Invoice is to be issued under
    Clause 7.1.1 and such component is taken from a publicly
    available source, Producer will use the most recently available
    value for that component to compute a provisional price for
    invoicing. When all of the pricing components have been
    finalized, Producer will calculate the final Price and the
    appropriate debit or credit due, as compared to the provisional
    price, and will apply such debit or credit on the next Invoice,
    which Invoice will include notice of such debit or credit and
    all related calculations.

    

    9

 

		
	
    7.2  
	
    Payment
    Procedure

 

    Unless otherwise agreed in writing by the Parties, Customer will
    pay each Invoice by EFT. Each entry initiated by Customer will
    be accompanied by Producer’s Invoice number. Any sums
    payable by Producer to Customer under this Agreement will also
    be made by EFT. Each entry initiated by Producer will be
    accompanied by a form of identification. Producer and Customer
    will, from time to time, provide the other information necessary
    to effect payments via EFT.

 

		
	
    7.3  
	
    Disputed
    Payments

 

    7.3.1 Customer may, in good faith, dispute and withhold any
    amount specified in an Invoice by providing written notice of
    such dispute to Producer within ten (10) Business Days of
    receipt of such Invoice. Any undisputed amounts shall be paid on
    or before the due date. Neither a failure to dispute any amount
    specified in an Invoice within such period nor settlement of an
    Invoice shall prejudice Customer’s rights to subsequently
    bring a claim in respect of such Invoice; provided that any such
    claim must be brought within two (2) years from the date of
    the Invoice to which the claim relates.

 

    7.3.2 The Parties shall seek to settle the disputed amount
    in good faith as soon as reasonably practicable and any payment
    adjustment required to be made in accordance with the resolution
    of a Dispute shall be made within five (5) Business Days of
    the date of that resolution. Any amount subsequently determined
    to have been wrongly withheld shall incur interest under
    Clause 7.6 (Late Payment) from and including the
    date when the amount should have been paid if the Dispute had
    not occurred until but excluding the date payment of such
    amount, including accrued interest, is made in full.

 

    7.3.3 A Dispute as to any amount payable under this
    Agreement shall not relieve the payor of its obligations to make
    any other payment required by this Agreement when due and
    payable.

 

    7.4  No
    Deductions

 

    All sums payable by Customer to Producer under this Agreement
    shall be made without any Tax Deduction or other deduction,
    withholding, set-off or counterclaim save only as may be
    required by Applicable Law or expressly provided for in this
    Agreement. Subject to compliance with Applicable Law, the
    Parties shall use commercially reasonable efforts to minimize
    the requirement for any such withholding.

 

    7.5  Tax

 

    Any Tax (other than on income or on gross receipts or measured
    by income or gross receipts) hereafter imposed on the
    manufacture, sale, delivery or use of Product to or by Customer
    pursuant to this Agreement (or on Producer, or required to be
    paid or collected by Producer, by reason of the manufacture,
    sale, delivery or use of such Product) (a “Newly Imposed
    Tax”) shall be paid by Customer in addition to the
    Product Price. Customer shall be entitled to any Tax credit,
    refund or reduction in Tax charge that may be available to
    Customer with respect to the Taxes paid on delivery,
    manufacture, sale or use of such Product, and Producer shall
    cooperate with Customer if necessary to secure such credit,
    refund or tax reduction.

 

    7.6  Late
    Payment

 

    Any amount due and payable under this Agreement shall, if not
    paid when due, bear interest (after as well as before any
    judgment) at the Default Rate, which interest shall be payable
    on demand and shall accrue from day to day from and including
    the date such amount was due and payable until (but excluding)
    the date of actual payment in full of such amount and such
    interest.

 

    7.7  Suspension
    of Supply of Product for Non-Payment

 

    If any amount exceeding $250,000 due to Producer in respect of
    Product delivered by Producer to Customer is not the subject of
    a bona fide Dispute and is not paid when due, Producer may
    provide written notice referencing this Clause 7.7
    (Suspension of Supply of Product for Non-Payment) to
    Customer that the amount is due and unpaid. If Customer has not
    paid the unpaid amount in full by the date falling ten
    (10) Business Days from the date of receipt

    

    10

 

    of Customer’s written notice, Producer may, without
    prejudice to its rights under Clause 10 (Default)
    and Clause 12 (Termination), immediately suspend
    further deliveries of Product until payment of such outstanding
    amount is received by Producer.

 

		
	
    8.  
	
    Force
    Majeure

 

    8.1  Event
    of Force Majeure

 

    If a Party fails to observe or perform any of the covenants or
    obligations imposed upon it by this Agreement and such failure
    shall have been occasioned by or in consequence of Force
    Majeure, such failure shall be deemed not to be a breach of such
    covenants or obligations, provided, however, that lack of
    finances or other financial cause for whatever reason shall in
    no event be Force Majeure. Force Majeure shall mean, among other
    events customarily considered force majeure, any event beyond
    the reasonable control of a Party for which that Party (the
    “Affected Party”) has elected to declare an
    event of Force Majeure. Force Majeure shall include, without
    limitation, acts of God, the inability to obtain or curtailment
    of supplies of feedstock, or of electrical power, water, fuel or
    other utilities or services necessary to operate Producer’s
    or Customer’s facility, and inability to deliver or receive
    Product due to transportation or storage problems for which the
    transporter or storage operator has declared Force Majeure (all
    of which are referred to as “Events of Force
    Majeure”).

 

    For the avoidance of doubt a change of economic, monetary or
    fiscal circumstances which renders this Agreement uneconomic for
    either of the Parties shall not in itself constitute an Event of
    Force Majeure. The occurrence of an event of Force Majeure shall
    not extend the term of this Agreement.

 

    8.2  Notification

 

    If a Party is, or may be, prevented from or delayed in
    performing any of its obligations under this Agreement by an
    Event of Force Majeure, then such Party will notify as soon as
    reasonably practicable the other Party (the
    “Non-Affected Party”) of the event or
    circumstances constituting the Event of Force Majeure, the
    likely duration and obligations the performance of which is
    likely to be delayed or prevented.

 

    8.3  Legal
    Effects

 

    On giving notice in accordance with Clause 8.2
    (Notification), the Affected Party shall be excused from
    the performance or punctual performance, as the case may be, of
    the obligations notified for so long as the circumstances
    notified (or the effects thereof) continue and the Affected
    Party shall be deemed not to be in breach of this Agreement to
    the extent that such breach is caused by such Event of Force
    Majeure. The Affected Party shall nevertheless use all
    reasonable endeavors to continue to perform its obligations
    under this Agreement and to minimize or eliminate the adverse
    effects of such Event of Force Majeure with all reasonable
    dispatch and shall keep the Non-Affected Party informed of
    material developments relating to such Event of Force Majeure.
    The Affected Party shall notify the Non-Affected Party of the
    steps it proposes to take to minimize or eliminate the effects
    of such Event of Force Majeure, including any reasonable
    alternative means for performance and, to the extent that it is
    not prejudiced in so doing, the Non-Affected Party shall use all
    reasonable endeavors to co-operate in taking such steps. The
    requirement that any Event of Force Majeure be minimized or
    eliminated with all reasonable dispatch will not require the
    settlement of strikes or labor disputes by acceding to the
    demands of the opposing party or parties.

 

    8.4  Financial
    Consequences

 

    Notwithstanding Clause 8.3 (Legal Effects), a Party
    shall not be excused of an obligation to pay the other Party
    pursuant to this Agreement following the occurrence of an Event
    of Force Majeure, except that Customer is not obliged to pay for
    Product it did not receive as a consequence of an Event of Force
    Majeure.

 

    8.5  Alternative
    Arrangements

 

    As soon as reasonably practicable after the notification of the
    occurrence of an Event of Force Majeure, the Parties shall enter
    into good faith discussions with a view to alleviating the
    effects of such Event of Force Majeure or

    

    11

 

    agreeing to alternative arrangements that may be fair and
    reasonable taking into account their respective obligations
    towards third parties.

 

    8.6  Termination
    for Extended Force Majeure

 

    8.6.1 If an Event of Force Majeure prevails for a period in
    excess of six (6) Months, then the Non-Affected Party may,
    on the giving of twenty (20) Business Days notice (but
    subject to Clause 8.6.3), terminate this Agreement.

 

    8.6.2 If an Event of Force Majeure prevails for a period in
    excess of nine (9) Months, the Affected Party may, on the
    giving of twenty (20) Business Days notice (but subject to
    Clause 8.6.3) terminate this Agreement.

 

    8.6.3 This Agreement may only be terminated under
    Clause 8.6.1 or Clause 8.6.2 if the relevant Event of
    Force Majeure is subsisting and the Affected Party is still
    excused from performance under Clause 8.3 (Legal
    Effects) at the date that any termination notice is issued
    pursuant to Clause 8.6.1 or Clause 8.6.2.

 

    8.7  No
    Liability for Force Majeure Termination

 

    Without prejudice to Clause 22.1 (Survival of Rights,
    Duties and Obligations), and except as is otherwise provided
    in this Agreement, (including, without limitation,
    Clause 19), neither Party shall have any liability to the
    other as a result of the exercise of any rights to terminate
    this Agreement pursuant to Clause 8.6 (Termination for
    Extended Force Majeure).

 

		
	
    9.  
	
    Representations
    and Warranties

 

    Each Party represents and warrants to and for the benefit of the
    other Party that, as of the date hereof:

 

    9.1  Status

 

    9.1.1 It is a corporation, duly incorporated and validly
    existing under the laws of its jurisdiction of incorporation.

 

    9.1.2 It has the power to own its assets and carry on its
    business as it is being conducted.

 

    9.2  Powers

 

    It has the power to enter into, perform and deliver, and has
    taken all necessary action to authorize its entry into,
    performance and delivery of this Agreement and the transactions
    contemplated by this Agreement.

 

    9.3  Authorization
    and Consents

 

    Except for any requirements under the HSR Act, all actions,
    conditions and things required by Applicable Law to be taken,
    fulfilled and done, including the obtaining of any necessary and
    material Authorizations in order to enable it lawfully to enter
    into, exercise its rights and perform and comply with its
    obligations under this Agreement, to ensure that those
    obligations are valid, legally binding and enforceable, have
    been taken, fulfilled and done in all material respects.

 

    9.4  Non-Violation

 

    Except for any requirements under the HSR Act, the entry into
    and performance by it of the transactions contemplated by this
    Agreement do not and will not conflict with (i) any
    Applicable Law or official requirement applicable to it (except
    where such conflict would not materially adversely affect such
    Party or the enforceability of this Agreement) or (ii) its
    organizational documents.

    

    12

 

    9.5  Obligations
    Binding

 

    Its obligations under this Agreement are valid, binding and
    enforceable at law in accordance with its terms, subject to
    bankruptcy, insolvency, reorganization or similar laws affecting
    creditors’ rights generally and general equitable
    principles (whether enforcement is sought by proceedings in
    equity or at law).

 

    9.6  Litigation

 

    So far as it is aware, no litigation, arbitration or
    administrative proceeding is current, pending or threatened to
    restrain the entry into, exercise of any of its rights under
    and/or
    performance or enforcement of or compliance with any of its
    obligations under this Agreement.

 

    9.7  No
    Judgments

 

    It is not subject to any outstanding judgment, rule, order,
    statement of claim, injunction or decree of any court,
    governmental or regulatory authority or body acting in an
    arbitral or adjudicative capacity that materially adversely
    affects its ability to perform its obligations under, or the
    enforceability of, this Agreement.

 

    9.8  No
    Reliance

 

    It is not relying upon any representations of the other Party
    other than those expressly set out in this Agreement.

 

    9.9  Product

 

    Producer warrants that Product shall meet the specifications set
    forth in Schedule A hereto, that, at the time of
    delivery of Product to Customer, it shall have good title to
    such Product and that all Product delivered to Customer pursuant
    to this Agreement shall be delivered free and clear of all
    liens, encumbrances and claims whatsoever. PRODUCER MAKES NO
    OTHER EXPRESS OR IMPLIED WARRANTY, STATUTORY OR OTHERWISE,
    CONCERNING THE PRODUCT, INCLUDING, WITHOUT LIMITATION, ANY
    WARRANTY OF MERCHANTABILITY OR ANY WARRANTY OF FITNESS FOR A
    PARTICULAR PURPOSE OR USE OR ANY OTHER MATTER WITH RESPECT TO
    ANY PRODUCT DELIVERED BY PRODUCER, WHETHER USED ALONE OR IN
    COMBINATION WITH ANY OTHER MATERIAL.

 

    9.10  Assignments

 

    Assignment of the Assigned Contracts will be effectuated
    pursuant to an assignment and assumption agreement in form and
    substance mutually satisfactory to Producer and Customer, and
    will be effective, as to each Assigned Contract, as of the later
    of (a) the first day of the first Month commencing after
    the Effective Date and (b) the date on which the
    counterparty to such Assigned Contract consents to the
    assignment of such Assigned Contract from Producer to Customer,
    and, in each case, only as to orders to be filled after the
    effectiveness of such assignment, and Producer shall remain
    responsible for and shall indemnify and hold harmless Customer,
    in accordance with the provisions of Clause 13
    (Indemnity) hereof, against any obligations and
    liabilities arising under or existing with respect to such
    Assigned Contracts prior to the Effective Date.

 

		
	
    10.  
	
    Default

 

    10.1  Losses

 

    If either Party is in breach of any of its obligations under
    this Agreement (the “Defaulting Party”), the
    Defaulting Party shall be liable to the other Party (the
    “Non-Defaulting Party”) for all Losses incurred
    by the Non-Defaulting Party as a result of that breach.

 

    10.2  Exclusion
    of Consequential Loss

 

    EXCEPT AS
    OTHERWISE EXPRESSLY PROVIDED IN THIS AGREEMENT, IN NO EVENT
    SHALL EITHER PARTY BE LIABLE TO THE OTHER PARTY (EVEN IF
    NEGLIGENT) FOR ANY 

    

    13

 

    CONSEQUENTIAL LOSSES UNLESS (a) SUCH CONSEQUENTIAL
    LOSSES RESULT FROM THE GROSS NEGLIGENCE OR INTENTIONAL
    MISCONDUCT OF SUCH PARTY OR (b) SUCH CONSEQUENTIAL LOSSES
    ARE PAYABLE BY AN INDEMNIFIED PERSON PURSUANT TO A THIRD PARTY
    CLAIM FOR WHICH INDEMNIFICATION IS AVAILABLE HEREUNDER.

 

    10.3  Mitigation

 

    The Non-Defaulting Party shall use commercially reasonable
    efforts to mitigate any Losses and Consequential Losses caused
    by the breach of the Defaulting Party.

 

    10.4  Quantification
    of Damages

 

    The Non-Defaulting Party shall provide the Defaulting Party with
    evidence to substantiate the amount of Losses claimed by the
    Non-Defaulting Party. If the Parties fail to agree upon the
    amount of Losses payable by the Defaulting Party to the
    Non-Defaulting Party, the Dispute shall be resolved in
    accordance with Clause 21 (Disputes).

 

    10.5  Exclusive
    Remedies

 

    The Parties intend that their respective rights, obligations and
    liabilities as provided for in this Agreement shall be
    exhaustive of the rights, obligations and liabilities between
    them arising out of or in connection with this Agreement.
    Accordingly, the remedies expressly stated in this Agreement
    shall be the sole and exclusive remedies of the Parties for
    liabilities to one another arising out of or in connection with
    this Agreement, including any representation, warranty or
    undertaking given in connection with it, notwithstanding any
    remedy otherwise available at law or in equity, provided that
    nothing in this Clause 10.5 (Exclusive Remedies)
    shall operate to exclude either Party’s right to seek
    equitable remedies in connection with a breach or threatened
    breach of this Agreement.

 

		
	
    11.  
	
    Conditions

 

    11.1 This Agreement shall become effective (the
    “Effective Date”) as of the earlier of:

 

    (a) the date on which (i) the United States Federal
    Trade Commission (“FTC”) approves this
    Agreement and the transactions contemplated hereby or notifies
    Customer or Producer that no filing under the HSR Act is
    required in connection with this Agreement or the transactions
    contemplate hereby or (ii) all waiting periods applicable
    to this Agreement and the transactions contemplated hereby under
    the HSR Act shall have expired or been terminated; and

 

    (b) March 31, 2008, unless, in the case of this clause
    (b), (i) the FTC has either (y) not approved this
    Agreement and the transactions contemplated hereby by
    March 31, 2008 (or all waiting periods applicable to this
    Agreement and the transactions contemplated hereby under the HSR
    Act shall have not expired or been terminated) or (z) on or
    prior to March 31, 2008, disapproved this Agreement or the
    transactions contemplated hereby, and (ii) on or prior to
    March 31, 2008, Customer has provided Producer with written
    notice, in accordance with the provisions of Clause 20
    (Notices) of its election to terminate this Agreement and
    paid Producer a termination fee in the amount of
    $6 million; provided, however, that no such
    notice of termination may be given by Customer prior to the
    earlier of March 20, 2008 and the date Customer receives
    written notice from the FTC that it has disapproved this
    Agreement or the transactions contemplated by this Agreement.

 

    11.2 Each Party agrees to use commercially reasonable
    efforts to take (a) all reasonable actions necessary to
    comply promptly with all legal requirements which may be imposed
    on it with respect to the transactions contemplated by this
    Agreement (which actions shall include, without limitation,
    furnishing all information required under the HSR Act and in
    connection with Authorizations and other official requirements)
    and will promptly cooperate with and furnish information to the
    other Party in connection with any such requirements imposed
    upon it or any of its affiliates in connection with the
    transactions contemplated by this Agreement and (b) all
    reasonable actions necessary to obtain (and will cooperate with
    the other Party in obtaining) any Authorization of any
    Governmental Entity or other public or private third party
    required to be obtained or made by it in connection with the
    transactions contemplated by this Agreement or the taking of any
    action contemplated thereby

    

    14

 

    or by this Agreement. Each of the Parties shall (i) use all
    reasonable efforts to comply as expeditiously as possible with
    all lawful requests of the FTC or the Antitrust Division of the
    Department of Justice (the “Antitrust
    Division”) for additional information and documents and
    (ii) to request early termination of the waiting period and
    not extend any waiting period under the HSR Act or enter into
    any agreement with the FTC or the Antitrust Division not to
    consummate the transactions contemplated by this Agreement,
    except with the prior written consent of the other Party hereto.
    Unless prohibited by Applicable Law, each Party shall promptly
    forward to the other Party any correspondence it receives from
    the FTC or the Antitrust Division regarding the approval or
    disapproval of the formation of the Joint Venture or the
    transactions contemplated by this Agreement.

 

    11.3 The commencement of the Parties’ obligations
    under this Agreement shall be subject to the condition that each
    approval and consent required to be obtained by Producer or any
    of its Affiliates from third parties in connection with the
    transactions contemplated by this Agreement (other than any
    consent or approval required from a third party to assign any of
    the Assigned Contracts) shall have been duly obtained by
    Producer and each of its Affiliates, as the case may be, and
    shall be in full force and effect.

 

		
	
    12.  
	
    Termination

 

    12.1  Termination
    Events

 

    Each of the following shall constitute a termination event (a
    “Termination Event”):

 

    12.1.1 breach of a material obligation (excluding for these
    purposes any payment default) by a Party where that Party has
    not taken steps to remedy the breach within twenty
    (20) Business Days of receipt of written notification from
    the other Party of the occurrence of such breach or, in the
    event that such steps have been taken within such twenty
    (20) Business Day period, the breach has not been remedied
    by the date that is six (6) Months after receipt of
    notification of the breach or the Party in breach does not
    continue to seek to remedy the breach during such six
    (6) Month period;

 

    12.1.2 the occurrence of an Insolvency Event in respect of
    a Party; or

 

    12.1.3 a Party fails to make payment of any amount in
    excess of $250,000 when due (other than an amount that is the
    subject of a bona fide Dispute) and such amount is not paid
    within sixty (60) days following the date the Party owed
    such amount notifies the non-paying Party that such amount is
    due and has not been paid.

 

    12.2  Right
    to Terminate

 

    If a Termination Event has occurred and is continuing, the
    Non-Defaulting Party shall have the right, in its absolute
    discretion, to terminate this Agreement by providing written
    notice to Defaulting Party pursuant to Clause 20 hereof
    (Notices), which notice shall specify that a Termination
    Event has occurred under the respective Clause and that this
    Agreement will terminate with effect from the date specified in
    such notice, which date shall not be later than ninety
    (90) days after the date of such notice.

 

    12.3  Entitlement
    on Termination

 

    If either Party terminates this Agreement in accordance with the
    terms of this Agreement, such termination shall be without
    prejudice to the rights, duties and liabilities of either Party
    accrued prior to termination.

 

    12.4  Sole
    Rights of Termination

 

    The only rights of the Parties to terminate this Agreement are
    as set out in Clause 2 (Term), Clause 4.2.5
    (Shutdown), Clause 8.6 (Termination for Extended
    Force Majeure), Clause 11 (Conditions) and this
    Clause 12 (Termination).

    

    15

 

		
	
    13.  
	
    Indemnity

 

    13.1  Indemnification
    of Customer

 

    Producer agrees to indemnify, defend and hold harmless Customer
    and its partners, directors, officers and employees (the
    “Customer Indemnified Persons”), from and
    against any and all Losses, Claims and Proceedings to the extent
    arising out of:

 

    13.1.1 any breach of any Assigned Contract by Producer
    prior to the first day of the first Month commencing after the
    Effective Date;

 

    13.1.2 any past, present or future violation of
    Environmental Laws with respect to the Texas City Styrene Plant;

 

    13.1.3 the presence of any Hazardous Materials in, on or
    under the Texas City Styrene Plant or in, on or under adjacent
    lands or waterbodies where such Hazardous Materials have
    migrated from or been Released from the Texas City Styrene Plant;

 

    13.1.4 any use, handling, production, generation,
    manufacture, transportation, storage, handling, disposal, spill
    or Release of any Hazardous Materials at, on, under, about or
    from the Texas City Styrene Plant on or under adjacent lands or
    waterbodies where such Hazardous Materials have migrated from or
    been Released from the Texas City Styrene Plant;

 

    13.1.5 any spill or Release of styrene or any other
    substance from any asset, facility or equipment comprising or
    located at the Texas City Styrene Plant, including, without
    limitation: (a) all Environmental Damages arising out of
    such spill or Release of materials; (b) any damage to the
    Texas City Styrene Plant or to other property; and (c) the
    cost of the Product that has been spilled or Released;

 

    13.1.6 any Product related incident or occurrence when
    Producer has the risk of loss of such Product, except to the
    extent that such Claim is attributable to the gross negligence,
    or intentional misconduct of Customer or any other Customer
    Indemnified Person;

 

    13.1.7 any Product (whether by itself or in combination
    with any other material), or any hazard thereof, to the extent
    arising at any time or related to any period before risk of loss
    of such Product has transferred to Customer;

 

    13.1.8 all retained assets and retained liabilities,
    including, without limitation, any and all environmental-related
    liabilities associated with Producer’s Texas City Styrene
    Plant;

 

    13.1.9 environmental, health and safety requirements and
    obligations regarding the use, handling, storage,
    transportation, recycling, processing, release and disposal of
    all raw materials, Product (prior to the time title and risk of
    loss transfers to Customer in accordance with Clause 5.3
    (Title and Title Transfer; Point of Delivery)),
    by-products, residuals, derivatives and wastes of any kind at
    the Texas City Styrene Plant;

 

    13.1.10 any material breach by Producer of, or any material
    inaccuracy of, any representation or warranty of Producer
    contained in this Agreement; and

 

    13.1.11 any breach or non-performance by Producer of any
    covenant to be performed by it that is contained in this
    Agreement.

 

    13.2  Indemnification
    of Producer

 

    Customer agrees to indemnify, defend and hold harmless Producer
    and its directors, officers and employees (the “Producer
    Indemnified Persons”), from and against any and all
    Losses, Claims and Proceedings to the extent arising out of:

 

    13.2.1 any breach of any Assigned Contract by Customer
    after the first day of the first Month commencing after the
    Effective Date;

 

    13.2.2 any Product related incident or occurrence when
    Customer has the risk of loss of such Product, except to the
    extent that such Claim is attributable to the gross negligence,
    or intentional misconduct of Producer or any other Producer
    Indemnified Person;

    

    16

 

    13.2.3 any material breach by Customer of, or any material
    inaccuracy of, any representation or warranty of Customer
    contained in this Agreement; and

 

    13.2.4 any breach or non-performance by Customer of any
    covenant to be performed by it that is contained in this
    Agreement.

 

    13.3  Indemnification
    Procedures

 

    Within a reasonable period of time after a Customer Indemnified
    Person or a Producer Indemnified Person (whether one or more, an
    “Indemnified Party”) establishes a basis for or
    receives actual notice of any Claim covered by Clause 13.1
    (Indemnification of Customer) or Clause 13.2
    (Indemnification of Producer), respectively, the
    Indemnified Person shall notify the Party from whom
    indemnification is sought (the “Indemnifying
    Party”) in writing of such Claim, provided, however,
    that the failure to so notify the Indemnifying Party shall not
    relieve the Indemnifying Party from any liability which it may
    have to the Indemnified Person pursuant to Clause 13.1 or
    Clause 13.2, respectively, except to the extent of material
    detriment suffered by the Indemnifying Party as a result of such
    failure. In the event that a Claim arises out of or results from
    matters with respect to third parties (a “Third Party
    Claim”), the Indemnifying Party shall within a period
    of ten (10) days of notice of any Third Party Claim, notify
    the Indemnified Party indicating that the Indemnifying Party
    shall undertake the defense thereof by attorneys chosen by it,
    which are reasonably acceptable to the Indemnified Person. The
    Indemnifying Person shall make reasonable efforts to provide the
    Indemnified Person with copies of all correspondence and
    communications, and otherwise keep the Indemnified Party
    reasonably informed of all developments, relating to the defense
    of such Third Party Claim. So long as the Indemnifying Party is
    defending any Third Party Claim actively and in good faith, the
    Indemnified Person shall not settle such Third Party Claim
    without the consent of the Indemnifying Party.

 

    13.4  Defense
    of Third Party Claim

 

    If the Indemnifying Party does not provide notice to the
    Indemnified Party within ten (10) days of notice of any
    Third Party Claim indicating that the Indemnifying Party shall
    undertake the defense thereof in accordance with
    Clause 13.3 (Indemnification Procedures), or if at
    any time thereafter the Indemnifying Party fails to defend such
    Third Party Claim actively and in good faith, the Indemnified
    Party shall (upon further notice) have the right to undertake
    the defense, compromise or settlement of such Third Party Claim
    or consent to the entry of a judgment with respect to such Third
    Party Claim, on behalf of and for the account and risk of the
    Indemnifying Party, and the Indemnifying Party shall thereafter
    have no right to challenge the Indemnified Party’s defense,
    compromise, settlement or consent to judgment. Irrespective of
    which Party has the right to defend, compromise or settle any
    Third Party Claim pursuant to this Clause 13.4 (Defense
    of Third Party Claim), each of the Indemnifying Party and
    the Indemnified Party shall be entitled to consult with each
    other, to the extent it reasonably requests, in respect of the
    defense of such Third Party Claim and shall cooperate in the
    defense of any such Third Party Claim, including making its
    partners (if applicable), officers, directors, employees and
    books and records available for use in such Third Party Claim,
    and shall take those actions reasonably within its power which
    are reasonably necessary to preserve any legal defenses to such
    matters, without the necessity of formal subpoena or court
    action.

 

    13.5  Payment

 

    The Indemnifying Party shall promptly pay each Indemnified Party
    any amount properly due under this Clause 13
    (Indemnity) upon demand therefor and reimburse each
    Indemnified Party for all reasonable out of pocket expenses
    (including reasonable attorneys’ fees and costs of court)
    for which the Indemnified Party is entitled to be indemnified
    hereunder as they are incurred by such Indemnified Party. Upon
    judgment, determination, settlement or compromise of any Third
    Party Claim, the Indemnifying Party shall, upon demand therefor,
    promptly pay on behalf of the Indemnified Party,
    and/or shall
    promptly reimburse the Indemnified Party for its payment of, the
    amount so determined by such judgment, determination, settlement
    or compromise and all other Claims of the Indemnified Party with
    respect thereto, unless, in the case of a judgment or
    determination, an appeal is made therefrom; provided, however,
    that if the Indemnifying Party desires to appeal from an adverse
    judgment or determination, then the Indemnifying Party shall
    post and pay the cost of the security or bond to stay execution
    of the judgment or determination pending appeal. Upon the
    payment in full by the Indemnifying Party of all of such
    amounts, the

    

    17

 

    Indemnifying Party shall succeed to the rights of the
    Indemnified Party, to the extent such rights are not waived in
    settlement, against the third party who made such Third Party
    Claim.

 

		
	
    14.  
	
    Assignment

 

    This Agreement shall not be assignable by either Party without
    the prior written consent of the other Party, which consent is
    not to be unreasonably withheld; provided,
    however, that no such consent shall be required for
    assignment to (a) a lender for security purposes;
    (b) a successor in interest of all or substantially all of
    the assets or business of either Party to which this Agreement
    relates; or (c) in the case of Customer, any controlled
    Affiliate of Customer or to the Joint Venture or the Joint
    Venture’s parents and controlled Affiliates, in each case,
    if the assignee assumes, in writing, all of the obligations of
    such Party under this Agreement. Notwithstanding the foregoing,
    and except as noted in the last sentence of this Clause 14,
    no assignment by either Party of any of its rights, interests or
    obligations under this Agreement shall relieve such party of its
    obligations under this Agreement (specifically including,
    without limitation, the non-competition obligations set forth in
    Clause 19 hereof) unless the other Party expressly agrees
    otherwise in writing. Producer understands and agrees that
    Customer shall be relieved of all of its rights, interests,
    obligations and liabilities under this Agreement upon receipt of
    the non-refundable capacity reservation charge and assignment of
    this Agreement to the Joint Venture.

 

		
	
    15.  
	
    Confidentiality

 

    15.1  Obligation
    of Confidentiality

 

    Subject to Clause 15.2 (Permitted Disclosure), the
    Parties shall at all times during the continuance of this
    Agreement and for a period of three (3) years following its
    termination keep all Confidential Information confidential to
    the Party receiving it and shall not disclose such Confidential
    Information to any other Person, except that the provisions of
    this Clause 15.1 (Obligation of Confidentiality)
    shall not apply to:

 

    15.1.1 information which at the time of disclosure was in
    the public domain other than by breach of this Clause 15
    (Confidentiality);

 

    15.1.2 information acquired from a third party who, to the
    knowledge of the relevant Party, is not in breach of any
    obligation of confidentiality in disclosing it;

 

    15.1.3 information already known to the Party (as evidenced
    by written records at the date of the disclosure), provided that
    such information was not obtained directly or indirectly from
    the Party to which it relates;

 

    15.1.4 information disclosed by or with the prior written
    consent of the Party to which it relates or which such Party
    approved in writing for release to the recipient;

 

    15.1.5 information disclosed with the prior written consent
    of all the Parties;

 

    15.1.6 information disclosed to the extent required by any
    Applicable Law or by the requirements of a recognized stock
    exchange on which securities of the Party making disclosure or
    any of its Affiliates are, or are proposed to be, quoted or
    pursuant to an order of any court of competent jurisdiction
    provided the Party disclosing such information notifies the
    other Party of the required disclosure as soon as reasonably
    practicable after the Party required to disclose the information
    becomes aware of such requirement; or

 

    15.1.7 information disclosed in order to enable a
    determination to be made under Clause 21 (Disputes).

 

    15.2  Permitted
    Disclosure

 

    Any Party shall be entitled to disclose Confidential Information
    if such disclosure is made in good faith:

 

    15.2.1 to any Affiliate of such Party (which for purposes
    of this Clause 15 shall, in the case of Customer, include
    the Joint Venture and INEOS Group Limited);

 

    15.2.2 to any outside consultants or advisers, accountants
    or lawyers engaged by or on behalf of such Party and acting in
    that capacity;

    

    18

 

    15.2.3 to any bank or financial institution from which such
    Party is seeking or obtaining or has obtained finance or the
    advisers or lawyers to such bank or financial institution;

 

    15.2.4 to any insurer under a policy of insurance referred
    to in this Agreement or in a proposal for such insurance; or

 

    15.2.5 to officers, employees, agents or sub-contractors of
    such Party;

 

    provided that any disclosure pursuant to this Clause 15.2
    (Permitted Disclosure) is, in such Party’s
    reasonable judgment, necessary to enable such Party to perform
    or comply with, or to protect or enforce its rights under, this
    Agreement, or any other contract contemplated by this Agreement
    or to carry on its business.

 

    In addition, either Party may disclose the existence and terms
    and conditions of this Agreement to any potential investor in
    such Party provided that such investor has agreed in writing to
    hold such information confidential.

 

    15.3  Third
    Parties

 

    Each Party shall use commercially reasonable efforts to procure
    the observance of the restrictions in this Clause 15
    (Confidentiality) by any Person to whom it discloses
    information in accordance with Clause 15.2 (Permitted
    Disclosure) and shall make such Person aware of the
    requirements of this Clause 15 (Confidentiality).

 

    15.4  Damages
    Not an Adequate Remedy

 

    Without prejudice to any other rights or remedies which a Party
    may have, the Parties acknowledge and agree that damages may not
    be an adequate remedy for any breach of this Clause 15
    (Confidentiality) and that the remedies of injunction,
    specific performance and other equitable relief may be
    appropriate for any threatened or actual breach of any such
    provision.

 

		
	
    16.  
	
    Environmental
    Health & Safety

 

    16.1 The Parties acknowledge and agree that
    Producer remains solely responsible for all environmental,
    health and safety requirements and obligations regarding the
    use, handling, storage, transportation, recycling, processing,
    Release and disposal of all raw materials, Product (prior to the
    time title and risk of loss transfers to Customer in accordance
    with Clause 5.3 (Title and Title Transfer; Point of
    Delivery)), by-products, residuals, derivatives and wastes
    of any kind at the Texas City Styrene Plant.

 

    16.2 Customer acknowledges that Product may
    be, or become, considered a Hazardous Material under various
    applicable Laws and that it is familiar with any hazards of
    Product and its applications and the containers in which Product
    is shipped.

 

    16.3 Customer agrees to disseminate to third
    parties (including employees and customers), as required by
    applicable Law, Material Safety Data Sheets consistent with
    applicable Laws, including the Occupational Safety and Health
    Administration’s Hazard Communications Standard.

 

		
	
    17.  
	
    Other
    Matters

 

    Given that Customer has reserved the exclusive capacity of
    Producer’s Texas City Styrene Plant, Producer will not be
    able to fulfill its contractual commitments to existing styrene
    monomer customers (the “Customer Contracts”)
    with its own production of styrene monomer. Accordingly,
    Customer agrees that it will assume responsibility for
    fulfilling those commitments on a “going forward”
    basis. Customer shall be free to do so with styrene monomer
    produced at the Texas City Styrene Plant or at any of
    Customer’s other plants. Producer shall, as of the first
    day of the first Month commencing after the Effective Date,
    assign to Customer all such Customer Contracts (the
    “Assigned Contracts”) and shall provide
    Customer with all customer files and such other documents as are
    appropriate to enable Customer to fulfill its responsibilities
    under the Assigned Contracts; provided, however, that, to the
    extent that the assignment of all or any portion of any of the
    Customer Contracts requires the approval or consent of the other
    party thereto, such Customer Contract shall not be an
    “Assigned Contract” hereunder, and Producer shall not
    be required to assign such Customer Contract to Customer, if an
    attempted assignment without such approval or consent would
    constitute a breach or violation thereof, in which

    

    19

 

    event, Producer shall, on and after the Effective Date, use
    commercially reasonable efforts to do or cause to be done all
    such things required to (a) assure that the rights of
    Producer under such Customer Contracts shall be preserved for
    the benefit of Customer (including but not limited to causing
    Producer’s account representatives to assist in making
    introductions to appropriate individuals at the customers and
    permitting Customer to produce the styrene monomer to be
    delivered to the other parties under such Customer Contracts at
    Customer’s other plants) and (b) facilitate receipt of
    the consideration to be received by Producer in and under such
    Customer Contracts, which consideration shall be held for the
    benefit of, and shall be delivered to, Customer. Producer shall,
    on and after the Effective Date, use commercially reasonable
    efforts to do or cause to be done all such things required to
    assure that the rights of Producer under all Assigned Contracts
    shall be preserved for the benefit of Customer (including but
    not limited to causing Producer’s account representatives
    to assist in making introductions to appropriate individuals at
    the customers and permitting Customer to produce the styrene
    monomer to be delivered to the other parties under the Assigned
    Contracts at Customer’s other plants). With respect to any
    such Customer Contract as to which the necessary approval or
    consent for the assignment or transfer to Customer is obtained
    after the Effective Date, Producer shall transfer such Customer
    Contract to Customer within ten days following receipt of such
    approval or consent and, upon such transfer, such Customer
    Contract shall become an “Assigned Contract hereunder.

 

    Producer represents and warrants to Customer that: (a) a
    redacted version of each Assigned Contract has been made
    available to Customer with the only information redacted being
    the name of the other party thereto, the quantity of styrene
    monomer delivered thereunder and the length of such contract,
    (b) to Producer’s knowledge, no breach or default by
    any other party to any such Assigned Contract of any material
    provision thereof, nor any condition or event that, with notice
    or lapse of time or both, would constitute such a breach or
    default, has occurred and (c) Producer has performed the
    obligations required to be performed by it under all such
    Assigned Contracts, and no breach or default by Producer of any
    material provision thereof, nor any condition or event that,
    with notice or lapse of time or both, would constitute such a
    breach or default, has occurred.

 

		
	
    18.  
	
    For
    Greater Certainty

 

    18.1  No
    Ownership or Interest of Customer

 

    Other than the assignment of the Assigned Contracts, Customer is
    acquiring no ownership or other interest in any of the assets of
    Producer or Producer’s businesses (including, without
    limitation, Producer’s Texas City Styrene Plant, facilities
    or equipment). Producer shall retain all liabilities arising
    from ownership or operation of its Texas City Styrene Plant and
    styrene business, whether arising before or after execution of
    this Agreement, including but not limited to all environmental,
    personnel, benefit plan, product, regulatory or other
    liabilities associated with the operation, closure or
    dismantling any of the assets used in its styrene business
    together with all supplier contracts and accounts payable.

 

    18.2  Customer
    and Supplier Relationship

 

    The relationship between the Parties contemplated by this
    Agreement is solely that of customer and supplier. Nothing
    contained in this Agreement shall be construed to:

 

    18.2.1 give either Party the power to direct and control
    the day to day activities of the other;

 

    18.2.2 constitute the Parties as partners, joint venture
    partners, co-owners or otherwise as participants in a joint or
    common undertaking;

 

    18.2.3 constitute either Party as the agent of the
    other; or

 

    18.2.4 allow either Party to create or assume obligations
    on behalf of the other.

 

    18.3  Accounts
    Receivable and Inventory

 

    Producer shall retain all accounts receivable and Inventory in
    existence as of the Effective Date.

    

    20

 

    18.4  No
    Real Property Ownership

 

    Customer does not have, and by virtue of the execution of this
    Agreement and the performance of the transactions contemplated
    hereby, does not acquire, any ownership or leasehold rights in
    any real estate, fixtures, equipment or facilities at the Texas
    City Styrene Plant.

 

    18.5  Producer
    Purchase Contracts

 

    Except for the obligations under the Assigned Contracts,
    Producer will remain obligated under any purchase contracts that
    relate to the purchase of raw materials, services, utilities or
    other inputs required for the manufacture of styrene monomer at
    the Texas City Styrene Plant, and Customer acquires no interest,
    and has no liabilities or obligations, under any such contracts.

 

    18.6  Other

 

    Other than advising Producer as to the quantity of styrene
    monomer Customer desires, Customer shall have no involvement,
    inputs or rights with respect to Producer’s operations.
    More specifically, Customer personnel will not participate and
    will not have the right to participate in any discussions or
    decisions regarding environmental or other issues at the Texas
    City Styrene Plant, including, but not limited to, any shutdown,
    remediating, demolishing or decommissioning of the Texas City
    Styrene Plant.

 

		
	
    19.  
	
    Covenant
    Not To Compete

 

    Producer understands and agrees that the provisions of this
    Clause 19 constitute a fundamental portion of the
    consideration of Customer for entering into this Agreement, and
    further understands that Customer would not have been willing to
    enter into this Agreement in the absence of the provisions of
    this Clause 19. Accordingly, the Parties hereby acknowledge
    and agree that this Clause 19 is to be strictly enforced in
    accordance with its terms.

 

    Producer agrees that from and after the Effective Date and for a
    period of eight (8) years after termination or expiration
    of this Agreement for whatever reason and by whomever terminated
    (including, without limitation, any termination for breach or
    default and any termination for Extended Force Majeure),
    Producer and any subsidiary of Producer will:

 

    19.1 Not engage in the business of manufacturing,
    processing, selling, exchanging, distributing or otherwise
    transferring styrene monomer anywhere in the world; provided,
    however, that Producer may produce and sell styrene (a) to
    Customer pursuant to this Agreement, (b) to the other
    parties to the Customer Contracts through the first day of the
    first Month commencing after the Effective Date and (c) to
    the extent required to fulfill its obligations to Customer under
    Section 17; provided further that Producer shall be
    entitled to convert any ethylene, benzene or ethylbenzene on
    hand or in transit to the Texas City Styrene Plant as of the
    Effective Date (or for which Producer has committed to purchase
    within 30 days after the Effective Date) into styrene
    monomer and sell the Inventory. This covenant shall apply to
    (i) the manufacture of styrene monomer at the Texas City
    Styrene Plant or elsewhere; (ii) the construction of any
    new styrene monomer facility whether at Texas City or elsewhere;
    (iii) the conversion of any existing or acquired facility
    to the manufacture of styrene monomer; (iv) except as
    otherwise expressly permitted under Section 19.2, any
    transaction pursuant to which Producer sells, transfers or
    assigns to a third party any assets from the Texas City Styrene
    Plant that will be used by such third party in the manufacture,
    production, sale or distribution of styrene monomer; or
    (v) any Acquisition Transaction (as hereinafter defined).
    “Acquisition Transaction” shall mean the
    acquisition by Producer or any of its subsidiaries of any
    facility for the manufacture of the styrene monomer including,
    without limitation, (A) by asset purchase or asset
    exchange; (B) pursuant to a stock purchase or stock
    exchange; or (C) pursuant to any merger or consolidation
    with any Person in which the stockholders of Producer will hold
    a majority of the equity interests of the surviving corporation
    or other entity.

 

    19.2 Obtain from any third party that subsequently acquires
    from Producer a direct or indirect controlling interest in the
    Texas City Styrene Plant or any assets thereof a covenant not to
    engage in the business of the manufacture, processing, sale, or
    distribution of styrene monomer at the Texas City Styrene Plant
    or to remove the Texas City Styrene Plant assets for the purpose
    of using the Texas City Styrene Plant assets in the business

    

    21

 

    of the manufacture, processing, sale, or distribution of styrene
    monomer. This covenant shall apply to any transaction pursuant
    to which such third party sells, transfers or assigns to a third
    party any assets from the Texas City Styrene Plant that will be
    used by such third party in the manufacture, production, sale or
    distribution of styrene monomer. Except as otherwise provided
    herein, Producer may not sell, transfer, lease, assign or
    otherwise transfer the Texas City Styrene Plant or any portion
    thereof, whether directly or indirectly, to any third party that
    has not provided the covenant referred to above without the
    consent of Customer in its sole discretion; provided, however,
    that nothing contained in this Agreement will prohibit Producer
    from selling all or any portion of its Texas City Styrene Plant
    for scrap following a shut-down of such facility, as spare or
    replacement parts for an existing styrene monomer facility (but
    not, in any event, as parts used to expand the capacity of such
    existing styrene monomer facility) or for uses other than the
    production of styrene monomer.

 

    19.3 In the event that a court shall refuse to enforce the
    agreements contained in this Clause 19, either because of
    the scope of the geographical area specified herein or the
    duration of the restrictions, the parties hereto expressly
    confirm their intention that the geographical area covered
    hereby and the time period of the restrictions be deemed
    automatically reduced to the minimum extent necessary to permit
    enforcement.

 

		
	
    20.  
	
    Notices

 

    All notices and other communications to be delivered under this
    Agreement shall be deemed to have been received (i) if by
    personal delivery on the date of such delivery, (ii) if by
    certified, registered,
    next-day or
    overnight mail or delivery, on the date delivered, and
    (iii) if by facsimile, on the day on which such facsimile
    was received, in each case at the address listed below (or as
    may subsequently be designated by such Party by written notice
    delivered in accordance with this Clause 20):

 

    Producer: Sterling Chemicals, Inc.

 

    Address:

    333 Clay Street, Suite 3600

    Houston, Texas 77002

    Fax:
    (713) 654-9577

    Attention: General Counsel

 

    Customer: NOVA Chemicals Inc.

 

    Address:

    1550 Coraopolis Heights Rd.

    Moon Township, PA 16046

    Fax:

    Attention: Senior Vice President, General Counsel

 

		
	
    21.  
	
    Disputes

 

    21.1  Amicable
    Settlement

 

    In any case of any Dispute relating to or arising in connection
    with this Agreement, either Party may issue a notice of Dispute
    (a “Dispute Notice”) to the other Party setting
    out particulars of the Dispute. The Parties shall attempt to
    resolve the Dispute amicably within thirty (30) Business
    Days of the date of the Dispute Notice, by a meeting in person
    of senior executives of each party, each with the authority
    necessary to settle the Dispute, to be held at a place and time
    agreed by such senior executives.

 

    21.2  Arbitration

 

    21.2.1 In any case where a Dispute has not been resolved
    within the thirty (30) Business Day period referred to
    under Clause 21.1 (Amicable Settlement), the Dispute
    shall be referred to and finally resolved by arbitration at the
    written request of any Party under the Commercial Arbitration
    Rules of the American Arbitration Association (the “AAA
    Rules”), which Rules are deemed to be incorporated by
    reference into this Clause 21.2 (Arbitration).

    

    22

 

    21.2.2 Unless otherwise agreed between the Parties:

 

    (i) If a Dispute involves an amount in controversy of
    $10,000,000 or less, there shall be one (1) arbitrator, who
    shall be selected in the manner prescribed by the AAA Rules. If
    a Dispute involves an amount in controversy in excess of
    $10,000,000 or a request for preliminary injunction, there shall
    be three (3) arbitrators.

 

    (ii) For disputes involving three (3) arbitrators,

 

    (a) each Party shall appoint an arbitrator, and if one
    Party fails to appoint an arbitrator within fifteen
    (15) Business Days of receiving notice of the appointment
    of an arbitrator by the other Party, then that arbitrator shall
    be appointed by the AAA;

 

    (b) the third arbitrator, who shall act as chairman of the
    tribunal, shall be chosen by the two arbitrators appointed by or
    on behalf of the Parties. If he is not chosen and appointed
    within fifteen (15) Business Days of the date of
    appointment of the later of the two Party-appointed arbitrators
    to be appointed, he shall be appointed by the AAA; and

 

    (c) the arbitrators shall be and remain independent and
    impartial of each Party.

 

    (iii) the place of the arbitration shall be New York City,
    New York;

 

    (iv) the language to be used in the arbitration proceedings
    shall be English;

 

    (v) the costs of arbitration shall be apportioned by the
    arbitrator(s) in their award in such manner as the arbitrator(s)
    deem just and reasonable taking into account the circumstances
    of the Dispute, the conduct of the Parties during the
    arbitration proceeding and the result of the arbitration;

 

    (vi) any costs of arbitration that must be paid prior to
    the arbitrator(s)’ award shall be borne by the Parties
    equally, without prejudice to the final apportionment of such
    costs by the arbitrator(s);

 

    (vii) the arbitrator(s) shall render a binding decision in
    writing and, if applicable, award as to all Disputes for which
    it was appointed;

 

    (viii) the powers of the arbitrator(s) shall include the
    power to award declaratory judgments, specific performance and
    injunctive and other equitable relief; and

 

    (ix) the arbitrator(s) shall not have the power to modify
    or amend in any respect the provisions of this Agreement nor to
    award punitive or exemplary damages nor to award Consequential
    Loss except as expressly set forth in this Agreement.

 

    21.2.3 The award of the arbitrator(s) shall be final and
    binding upon the Parties, shall not be subject to any appeal or
    review, and judgment upon such award may be entered in any state
    or federal court sitting in the State of New York, or other
    court having jurisdiction thereof.

 

    21.3  Litigation;
    Exclusive Jurisdiction; Waiver of Jury Trial

 

    Notwithstanding anything herein to the contrary, a Party shall
    have the right to initiate litigation to toll any statute of
    limitations or to seek injunctive relief or other equitable
    remedy if, in such Party’s good faith judgment, such action
    is deemed necessary to avoid irreparable damage or to maintain
    the status quo pending arbitration. Subject to Clause 21.2
    (Arbitration), the Parties agree to submit to the
    exclusive jurisdiction of the courts the State of New York and
    any federal district court sitting therein. Each Party hereby
    irrevocably and unconditionally consents to the jurisdiction of
    the state courts of New York and any federal district court
    sitting therein, and each Party irrevocably waives any objection
    that it may have to the bringing of any action or proceeding in
    such courts. THE PARTIES HEREBY WAIVE THEIR RIGHT TO TRIAL BY
    JURY IN THE EVENT OF ANY DISPUTE INVOLVING THIS AGREEMENT OR THE
    TRANSACTIONS CONTEMPLATED HEREBY.

    

    23

 

		
	
    22.  
	
    Miscellaneous

 

    22.1  Survival
    of Rights, Duties and Obligations

 

    Notwithstanding anything to the contrary expressly or impliedly
    contained in this Agreement to the contrary,
    (a) termination of this Agreement for any cause or
    expiration of this Agreement shall not release a Party from any
    liability which at the time of termination or expiration has
    already accrued to the other Party or which thereafter may
    accrue in respect of any act or omission prior to such
    termination or expiration; and (b) the rights and
    obligations of the Parties under Clauses 1 (Definitions
    and Interpretation), 6.1 (Capacity Reservation
    Charge), 6.2 (Product Price), 7 (Payment and
    Invoicing), 10.2 (Exclusion of Consequential Loss),
    11 (Conditions), 16 (Environmental Health &
    Safety), 18.1 (No Ownership or Interest of Customer),
    19 (Covenant Not to Compete), 20 (Notices), 21
    (Disputes), 22 (Miscellaneous) and 23
    (Governing Law) shall survive such termination or
    expiration of this Agreement.

 

    22.2  Variation
    and Amendment

 

    No variation or amendment of this Agreement shall be effective
    unless in writing and signed by or on behalf of each Party.

 

    22.3  Waiver

 

    No waiver by either Party of one or more defaults by the other
    Party in the performance of any of the provisions of this
    Agreement shall operate or be construed as a waiver of any other
    or further default or defaults, whether of a like or different
    character.

 

    22.4  Partial
    Invalidity

 

    The invalidity or unenforceability of any particular provision
    of this Agreement shall not affect the other provisions hereof,
    and this Agreement shall be construed in all respects as if such
    invalid or unenforceable provision was omitted; provided,
    however, that should such invalidity or unenforceability
    materially affect the economic position of a Party under this
    Agreement, taken as a whole, then the Parties shall negotiate in
    good faith to amend this Agreement to place such Party in
    substantially the same position as it would have been had such
    provision been valid and enforceable.

 

    22.5  No
    Partnership

 

    Nothing in this Agreement shall create a partnership or a joint
    venture or establish the relationship of principal and agent or
    any other relationship of a similar nature between the Parties.
    Neither of the Parties shall have the right or authority to
    assume or create any obligation or responsibility, express or
    implied, on behalf of or in the name of the other Party, or to
    bind the other Party in any manner whatsoever.

 

    22.6  Entire
    Agreement

 

    This Agreement constitutes the entire agreement between the
    Parties with respect to the subject matter of this Agreement and
    supersedes and replaces any prior agreement between the Parties
    with respect thereto. There are no oral representations,
    stipulations, warranties, agreements or understandings with
    respect to the subject matter of this Agreement which are not
    fully expressed herein, and neither this Agreement nor its
    execution has been induced by any representation, stipulation,
    warranty, agreement or understanding of any kind other than
    those expressed in writing in this Agreement.

    

    24

 

    22.7  Counterparts

 

    This Agreement may be executed in any number of counterparts and
    this has the same effect as if the signatures on the
    counterparts were on a single copy of this Agreement.

 

    22.8  Costs

 

    Each Party shall bear all costs incurred by it in connection
    with the preparation, negotiation and entry into of this
    Agreement.

 

    22.9  Rights
    of Third Parties

 

    This Agreement is intended solely for the benefit of the Parties
    and their permitted assigns and shall not impart rights
    enforceable by any other Person, except as expressly provided in
    this Agreement.

 

		
	
    23.  
	
    Governing
    Law

 

    This Agreement shall be interpreted and the rights, obligations
    and liabilities of the Parties determined in accordance with the
    laws of the State of New York without regard to its conflict of
    laws principles.

 

    [Signatures
    on Next Page.]

    

    25

 

    In Witness Whereof, this Agreement for the Exclusive Supply of
    Styrene has been executed as of the date first written above.

 

    PRODUCER:

 

    Sterling Chemicals, Inc.

 

			
	 	    By: 
	
    /s/  Richard
    K. Crump

    Name: Richard K. Crump

    Its: President and CEO

 

    CUSTOMER:

 

    NOVA Chemicals Inc.

 

			
	 	    By: 
	
    /s/  Jeffrey
    M. Lipton

    Name: Jeffrey M. Lipton

    Its: President and CEO

 

			
	 	    By: 
	
    /s/  J.
    Alan Crittenden

    Name: J. Alan Crittenden

    Its: Litigation, STYRENIX and Corporate

    

    26

 

    Schedule A

 

    Styrene
    Specifications

 

	 	 	 	 	 
	
 
	
 
	
 
	
 
	
    Astm Method

    

	

    Characteristic

	
 
	
    Specification
	
 
	
    Number

	 

	

    Appearance

	
 
	
    Clear & Free
	
 
	
    602.282(1)

	

    Color

	
 
	
    15 max
	
 
	
    D5386

	

    Polymer, ppmw

	
 
	
    10 max
	
 
	
    D2121-A

	

    Assay, wt%

	
 
	
    99.85 min
	
 
	
    D5135

	

    Inhibitor (TBC), ppmw

	
 
	
    10 – 15(2)
	
 
	
    D4590

	

    Aldehydes (as benzaldehyde), ppmw

	
 
	
    200 max(3)
	
 
	
    D2119

	

    Peroxides, ppmw

	
 
	
    100 max(3)
	
 
	
    D2340

	

    Sulfur, ppmw

	
 
	
    5 max(3)
	
 
	
    D3961

	

    Chlorides, ppm

	
 
	
    10 max
	
 
	
    D5808

	

    Ethylbenzene, wt%

	
 
	
    0.015 max
	
 
	
    D5135

	

    Benzene, ppmw

	
 
	
    1.0 max(3)
	
 
	
    602.062(1)

 

 

			
	
    (1) 		
    Producer method
	 
	
    (2) 		
    or as specified
	 
	
    (3) 		
    guaranteed analysis

    

    27exv10w1

 

SECOND MODIFIED AND RESTATED

LOAN AGREEMENT

Among

NEIGHBORHOODS CAPITAL, LLC

and certain affiliated limited liability companies

(collectively, the “Obligors”),

The Lenders Who Are or May Become a Party To This Agreement

(collectively, the “Lenders”),

WACHOVIA CAPITAL MARKETS, LLC,

as Arranger

(the “Arranger”),

WACHOVIA BANK, NATIONAL ASSOCIATION,

as Agent for the Lenders and Issuing Lender

(the “Agent”),

and

BRANCH BANKING AND TRUST COMPANY, and

FIRST HORIZON HOME LOANS, A DIVISION OF FIRST TENNESSEE BANK 

NATIONAL ASSOCIATION and

as Co-Documentation Agents

(the “Co-Documentation Agents”)

$127,500,000 CREDIT FACILITY

Dated as of October 12, 2007

 

 

TABLE OF CONTENTS

	 	 	 	 	 
	FIRST MODIFIED AND RESTATED LOAN AGREEMENT

	 	 	1	 
	 
	 	 	 	 
	ARTICLE I DEFINITIONS

	 	 	1	 
	Section 1.1 Definitions

	 	 	3	 
	Section 1.2 General

	 	 	23	 
	Section 1.3 Other Definitions and Provisions

	 	 	23	 
	 
	 	 	 	 
	ARTICLE II REVOLVING CREDIT FACILITY

	 	 	23	 
	Section 2.1 Revolving Loans

	 	 	23	 
	Section 2.2 Procedures for Advances of Revolving Credit

	 	 	24	 
	Section 2.3 Addition of Borrowing Base Assets

	 	 	27	 
	Section 2.4 Conditions to Revolving Loans for Land Under Development
and Construction of Units

	 	 	30	 
	Section 2.5 Repayment of Revolving Loans

	 	 	30	 
	Section 2.6 Revolving Credit Notes

	 	 	32	 
	Section 2.7 Revolving Credit Maturity Date Extension

	 	 	32	 
	Section 2.8 Title Insurance

	 	 	33	 
	Section 2.9 Increase in Commitments

	 	 	33	 
	 
	 	 	 	 
	ARTICLE III L/C FACILITY

	 	 	35	 
	Section 3.1 L/C Commitment

	 	 	35	 
	Section 3.2 Procedure for Issuance of Letters of Credit

	 	 	35	 
	Section 3.3 L/C Fees

	 	 	36	 
	Section 3.4 L/C Participations

	 	 	36	 
	Section 3.5 Reimbursement Obligation of the Borrowers

	 	 	37	 
	Section 3.6 Obligations Absolute

	 	 	37	 
	Section 3.7 Effect of Application and Letter of Credit Agreement

	 	 	38	 
	Section 3.8 Resignation of the Issuing Lender, Successor Issuing Lender

	 	 	38	 
	 
	 	 	 	 
	ARTICLE IV GENERAL LOAN PROVISIONS

	 	 	39	 
	Section 4.1 Obligors’ Representatives

	 	 	39	 
	Section 4.2 Guaranty

	 	 	41	 
	Section 4.3 Interest

	 	 	43	 
	Section 4.4 Loan Fees

	 	 	45	 
	Section 4.5 Manner of Payment

	 	 	46	 
	Section 4.6 Crediting of Payments and Proceeds

	 	 	47	 
	Section 4.7 Adjustments

	 	 	47	 
	Section 4.8
Nature of Obligations of Lenders Regarding Extensions of Credit,
Assumption by the Agent.

	 	 	 

47	 
	Section 4.9 Changed Circumstances

	 	 	48	 
	Section 4.10 Indemnity

	 	 	49	 
	Section 4.11 Capital Requirements

	 	 	50	 
	Section 4.12 Taxes

	 	 	50	 
	Section 4.13 Security

	 	 	52	 

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Second Modified and Restated Loan Agreement

 

 

	 	 	 	 	 
	ARTICLE V CONDITIONS OF CLOSING AND BORROWING

	 	 	52	 
	Section 5.1 Conditions to Closing and Initial Extensions of Credit

	 	 	52	 
	Section 5.2 Conditions to All Extensions of Credit

	 	 	55	 
	 
	 	 	 	 
	ARTICLE VI REPRESENTATIONS AND WARRANTIES

	 	 	56	 
	Section 6.1 Existence, Etc.

	 	 	56	 
	Section 6.2 Financial Condition

	 	 	57	 
	Section 6.3 Litigation

	 	 	57	 
	Section 6.4 No Breach

	 	 	57	 
	Section 6.5 Authority

	 	 	57	 
	Section 6.6 Approval

	 	 	58	 
	Section 6.7 Employee Benefit Plans

	 	 	58	 
	Section 6.8 Taxes, Etc.

	 	 	58	 
	Section 6.9 Ownership of Collateral

	 	 	58	 
	Section 6.10 Bridge Loan Documents

	 	 	58	 
	Section 6.11 Existing Loan Documents

	 	 	58	 
	Section 6.12 Survival

	 	 	59	 
	 
	 	 	 	 
	ARTICLE VII COVENANTS OF THE OBLIGORS

	 	 	59	 
	Section 7.1 Borrowing Base Reports, Financial Statements, Etc.

	 	 	59	 
	Section 7.2 Disposition of Assets

	 	 	60	 
	Section 7.3 Existence, Etc.

	 	 	61	 
	Section 7.4 Liens

	 	 	61	 
	Section 7.5 Use of the Credit Facility

	 	 	61	 
	Section 7.6 Access

	 	 	61	 
	Section 7.7 Leases

	 	 	62	 
	Section 7.8 Quality of Work: Changes; Etc.

	 	 	62	 
	Section 7.9 Delivery of Original Recorded Documents

	 	 	62	 
	Section 7.10 Insurance

	 	 	62	 
	Section 7.11 Other Documents

	 	 	64	 
	Section 7.12 Notice of Changes in Registration Statements

	 	 	65	 
	Section 7.13 Amendments to Charters

	 	 	65	 
	Section 7.14 Hedge Agreements

	 	 	65	 
	Section 7.15 Additional Debt

	 	 	65	 
	 
	 	 	 	 
	ARTICLE VIII FINANCIAL COVENANTS

	 	 	65	 
	Section 8.1 Liquidity

	 	 	65	 
	Section 8.2 Adjusted EBITDA to Debt Service

	 	 	66	 
	Section 8.3 Tangible Net Worth

	 	 	66	 
	Section 8.4 Total Liabilities to Tangible Net Worth Ratio

	 	 	66	 
	Section 8.5 Residential Units

	 	 	66	 
	Section 8.6 Land to Tangible Net Worth Covenant

	 	 	66	 
	Section 8.7 Appraisals

	 	 	66	 
	 
	 	 	 	 
	ARTICLE IX EVENTS OF DEFAULT AND REMEDIES

	 	 	68	 
	Section 9.1 Events of Default

	 	 	68	 
	Section 9.2 Remedies

	 	 	69	 

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Second Modified and Restated Loan Agreement

ii

 

	 	 	 	 	 
	Section 9.3 Rights and Remedies Cumulative; Non-Waiver; Etc.

	 	 	70	 
	Section 9.4 Defaults Affecting Borrowing Base Assets

	 	 	71	 
	 
	 	 	 	 
	ARTICLE X THE AGENT

	 	 	71	 
	Section 10.1 Appointment

	 	 	71	 
	Section 10.2 Delegation of Duties

	 	 	71	 
	Section 10.3 Exculpatory Provisions

	 	 	72	 
	Section 10.4 Reliance by the Agent

	 	 	72	 
	Section 10.5 Notice of Default

	 	 	72	 
	Section 10.6 Non-Reliance on the Agent and Other Lenders

	 	 	73	 
	Section 10.7 Indemnification

	 	 	73	 
	Section 10.8 The Agent in Its Individual Capacity

	 	 	74	 
	Section 10.9 Resignation of the Agent, Successor Agent

	 	 	74	 
	Section 10.10 Effect of Article on Obligors

	 	 	74	 
	 
	 	 	 	 
	ARTICLE XI MISCELLANEOUS

	 	 	75	 
	Section 11.1 Notices

	 	 	75	 
	Section 11.2 Expenses, Indemnity

	 	 	76	 
	Section 11.3 Set-off

	 	 	76	 
	Section 11.4 Governing Law

	 	 	77	 
	Section 11.5 Consent to Jurisdiction

	 	 	77	 
	Section 11.6 Binding Arbitration

	 	 	77	 
	Section 11.7 Reversal of Payments; Continuing Enforcement

	 	 	78	 
	Section 11.8 Injunctive Relief; Punitive Damages

	 	 	78	 
	Section 11.9 Accounting Matters

	 	 	79	 
	Section 11.10 Successors and Assigns; Participations

	 	 	79	 
	Section 11.11 Amendments, Waivers and Consents

	 	 	82	 
	Section 11.12 Performance of Duties

	 	 	82	 
	Section 11.13 All Powers Coupled with Interest

	 	 	82	 
	Section 11.14 Survival of Indemnities

	 	 	83	 
	Section 11.15 Titles and Captions

	 	 	83	 
	Section 11.16 Severability of Provisions

	 	 	83	 
	Section 11.17 Counterparts

	 	 	83	 
	Section 11.18 Term of Agreement

	 	 	83	 
	Section 11.19 Time is of the Essence

	 	 	83	 
	Section 11.20 Brokerage

	 	 	84	 
	Section 11.21 Public Notice

	 	 	84	 
	Section 11.22 Entire Agreement

	 	 	84	 
	Section 11.23 Inconsistencies with Other Documents; Covenants

	 	 	84	 
	Section 11.24 Joint and Several Liability

	 	 	84	 
	Section 11.25 Joinder of New Lenders

	 	 	84	 
	Section 11.26 Joinder of Bridge Loan Additional Borrowers

	 	 	84	 
	Section 11.27 Modified and Restated Agreement

	 	 	84	 
	 
	 	 	 	 
	TABLE OF EXHIBITS

	 	 	I	 
	 
	 	 	 	 
	TABLE OF CONTENTS

	 	 	I	 

WB/Neighborhoods

Second Modified and Restated Loan Agreement

iii

 

SECOND MODIFIED AND RESTATED LOAN AGREEMENT

     THIS SECOND MODIFIED AND RESTATED LOAN AGREEMENT (this “Agreement”) is dated as of October 12,
2007, by and among NEIGHBORHOODS CAPITAL, LLC, a Virginia limited liability company (“Capital”),
BRAM NEIGHBORHOODS, LLC, a Virginia limited liability company, GLENKIRK NEIGHBORHOODS, LLC, a
Virginia limited liability company, GLYNN TARRA ESTATES, LLC, a Virginia limited liability company,
NEIGHBORHOODS I, L.L.C., a Virginia limited liability company, NEIGHBORHOODS II, LLC, a Virginia
limited liability company, NEIGHBORHOODS III, LLC, a Virginia limited liability company,
NEIGHBORHOODS IV, LLC, a Virginia limited liability company, COLES RUN NEIGHBORHOODS, LLC, a
Virginia limited liability company, and ZION NEIGHBORHOODS, LLC, a Virginia limited liability
company (Capital and each of the other entities named, individually, an “Initial Borrower” and
Capital and each of the other entities named, collectively, the “Initial Borrowers”); WALL
NEIGHBORHOODS, LLC, a Virginia limited liability company, MARUMSCO NEIGHBORHOODS, LLC, a Virginia
limited liability company, NEIGHBORHOODS VI, LLC, a Virginia limited liability company, LANDMARK
NEIGHBORHOODS, LLC, a Virginia limited liability company, BRAM III NEIGHBORHOODS, LLC, a Virginia
limited liability company, OLD DOMINION NEIGHBORHOODS, LLC, a Virginia limited liability company,
SPRING PARK NEIGHBORHOODS, LLC, a Virginia limited liability company, FAIR OAKS NEIGHBORHOODS, LLC,
a Virginia limited liability company, SHIRLINGTON NEIGHBORHOODS, LLC, a Virginia limited liability
company, POWELL’S NEIGHBORHOODS II, LLC, a Virginia limited liability company, WOODLANDS
NEIGHBORHOODS, LLC, a Virginia limited liability company, FALLS GATE NEIGHBORHOODS, LLC, a Virginia
limited liability company, and HERNDON NEIGHBORHOODS, LLC, a Virginia limited liability company
(each of such entities named, individually, an “Initial Additional Borrower” and each of such
entities named, collectively, the “Initial Additional Borrowers”); BEECH GROVE NEIGHBORHOODS, LLC,
a Virginia limited liability company, and NEIGHBORHOODS V, LLC, a Virginia limited liability
company (each of such entities named, individually, a “Bridge Loan Additional Borrower” and each of
such entities named, collectively, the “Bridge Loan Additional Borrowers”) (each of the Initial
Borrowers, the Initial Additional Borrowers and the Bridge Loan Additional Borrowers, individually,
a “Borrower”, each of the Initial Borrowers, the Initial Additional Borrowers and the Bridge Loan
Additional Borrowers, collectively, the “Borrowers”) jointly and severally; KF NEIGHBORHOODS,
L.L.C., a Maryland limited liability company and KF II NEIGHBORHOODS, LLC, a Maryland limited
liability company, STANLEY-MARTIN COMMUNITIES, LLC, a Delaware limited liability company,
STANLEY-MARTIN FINANCING CORP., a Delaware corporation, WILDEWOOD NEIGHBORHOODS, LLC, a Maryland
limited liability company, WILDEWOOD RESIDENTIAL, LLC, a Maryland limited liability company, and
AVALON WEST NEIGHBORHOODS, LLC, a Maryland limited liability company (each of such entities named,
individually, a “Guarantor” and each of such entities named, collectively, the “Guarantors”)
jointly and severally (the Borrowers and Guarantors are hereinafter sometimes referred to,
individually, as an “Obligor” and, collectively, as the “Obligors”); the Lenders who are or may
become a party to this Agreement (each of such entities, individually, a “Lender” and each of such
entities, collectively, the “Lenders”); and

WB/Neighborhoods

Second Modified and Restated Loan Agreement

 

 

WACHOVIA BANK, NATIONAL ASSOCIATION, a national banking association (sometimes referred to as
“Wachovia”), as a Lender, as Agent for the Lenders and as Issuing Lender.

     NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged by the parties hereto, such parties hereby agree as follows:

ARTICLE I

DEFINITIONS

     Section 1.1 Definitions.

     The following terms shall have the meanings assigned to them below when used in this
Agreement.

     “Actual Costs Incurred” with respect to any Project that is or is to become a
Borrowing Base Asset means the applicable Obligor’s actual costs which are included in the Land
Cost, Budgeted Lot Cost, Finished Lot Acquisition Cost or Appraised Value of the Model Unit, Spec
Unit or Sold Unit applicable to that Project and which the Obligor has incurred as of the
applicable time of determination.

     “Additional Borrower” means each Person that has executed and delivered an Additional
Borrower Joinder Supplement on or after the Closing Date that has been accepted and approved by the
Agent.

     “Additional Borrower Joinder Supplement” means an Additional Borrower Joinder
Supplement in substantially the form attached hereto as Exhibit
“A-1”, with the blanks
appropriately completed and executed and delivered by the Additional Borrower, accepted by Capital
on behalf of the Obligors and, if the proposed Borrowing Base Assets owned by such Additional
Borrower satisfy the criteria in Section 2.3 hereof, executed by Agent on behalf of itself and the
other Lenders, or if the proposed Borrowing Base Assets owned by such Additional Borrower do not
satisfy the criteria in Section 2.3 hereof, executed by Agent and each other Lender.

     “Additional Guarantor” means each limited liability company which shall have Capital
as its sole member that has executed and delivered an Additional Guarantor Joinder Supplement on or
after the Closing Date that has been accepted and approved by the Agent.

     “Additional Guarantor Joinder Supplement” means an Additional Guarantor Joinder
Supplement in substantially the form attached hereto as Exhibit
“A-2”, with the blanks
appropriately completed and executed and delivered by the Additional Guarantor, accepted by Capital
on behalf of the Obligors and, if the proposed Borrowing Base Assets owned by such Additional
Guarantor satisfy the criteria in Section 2.3 hereof, executed by Agent on behalf of itself and the
other Lenders, or if the proposed Borrowing Base Assets owned by such Additional Guarantor do not
satisfy the criteria in Section 2.3 hereof, executed by Agent and each other Lender.

     “Adjusted EBITDA” means, as of the last day of any Fiscal Quarter, the sum of (i) net
income plus (ii) state and federal income taxes plus (iii) amortization and
depreciation expense

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Second Modified and Restated Loan Agreement

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plus (iv) interest expense in cost of goods sold plus (v) interest expense
from operations plus (vi) write-off of impairment charges and other non-cash charges and
expenses, determined in each case for Capital and its Subsidiaries on a consolidated basis for the
four (4) Fiscal Quarters then ended.

     “Adjusted Tangible Net Worth” means Tangible Net Worth plus the lesser of (a) fifty
percent (50%) of Subordinated Debt or (b) thirty-five percent (35%) of Adjusted Tangible Net Worth,
such that Tangible Net Worth shall never be less than sixty-five percent of Adjusted Tangible Net
Worth.

     “Affiliate” means, with respect to any Person, any individual, corporation,
partnership, association, trust, or other Person directly or indirectly controlling, controlled by,
or under direct or indirect common control with such Person.

     “Agent” means Wachovia in its capacity as Agent hereunder, and any successor thereto
appointed pursuant to Section 10.9.

     “Agent’s Office” means the office of the Agent specified in or determined in
accordance with the provisions of Section 11.1(c).

     “Agreement” has the meaning given to it in the preamble of this Agreement and shall
include all future amendments, modifications, substitutions and/or renewals of this Agreement from
time to time.

     “Aggregate Commitment” means the aggregate amount of the Lenders’ Commitments
hereunder as such amount may be reduced, increased or modified at any time or from time to time
pursuant to the terms of this Agreement. On the Closing Date, the Aggregate Commitment shall be
One Hundred Twenty-Seven Million Five Hundred Thousand and No/100 Dollars ($127,500,000.00).

     “Applicable Interest Rate” means (a) the Base Rate or (b) the LIBOR Rate.

     “Applicable Law” means all applicable provisions of the constitutions, statutes, laws,
rules, treaties, regulations and orders of all Governmental Authorities and all orders and decrees
of all courts and arbitrators.

     “Applicable Margin” means the applicable rate per annum added, as set forth below, to
the LIBOR Base Rate or LIBOR Market Index Rate. The Applicable Margin (expressed as basis points)
shall vary depending upon the Senior Leverage Ratio, as follows:

	 	 	 
	Senior Leverage Ratio	 	Applicable Margin
	less than 1.5

	 	175
	1.5 but not greater than 2.0
	 	200
	2.0 but not greater than 2.5
	 	212.5
	2.5 or greater
	 	225

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Second Modified and Restated Loan Agreement

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     The Applicable Margin effective on the Closing Date will be 212.5 basis points. Thereafter
the Applicable Margin shall be adjusted on a quarterly basis based on the Senior Leverage Ratio,
determined by the Agent in the exercise of its sole and absolute discretion based on the most
recent quarterly reports required by Section 7.1(c) that the Agent has received, with any
change to be effective as of the first day of the first month following receipt by the Agent of
such statement.

     “Application” means an application, in the form specified by the Issuing Lender from
time to time, requesting the Issuing Lender to issue a Letter of Credit.

     “Appraisal” means an appraisal meeting the requirements of Section 8.7 ordered
by the Agent, on behalf of the Lenders, performed by an appraiser approved by the Agent and
prepared in accordance with policies and procedures for real estate appraisals supporting
extensions of credit by banking institutions subject to regulation by the Comptroller of the
Currency, the Board of Governors of the Federal Reserve System or the Federal Deposit Insurance
Corporation and reviewed and approved by the appraisal department of the Agent.

     “Appraised Value” means for Raw Land, the “as is” appraised value and for Land Under
Development, Finished Lots, Model Units (including, without limitation, Options) and Spec Units
(including, without limitation, Options), the gross retail value of the applicable Lot or Unit on
an “as-completed” basis without discount to reflect the time value of money.

     “Approved Contract” means a bona-fide agreement of sale that (a) is with an unrelated
third-party purchaser for fair market value, (b) provides for a cash deposit of at least five
percent (5%) of the purchase price (or, in the case of Units in Prince William County, Virginia, at
least three percent (3%) of the purchase price) which is held either (i) by First Excel Title, LLC,
or an independent third party (i.e., a real estate broker) or (ii) in an escrow account of an
Obligor placed with a Lender, or (iii) by an Obligor, (c) is not subject to, or conditioned upon,
the sale or lease by the purchaser of any existing real property owned by the purchaser, and (d)
contains no contingency other than for a mortgage commitment that is in an amount not in excess of
ninety-five percent (95%) of the gross sales price of the Unit (but any mortgage contingency for a
loan in excess of ninety-five percent (95%) of the sales price, if permitted by Agent, shall
require certification of pre-approval from an acceptable mortgage lender), and which is not
contingent upon the sale or lease of any other real estate (although if the financing commitment
does include such sale or lease contingency, such contingency must be specifically excluded in the
agreement of sale).

     "Approved Subdivision(s)” means those single-family residential developments that are
subject to a recorded subdivision plat approved by the appropriate Governmental Authorities in the
jurisdiction in which they are located, and either (a) contain Lots for which advances have been
made under the Existing Loans, or (b) have been approved in accordance with Section 2.3(c).
The Approved Subdivisions as of the Closing Date are listed on Exhibit “B”.

     “Arranger” means Wachovia Capital Markets, LLC.

     “As Is Value” or “As Is Appraised Value” of a Lot or Unit means the value as
determined by the most recent Appraisal pertaining to such Lot or Unit.

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Second Modified and Restated Loan Agreement

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     “Assignment and Acceptance” shall have the meaning assigned thereto in Section
11.10(b).

     “Assignment of Contracts” means the Assignment of Contracts, Plans and Permits dated
November 15, 2004 with the Prior Agreement by the Obligors in favor of the Agent.

     “Base Rate” means the sum of (a) the Applicable Margin plus (b) the LIBOR
Market Index Rate.

     “Benefited Lender” has the meaning given to it in Section 4.7.

     “Borrower” means each Person defined as a “Borrower” in the preamble of this Agreement
and each Additional Borrower; “Borrowers” means the collective reference to all Persons
defined as “Borrowers” in the preamble to this Agreement and all Additional Borrowers.

     “Borrowing Base” At the time of determination, the amount by which (1) the sum of the
following amounts ((a) through (f), inclusive) for Projects which are Borrowing Base Assets as
shown in the most recent Borrowing Base Report that has been received by the Agent exceeds (2) the
principal amount of Subordinated Debt, if any, that has a maturity of one year or less:

     (a) Raw Land. With respect to Raw Land, the lesser of (i) fifty percent
(50%) of the Land Cost of the Raw Land and (ii) fifty percent (50%) of the Appraised
Value of the Raw Land;

     (b) Land Under Development. With respect to each Project which is Land
Under Development, the lesser of (i) the sum of (A) seventy-five percent (75%) of
the Obligor’s actual cost incurred to purchase the Land component of the Project,
plus (B) (1) seventy-five percent (75%) of the Budgeted Lot Cost for the Project
(less the Obligor’s actual cost incurred to purchase the subject Land), multiplied
by (2) the Completion Percentage for the Project, and (ii) the sum of (A) sixty-five
percent (65%) of the Appraised Value of the Land component of the Project, plus (B)
(1) sixty-five percent (65%) of the Appraised Value of the Project (less the
Appraised Value of the subject Land), multiplied by (2) the Completion Percentage
for the Project; provided, however, that during any period in which the aggregate
Appraised Value of Raw Land and Land Under Development exceeds 125% of Tangible Net
Worth, 75% shall be reduced to 70% and 65% shall be reduced to 60% in the foregoing
formulas with respect to the portion of Land Under Development in the Borrowing Base
in excess of the amount of Land Under Development that would cause the aggregate
Appraised Value of Raw Land and Land Under Development to equal 125% of Tangible Net
Worth;

     (c) Finished Lots. With respect to Finished Lots, the lesser of (i)
eighty percent (80%) of Finished Lot Acquisition Cost for the Finished Lot and (ii)
seventy-five percent (75%) of the Appraised Value of the Finished Lot;

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     (d) Model Units. With respect each Model Unit, the sum of (i)
seventy-five percent (75%) of the Finished Lot Acquisition Cost for the subject Lot,
plus (ii)(A) seventy-five percent (75%) of the Appraised Value of the Model Unit
(less (i) noted above), multiplied by (B) the Completion Percentage for the Model
Unit;

     (e) Spec Units. With respect to each Spec Unit, the sum of (i)
seventy-five percent (75%) of the Finished Lot Acquisition Cost for the subject Lot
plus (ii) (A) seventy-five percent (75%) of the Appraised Value of the Spec Unit
(less (i) noted above), multiplied by (B) the Completion Percentage for the Spec
Unit; and

     (f) Sold Units. With respect to Sold Units, the sum of (i) eighty
percent (80%) of the Finished Lot Acquisition Cost for the subject Lot plus (ii) (A)
eighty percent (80%) of the applicable Contract Price (less the Finished Lot
Acquisition Cost), multiplied by (B) the Completion Percentage for the Sold Unit;

     provided, however, that the Borrowing Base shall be subject to
the following limitations measured in each case as of the time of determination:

     Unsold Units (Spec Units and Model Units) shall not constitute more than 30% of
the portion of the Borrowing Base created by all Units (Spec Units, Model Units and
Sold Units).

     The portion of the Borrowing Base supported by Raw Land shall not constitute
more than 10% of the aggregate Borrowing Base; and

     The portion of the Borrowing Base supported by Raw Land, Land Under Development and
Finished Lots shall not constitute more than 65% of the aggregate Borrowing Base.

     “Borrowing Base Assets” means those real estate assets of the Obligors designated as
“Borrowing Base Assets” on the most recent Borrowing Base Report received by the Agent which are
Raw Land, Land Under Development, Finished Lots or Units, eligible for inclusion in the Borrowing
Base pursuant to the requirements of this Agreement and upon which the Agent has a recorded first
priority Mortgage for the benefit of the Lenders.

     “Borrowing Base Deficiency” has the meaning described in Section 2.5(c).

     “Borrowing Base Report” means the report provided by the Obligors to the Agent
pursuant to Section 7.1(a) containing the information shown on Exhibit “C” and such
other information concerning the Borrowing Base Assets as the Agent shall request.

     “Bridge Loan” means the loan from Prior Lender to the Bridge Loan Additional Borrowers
in the principal amount of up to $14,999,000.

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     “Bridge Loan Additional Borrower” means each Person defined as a “Bridge Loan
Additional Borrower” in the preamble of this Agreement; “Bridge Loan Additional Borrowers”
means the collective reference to all Persons defined as “Bridge Loan Additional Borrowers” in the
preamble to this Agreement.

     “Budgeted Lot Cost” means, with respect to each Project which is Land Under
Development, the sum of (a) the applicable Obligor’s actual cost incurred to purchase the Land,
plus (b) the applicable Obligor’s actual cost to obtain all required Governmental
Approvals, plus (c) the total budgeted hard costs of labor, materials, land improvements,
utility installation and other work to be performed, plus (d) soft costs (survey cost,
permit fees, insurance, impact fees, real estate taxes, recording charges, loan fees, marketing
costs, interest and overhead) to be incurred, in connection with the construction and completion of
the improvements comprising such Project in substantial compliance with the Plans and
Specifications, all as reasonably approved by the Agent; provided, however, that upon Completion of
a Project which is Land Under Development for an aggregate actual cost which is less than the
foregoing amount, the Budgeted Lot Cost for that Project shall be reduced to such aggregate actual
cost.

     “Budgeted Unit Cost” means, with respect to each Unit, the sum of (a) the Finished
Lot Acquisition Cost for the Lot comprising the subject Unit, plus (b) the total budgeted
hard costs of labor, materials, land improvements, utility installation and hook-up and other work
to be performed, plus (c) soft costs (survey cost, permit fees, insurance, interest, real
estate taxes, recording charges, loan fees, marketing costs and overhead) to be incurred, in
connection with the construction and completion of the subject Unit in substantial compliance with
the Plans and Specifications, all as reasonably approved by the Agent; provided, however, that upon
Completion of a Unit for an aggregate actual cost which is less than the foregoing amount, the
Budgeted Unit Cost for that Unit shall be reduced to such aggregate actual cost.

     “Business Day” means any day other than a Saturday, Sunday or legal holiday on which
banks in Charlotte, North Carolina, Tysons Corner, Virginia, New York, New York, and each
jurisdiction where a Lender has its Lending Office are open for the conduct of their commercial
banking business.

     “Capital” has the meaning given to it in the preamble to this Agreement.

     “Closing Date” means the date of this Agreement or if no Revolving Loans are made on
such date, such later Business Day upon which each condition described in Section 5.1 shall
be satisfied or waived in all respects in a manner acceptable to the Agent, in its sole discretion
and the initial Revolving Loans are made.

     “Collateral” means all property of the Obligors including Borrowing Base Assets, which
is encumbered by a Mortgage or otherwise granted by the Obligors as security for the Credit
Facility under any of the Loan Documents.

     “Commitment” means, as to any Lender, such Lender’s Revolving Credit Commitment or L/C
Commitment.

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     “Commitment Percentage” means, as to any Lender at any time, the ratio, stated as a
percentage, of (a) the amount of the Commitment of such Lender to (b) the Aggregate Commitment.

     “Completion” means as to each Project that is a Borrowing Base Asset, the date as of
which the first Borrowing Base Report was prepared upon which the Completion Percentage for the
Project equals or exceeds 95% of the Budgeted Lot Cost or Budgeted Unit Cost applicable to that
Project.

     “Completion Percentage” means, as of the time of determination, (a) for each Project
that is Land Under Development and is not Completed, the quotient, stated as a percentage, of (i)
Actual Costs Incurred (less, as applicable, Obligor’s actual cost incurred to purchase the Land or
the Appraised Value of the Land) divided by (ii) the Budgeted Lot Cost (less, as applicable,
Obligor’s actual cost incurred to purchase the Land or the Appraised Value of the Land), and (b)
for each Project that is a Unit and is not Completed, the quotient, stated as a percentage, of (1)
Actual Costs Incurred (less the Lot Acquisition Cost for the subject Unit) divided by (2) the
Budgeted Unit Cost (less the Lot Acquisition Cost of the subject Unit).

     “Compliance Inspector” means an independent architect or engineer selected and
retained by the Agent at the Obligors’ expense, in order from time to time as required by Agent,
(i) to conduct inspections of the Borrowing Base Assets in connection with requests for Revolving
Loans, to determine (a) whether construction is proceeding on schedule in substantial accordance
with the Plans and Specifications and (b) whether the necessary work has been completed in order to
justify the advance requested, and (ii) to consult on such other matters as provided for herein or
that the Agent may request in its sole discretion.

     “Consolidated” means, when used with reference to financial statements or financial
statement items of the Obligors, such statements or items on a consolidated basis in accordance
with applicable principles of consolidation under GAAP.

     “Consolidated Subsidiary(ies)” means any Person whose accounts would be consolidated
with those of the Obligors in their consolidated financial statements in accordance with GAAP.

     “Contract Price” means the sales price for a Unit which is payable to an Obligor
pursuant to an Approved Contract.

     “Control” means possession, directly or indirectly, of the power to direct or cause
the direction of the management or policies of a Person, whether through the ownership of voting
securities, by contract.

     “Covenant Compliance Certificate” means a certificate signed by the chief executive
officer, chief financial officer, chief accounting officer, treasurer or other Responsible Officer
of Capital certifying that the Obligors are in compliance with all covenants under the Loan
Documents including the financial covenants and with all financial covenants under all other debt
facilities, demonstrating such compliance with specific computations, all in reasonable detail and
otherwise satisfactory to the Agent. The form of the Covenant Compliance Certificate is attached
to this Agreement as Exhibit “D”.

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     “Credit Facility” means the Revolving Credit Facility, including the L/C Facility.

     “Debt Service” means, as to the last day of any Fiscal Quarter the sum of (a) interest
paid (whether expensed or capitalized) plus (b) required principal payments on any
Indebtedness, determined in each case for the four (4) Fiscal Quarters then ended.

     “Debt” means with respect to any Person (i) all obligations of such Person for
borrowed money, (ii) all obligations of such Person evidenced by bonds, debentures, notes, or other
similar instruments, (iii) all obligations of such Person to pay the deferred purchase price of
property or services, (iv) all obligations of such Person under capital leases, (v) all
non-contingent obligations of such Person to reimburse any bank or other Person in respect of
amounts paid under a letter of credit or similar instrument, (vi) all obligations of others secured
by a lien on any asset of such Person, whether or not any such obligation is assumed by such
Person, and (vii) all obligations of others guarantied by such Person.

     “Default” means the occurrence of any condition, event, act or omission that, with the
giving of notice or passage of time, or both, would constitute an Event of Default.

     “Eligible Assignee” means, with respect to any assignment of the rights, interests and
obligations of a Lender hereunder, a Person that is at the time of such assignment (a) a commercial
bank organized under the laws of the United States or any state thereof, having combined capital
and surplus in excess of $500,000,000, (b) a finance company, insurance company or other financial
institution which in the ordinary course of business extends credit of the type extended hereunder
and that has total assets in excess of $1,000,000,000, (c) already a Lender hereunder (whether as
an original party to this Agreement or as the assignee of another Lender), (d) the successor
(whether by transfer of assets, merger or otherwise) to all or substantially all of the commercial
lending business of the assigning Lender, or (e) any other Person that has been approved in writing
as an Eligible Assignee by the Agent and, so long as no Default or Event of Default has occurred
and is continuing, Capital, which consents shall not be unreasonably withheld.

     “Environmental Laws” means any and all federal, state and local laws, statutes,
ordinances, rules, regulations, permits, licenses, approvals, interpretations, and orders of courts
or Governmental Authorities, relating to the protection of human health or the environment,
including, but not limited to, requirements pertaining to the manufacture, processing,
distribution, use, treatment, storage, disposal, transportation, handling, reporting, licensing,
permitting, investigation or remediation of Hazardous Materials.

     “Event of Default” means any event or condition specified as an Event of Default in
Section 9.1.

     “Existing Lenders” means, separately and collectively, Wachovia, Branch Banking and
Trust Company and First Horizon Home Loans, a division of First Tennessee Bank National
Association, as Lenders under the Prior Agreement.

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     “Existing Letters of Credit” means those letters of credit issued and outstanding
under the L/C Facility as of the Closing Date and identified on
Exhibit “E-2” not taking
into account any Letter of Credit issued or cancelled on the Closing Date.

     “Existing Loans” means the Revolving Loans outstanding as of the Closing Date and
identified on Exhibit “E-1” not taking into account any advance of the Revolving Credit
Facility made by the Lenders pursuant to Article III hereof on the Closing Date or any payment of
amounts outstanding under the Revolving Credit Facility made by the Obligors on the Closing Date.

     “Extensions of Credit” means (a) with respect to all Lenders, the aggregate principal
amount of all outstanding Revolving Loans and L/C Obligations and (b) with respect to each Lender,
an amount equal to the sum of (a) the aggregate unpaid principal amount of all Revolving Loans made
by such Lender then outstanding and (b) such Lender’s Commitment Percentage of the L/C Obligations
then outstanding.

     “Extension Fee” and “Extension Fees” have the meaning described in Section
4.4(c).

     “Federal Funds Rate” means a rate per day equal to the weighted average of rates on
overnight federal funds transactions with members of the Federal Reserve System only, arranged by
federal funds brokers, as published as of such day by The Federal Reserve Bank of New York.

     “Fee Letter” means the letter agreement dated of even date herewith between the
Capital and the Agent concerning the payment of certain fees in connection with the Credit
Facility, as the Fee Letter may be amended from time to time.

     “Financial Covenants” has the meaning given to it in ARTICLE VIII.

     “Finished Lot” means any Lot with respect to which all off-site and on-site
infrastructure improvements (other than final paving) have been completed including, without
limitation (i) all utilities being installed to the Lot, and (ii) all conditions to subdivision
approval imposed by the applicable Governmental Authorities being satisfied so that a building
permit for a Unit can be obtained, which Lot has not been converted to a Unit. To the extent that
one or more of the requirements have not been completed, such requirement shall be deemed to have
been completed if such requirement is fully bonded.

     “Finished Lot Acquisition Cost” means (a) for Finished Lots acquired from third
parties, the applicable Obligor’s actual cost incurred to purchase the Finished Lots or (b) for
Finished Lots developed by the Obligor from Land Under Development, the Budgeted Lot Cost.

     “Fiscal Quarter” means each of the four calendar periods of three months ending on
March 31, June 30, September 30 and December 31 of each year.

     “Fiscal Year” means the calendar period beginning January 1 and ending December 31 of
each year.

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     “GAAP” means generally accepted accounting principles as promulgated by the Financial
Accounting Standards Board from time to time.

     “Governmental Approvals” means all authorizations, consents, approvals, or licenses
issued by Governmental Authorities.

     “Governmental Authority” means any nation, province, state or political subdivision
thereof, and any government or any Person exercising executive, legislative, regulatory or
administrative functions of or pertaining to government.

     “Guarantor” means S-M Communities, S-M Financing, KF Neighborhoods, L.L.C., KF II
Neighborhoods, LLC, Wildewood Neighborhoods, LLC and each Additional Guarantor;
“Guarantors” means the collective reference to all such Persons.

     “Guaranty” means the Guaranty of Payment Agreement dated November 15, 2004 executed
and delivered by the Guarantors, as amended, modified, substituted, extended, renewed and
supplemented from time to time.

     “Hazardous Materials” means any substances or materials (a) which are or become
defined as hazardous wastes, hazardous substances, pollutants, contaminants, chemical substances or
mixtures or toxic substances under any Environmental Law, (b) which are toxic, explosive,
corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or otherwise harmful to
human health or the environment and are or become regulated by any Governmental Authority, (c) the
presence of which require investigation or remediation under any Environmental Law or common law,
(d) the discharge or emission or release of which requires a permit or license under any
Environmental Law or other Governmental Approval, (e) which are deemed to pose a health or safety
hazard to persons or neighboring properties, (f) which are materials consisting of underground or
aboveground storage tanks, whether empty, filled or partially filled with any substance, or (g)
which contain, without limitation, asbestos, polychlorinated biphenyls, urea formaldehyde foam
insulation, petroleum hydrocarbons, petroleum derived substances or waste, crude oil, nuclear fuel,
natural gas or synthetic gas.

     “Hedge Agreement” means any agreement executed by Capital with Wachovia or any other
Lender or any other financial institution approved by the Agent in writing, and with respect to an
interest rate swap, collar, cap, floor or a forward rate agreement or other agreement regarding the
hedging of interest rate risk exposure executed in connection with hedging the interest rate
exposure of the Borrowers under this Agreement, and any confirming letter executed pursuant to such
Hedge Agreement, all as amended, restated or otherwise modified.

     “Hedge Termination Value” means, in respect of any one or more Hedge Agreements, after
taking into account the effect of any legally enforceable netting agreement relating to such Hedge
Agreements, (a) for any date on or after the date such Hedge Agreements have been closed out and
termination value(s) determined in accordance therewith, such termination value(s), and (b) for any
date prior to the date referenced in clause (a), the amount(s) determined as the mark-to-market
value(s) for such Hedge Agreements, as determined based upon one or more mid-market or other
readily available quotations provided by any recognized dealer in such Hedge Agreements (which may
include a Lender or any Affiliate of a Lender).

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     “Horizontal Improvements” means utilities, including water and sewer, curbs, gutters,
stormwater detention structures and dedicated roadways built in material compliance with and
permitted under applicable laws and regulations all constructed within easements or rights-of-way
dedicated or granted to the applicable Governmental Authority, utility company or created or
reserved pursuant to a declaration of easements or similar instrument.

     “Indemnified Loss or Expense” means Lenders’ loss or expense in employing deposits as
a consequence of (a) the Borrowers’ failure to make any payment when due under the Revolving Loans,
or (b) any prepayment of the Revolving Loans bearing interest at the LIBOR Rate on a date other
than the last day of an Interest Period.

     “Initial Additional Borrower” means each Person defined as an “Initial Additional
Borrower” in the preamble of this Agreement; “Initial Additional Borrowers” refers to all
Persons defined as “Initial Additional Borrowers” in the preamble to this Agreement.

     “Initial Borrower” means each Person defined as an “Initial Borrower” in the preamble
of this Agreement; “Initial Borrowers” refers to all Persons defined as “Initial Borrowers”
in the preamble to this Agreement.

     “Interest Period” means the period beginning on the first London Business Day of each
month and ending on the first London Business Day of the following month.

     “Interest Rate Election Notice” means a notice substantially in the form of
Exhibit “L” attached to this Agreement and as more particularly described in Section
4.3(e).

     “Issuing Lender” means Wachovia, in its capacity as issuer of any Letter of Credit, or
any successor thereto.

     “Land Cost” means the Obligors’ actual cost incurred to purchase the Raw Land.

     “Land Under Development” means land acquired by an Obligor which is zoned for its
intended use, has a preliminary plan approved by the appropriate Governmental Authorities in the
jurisdiction in which the land is located, and is intended to be under development within nine (9)
months of inclusion in the Borrowing Base, as determined by the Agent.

     “Land Under Development Approval Submissions” has the meaning given to it in
Section 2.3(b).

     “L/C Commitment” means Thirty-Five Million and No/100 Dollars ($35,000,000).

     “L/C Facility” means the letter of credit facility established pursuant to ARTICLE
III hereof.

     “L/C Fee” and “L/C Fees” shall have the meanings assigned thereto in
Section 3.3(a).

     “L/C Maximum Availability” means, for any given Letter of Credit, the lowest of:

          (a) the L/C Commitment minus the L/C Obligations; or

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          (b) the then applicable Revolving Credit Commitment minus the sum of ((i) all
outstanding Revolving Loans and (ii) the L/C Obligations).

     “L/C Obligations” means at any time, an amount equal to the sum of (a) the aggregate
undrawn and unexpired amount of the then outstanding Letters of Credit and (b) the aggregate amount
of drawings under Letters of Credit that have not then been reimbursed pursuant to Section 3.5
or converted to Revolving Loans.

     “L/C Participants” means the collective reference to all the Lenders other than the
Issuing Lender.

     “L/C Participation” means, as to any Lender at any time, with respect to all Letters
of Credit, the product of the L/C Obligations and such Lender’s Commitment Percentage and, with
respect to any particular Letter of Credit, the product of the L/C Obligations applicable solely to
that particular Letter of Credit and such Lender’s Commitment Percentage.

     “Lender” means each Person executing this Agreement as a Lender set forth on the
signature pages hereto and each Person that hereafter becomes a party to this Agreement as a Lender
pursuant to Section 11.10(b).

     “Lending Office” means, with respect to any Lender, the office of such Lender
administering such Lender’s Commitment.

     “Letter of Credit Agreement” means the Letter of Credit Agreement in the Issuing
Lender’s standard form, as such form may be revised from time to time, entered into by and between
a Borrower and the Issuing Lender in connection with the issuance of each Letter of Credit;
provided, however, each Letter of Credit Agreement shall be modified to include a provision
that in the event of any inconsistency between the terms of the Issuing Lender’s standard form
Letter of Credit Agreement and the terms of this Agreement, this Agreement shall control. The
Issuing Lender’s current standard form of Letter of Credit Agreement is attached to this Agreement
as Exhibit “F”.

     “Letters of Credit” shall have the meaning assigned thereto in Section 3.1(a).

     “LIBOR Base Rate” means, with respect to each Interest Period, the rate for U.S.
dollar deposits with a maturity equal to one (1) month, as reported on Telerate page 3750 as of
11:00 a.m., London time, on the second London business day before such Interest Period begins (or
if not so reported, then as determined by the Agent from another recognized source or interbank
quotation).

     “LIBOR Market Index Rate” for any day, is the rate for 1-month U.S. dollar deposits as
reported on Telerate page 3750 as of 11:00 a.m., London time, on such day, or if such day is not a
London Business Day, then the immediately preceding London Business Day (or if not so reported,
then as determined by the Agent from another recognized source or interbank quotation).

     “LIBOR Rate” means the sum of (a) the Applicable Margin plus (b) the LIBOR
Base Rate.

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     “Lien” means any mortgage, pledge, security interest, encumbrance, lien or charge of
any kind (including any agreement to give any of the foregoing, any conditional sale or other title
retention agreement, and the filing of or agreement to give any financing statement or other
similar form of public notice regarding encumbrances under the laws of any jurisdiction).

     “Loan Documents” means this Agreement and each other document executed and delivered
by the Obligors to the Lenders and/or the Agent to evidence and/or secure the Revolving Loans, the
obligation of the Obligors with respect to each Letter of Credit and the obligation of the Obligors
under each Hedge Agreement entered into with a Lender in connection with the Obligations, all as
amended, modified, substituted, extended, and renewed from time to time.

     “Loan Fees” means the fees provided for in Section 4.4.

     “London Business Day” means any Business Day on which dealings in United States Dollar
deposits are carried out on the London interbank market and on which commercial banks are open for
domestic and international business (including dealings in Dollar deposits) in London, England.

     “Lot” means any lot (i) created pursuant to a duly recorded record plat in the
jurisdiction in which such lot is located or (ii) within an Approved Subdivision.

     “Mandate Letter” means the letter agreement dated of even date herewith between
Capital and the Agent concerning, among other things, the payment of certain expenses in connection
with the Credit Facility, as the Mandate Letter may be amended from time to time.

     “Material Adverse Change” means any change in the properties, business, operation or
condition (financial or otherwise) of the Obligors or any of their Subsidiaries that results in a
material adverse change in the properties, business, operation or condition (financial or
otherwise) of the Obligors and their Subsidiaries on a consolidated basis or a material adverse
change in the ability of the Obligors to perform their obligations under the Loan Documents. For
the purpose of determining whether a Material Adverse Change has occurred that will permit the
Agent to require new Appraisals of all or any portion of the Borrowing Base Assets of a particular
Approved Subdivision, Material Adverse Change shall mean the decline in the sales prices for any
Units in such Approved Subdivision by an amount equal to fifteen percent (15%) or more or the
reduction in pace of sales for such Approved Subdivision by twenty five percent (25%) or more below
the Obligors’ pro-forma projections, determined on a calendar quarter basis.

     “Maximum Time” means, with respect to each Borrowing Base Asset other than Model
Units, the period of time which commences on the applicable Time Period Commencement Date and
continues through and including the date which is as follows:

     (a) for Raw Land, the date which is 24 months after the applicable Time Period
Commencement Date;

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     (b) for Land Under Development, (i) the date which is thirty-six (36) months
after the applicable Time Period Commencement Date for Land Under Development to be
developed into or comprising all or a portion of a single-family residential
development containing less than fifty (50) Lots and/or Units, (ii) the date which
is forty-eight (48) months after the applicable Time Period Commencement Date for
Land Under Development to be developed into or existing in a single-family
residential development containing at least fifty (50) but less than one hundred
(100) Lots and/or Units, and (iii) the date which is forty-eight (48) months after
the applicable Time Period Commencement Date for Land Under Development to be
developed into or existing in a single-family residential development containing
greater than one hundred (100) Lots and/or Units;

     (c) for Finished Lots, (i) the date which is eighteen (18) months after the
applicable Time Period Commencement Date for Finished Lots in Approved Subdivisions
containing less than fifty (50) Lots and/or Units, (ii) the date which is thirty-six
(36) months after the applicable Time Period Commencement Date for Finished Lots in
Approved Subdivisions containing at least fifty (50) but less than one hundred (100)
Lots and/or Units, and (iii) the date which is forty-eight (48) months after the
applicable Time Period Commencement Date for Finished Lots in Approved Subdivisions
containing greater than one hundred (100) Lots and/or Units. Notwithstanding the
foregoing, Borrowing Base Assets that are converted from Land Under Development to
Finished Lots shall not be included in the Borrowing Base for greater than
seventy-two (72) months in the aggregate in those categories;

     (d) for Spec Units, the date which is 15 months after the applicable Time
Period Commencement Date; and

     (e) for Sold Units, the date which is 15 months after the Applicable Time
Period Commencement Date.

     “Model Unit” means any Unit which is not a Sold Unit and which is intended to be used
as a model or sales office to conduct the business of marketing and selling homes.

     “Mortgage” means collectively (a) each mortgage, deed of trust, trust deed, or deed to
secure debt, supplemental mortgage or deed of trust, as the same may be modified or amended from
time to time (by spreader agreement or otherwise), granted and delivered to the Agent by the
Borrowers for the benefit of the Lenders to secure the indebtedness under the Credit Facility and
may include Mortgages that secure the Bridge Loan provided the same are modified and amended to
secure the Obligations to the Agent’s satisfaction and (b) each indemnity deed of trust or
supplemental indemnity deed of trust, as the same may be modified or amended from time to time (by
spreader agreement or otherwise), granted and delivered to the Agent by the Guarantors for the
benefit of the Lenders to secure the Guaranty.

     “New Lenders” means, separately and collectively, the Lenders added as such in this
Agreement.

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     “Note” shall mean a Revolving Credit Note; “Notes” shall mean all Revolving
Credit Notes.

     “Notice of Account Designation” means a notice, substantially in the form of
Exhibit “G” attached to this Agreement, which identifies the deposit account of the
Borrowers to which the Agent is authorized to disburse the proceeds of each borrowing under this
Agreement.

     “Notice of Borrowing” means a notice, substantially in the form of Exhibit “H”
attached to this Agreement, which must be submitted to the Agent in connection with a borrowing
pursuant to ARTICLE II with respect to Revolving Loans specifying the information required
by Section 2.2(a).

     “Notice of Prepayment” means a notice, substantially in the form of Exhibit
“I” attached to this Agreement, which shall be submitted to the Agent in connection with a
prepayment pursuant to ARTICLE II with respect to Revolving Loans.

     “Obligations” means any and all obligations (now existing or hereafter arising) of the
Obligors under the Loan Documents.

     “Obligor” means each Person defined as a “Obligor” in the preamble to this
Modification, including, without limitation, each Borrower, each Guarantor and each Additional
Borrower and Additional Guarantor; “Obligors” means the collective reference to all Persons
defined as “Obligors” in the preamble to this Modification, including, without limitation, all
Borrowers, all Guarantors and all Additional Borrowers and Additional Guarantors.

     “Operational Area” means the District of Columbia and those portions of the
Commonwealth of Virginia and the State of Maryland within 100 miles of the Obligors’ offices
located at 11111 Sunset Hills Road, Suite 200, Reston, Virginia 20190.

     “Options” means shall mean options and upgrades to Units which (a) are not included in
the standard Plans and Specifications for the Unit and (c) are paid for by the purchaser through an
addition to the purchase price for the Unit.

     “Other Taxes” has the meaning given to it in Section 4.12(b).

     “Permitted Liabilities” means (a) the Obligations, (b) Subordinated Debt, (c)
liabilities arising in the ordinary course of business, such as trade accounts payable, taxes
payable, operating lease obligations and customer deposits, (d) reimbursement obligations under
surety bonds, (e) monies owed pursuant to the terms of any Hedge Agreements that are contracted by
the Borrowers with respect to the Obligations, and (f) Permitted Other Liabilities not exceeding
the sum of (i) $25,000,000 and (ii) the potential liability for “breakage” under the terms of any
Hedge Agreement entered into with respect to Permitted Other Liabilities; provided,
however, the foregoing limit on Permitted Other Liabilities shall not apply from and after any
date that the Lenders elect not to extend the Maturity Date.

     “Permitted Liens” means (i) Liens imposed by law, such as mechanics’ liens that (a)
arise in the ordinary course of business and that secure amounts not yet due and payable, (b)
secure amounts due and payable that are in good faith disputed by the Obligors, or (c) arise out of

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judgments or awards against the Obligors with respect to which the Obligors at the time shall
currently be prosecuting an appeal or proceedings for review; provided, however in the case
of (b) and (c) above involving amounts in excess of $250,000 individually or in the aggregate, the
Obligors shall have obtained a bond or stay of execution satisfactory to the Agent, within ten (10)
days after item (b) or (c) becomes a Lien on all or any portion of the Borrowing Base Assets, for
the full amount of the Lien; (ii) Liens for taxes or assessments or other governmental charges not
yet due and payable; (iii) the UCC-1 financing statements contemplated by each Mortgage; (iv) each
Mortgage; (v) any Spreader Agreement; (vi) Liens or other encumbrances set forth on the relevant
schedules of the title insurance policies provided to the Agent pursuant to Section 2.8
hereof and approved by the Agent in its sole discretion, and (vii) Liens to secure Permitted Other
Liabilities.

     “Permitted Other Liabilities” means liabilities incurred for the acquisition,
development, improvement and construction of for-sale residential housing developments not financed
by the Credit Facility and not included in the Borrowing Base Assets or liabilities necessary to
the operation of the Obligors’ home building business.

     “Person” means an individual, corporation, partnership, association, trust, business
trust, joint venture, joint stock company, pool, syndicate, sole proprietorship, unincorporated
organization, Governmental Authority or any other form of entity or group thereof.

     “Plans and Specifications” means the plans and specifications (including the
engineer’s and/or architect’s final drawings) describing any Project or other improvements to be
constructed within the Borrowing Base Assets.

     “Post-Default Rate” means, in respect of any principal of the Revolving Loans or any
other amount payable by the Obligors under this Agreement, the Notes or any other Loan Document, if
an Event of Default has occurred and is continuing, or if the Note is not paid in full when due
(whether on demand or at stated maturity, by acceleration or otherwise), a rate per annum during
the period commencing on the date of the Event of Default or due date, as applicable, until such
amount is paid in full, equal to four percent (4%) above any interest rate or rates then in effect
in respect of the principal of the Revolving Loan or any portion thereof.

     “Prior Agreement” means that certain First Modified and Restated Loan Agreement dated
as of November 15, 2004, by and among Capital and certain affiliated limited liability companies,
as Obligors, certain Lenders named therein, Wachovia Capital Markets, LLC, as Arranger, and
Wachovia, as a Lender, as Agent for the Lenders and as Issuing Lender, as previously amended,
modified, substituted, extended and/or renewed from time to time.

     “Prior Lender” means Wachovia in its capacity as lender under the Bridge Loan.

     “Project” means, as of the applicable time of determination, separately and
collectively, each of the following categories of Borrowing Base Assets, and each Borrowing Base
Asset within each such category: Raw Land; Land Under Development, Finished Lots, Model Units,
Spec Units and Sold Units, which are included in the Borrowing Base.

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     “Raw Land” means Land acquired for future development that does not meet the
definitions of Land Under Development or Finished Lots.

     “Raw Land Approval Submissions” has the meaning given to it in Section 2.3(a).

     “Register” has the meaning given to it in Section 11.10(d).

     “Reimbursement Obligation” means the obligation of the Borrowers to reimburse the
Issuing Lender pursuant to Section 3.5 for amounts drawn under Letters of Credit.

     “Required Lenders” means any combination of Lenders holding not less than sixty-six
and two-thirds percent (66 2/3%) of the Extensions of Credit or, if there are no outstanding
Revolving Loans and Letters of Credit, any combination of Lenders whose aggregate Commitments are
not less than sixty-six and two-thirds percent (66 2/3%) of the Aggregate Commitment; provided,
however, so long as there are only three (3) Lenders, “Required Lenders” shall mean any two (2)
Lenders.

     “Responsible Officer” means any of the following: the chief executive officer, chief
accounting officer, treasurer, or chief financial officer of the Obligors or any other officer of
the Obligors reasonably acceptable to the Agent.

     “Revolving Credit Commitment” means (a) as to any Lender, the obligation of such
Lender to make Revolving Loans to and to issue or participate in Letters of Credit issued for the
account of the Borrowers hereunder in an aggregate principal amount or face amount at any time
outstanding not to exceed the amount set forth opposite such Lender’s name on Schedule I
hereto as such amount may be reduced, increased or modified at any time and from time to time
pursuant to the terms hereof and (b) as to all Lenders, the Aggregate Commitment.

     “Revolving Credit Commitment Percentage” means, as to the respective Revolving Credit
Commitment of any Lender at any time, the ratio of (a) the amount of the Revolving Credit
Commitment of such Lender to (b) the Revolving Credit Commitments of all Lenders.

     “Revolving Credit Facility” means the revolving credit facility established pursuant
to ARTICLE II, including the L/C Facility established pursuant to ARTICLE III.

     “Revolving Credit Maturity Date” means December 1, 2010 or such later date to which
the Revolving Credit Maturity Date may be extended under Section 2.7 hereof (but, if any such date
shall not be a Business Day, the next Business Day thereafter), which date shall constitute the
last day of the Revolving Credit Term.

     “Revolving Credit Notes” means the collective reference to the Revolving Credit Notes
made by the Borrowers payable to the order of each Lender, substantially in the form of Exhibit
“J” hereto, evidencing the Revolving Credit Facility, and any amendments and modifications
thereto, any substitutes therefor, and any replacements, restatements, renewals or extensions
thereof, in whole or in part; “Revolving Credit Note” means any of such Revolving Credit
Notes.

     “Revolving Credit Term” means the period ending on the Revolving Credit Maturity Date,
unless such term is extended from time to time by the Lenders, pursuant to the terms

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hereof, in which case the “Revolving Credit Term” for the Revolving Credit Facility shall be
the period ending on the date to which such Revolving Credit Maturity Date was extended.

     “Revolving Loan” means any advance of the Revolving Credit Facility made by the
Lenders on or after the Closing Date pursuant to ARTICLE II hereof.

     “Revolving Loan Borrowing Limit” means the lesser of (a) the Revolving Credit
Commitment (including the L/C Commitment, if any) or (b) the Borrowing Base.

     “Revolving Loan Fee” and “Revolving Loan Fees” have the meanings given to them
in Section 4.4(a).

     “Revolving Loan Maximum Availability” means the maximum aggregate amount that is
available to be advanced for any given Revolving Loan. The Revolving Loan Maximum Availability for
any given Revolving Loan is the Revolving Loan Borrowing Limit minus the sum of all outstanding
Revolving Loans and all L/C Obligations which have not been converted to Revolving Loans.

     “Senior Leverage Ratio” means the ratio of (a) notes and loans payable to financial
institutions to (b) Tangible Net Worth, determined in each case for the Obligors and their
Subsidiaries on a consolidated basis.

     “S-M Communities” means Stanley-Martin Communities, LLC, a Delaware limited liability
company.

     “S-M Financing” means Stanley-Martin Financing Corp., a Delaware corporation.

     “Spec Unit” means any Unit on which vertical construction has commenced that is not a
Sold Unit or a Model Unit.

     “Sold Unit” means a Unit that is subject to an Approved Contract.

     “Spreader Agreement” means a spreader agreement or supplemental Mortgage, duly
executed by the Obligors, in substantially the form attached as Exhibit “K” and in content
acceptable to the Agent in its sole discretion, which spreads the lien of the applicable Mortgage
to additional property to be included as Borrowing Base Assets.

     “Subdivision Approval Submissions” has the meaning given to it in Section
2.3(c).

     “Subordinated Debt” means any indebtedness for borrowed money issued by S-M
Communities and S-M Financing which is not secured directly or indirectly by a lien on any assets
of any Obligor and contains the terms attached hereto as Exhibit O or other terms that are
acceptable to the Agent; provided that any other Person who or which is directly or indirectly
obligated on the Subordinated Debt is also an Obligor.

     “Subsidiary” means as to any Person, any corporation, partnership, limited liability
company or other entity of which more than fifty percent (50%) of the outstanding capital stock or
other ownership interests having ordinary voting power to elect a majority of the board of

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directors or other managers of such corporation, partnership, limited liability company or
other entity is at the time, directly or indirectly, owned by or the management is otherwise
controlled by such Person (irrespective of whether, at the time, capital stock or other ownership
interests of any other class or classes of such corporation, partnership, limited liability company
or other entity shall have or might have voting power by reason of the happening of any
contingency).

     “Survey” means a plat which clearly designates at least (i) the location of the
perimeter of the land by courses and distances; (ii) the location of all easements, rights-of-way,
alleys, streams, waters, paths and encroachments; (iii) the location of all building restriction
lines and set-backs, however established; (iv) the location of any streets or roadways abutting the
land; and (v) the then “as-built” location of any improvements and the relation of the improvements
by courses and distances to the perimeter of the land, building restriction lines and set-backs,
all in conformity with the Minimum Standard Detail Requirements for Land Title Surveys adopted by
the American Congress on Surveying and Mapping (1999 Edition).

     “Tangible Net Worth” means the amount by which (a) the Total Tangible Assets exceed
(b) total consolidated liabilities, determined in each case for Capital and its Subsidiaries on a
consolidated basis.

     “Taxes” has the meaning given to it in Section 4.12(a).

     “Time Period Commencement Date” means the following for each Project:

          (a) for Raw Land, the date as of which the Raw Land is first included in the Borrowing Base;

          (b) for Land Under Development that is acquired from third parties, the date included in the
calculation of the Borrowing Base and for Land Under Development that is developed from Raw Land,
the date as of which the Land Under Development is reclassified from Raw Land in calculation of the
Borrowing Base;

          (c) for Finished Lots that are acquired from third parties, the date included in the
calculation of the Borrowing Base; and for Finished Lots that are developed from Land Under
Development, the date as of which Finished Lots are reclassified from Land Under Development in
calculation of the Borrowing Base; and

          (d) for Spec Units, the date upon which each of the following have occurred: (i) the issuance
by the Governmental Authority of a building permit for such Spec Unit (ii) the applicable Obligor
has completed the foundation of such Spec Unit, and (iii) the applicable Obligor has commenced
vertical construction of such Spec Unit.

          (e) for Sold Units, the date upon which each of the following have occurred: (i) the
applicable Obligor has obtained an Approved Contract for such Sold Unit and (ii) either (A) 15 days
after the issuance by the Governmental Authority of a building permit for such Sold Unit or (B) the
date upon which the applicable Obligor has commenced construction of such Sold Unit.

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     “Title Confirmation Letter” means a letter from a Title Insurance Company or attorney
handling title matters for the Obligors which confirms (a) the ownership of the Borrowing Base
Asset or Assets that are the subject of the letter, (b) the recordation of the Mortgage or Spreader
Agreement that encumbers the applicable Borrowing Base Asset or Assets, and (c) the first priority
of such Mortgage or Spreader Agreement. Such letter shall include or have as attachments the
information listed in Exhibit “K.”

     “Title Insurance Company” means the title insurance company or companies selected by
the Obligors and approved by the Agent, which approval shall not be unreasonably withheld, to
provide title services and insurance, when required, in connection with the Credit Facility.

     “Total Liabilities” means (a) all liabilities as shown on the consolidated balance
sheet of Capital and its Subsidiaries in accordance with GAAP and Fin 46, (b) all outstanding loan
balances associated with recourse obligations of Capital and its Subsidiaries not shown on the
consolidated balance sheet of Capital and its Subsidiaries, (c) the principal amount of all surety
bonds, letters of credit and/or tri-party agreements whether presented for payment or not but
excluding municipal performance bonds, letters of credit and other performance related liabilities
for which payment has not been demanded by the beneficiary and for which reimbursement by Capital
or the applicable Subsidiary has not been made, (d) net liabilities of Capital and its Subsidiaries
under Hedge Agreements, (e) any liabilities of partnerships or joint ventures that should be
included in the consolidated financial statements of Capital and its Subsidiaries in accordance
with Fin 46, and (f) any non-option related purchase agreements for which Capital or any of its
Subsidiaries is obligated to pay at a future date.

     “Total Liabilities to Adjusted Tangible Net Worth Ratio” has the meaning given to it
in Section 8.4.

     “Total Tangible Assets” means the amount by which total consolidated assets of Capital
and its Subsidiaries exceed the value of any non-compete agreement, software rights, acquired
customer relationships, order backlog, goodwill, the amount by which the cost of any acquisition
exceeds the book value thereof and other items customarily treated as intangibles under GAAP.

     “UCC” means the Uniform Commercial Code as adopted by and in effect from time to time
in the Commonwealth of Virginia,

     “Unencumbered and Unrestricted Liquid Assets” means (a) unrestricted cash plus
(b) Revolving Loan Maximum Availability nearest to, but not later than, the test date minus
(c) trade payables.

     “Uniform Customs” means the Uniform Customs and Practice for Documentary Credits (1994
Revision), International Chamber of Commerce Publication No. 500.

     “Unit” means any single-family residential unit including all appurtenances and other
structures constructed therewith, constructed or to be constructed on a Lot in an Approved
Subdivision in accordance with the Plans and Specifications.

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     “Wachovia” means Wachovia Bank, National Association, a national banking association,
and its successors.

     Section 1.2 General.

     Unless otherwise specified, a reference in this Agreement to a particular section, subsection,
Schedule or Exhibit is a reference to that section, subsection, Schedule or Exhibit of this
Agreement. Wherever from the context it appears appropriate, each term stated in either the
singular or plural shall include the singular and plural, and pronouns stated in the masculine,
feminine or neuter gender shall include the masculine, the feminine and the neuter.

     Section 1.3 Other Definitions and Provisions.

          (a) Use of Capitalized Terms. Unless otherwise defined therein, all capitalized terms
defined in this Agreement shall have the defined meanings when used in this Agreement, the
Revolving Credit Notes and the other Loan Documents or any certificate, report or other document
made or delivered pursuant to this Agreement.

          (b) Miscellaneous. The word “hereof,” “herein” and “hereunder” and words of similar import
when used in this Agreement shall refer to this Agreement as a whole and not to any particular
provision of this Agreement.

ARTICLE II

REVOLVING CREDIT FACILITY

     Section 2.1 Revolving Loans.

          (a) Advances. Subject to the terms and conditions hereof, each Lender severally agrees to
make Revolving Loans to the Borrowers from time to time from the Closing Date until the Revolving
Credit Maturity Date as requested by Borrowers in accordance with the terms of Section
2.2; provided, however, (i) no Lender’s Revolving Credit Commitment Percentage of the
sum of the aggregate amount of all outstanding Revolving Loans and L/C Obligations shall at any
time exceed such Lender’s Revolving Credit Commitment and (ii) no borrowing of Revolving Loans
shall be made if the requested Revolving Loan would exceed the Revolving Loan Maximum
Availability.

          (b) Use of Proceeds. Each Revolving Loan made by a Lender shall be in a principal amount
equal to such Lender’s Revolving Credit Commitment Percentage of the aggregate principal amount
of Revolving Loans requested on such occasion. Within such limit and the other limits set forth
herein, the Borrowers may borrow, repay and reborrow Revolving Loans pursuant to this Agreement
until the Revolving Credit Maturity Date. Revolving Loans shall be made only for the purposes of
(i) repaying the outstanding balance of the Existing Loans and the Bridge Loan; (ii) if approved
by the Agent in accordance with this Agreement, funding the acquisition of Raw Land and Land
Under Development to be simultaneously added to the Borrowing Base Assets; (iii) funding other
Actual Costs Incurred with respect to the Borrowing Base Assets; (iv) making advances to
reimburse the Issuing

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Lender for L/C Obligations that have been drawn upon; and (v) general working capital and
other home building activities.

     Section 2.2 Procedures for Advances of Revolving Credit.

          (a) Borrowing Base Report and Notice of Borrowing.

               (1) The Lenders shall not be required to fund any Revolving Loan to the Borrowers during any
calendar month until five (5) Business Days after the Agent’s receipt of the Borrowing Base Report
for the prior month. Any Borrowing Base Report delivered after 11:00 a.m. (Virginia time) shall be
deemed to have been delivered on the next Business Day. The Lenders shall not be required to fund
Revolving Loans more than once during any calendar week.

               (2) Each Notice of Borrowing shall (i) be delivered to Agent with a sufficient number of
copies for Agent to deliver a copy to each Lender, which Agent hereby undertakes to do, not later
than 11:00 a.m. (Virginia time), at least five (5) Business Days before the date upon which a
Revolving Loan is desired; (ii) be irrevocable and constitute a representation by the Borrowers, to
the best of their knowledge, that the conditions applicable to the extension of credit requested as
set forth in ARTICLE V have been satisfied by the Borrowers in all material respects; and
(iii) constitute the Borrowers’ certification that the representations and warranties set forth in
ARTICLE VI are true and correct in all material respects except as may be otherwise
disclosed to the Agent in writing (it being understood that such disclosure is not intended to
constitute a waiver or approval by the Agent or Lenders of any matter so disclosed), that the
Obligors are in compliance with all covenants contained in ARTICLE VII, and that no Event
of Default has occurred and no Default has occurred and is continuing on the date of the Notice of
Borrowing or will have occurred on the date any Revolving Loan is made pursuant to such Notice of
Borrowing after giving effect thereto. Notices of Borrowing received after 11:00 a.m. (Virginia
time) shall be deemed received on the next Business Day. The Agent shall deliver a copy to the
Lenders of each Notice of Borrowing not later than 2:00 p.m. (Virginia time) on the day a Notice of
Borrowing is received prior to 11:00 a.m. (Virginia time) and not later than 10:00 a.m. on the day
following receipt of a Notice of Borrowing received after 11:00 a.m. (Virginia time).

               (3) Each Notice of Borrowing shall include the following information:

               (A) the amount of the Revolving Loan requested;

               (B) the date the requested borrowing is to be made, which shall be a Business
Day;

               (C) the Borrowers’ certification that all representations contained in the
Loan Documents, including the most recently submitted Borrowing Base Report and
Covenant Compliance Certificate, (i) are true and correct in all material respects
as of the date of the Notice of Borrowing except as may be otherwise disclosed to
the Agent in writing (it being understood that such disclosure is not intended to
constitute a waiver or approval by the Agent or

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Lenders of any matter so disclosed), and, (ii) unless the Borrowers notify the
Agent to the contrary in writing before a Revolving Loan is made, will continue to
be true and correct in all material respects from the date of the Notice of
Borrowing to the date of the Revolving Loan requested in the Notice of Borrowing;
and

               (D) The Borrowers’ certification that all applicable conditions to a Revolving
Loan set forth in ARTICLE V have been satisfied, including a certification
that the requested Revolving Loan does not exceed the then applicable Revolving Loan
Maximum Availability.

               (4) If the Obligors fail to deliver a Borrowing Base Report as required by Section
7.1(a), the Obligors shall have fifteen (15) days from the date the Borrowing Base Report was
due to deliver a new Borrowing Base Report. This section shall not be subject to any provision of
this Agreement which requires the Agent to provide the Obligors notice of non-compliance or
additional time periods to perform. For so long as the Agent has not received a current Borrowing
Base Report no advance of the Revolving Credit Facility shall be made, no Letter of Credit will be
issued and no Collateral will be released from the lien of the Mortgage.

          (b) Adjustments in Borrowing Base. The Borrowing Base Report is subject to adjustment as
follows, or as may be determined by the Required Lenders, in the exercise of their reasonable
discretion:

               (1) If the Obligors fail to provide any information required in its Notice of Borrowing, or
fails to provide the supporting documentation that the Obligors are required to provide in order to
determine the collateral category and the amount to be included in the Borrowing Base with respect
to each Project in the Borrowing Base Assets, the Agent shall advise the Obligors of the omission
and exclude each such Lot or Unit from the calculation of the Borrowing Base unless and until the
information or documentation, as applicable, is provided.

               (2) The Agent shall exclude from the calculation of the Borrowing Base any Project that has
been a Borrowing Base Asset more than fifteen (15) months and for which the Agent does not have a
policy of title insurance as required under Section 2.8.

               (3) Borrowing Base Assets that exceed the Maximum Time in the Borrowing Base will not be
included in the Borrowing Base. Upon the request of the Borrower, the Agent will release such
Borrowing Base Assets from the lien of the Mortgage provided no Event of Default has occurred and
no Default has occurred and is continuing and no Borrowing Base Deficiency will exist upon the
release of such Borrowing Base Assets.

               (4) With respect to the aging of a completed Sold Unit that becomes a Spec Unit upon
cancellation of an Approved Contract, such Spec Unit may be included as a Borrowing Base Asset for
a period of fifteen (15) months from the date of cancellation of an Approved Contract, regardless
of the number of days that such Unit was properly categorized as a Sold Unit. For the purposes of
the preceding sentence, the date of contract cancellation shall

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be the date as of which the Borrowing Base Report first submitted after such contract
cancellation was prepared.

               (5) If the then existing Revolving Credit Maturity Date is not extended, the Revolving Loan
Maximum Availability will be limited as follows:

               (A) Approved Subdivisions may not be added to the Mortgage or as Borrowing Base
Assets less than twelve (12) months prior to the Revolving Credit Maturity Date as
it may be extended pursuant to Section 2.7;

               (B) Raw Land and Land Under Development may not be added to the Borrowing Base
other than as Land and Land Under Development less than twelve (12) months prior to
the Revolving Credit Maturity Date as it may be extended pursuant to Section
2.7;

               (C) Model Units and/or Spec Units may not be commenced within fifteen (15)
months prior to the Revolving Credit Maturity Date; and

               (D) Finished Lots may not be changed to Sold Units if the anticipated delivery
date of the applicable Approved Contract is beyond the Revolving Credit Maturity
Date.

          (c) Funding Procedure. Not more frequently than once in any calendar week, upon receipt of
a Notice of Borrowing, the Agent will verify and recompute, as necessary, the calculations in the
Notice of Borrowing and the most recent Borrowing Base Report until the Agent is satisfied, in
its sole discretion that the Notice of Borrowing and Borrowing Base Report comply with the terms
of this Agreement. On the basis of the Notice of Borrowing and the most recent Borrowing Base
Report, as so modified if necessary, the Agent will determine the Revolving Loan amount to be
advanced. Not later than 2:00 p.m. (Virginia time) on the proposed borrowing date, each Lender
will make available to the Agent, for the account of the Borrowers, at the Agent’s Office in
funds immediately available to the Agent, such Lender’s Revolving Credit Commitment Percentage of
the Revolving Loans to be made on such borrowing date. The failure or refusal of any Lender to
make available to the Agent at the aforesaid time and place on any borrowing date the amount of
its Revolving Credit Commitment Percentage of the requested Revolving Loan shall not relieve any
other Lender from its several obligation hereunder to make available to the Agent the amount of
such other Lender’s Revolving Credit Commitment Percentage of the requested Revolving Loan. Upon
receipt from the Lenders of such amount, and upon the Borrowers’ satisfaction of the conditions
to funding set forth in this Agreement, the Agent will make available to the Borrowers the
aggregate amount of such Revolving Loan made available to the Agent by the Lenders. The
Borrowers hereby irrevocably authorize the Agent to disburse the proceeds of each borrowing
requested pursuant to this Section 2.2 in immediately available funds by crediting or
wiring such proceeds to the deposit account of the Borrowers identified in the most recent Notice
of Account Designation delivered by the Borrowers to the Agent or as may be otherwise agreed upon
by the Borrowers and the Agent from time to time. Subject to Section 4.8 hereof, the
Agent shall not be obligated to disburse the portion of the proceeds of

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any Revolving Loan requested pursuant to this Section 2.2 to the extent that any
Lender has not made available to the Agent its Revolving Credit Commitment Percentage of such
Revolving Loan.

     Section 2.3 Addition of Borrowing Base Assets.

               Any Obligor and/or its Subsidiaries may acquire additional property located in the Operational
Area which shall be given as Collateral upon acquisition provided that (i) the Obligors shall
execute and deliver to the Agent either (A) a Spreader Agreement, which shall be recorded among the
land records in the jurisdiction in which the additional property is located, spreading the lien of
the applicable Mortgage to such additional property or, (B) if the additional property is located
in a jurisdiction where there are no existing Borrowing Base Assets and, therefore, no Mortgage
already of record, the Obligors shall execute and record a complete Mortgage rather than a Spreader
Agreement in the applicable jurisdiction; and (ii) the Obligors shall have complied with the
applicable provisions of Section 2.8 regarding title matters; and provided further, that no
property shall be acquired by the Obligors unless and until the following conditions precedent
shall have been satisfied, each of which shall be satisfactory in form and substance to the Agent:

          (a) Approval of Additional Raw Land. Approval of the additional Raw Land shall be granted
by Agent provided the following conditions are satisfied (the “Raw Land Approval Submissions”):

               (1) The Agent shall have commissioned, received, reviewed, and approved, at the Obligors’
expense, an Appraisal of the Raw Land intended to be included in the Borrowing Base Assets.

               (2) The Agent shall have received, reviewed, and approved a Phase I Environmental Site
Assessment performed by a firm selected by Obligor and paid for by Obligors, addressed to the Agent
or assigned to the Agent, in all respects acceptable to the Agent, which indicates that the Raw
Land is either free from Hazardous Materials or affected only by such environmental matters as may
be acceptable to the Agent in its sole discretion.

               (3) The Agent shall have received a copy of the title report received by the Obligors in
connection with the acquisition of the Raw Land to be included in the Borrowing Base Assets, which
must be in form and substance acceptable to the Agent, indicating that the Raw Land is not subject
to any Liens that, in the Agent’s judgment, would adversely affect the applicable Obligor’s ability
to develop and sell the improvements to be constructed on the Raw Land.

               (4) The Agent shall have obtained evidence that the Raw Land intended to be added to the
Borrowing Base Assets (i) is not located in a flood hazard area requiring flood insurance or is
insured by the necessary flood insurance coverage and (ii) is covered by all insurance described in
Section 7.10.

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               (5) The Agent shall have received, reviewed and approved the Raw Land Approval Submissions and
such other documents in respect of the Raw Land as the Agent shall have reasonably requested.

               (6) The Agent shall have received a signed purchase agreement with a purchase price of less
than $14,000,000.

               The Obligors shall submit all of the materials itemized above to the Agent at least thirty
(30) days before the Obligors intend to submit a Notice of Borrowing with respect to the additional
Raw Land. The Agent will provide written notice of approval or a statement identifying the
inadequacies of Obligors’ submission not later than ten (10) Business Days after the Agent’s
receipt of the information described above.

          (b) Approval of Additional Land Under Development. Approval of the additional Land Under
Development shall be granted by the Agent provided the following conditions are satisfied (the
“Land Under Development Approval Submissions”):

               (1) The Agent shall have commissioned, received, reviewed, and approved, at the Obligors’
expense, an Appraisal of the Land Under Development intended to be added to the Borrowing Base
Assets, including the Appraised Value and the prospective future value to one buyer, or the market
value discounted for time, in compliance with FIREA standards as applicable to any Lender.

               (2) The Agent shall have received, reviewed, and approved a Phase I Environmental Site
Assessment performed by a firm selected by Obligor and paid for by Obligors, addressed to the Agent
or assigned to the Agent, in all respects acceptable to the Agent, which indicates that the Raw
Land is either free from Hazardous Materials or affected only by such environmental matters as may
be acceptable to the Agent in its sole discretion.

               (3) The Obligors shall have delivered to the Agent a copy of the title report received by the
applicable Obligor in connection with the acquisition of the Land Under Development to be added as
Borrowing Base Assets, which must be in form and substance acceptable to the Agent, indicating that
the Land Under Development is not subject to any Liens that, in the Agent’s judgment, would
adversely affect the applicable Obligor’s ability to develop and sell the improvements to be
constructed on the Land Under Development.

               (4) The Agent shall have obtained evidence that the Land Under Development intended to be
added to the Borrowing Base Assets (i) is not located in a flood hazard area requiring flood
insurance or is insured by the necessary flood insurance coverage and (ii) is covered by all
insurance coverage required in Section 7.10.

               (5) The Obligors shall have delivered to the Agent the approved preliminary plan or, if
available, the approved final plan for development of the Land Under Development.

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               (6) The Agent shall have received, reviewed and approved the Land Under Development Approval
Submissions and such other documents in respect of the Land Under Development as the Agent shall
have reasonably requested.

               The Obligors shall submit all of the materials itemized above to the Agent at least thirty
(30) days before the Obligors intend to submit a Notice of Borrowing with respect to the additional
Land Under Development. The Agent will provide written notice of approval or a statement
identifying the inadequacies of Obligor’s submissions, not later than ten (10) Business Days after
the Agent’s receipt of the information described above.

          (c) Approval of Additional Lots and Subdivisions. Approval of additional Lots and
Subdivisions shall be granted by Agent provided the following conditions are satisfied (the
“Additional Lots Approval Submissions”) at least thirty (30) days before the Obligors intend to
submit a Notice of Borrowing with respect to the additional Lots or Units:

               (1) The proposed addition must consist of for-sale residential housing to be constructed
on-site and shall not include any mobile homes or manufactured housing, and must provide for the
maximum base sales price before options for the Units of less than $950,000.

               (2) The Agent shall have commissioned, received, reviewed, and approved, at the Obligors’
expense, an Appraisal of the Lots in the proposed subdivision intended to be included in the
Borrowing Base Assets.

               (3) The Agent shall have received, reviewed, and approved a Phase I Environmental Site
Assessment performed by a firm selected by Obligor and paid for by Obligors, addressed to the Agent
or assigned to the Agent, in all respects acceptable to the Agent, which indicates that the Raw
Land is either free from Hazardous Materials or affected only by such environmental matters as may
be acceptable to the Agent in its sole discretion.

               (4) The Obligors shall have delivered to the Agent a copy of the title report received by the
applicable Obligor in connection with the acquisition of the Lots to be added as Borrowing Base
Assets, which must be in form and substance acceptable to the Agent, indicating that the land to be
added to the Borrowing Base Assets within the proposed subdivision is not subject to any Liens
that, in the Agent’s judgment, would adversely affect the applicable Obligor’s ability to develop
and sell the improvements to be constructed on the affected property.

               (5) The Agent shall have received evidence that the Lots in the proposed subdivision intended
to be included in the Borrowing Base Assets (i) are not located in a flood hazard area requiring
flood insurance or are insured by the necessary flood insurance coverage and (ii) are covered by
all insurance coverage described in Section 7.10.

               (6) The Agent shall have received, reviewed and approved the Subdivision Approval Submissions
and such other real estate documents in respect of the subdivision as the Agent shall have
reasonably requested.

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     Section 2.4 Conditions to Revolving Loans for Land Under Development and Construction of
Units.

               The obligation of the Lenders to make Revolving Loans for Land Under Development and the
construction of Units is further subject to the receipt by the Agent of the following documents,
each of which shall be satisfactory in form and substance to the Agent:

          (a) Certificate of Compliance Inspector. If required by the Agent, a certificate by the
Compliance Inspector approving in all respects any Notice of Borrowing. The Agent will not
require a certificate from the Compliance Inspector as a condition to funding unless the
Compliance Inspector has identified discrepancies, unfavorable to the Lenders, between the
percentage of completion represented by the Obligors and that found by the Compliance Inspector,
in five percent (5%) or more of the inspected Lots or Units in two (2) consecutive quarters.
Thereafter, the Agent may require in its sole discretion a certificate of Compliance Inspector as
a condition to Revolving Loans.

          (b) Notice of Borrowing. A Notice of Borrowing for payment, which shall set forth each
element of the Borrowing Base Report and the amount sought to be borrowed in respect of each such
element. While any Default shall have occurred and be continuing, if the Agent reasonably deems
the Lenders insecure that any design professional, contractor or subcontractor and other Persons
who may be entitled to a Lien on any Borrowing Base Asset is not being paid when payments are due
from the Obligors, the Agent may request that the Obligors provide releases and waivers for work
performed and materials furnished through the date of the Notice of Borrowing simultaneously with
the requested disbursement and, in such event, the Lenders shall not be required to make any
advance hereunder prior to the Agent’s receipt of such releases and waivers.

          (c) Insurance. In the case of the first advance in respect of any new Borrowing Base Asset,
evidence of title insurance that meets the requirements of Section 2.8, in form and
substance acceptable to the Agent and other insurance as required by Section 7.10.

     Section 2.5 Repayment of Revolving Loans

          (a) Repayment on Revolving Credit Maturity Date. If not previously paid, the Borrowers
shall repay the outstanding principal amount of all Revolving Loans in full on the Revolving
Credit Maturity Date together with all accrued but unpaid interest thereon.

          (b) Certain Payments. The Borrowers shall have the obligation to prepay the Revolving Loans
in accordance with Section 2.5(c) herein and shall have the right to prepay the Revolving
Loans in whole or in part in accordance with Section 2.5(e); however, any prepayment, in
whole or in part, shall not affect the Borrowers’ obligation to continue making payments in
connection with any Hedge Agreement, which will remain in full force and effect in accordance
with its terms notwithstanding such prepayment. Except with respect to Sold Units in connection
with a settlement with a purchaser, the Obligors shall have no right to the release of any
Borrowing Base Asset from the lien of the Mortgages at any time that an Event of Default has
occurred or a Default has occurred and is continuing.

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          (c) Borrowing Base Deficiency. If the sum of (i) the aggregate unpaid principal amount of
all Revolving Loans outstanding at any time plus (ii) the aggregate L/C Obligations
outstanding at such time which have not been converted to Revolving Loans exceeds the Revolving
Loan Borrowing Limit determined based on the most recent Borrowing Base Report that has been
received by the Agent (a “Borrowing Base Deficiency”), the Obligors shall within fifteen (15)
days from the date such Borrowing Base Report was delivered to the Agent, determined without
regard to any provision of this Agreement which requires the Agent to provide the Obligors notice
of non-compliance or additional time periods to perform any obligation, either (A) repay an
amount equal to such excess by payment to the Agent for the account of the Lenders or (B) deliver
a new Borrowing Base Report that demonstrates compliance with the current outstanding
Obligations. Except as provided by Section 8.7 (Appraisals), so long as a Borrowing Base
Deficiency exists no additional Revolving Loan shall be made, no Letter of Credit will be issued
and no Collateral will be released from the lien of the Mortgage, except that liens with respect
to Sold Units shall nevertheless, be released in connection with settlements with purchasers.

          (d) Releases of Units. Upon the Obligors’ request, the Agent shall release Collateral from
the lien of the Mortgage without the payment of any additional consideration provided that (i) no
Event of Default exists and is continuing; (ii) such release would not cause the outstanding
unpaid principal balance of the Revolving Loans plus the aggregate L/C Obligations which have not
been converted to Revolving Loans to exceed the Revolving Loan Borrowing Limit as determined upon
delivery of the next Borrowing Base Report required pursuant to Section 7.1(a); and (iii)
the release of assets does not exceed a value of $5,000,000. Upon the Obligors’ request, the
Agent shall release Collateral from the lien of the Mortgage coincident with its receipt and
approval of the Borrowing Base Report and, if such release would result in a Borrowing Base
Deficiency, the payment an amount sufficient to cure the Borrowing Base Deficiency.
Notwithstanding the foregoing conditions to the release of Collateral from the lien of the
Mortgage, Agent shall release the lien on all Sold Units at the time of settlement with a
purchaser.

          (e) Repayments. Subject to the provisions of Section 4.10, the Borrowers shall have
the right on any Business Day to repay the amount outstanding under the Revolving Loans in whole
or in a minimum amount of $250,000, provided that repayments shall not be made more frequently
than once during any calendar week.

          (f) Application of Payments. Payments received by the Agent pursuant to this Section
2.3 shall be applied first to the Revolving Loans and Reimbursement Obligations that accrue
interest at the Base Rate until such Revolving Loans and Reimbursement Obligations are repaid in
full and thereafter to the Revolving Loans and Reimbursement Obligations accruing interest at the
LIBOR Rate; provided, however, the Borrowers may request that any repayment amount which exceeds
the amount which is required to repay in full the Revolving Loans and Reimbursement Obligations
accruing interest at the Base Rate be held by the Agent as cash collateral for the Revolving
Loans and Reimbursement Obligations accruing interest at the LIBOR Rate until such time as such
Revolving Loans and Reimbursement Obligations, or portion thereof, can be paid without incurring
any breakage charges.

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          (g) Prepayment Procedures.

               (1) Each prepayment shall be made pursuant to a Notice of Prepayment from the Borrowers to the
Agent, which notice shall specify the principal amount to be prepaid and the date of prepayment
(which shall be a Business Day), be irrevocable, and be effective only if received by the Agent not
later than 1:00 p.m. (Virginia time) on the prepayment date. Upon receipt of such notice the Agent
shall promptly notify each Lender. If a Notice of Prepayment is given, the amount specified in
such notice shall be due and payable on the date set forth in such Notice.

               (2) If no Event of Default has occurred and no Default has occurred and is continuing, any
prepayment made pursuant to the provisions of Section 2.5(c), Section 2.5(d) or
Section 2.5(e), as applicable, shall be applied in accordance with the provisions of
Section 2.5(f). Any prepayment made after an Event of Default has occurred or while a
Default has occurred and is continuing shall be applied to accrued and unpaid fees, late charges,
interest, and principal due under the Credit Facility, in any order and in any manner that the
Agent deems desirable in its absolute discretion.

     Section 2.6 Revolving Credit Notes.

     Each Lender’s Revolving Loans and the obligation of the Borrowers to repay such Revolving
Loans shall be evidenced by a separate Revolving Credit Note executed by the Borrowers payable to
the order of such Lender at the Agent’s Office representing the obligation of the Borrowers to pay
the amount of such Lender’s Revolving Credit Commitment or, if less, the aggregate unpaid principal
amount outstanding from time to time of all Revolving Loans made by such Lender to the Borrowers
hereunder, plus interest and all other fees, charges and other amounts due thereon. Each Revolving
Credit Note shall bear interest on the unpaid principal amount thereof at the applicable interest
rate per annum specified in Section 4.3.

     Section 2.7 Revolving Credit Maturity Date Extension.

     Upon receipt by the Agent of an application from the Borrowers for an extension of the
Revolving Credit Maturity Date, no earlier than one hundred twenty (120) days and no later than
sixty (60) days prior to any anniversary of the Closing Date, and provided that no Event of Default
has occurred and no Default has occurred and is continuing, the Lenders will consider a one-year
extension of the Revolving Credit Maturity Date so as to effect a three-year rolling maturity for
the Revolving Credit Facility. Each Lender may grant or withhold approval of such extension in its
sole and unreviewable discretion. The Agent will advise the Borrowers of the Lenders’ decision
with respect to renewal no later than forty five (45) days after the Borrowers have requested an
extension of the then current Revolving Credit Maturity Date. No such extension shall be made
without the prior consent of the Required Lenders. In the event that the Required Lenders provide
consent to an extension but one or more Lenders do not consent to such extension, (a) the Revolving
Credit Maturity Date shall be extended with respect to the consenting Lenders’ Commitments, (b)
Obligors shall repay the Obligations owed to the non-consenting Lenders as of and on the
then-existing Revolving Credit Maturity Date, and (c) Agent shall appropriately adjust the
Aggregate Commitment and remaining Lenders’ respective Commitment Percentages.

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     Section 2.8 Title Insurance.

               (a) Each title policy required under this Agreement shall be issued by the Title Insurance
Company on the standard ALTA form (1992) in an amount equal to the amount of the Revolving Loans
allocated to such Borrowing Base Asset, as determined by the Agent in its sole discretion, without
exceptions as to mechanics’ liens, with no other exceptions objectionable to the Agent, and with a
“last dollar” endorsement and other endorsements as the Agent shall reasonably request. If
required by the Title Insurance Company in order to delete mechanics’ lien exceptions, the Obligors
must agree to provide an indemnification agreement satisfactory to the Title Insurance Company.
Upon the Agent’s request (if the insured amount exceeds the limits from time to time promulgated by
the Agent for the title insurer or insurers providing the title insurance), the Lenders must
receive reinsurance and direct access agreements in form and substance reasonably satisfactory to
the Agent in form and amount and with companies acceptable to the Agent. The Agent and its counsel
must each be provided with legible record copies of all documents listed as the source of
title or as exceptions in the title binder. The title policy must assure the Lenders that the
roads and ways, upon which the applicable Borrowing Base Asset bounds and has access, are duly
dedicated open and maintained public ways or that other reasonable vehicular access is available.
No subsequent title bring-to-date reports will be required so long as the Obligors pay all payables
within forty five (45) days of the date rendered and, if required by the Required Lenders and
material in amount, obtains lien waivers at the time of payment from those contractors who have the
right to file mechanic’s liens.

               (b) Title insurance will not be required on any Borrowing Base Asset that is subject to a
Mortgage granted by a Borrower and is reasonably expected to remain a Borrowing Base Asset for less
than fifteen (15) months (i.e., Sold Units, Spec Units, or Model Units) or is not eligible for
inclusion in the Borrowing Base after fifteen (15) months, so long as the Obligors pay all payables
within forty five (45) days of the date rendered and obtain monthly lien waivers at the time of
payment from their contractors who have the right to file mechanics’ liens. Notwithstanding the
foregoing, whenever new Projects are added as Borrowing Base Assets, the applicable Borrower must
submit to the Agent a Title Confirmation Letter for each such Project. In addition, at the Agent’s
option, the Agent may from time to time obtain, at Lenders’ expense, separate title reports for
such Projects. Such title reports must indicate that the Borrowers own each Project free and clear
of all liens and other encumbrances reasonably objectionable to the Agent, and that such Project is
subject to a first priority recorded Mortgage. The quarterly Covenant Compliance Certificate will
include a certification by the Obligors that, to the Obligors’ knowledge, no Borrowing Base Asset
for which the Lenders do not have title insurance and which is subject to a Mortgage from a
Borrower has been a Borrowing Base Asset for more than fifteen (15) months. The Agent will reserve
the right to inspect the Obligors’ books and records upon reasonable advance notice to the Obligors
during normal business hours to further monitor compliance with this requirement.

               (c) Title insurance will be required on any Borrowing Base Asset that is subject to a Mortgage
granted by a Guarantor and shall include, without limitation, a creditor’s rights deletion
endorsement.

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     Section 2.9 Increase in Commitments.

          (a) After the Closing Date, the Agent may, from time to time upon five (5) Business Days prior
notice by Capital on behalf of the Obligors of a request to increase the Aggregate Commitment,
increase the Aggregate Commitment by (x) admitting additional Lenders hereunder (each a
“Subsequent Lender”), or (y) increasing the Commitment of any Lender (each an
“Increasing Lender”), subject to the following conditions:

     (i) each Subsequent Lender is an Eligible Assignee;

     (ii) Borrowers execute (A) a new Note payable to the order of a Subsequent
Lender, if requested by such Subsequent Lender, or (B) a replacement Note payable
to the order of an Increasing Lender, if requested by such Increasing Lender;

     (iii) each Subsequent Lender executes a signature page to this Agreement;

     (iv) after giving effect to the admission of any Subsequent Lender or the
increase in the Commitment of any Increasing Lender, the Aggregate Commitment
does not exceed $150,000,000;

     (v) each increase in the Aggregate Commitment shall be in the minimum amount
of $5,000,000 or a greater integral multiple of $1,000,000;

     (vi) no admission of any Subsequent Lender shall increase the Commitment of
any existing Lender without the consent of such existing Lender;

     (vii) no Lender shall be an Increasing Lender without the consent of such
Lender; and

     (viii) no Default or Event of Default exists nor would occur after giving
effect to such increase.

          (b) After the admission of any Subsequent Lender or the increase in the Commitment of any
Increasing Lender, the Agent shall promptly provide to each Lender a new Schedule I to this
Agreement. In the event that there are any Revolving Loans and/or Letters of Credit outstanding
after giving effect to an increase in the Aggregate Commitment pursuant to this Section
2.9, upon notice from the Agent to each Lender, the amount of such Revolving Loans owing to
each Lender and the amount of each Lender’s L/C Participation shall be appropriately adjusted to
reflect the new Commitment Percentages of the Lenders (in which case Obligors shall pay any amounts
required under Section 4.10).

          (c) Conflicting Provisions. This Section shall supersede any provisions in
Sections 4.7 or 11.11 (other than Section 11.11(a)(i)) to the contrary.

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ARTICLE III

L/C FACILITY

     Section 3.1 L/C Commitment.

          (a) Issuance. Subject to the terms and conditions hereof, the Issuing Lender, in reliance on
the agreements of the other Lenders set forth in Section 3.4, agrees to issue one or more
standby letters of credit (“Letters of Credit”) for the account of the Borrowers on any Business
Day from the Closing Date through but not less than the date prior to the Revolving Credit Maturity
Date (as the same may be extended pursuant to Section 2.7) in such form as may be approved
from time to time by the Issuing Lender; provided, however, the Issuing Lender shall have no
obligation to issue any Letter of Credit if, after giving effect to such issuance, the L/C
Obligations would exceed the L/C Maximum Availability.

          (b) Terms. Each Letter of Credit shall (i) be denominated in U.S. Dollars, (ii) be a standby
letter of credit issued to support obligations of the Borrowers or any of their Subsidiaries,
contingent or otherwise, incurred in the ordinary course of business in connection with the
purchase or development of real estate assets and such other purposes as may be approved by the
Agent, (iii) expire on a date no later than the then applicable Revolving Credit Maturity Date, and
(iv) be subject to the Uniform Customs and, to the extent not inconsistent therewith, the laws of
the Commonwealth of Virginia. The Issuing Lender shall not at any time be obligated to issue any
Letter of Credit hereunder if such issuance would conflict with, or cause the Issuing Lender or any
L/C Participant to exceed any limits imposed by any Applicable Law. References herein to “issue”
and derivations thereof with respect to Letters of Credit shall also include extensions or
modifications of any Existing Letters of Credit or any Letter of Credit previously issued under the
provisions of this Agreement, unless the context otherwise requires.

     Section 3.2 Procedure for Issuance of Letters of Credit.

     The Borrowers may from time to time request that the Issuing Lender issue a Letter of Credit
by delivering to the Issuing Lender at the Agent’s Office an Application therefore, completed to
the satisfaction of the Issuing Lender, and such other certificates, documents and other papers and
information as the Issuing Lender may reasonably request. Upon receipt of any Application, the
Issuing Lender shall process such Application and the certificates, documents and other papers and
information delivered to it in connection therewith in accordance with its customary procedures and
shall, subject to Section 3.1 and ARTICLE V and to closing hereof, and to the
execution by the Borrowers of a Letter of Credit Agreement, promptly issue the Letter of Credit
requested thereby (but in no event shall the Issuing Lender be required to issue any Letter of
Credit earlier than three (3) Business Days after its receipt of the Application therefore and all
such other certificates, documents and other papers and information relating thereto) by issuing
the original of such Letter of Credit to the beneficiary thereof or as otherwise may be agreed by
the Issuing Lender and the Borrowers. The Issuing Lender shall furnish to the Borrowers a copy of
such Letter of Credit and notify each Lender of the issuance of such Letter of Credit and the
amount of each Lender’s L/C Participation therein, and upon request by any Lender furnish to such
Lender a copy of such Letter of Credit, all promptly following the issuance of such Letter of
Credit.

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     Section 3.3 L/C Fees.

          (a) In connection with each standby Letter of Credit, the Borrowers shall pay to the Agent for
the ratable benefit of the Lenders a letter of credit fee (each a “L/C Fee” and collectively the
“L/C Fees”) in an amount equal to the greater of (i) $400 or (ii) one percent (1%) of the stated
amount of each such Letter of Credit without regard for provisions contained in the Letters of
Credit which may give rise to a reduction in the stated amount thereof unless such reduction has
actually occurred. The Letter of Credit Fees shall be paid upon the opening of each Letter of
Credit and upon each anniversary thereof, if any.

          (b) In addition, with respect to each standby Letter of Credit, the Borrowers shall pay to the
Agent upon the opening of each Letter of Credit, for its own account, an issuance fee equal to the
Agent’s then customary issuance fees for commercial letters of credit. In addition, the Borrowers
shall pay to the Agent all other reasonable and customary amendment, negotiation, processing,
transfer or other fees to the extent and as and when required by the provisions of any Letter of
Credit Agreement. All such fees are included in and are a part of the “Fees” payable by the
Borrowers under the provisions of this Agreement and are for the sole and exclusive benefit of the
Agent.

     Section 3.4 L/C Participations.

          (a) Participations. The Issuing Lender irrevocably agrees to grant and hereby grants to each
L/C Participant, and, to induce the Issuing Lender to issue Letters of Credit hereunder, each L/C
Participant irrevocably agrees to accept and purchase and hereby accepts and purchases from the
Issuing Lender, on the terms and conditions hereinafter stated, for such L/C Participant’s own
account and risk an undivided interest equal to such L/C Participant’s Revolving Credit Commitment
Percentage in the Issuing Lender’s obligations and rights under each Letter of Credit issued
hereunder and the amount of each draft paid by the Issuing Lender thereunder. Each L/C Participant
unconditionally and irrevocably agrees with the Issuing Lender that, if a draft is paid under any
Letter of Credit for which the Issuing Lender is not reimbursed in full by the Borrowers in
accordance with the terms of this Agreement, such L/C Participant shall pay to the Issuing Lender
upon demand at the Issuing Lender’s address for notices specified herein an amount equal to such
L/C Participant’s Commitment Percentage of the amount of such draft, or any part thereof, that is
not so reimbursed. The obligation of each L/C Participant to pay such amount shall be
unconditional and irrevocable under any and all circumstances and may not be terminated, suspended
or delayed for any reason, including any Default or Event of Default.

          (b) Payment to Issuing Lender. Upon becoming aware of any amount required to be paid by any
L/C Participant to the Issuing Lender pursuant to this Section 3.4(b) in respect of any
unreimbursed portion of any payment made by the Issuing Lender under any Letter of Credit, the
Issuing Lender shall promptly notify each L/C Participant of the amount and due date of such
required payment and such L/C Participant shall pay to the Issuing Lender the amount specified on
the applicable due date. If any such amount is paid to the Issuing Lender after the date such
payment is due, such L/C Participant shall pay to the Issuing Lender on demand, in addition to such
amount, the product of (i) such amount, times (ii) the daily average Federal Funds Rate as
determined by the Agent during the period from and including the date

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such payment is due to the date on which such payment is immediately available to the Issuing
Lender, times (iii) a fraction the numerator of which is the number of days that elapse
during such period and the denominator of which is 360. A certificate of the Issuing Lender with
respect to any amounts owing under this Section 3.4(b) shall be conclusive in the absence
of manifest error. With respect to payment to the Issuing Lender of the unreimbursed amounts
described in this Section 3.4(b), if the L/C Participants receive notice (A) prior to 1:00
p.m. (Charlotte time) on any Business Day, such payment shall be due prior to 5:00 p.m. on that
Business Day, and (B) after 1:00 p.m. (Charlotte time) on any Business Day, such payment shall be
due prior to 5:00 p.m. on the following Business Day.

          (c) Settlement. Whenever, at any time after the Issuing Lender has made payment under any
Letter of Credit and has received from any L/C Participant its Revolving Credit Commitment
Percentage of such payment in accordance with this Section 3.4(c), the Issuing Lender
receives any payment related to such Letter of Credit (whether directly from the Borrowers or
otherwise), or any payment of interest on account thereof, the Issuing Lender will distribute to
such L/C Participant its pro rata share thereof; provided, however, in the event that any such
payment received by the Issuing Lender shall be required to be returned by the Issuing Lender, such
L/C Participant shall return to the Issuing Lender the portion thereof previously distributed to it
by the Issuing Lender.

     Section 3.5 Reimbursement Obligation of the Borrowers.

          Unless the Borrowers are entitled to obtain a Revolving Loan in such amount on such date, the
Borrowers agree to reimburse the Issuing Lender on each date on which the Issuing Lender notifies
the Borrowers of the date and amount of a draft paid under any Letter of Credit for the amount of
(a) such draft properly paid and (b) any taxes, fees, charges or other costs or expenses incurred
by the Issuing Lender in connection with such payment. So long as Wachovia is the Issuing Lender,
each such payment shall be made at the Agent’s Office. If Wachovia is not the Issuing Lender, each
such payment shall be made to the Issuing Lender at its address for notices specified herein. In
any case, each such payment shall be made in lawful money of the United States and in immediately
available funds. Interest shall be payable on any and all amounts remaining unpaid by the
Borrowers under this ARTICLE III from the date such amounts become payable (whether at
stated maturity, by acceleration or otherwise) until payment in full at the rate that is provided
for in the Letter of Credit Agreement. Unless the Borrowers have otherwise previously reimbursed
the Issuing Lender, then on the date on which the Issuing Lender notifies the Borrowers of the date
and amount of a draft paid under any Letter of Credit, the Borrowers shall be deemed to have timely
given a Notice of Borrowing hereunder to the Agent requesting the Lenders to make a Revolving Loan
on such date in an amount equal to the amount of such drawing and, regardless of whether the
conditions precedent specified in ARTICLE V have been satisfied, the Lenders shall make
Revolving Loans in such amount, the proceeds of which shall be applied to reimburse the Issuing
Lender for the amount of the related drawing and costs and expenses.

     Section 3.6 Obligations Absolute.

     The obligations of the Borrowers under this ARTICLE III (including without limitation
the Reimbursement Obligation) shall be absolute and unconditional under any and all

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circumstances and irrespective of any set-off, counterclaim or defense to payment that the
Borrowers may have or have had against the Issuing Lender or any beneficiary of a Letter of Credit.
The Borrowers also agree with the Issuing Lender that, except as otherwise provided by Applicable
Law, the Issuing Lender shall not be responsible for, and the Reimbursement Obligation of the
Borrowers under Section 3.5 shall not be affected by, among other things, the validity or
genuineness of documents or of any endorsements thereon, even though such documents shall in fact
prove to be invalid, fraudulent or forged, or any dispute between or among the Borrowers and any
beneficiary of any Letter of Credit or any other party to which such Letter of Credit may be
transferred or any claims whatsoever of the Borrowers against any beneficiary of such Letter of
Credit or any such transferee. Each L/C Participant agrees that its obligation hereunder with
respect to any Letter of Credit shall not be affected or impaired by any lack or absence of the
validity or genuineness of documents or of any endorsements thereon, even though such documents
shall in fact prove to be invalid, fraudulent or forged, or any dispute between or among the
Borrowers and any beneficiary of any Letter of Credit or any other party to which such Letter of
Credit may be transferred or any claims whatsoever of the Borrowers against any beneficiary of such
Letter of Credit or any such transferee. The Issuing Lender shall not be liable for any error,
omission, interruption or delay in transmission, dispatch or delivery of any message or advice,
however transmitted, in connection with any Letter of Credit, except for errors or omissions caused
by the Issuing Lender’s negligence or willful misconduct. The Borrowers agree that any action
taken or omitted by the Issuing Lender under or in connection with any Letter of Credit or the
related drafts or documents, if done in the absence of gross negligence or willful misconduct and
in accordance with the standards of care specified in the Uniform Customs and, to the extent not
inconsistent therewith, the UCC shall be binding on the Borrowers and shall not result in any
liability of the Issuing Lender to the Borrowers. The responsibility of the Issuing Lender to the
Borrowers in connection with any draft presented for payment under any Letter of Credit shall, in
addition to any payment obligation expressly provided for in such Letter of Credit, be limited to
determining that the documents (including each draft) delivered under such Letter of Credit in
connection with such presentment are in conformity with such Letter of Credit.

     Section 3.7 Effect of Application and Letter of Credit Agreement.

     To the extent that any provision of any Application related to any Letter of Credit or the
Letter of Credit Agreement executed in connection therewith is inconsistent with the provisions of
this ARTICLE III, the provisions of this ARTICLE III shall apply.

     Section 3.8 Resignation of the Issuing Lender, Successor Issuing Lender.

     Subject to the appointment and acceptance of a successor as provided below, the Issuing Lender
may resign at any time by giving notice thereof to the Agent, the L/C Participants and the
Borrowers. Upon any such resignation, the Agent, with the consent of the Required Lenders, shall
appoint a successor Issuing Lender, which successor shall be a Lender and shall have combined
capital and surplus in excess of $1,000,000,000. If no successor Issuing Lender shall have been so
appointed and shall have accepted such appointment within thirty (30) days after the Issuing
Lender’s giving of notice of resignation, then the Agent shall, on behalf of the Lenders, appoint a
successor Lender as Issuing Lender, which successor shall have combined capital and surplus in
excess of $1,000,000,000. Upon the acceptance of any appointment as

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Issuing Lender hereunder by a successor Issuing Lender, such successor Issuing Lender shall
thereupon succeed to and become vested with all rights, powers, privileges and duties of the
retiring Issuing Lender, and the retiring Issuing Lender shall be discharged from all future duties
and obligations hereunder as Issuing Lender; provided, however, in no event shall such appointment
of a successor Issuing Lender affect the obligations of the retiring Issuing Lender and the L/C
Participants under any then outstanding Letters of Credit, including Letters of Credit issued
during the thirty (30) day notice period. After any retiring Issuing Lender’s resignation
hereunder as Issuing Lender, the provisions of this Section 3.8 shall continue in effect
for its benefit in respect of any actions taken or omitted to be taken by it while it was acting as
Issuing Lender.

ARTICLE IV

GENERAL LOAN PROVISIONS

     Section 4.1 Obligors’ Representatives.

          (a) The Obligors hereby represent and warrant to the Agent and the Lenders that each of them
will derive benefits, directly and indirectly, from each Letter of Credit and from each advance of
the Revolving Loan, both in their separate capacity and as a member of the group to which each of
the Obligors belong and because the successful operation of the group is enhanced by the continued
successful performance of the functions of the group as a whole, because (a) the terms of the
consolidated financing provided under this Agreement are more favorable than would otherwise would
be obtainable by the Obligors individually, and (b) the Obligors’ additional administrative and
other costs and reduced flexibility associated with individual financing arrangements which would
otherwise be required if obtainable would substantially reduce the value to the Obligors of the
financing. The Obligors in the discretion of their respective managements are to agree among
themselves as to the allocation of the benefits of Letters of Credit and the proceeds of Revolving
Loan; provided, however, that the Obligors shall be deemed to have represented and warranted to the
Agent and the Lenders at the time of allocation that each benefit and use of proceeds is a
Permitted Use.

          (b) For administrative convenience, each Obligor hereby irrevocably appoints Capital as the
Obligor’s attorney-in-fact, with power of substitution (with the prior written consent of the Agent
in the exercise of its sole and absolute discretion), in the name of Capital or in the name of the
Obligor or otherwise to take any and all actions with respect to the this Agreement, the other Loan
Documents, the Obligations and/or the Collateral as Capital may so elect from time to time,
including, without limitation, actions to (i) request advances under the Revolving Loan, apply for
and direct the benefits of Letters of Credits, and direct the Agent to disburse or credit the
proceeds of any advance of the Revolving Loan directly to an account of Capital, any one or more of
the Obligors or otherwise, which direction shall evidence the making of such advance of the
Revolving Loan and shall constitute the acknowledgment by each of the Obligors of the receipt of
the proceeds of such advance of the Revolving Loan or the benefit of such Letter of Credit, (ii)
enter into, execute, deliver, amend, modify, restate, substitute, extend and/or renew this
Agreement, any Additional Obligor Joinder Supplement, any other Loan Documents, security
agreements, mortgages, deposit account agreements, instruments, certificates, waivers, letter of
credit applications, releases, documents and agreements from time

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to time, and (iii) endorse any check or other item of payment in the name of the Obligor or in
the name of Capital. The foregoing appointment is coupled with an interest, cannot be revoked
without the prior written consent of the Agent, and may be exercised from time to time through
Capital’s duly authorized officer, officers or other Person or Persons designated by Capital to act
from time to time on behalf of Capital.

          (c) Each of the Obligors hereby irrevocably authorizes each of the Lenders to make advances of
the Revolving Loan to any one or more of the Obligors, and hereby irrevocably authorizes the Agent
to issue or cause to be issued Letters of Credit for the account of any or all of the Obligors,
pursuant to the provisions of this Agreement upon the written, oral or telephone request of any one
or more of the Persons who is from time to time a Responsible Officer of a Obligor under the
provisions of the most recent certificate of corporate resolutions and/or incumbency of the
Obligors on file with the Agent and also upon the written, oral or telephone request of any one of
the Persons who is from time to time a Responsible Officer of Capital under the provisions of the
most recent certificate of corporate resolutions and/or incumbency for Capital on file with the
Agent.

          (d) Neither the Agent nor any of the Lenders assumes any responsibility or liability for any
errors, mistakes, and/or discrepancies in the oral, telephonic, written or other transmissions of
any instructions, orders, requests and confirmations between the Agent and the Obligors or the
Agent and any of the Lenders in connection with the Revolving Loan, any advance of the Revolving
Loan, any Letter of Credit or any other transaction in connection with the provisions of this
Agreement. Without implying any limitation on the joint and several nature of the Obligations, the
Lenders agree that, notwithstanding any other provision of this Agreement, the Obligors may create
reasonable inter-company indebtedness between or among the Obligors with respect to the allocation
of the benefits and proceeds of the advances and Revolving Loan under this Agreement. The Obligors
agree among themselves, and the Agent and the Lenders consent to that agreement, that each Obligor
shall have rights of contribution from all of the other Obligors to the extent such Obligor incurs
Obligations in excess of the proceeds of the Revolving Loan received by, or allocated to purposes
for the direct benefit of, such Obligor. All such indebtedness and rights shall be, and are hereby
agreed by the Obligors to be, subordinate in priority and payment to the indefeasible repayment in
full in cash of the Obligations, and, unless the Agent agrees in writing otherwise, shall not be
exercised or repaid in whole or in part until all of the Obligations have been indefeasibly paid in
full in cash. The Obligors agree that all of such inter-company indebtedness and rights of
contribution are part of the Collateral and secure the Obligations. Each Obligor hereby waives all
rights of counterclaim, recoupment and offset between or among themselves arising on account of
that indebtedness and otherwise. Each Obligor shall not evidence the inter-company indebtedness or
rights of contribution by note or other instrument, and shall not secure such indebtedness or
rights of contribution with any Lien or security. Notwithstanding anything contained in this
Agreement to the contrary, the amount covered by each Obligor under the Obligations (including,
without limitation, Section 4.2 (Guaranty)) shall be limited to an aggregate amount (after
giving effect to any collections from, rights to receive contribution from or payments made by or
on behalf of any other Obligor in respect of the Obligations) which, together with other amounts
owing by such Obligors to the Agent and the Lenders under the Obligations, is equal to the largest
amount

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that would not be subject to avoidance under the Bankruptcy Code or any applicable provisions
of any applicable, comparable state or other Laws.

     Section 4.2 Guaranty.

          (a) Each Obligor hereby unconditionally and irrevocably, guarantees to the Agent and the
Lenders:

               (1) the due and punctual payment in full (and not merely the collectibility) by the other
Obligors of the Obligations, including unpaid and accrued interest thereon, in each case when due
and payable, all according to the terms of this Agreement, the Notes and the other Loan Documents;

               (2) the due and punctual payment in full (and not merely the collectibility) by the other
Obligors of all other sums and charges which may at any time be due and payable in accordance with
this Agreement, the Notes or any of the other Loan Documents;

               (3) the due and punctual performance by the other Obligors of all of the other terms,
covenants and conditions contained in the Loan Documents; and

               (4) all the other Obligations of the other Obligors.

          (b) The obligations and liabilities of each Obligor as a guarantor under this Section shall be
absolute and unconditional and joint and several, irrespective of the genuineness, validity,
priority, regularity or enforceability of this Agreement, any of the Notes or any of the Loan
Documents or any other circumstance which might otherwise constitute a legal or equitable discharge
of a surety or guarantor. Each Obligor in its capacity as a guarantor expressly agrees that the
Agent and the Lenders may, in their sole and absolute discretion, without notice to or further
assent of such Obligor and without in any way releasing, affecting or in any way impairing the
joint and several obligations and liabilities of such Obligor as a guarantor hereunder:

                   (1) waive compliance with, or any defaults under, or grant any other indulgences under or with
respect to any of the Loan Documents;

                   (2) modify, amend, change or terminate any provisions of any of the Loan Documents;

                   (3) grant extensions or renewals of or with respect to the Revolving Loan, the Notes or any of
the other Loan Documents;

                   (4) effect any release, subordination, compromise or settlement in connection with this
Agreement, any of the Notes or any of the other Loan Documents;

                   (5) agree to the substitution, exchange, release or other disposition of the Collateral or any
part thereof, or any other collateral for the Revolving Loan or to the subordination of any lien or
security interest therein;

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               (6) make advances for the purpose of performing any term, provision or covenant contained in
this Agreement, any of the Notes or any of the other Loan Documents with respect to which the
Obligors shall then be in default;

               (7) make future advances pursuant to this Agreement or any of the other Loan Documents;

               (8) assign, pledge, hypothecate or otherwise transfer the Commitments, the Obligations, the
Notes, any of the other Loan Documents or any interest therein, all as and to the extent permitted
by the provisions of this Agreement;

               (9) deal in all respects with the other Obligors as if this Section were not in effect;

               (10) effect any release, compromise or settlement with any of the other Obligors, whether in
their capacity as a Obligor or as a guarantor under this Section, or any other guarantor; and

               (11) provide debtor-in-possession financing or allow use of cash collateral in proceedings
under the Bankruptcy Code, it being expressly agreed by all Obligors that any such financing and/or
use would be part of the Obligations.

          (c) The obligations and liabilities of each Obligor, as guarantor under this Section, shall be
primary, direct and immediate, shall not be subject to any counterclaim, recoupment, set off,
reduction or defense based upon any claim that a Obligor may have against any one or more of the
other Obligors, the Agent, any one or more of the Lenders and/or any other guarantor and shall not
be conditional or contingent upon pursuit or enforcement by the Agent or other Lenders of any
remedies it may have against the Obligors with respect to this Agreement, the Notes or any of the
other Loan Documents, whether pursuant to the terms thereof or by operation of law. Without
limiting the generality of the foregoing, the Agent and the Lenders shall not be required to make
any demand upon any of the Obligors, or to sell the Collateral or otherwise pursue, enforce or
exhaust its or their remedies against the Obligors or the Collateral either before, concurrently
with or after pursuing or enforcing its rights and remedies hereunder. Any one or more successive
or concurrent actions or proceedings may be brought against each Obligor under this Section, either
in the same action, if any, brought against any one or more of the Obligors or in separate actions
or proceedings, as often as the Agent may deem expedient or advisable. Without limiting the
foregoing, it is specifically understood that any modification, limitation or discharge of any of
the liabilities or obligations of any one or more of the Obligors, any other guarantor or any
obligor under any of the Loan Documents, arising out of, or by virtue of, any bankruptcy,
arrangement, reorganization or similar proceeding for relief of debtors under federal or state law
initiated by or against any one or more of the Obligors, in their respective capacities as Obligors
and guarantors under this Section, or under any of the Loan Documents shall not modify, limit,
lessen, reduce, impair, discharge, or otherwise affect the liability of each Obligor under this
Section in any manner whatsoever, and this Section shall remain and continue in full force and
effect. It is the intent and purpose of this Section that each Obligor shall and does hereby waive
all rights and benefits which might accrue to any other guarantor by reason of any such proceeding,
and the Obligors agree that they shall

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be liable for the full amount of the obligations and liabilities under this Section,
regardless of, and irrespective to, any modification, limitation or discharge of the liability of
any one or more of the Obligors, any other guarantor or any obligor under any of the Loan
Documents, that may result from any such proceedings.

          (d) Each Obligor, as guarantor under this Section, hereby unconditionally, jointly and
severally, irrevocably and expressly waives:

               (1) presentment and demand for payment of the Obligations and protest of non-payment;

               (2) notice of acceptance of this Section and of presentment, demand and protest thereof;

               (3) notice of any default hereunder or under the Notes or any of the other Loan Documents and
notice of all indulgences;

               (4) notice of any increase in the amount of any portion of or all of the indebtedness
guaranteed by this Section;

               (5) demand for observance, performance or enforcement of any of the terms or provisions of
this Section, the Notes or any of the other Loan Documents;

               (6) all errors and omissions in connection with the Agent’s administration of all indebtedness
guaranteed by this Section, except errors and omissions resulting from acts of bad faith;

               (7) any right or claim of right to cause a marshalling of the assets of any one or more of the
other Obligors;

               (8) any act or omission of the Agent or the Lenders which changes the scope of the risk as
guarantor hereunder; and

               (9) all other notices and demands otherwise required by law which the Obligor may lawfully
waive.

               Within ten (10) days following any request of the Agent so to do, each Obligor will furnish
the Agent and the Lenders and such other persons as the Agent may direct with a written
certificate, duly acknowledged stating in detail whether or not any credits, offsets or defenses
exist with respect to this Section.

     Section 4.3 Interest.

          (a) Interest on Revolving Loans. Interest shall accrue and be payable on the outstanding
principal balance of the Revolving Loans at the Base Rate, which shall be subject to daily
adjustments based upon daily fluctuations in the LIBOR Market Index Rate. Interest shall accrue
initially on all Revolving Loans at the Base Rate. At the Borrowers’ option as provided

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in Section 4.3(e) below, interest shall accrue and be payable on portions of the
outstanding principal balance of the Revolving Loans at a fixed rate per annum equal to the LIBOR
Rate.

          (b) Late Charges; Post-Default Interest. If any regularly scheduled monthly installment of
principal and/or interest is not paid within ten (10) calendar days after it is due, the Borrowers
agree to pay to the Agent for the ratable account of the Lenders as a late charge, and in addition
to the amount of such payment, a sum equal to five percent (5%) of the amount of such delinquent
payment. Notwithstanding the provisions of Section 4.3(a), the Borrowers hereby promise to
pay to the Lenders interest at the Post-Default Rate on the full principal amount outstanding of
all Revolving Loans, and (to the fullest extent permitted by law) on any interest or other amount
payable by the Borrowers hereunder or under the Revolving Credit Notes, (i) for any period during
which an Event of Default has occurred and (ii) when any amount payable under any of the Revolving
Credit Notes is not paid in full when due (whether on demand or at stated maturity, by acceleration
or otherwise), for the period commencing on the date such amount is due until the same is paid in
full to the extent permitted by Applicable Law. Interest shall continue to accrue on the Revolving
Credit Notes after the filing by or against the Borrowers of any petition seeking any relief in
bankruptcy or under any act or law pertaining to insolvency or debtor relief, whether state,
federal or foreign.

          (c) Interest Payment and Computation. The Borrowers shall pay to the Agent monthly, in
arrears, on the 1st day of each month (commencing on the date hereof) and on the date the Revolving
Loans are paid in full and the Aggregate Commitment is terminated, interest on the unpaid principal
amount of the Revolving Loans at the applicable interest rates set forth in this Section
4.3. Interest and fees shall be computed on the basis of a 360-day year for the actual number
of days in the applicable period (“Actual/360 Computation”). The Actual/360 Computation determines
the annual effective yield by taking the stated (nominal) rate for a year’s period and then
dividing said rate by 360 to determine the daily periodic rate to be applied for each day in the
applicable period. Application of the Actual/360 Computation produces an annualized effective
interest rate exceeding the nominal rate.

          (d) Maximum Rate. In no contingency or event whatsoever shall the aggregate of all amounts
deemed interest hereunder or under any of the Revolving Credit Notes charged or collected pursuant
to the terms of this Agreement or pursuant to any of the Revolving Credit Notes exceed the highest
rate permissible under any Applicable Law which a court of competent jurisdiction shall, in a final
determination, deem applicable hereto. In the event that such a court determines that the Lenders
have charged or received interest hereunder in excess of the highest applicable rate, the rate in
effect hereunder shall automatically be reduced to the maximum rate permitted by Applicable Law and
the Lenders shall at the Agent’s option (i) promptly refund to the Borrowers any interest received
by the Lenders in excess of the maximum lawful rate or (ii) shall apply such excess to the
principal balance of the Obligations. It is the intent hereof that the Borrowers not pay or
contract to pay, and that neither the Agent nor any Lender receive or contract to receive, directly
or indirectly in any manner whatsoever, interest in excess of that which may be paid by the
Borrowers under Applicable Law.

          (e) Election of LIBOR Rate. The Borrowers may convert all or a portion of the Revolving Loans
accruing interest at the Base Rate to the LIBOR Rate, or convert sums accruing interest at the
LIBOR Rate back to the Base Rate by delivering to the Agent a proper

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and timely Interest Rate Election substantially in the form of Exhibit “L” attached to
this Agreement (an “Interest Rate Election Notice”), in accordance with the provisions of this
Section 4.3(e). The Borrowers’ election to convert outstanding Revolving Loans to the
LIBOR Rate or to the Base Rate is subject to the following limitations:

          (1) all elections of must be effective as of the first Business Day of a month;

          (2) the Borrowers shall not at any time change to the LIBOR Rate if the
Interest Period shall extend beyond the Revolving Credit Maturity Date; and

          (3) except as otherwise provided in Section 4.9, no change from the
LIBOR Rate to the Base Rate shall become effective on a day other than the first
Business Day of a month.

          (f) Applicable Rate Not Available. If a request for an advance under the Revolving Loans is
not accompanied by an Interest Rate Election Notice or does not otherwise include a selection of an
Applicable Interest Rate, or if, after having made a selection of an Applicable Interest Rate, the
Borrowers fail or are not otherwise entitled under the provisions of this Agreement to continue
such Applicable Interest Rate, the Borrowers shall be deemed to have selected the Base Rate as the
Applicable Interest Rate until such time as the Borrowers have selected a different Applicable
Interest Rate in accordance with, and subject to, the provisions of this Section.

          (g) Notice for Conversion of Rate. The Lenders will not be obligated to convert the
Applicable Interest Rate to another Applicable Interest Rate, unless the Agent shall have received
an Interest Rate Election Notice from the Borrowers specifying the following information:

          (1) the amount to be converted;

          (2) an election of the Base Rate or the LIBOR Rate; and

          (3) the requested date on which such election is to be effective.

          Any telephonic notice must be confirmed in writing within three (3) Business Days. Each
Interest Rate Election Notice must be received by the Agent not later than 10:00 a.m. (Virginia
Time) on the Business Day of any requested conversion in the case of an election of the Base Rate
and not later than 10:00 a.m. (Virginia Time) on the third Business Day before the effective date
of any requested borrowing or conversion in the case of an election of the LIBOR Rate.

     Section 4.4 Loan Fees

          (a) Revolving Loan Fee. The Borrowers shall pay to the Agent for the ratable benefit of the
Lenders a revolving credit facility fee (collectively, the “Revolving Loan Fees” and individually,
a “Revolving Loan Fee”) in an amount equal to 0.20% per annum of the

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average daily unused and undisbursed portion of the Revolving Credit Commitment in effect from
time to time accruing during each quarter. The accrued and unpaid portion of the Revolving Loan
Fee shall be paid by the Borrowers to the Agent in arrears on the first day of each quarter, on the
first day of each January, April, July and October of each year during the Revolving Credit Term,
and on the Revolving Credit Maturity Date.

          (b) Agent’s Fees. In order to compensate the Agent for structuring and syndicating the Credit
Facility and for its obligations hereunder, the Borrowers agree to pay to the Agent, for its
account, the fees set forth in the Fee Letter.

          (c) Extension Fees. The Borrowers shall pay to the Agent, for the ratable benefit of the
Lenders, an extension fee (collectively, the “Extension Fees” and individually, an “Extension Fee”)
in an amount equal to .125% per annum of the Revolving Credit Commitment for each extension
granted. The Extension Fees shall be payable at the time of the granting of the extension and
shall be deemed fully earned and non-refundable when paid.

          (d) Commitment Increase Fees. In order to compensate the Agent for structuring, implementing
and/or syndicating each increase, if any, in the Aggregate Commitment pursuant to Section
2.9, the Borrowers shall pay to the Agent, for its account and for the benefit of the Lenders,
fees to be established by agreement of the Borrowers and the Agent at the time of each proposed
increase based on then current market conditions.

          (e) Amendment Fee. In consideration of the amendment effectuated by this Agreement, the
Borrowers shall pay to the Agent, for the ratable benefit of the Lenders an amendment fee (the
“Amendment Fee”) in an amount equal to 0.075% of the Revolving Credit Commitment. The Amendment
Fee shall be payable on or before the date hereof and shall be deemed fully earned and
non-refundable when paid.

     Section 4.5 Manner of Payment.

     Each payment by the Borrowers on account of the principal of or interest on the Revolving
Loans or of any fee or other amounts (including the Reimbursement Obligation) payable to the
Lenders under this Agreement or the Revolving Credit Notes shall be made not later than 1:00 p.m.
(Virginia time) on the date specified for payment under this Agreement to the Agent at the Agent’s
Office for the account of the Lenders (other than as set forth below) ratably in accordance with
their respective Commitment Percentages, in U.S. Dollars, in immediately available funds and shall
be made without any set-off, counterclaim or deduction whatsoever. Any payment received after such
time but before 2:00 p.m. (Virginia time) on such day shall be deemed a payment on such date for
the purposes of Section 9.1(a), but for all other purposes shall be deemed to have been
made on the next succeeding Business Day. Any payment received after 2:00 p.m. (Virginia time)
shall be deemed to have been made on the next succeeding Business Day for all purposes. Upon
receipt by the Agent of each such payment, the Agent shall distribute to each Lender at its address
for notices set forth herein its pro rata share of such payment in accordance with such Lender’s
Commitment Percentage and shall wire advice of the amount of such credit to each Lender. Each
payment to the Agent of Agent’s fees or expenses shall be made for the account of the Agent and any
amount payable to any Lender hereunder shall be paid to the Agent for the account of the applicable
Lender. If any payment

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under this Agreement or any Revolving Credit Note shall be specified to be made upon a day
that is not a Business Day, it shall be made on the next succeeding day that is a Business Day and
such extension of time shall in such case be included in computing any interest if payable along
with such payment.

     Section 4.6 Crediting of Payments and Proceeds.

     If the Borrowers shall fail to pay any of the Obligations when due and the Obligations have
been accelerated pursuant to Section 9.2, all payments received by the Lenders upon the
Revolving Credit Notes and the other Obligations and all net proceeds from the enforcement of the
Obligations shall be applied first to all expenses then due and payable by the Borrowers hereunder,
then to all indemnity obligations then due and payable by the Borrowers hereunder, then to accrued
and unpaid interest on the Revolving Credit Notes and the Reimbursement Obligation and to amounts
arising under Hedge Agreements (pro rata in accordance with all such amounts due), then to the
principal amount of the Revolving Credit Notes and Reimbursement Obligation, and then to the cash
collateral account described in Section 9.2(b) to the extent of any L/C Obligations then
outstanding.

     Section 4.7 Adjustments.

     If any Lender (a “Benefited Lender”) shall at any time receive any payment of all or part of
its Extensions of Credit, or interest thereon, or if any Lender shall at any time receive any
collateral in respect to its Extensions of Credit (whether voluntarily or involuntarily, by set-off
or otherwise) in a greater proportion (relative to such Lender’s Commitment Percentage) than any
such payment to or collateral received by any other Lender or Lenders in respect of such other
Lender’s or Lenders’ Extensions of Credit, or interest thereon, such Benefited Lender shall
purchase for cash from the other Lender or Lenders such portion of each such other Lender’s
Extensions of Credit, or shall provide such other Lender or Lenders with the benefits of any such
collateral, or the proceeds thereof, as shall be necessary to cause such Benefited Lender to share
the excess payment or benefits of such collateral or proceeds ratably with each of the Lenders in
accordance with their respective Commitment Percentages; provided, however, if all or any portion
of such excess payment or benefits is thereafter recovered from such Benefited Lender, such
purchase shall be rescinded, and the purchase price and benefits returned to the extent of such
recovery, but without interest. The Borrowers agree that each Lender so purchasing a portion of
another Lender’s Extensions of Credit may exercise all rights of payment (including, without
limitation, rights of set-off) with respect to such portion as fully as if such Lender were the
direct holder of such portion.

     Section 4.8 Nature of Obligations of Lenders Regarding Extensions of Credit, Assumption
by the Agent.

     The obligations of the Lenders under this Agreement to make the Revolving Loans and issue or
participate in Letters of Credit are several and are not joint or joint and several. Unless the
Agent shall have received notice from a Lender prior to a proposed borrowing date that such Lender
will not make available to the Agent such Lender’s ratable portion of the amount to be borrowed on
such date (which notice shall not release such Lender of its obligations hereunder), the Agent may
assume that such Lender has made such portion available to the Agent on the

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proposed borrowing date in accordance with Section 2.2(c), and the Agent may, in
reliance upon such assumption, make available to the Borrowers on such date a corresponding amount.
If such amount is made available to the Agent on a date after such borrowing date, such Lender
shall pay to the Agent on demand an amount, until paid, equal to the product of (a) the amount of
such Lender’s Commitment Percentage of such borrowing, times (b) the daily average Federal
Funds Rate during such period as determined by the Agent, times (c) a fraction the
numerator of which is the number of days that elapse from and including such borrowing date to the
date on which such Lender’s Commitment Percentage of such borrowing shall have become immediately
available to the Agent and the denominator of which is 360. A certificate of the Agent with
respect to any amounts owing under this Section 4.8 shall be conclusive, absent manifest
error. If such Lender’s Commitment Percentage of such borrowing is not made available to the Agent
by such Lender within three (3) Business Days of such borrowing date, the Agent shall be entitled
to recover such amount made available by the Agent with interest thereon at the Base Rate, on
demand, from the Borrowers. The failure of any Lender to make available its Commitment Percentage
of any Revolving Loan shall not relieve it or any other Lender of its obligation, if any, hereunder
to make its Commitment Percentage of such Revolving Loan available on such borrowing date, but no
Lender shall be responsible for the failure of any other Lender to make its Commitment Percentage
of such Revolving Loan available on the borrowing date, and Borrowers shall have the right to
pursue any claims for loss or damage against such Lender or Lenders that fail to make available its
Commitment Percentage of any Revolving Loan as otherwise required hereunder.

     Section 4.9 Changed Circumstances.

          (a) Laws Affecting LIBOR Base Rate Availability. If, after the date hereof, the introduction
of, or any change in, any Applicable Law or any change in the interpretation or administration
thereof by any Governmental Authority, central bank or comparable agency charged with the
interpretation or administration thereof, or compliance by any Lender (or any of their respective
Lending Offices) with any request or directive (whether or not having the force of law) of any such
Authority, central bank or comparable agency, shall make it unlawful or impossible for any of the
Lenders (or any of their respective Lending Offices) to honor its obligations hereunder to make or
maintain any Revolving Loan, such Lender shall promptly give notice thereof to the Agent and the
Agent shall promptly give notice to the Borrowers and the other Lenders. Thereafter, until the
Agent notifies the Borrowers that such circumstances no longer exist, the obligations of such
Lender to make Revolving Loans shall be suspended and thereafter the outstanding balance under the
Revolving Credit Notes shall bear interest at a rate based upon an alternate index selected by the
Agent as reasonably comparable to the LIBOR Base Rate plus the Applicable Margin.

          (b) Increased Costs. If, after the date hereof, the introduction of, or any change in, any
Applicable Law, or in the interpretation or administration thereof by any Governmental Authority,
central bank or comparable agency charged with the interpretation or administration thereof, or
compliance by any of the Lenders (or any of their respective Lending Offices) with any request or
directive (whether or not having the force of law) of such Governmental Authority, central bank or
comparable agency:

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               (1) shall subject any of the Lenders (or any of their respective Lending Offices) to any tax,
duty or other charge with respect to any Note, Letter of Credit or Application (except such taxes,
duties or charges that are imposed as a result of the financial condition of the particular Lender,
as opposed to being imposed on lenders generally) or shall change the basis of taxation of payments
to any of the Lenders (or any of their respective Lending Offices) of the principal of or interest
on any Note, Letter of Credit, Application or Letter of Credit Agreement or any other amounts due
under this Agreement in respect thereof (except for changes in the rate of tax on the overall net
income or gross receipts of any of the Lenders or any of their respective Lending Offices imposed
by the jurisdiction in which such Lender is organized or is or should be qualified to do business
or such Lending Office is located); or

               (2) shall impose, modify or deem applicable any reserve (including, without limitation, any
imposed by the Board of Governors of the Federal Reserve System), special deposit, insurance or
capital or similar requirement against assets of, deposits with or for the account of, or credit
extended by any of the Lenders (or any of their respective Lending Offices) or shall impose on any
of the Lenders (or any of their respective Lending Offices) or the foreign exchange and interbank
markets any other condition affecting any Note; and the result of any of the foregoing is to
increase the costs to any of the Lenders of maintaining any Revolving Loan or issuing or
participating in Letters of Credit or to reduce the yield or amount of any sum received or
receivable by any of the Lenders under this Agreement or under the Revolving Credit Notes in
respect of a Revolving Loan or Letter of Credit or Application, then such Lender shall promptly
notify the Agent, and the Agent shall promptly notify the Borrowers of such fact and demand
compensation therefor and, within fifteen (15) days after such notice by the Agent, the Borrowers
shall pay to such Lender or Lenders such additional amount or amounts as will compensate such
Lender or Lenders for such increased cost or reduction (except to the extent such increased cost or
reduction is a consequence of the financial condition of the particular Lender, as opposed to being
imposed on Lenders generally). The Agent will promptly notify the Borrowers of any event of which
it has knowledge which will entitle any Lender to compensation pursuant to this Section
4.9(b); provided, however, the Agent shall incur no liability whatsoever to the Lenders or the
Borrowers in the event the Agent fails to do so. The amount of such compensation shall be
determined, in the applicable Lender’s sole discretion, based upon the assumption that such Lender
funded its Commitment Percentage of the Revolving Loans in the London interbank market, and using
any reasonable attribution or averaging methods which such Lender deems appropriate and practical.
A certificate of such Lender setting forth the basis for determining such amount or amounts
necessary to compensate such Lender shall be forwarded to the Borrowers through the Agent and shall
be conclusively presumed to be correct save for manifest error.

     Section 4.10 Indemnity.

     The Borrowers hereby indemnify each of the Lenders against any loss or expense which may arise
or be attributable to any Lender’s obtaining, liquidating or employing deposits or other funds
acquired to effect, fund or maintain any Revolving Loan (a) as a consequence of any failure by the
Borrowers to make any payment when due of any amount due hereunder in connection with a Revolving
Loan or (b) due to any payment or prepayment of a Revolving Loan on a date other than the last day
of the applicable interest period. The amount of such loss or expense shall be determined, in the
applicable Lender’s sole discretion, based upon the

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assumption that such Lender funded its Commitment Percentage of the Revolving Loans accruing
interest at the LIBOR Rate in the London interbank market, and using any reasonable attribution or
averaging methods which such Lender deems appropriate and practical. A certificate of such Lender
setting forth the basis for determining such amount or amounts necessary to compensate such Lender
shall be forwarded to the Borrowers through the Agent and shall be conclusively presumed to be
correct save for manifest error.

     Section 4.11 Capital Requirements.

     If either (a) the introduction of, or any change in, or in the interpretation of, any
Applicable Law or (b) compliance with any guideline or request from any central bank or comparable
agency or other Governmental Authority (whether or not having the force of law but provided such
request is made to lenders generally and not to a particular Lender by reason of its financial
condition), has or would have the effect of reducing the rate of return on the capital of, or has
affected or would affect the amount of capital required to be maintained by, any Lender or any
corporation controlling such Lender as a consequence of, or with reference to the Commitments and
other commitments of this type, below the rate that the Lender or such other corporation could have
achieved but for such introduction, change or compliance, then within five (5) Business Days after
written demand by any such Lender, the Borrowers shall pay to such Lender from time to time as
specified by such Lender additional amounts sufficient to compensate such Lender or other
corporation for such reduction. A certificate as to such amounts submitted to the Borrowers and
the Agent by such Lender, shall, in the absence of manifest error, be presumed to be correct and
binding for all purposes.

     Section 4.12 Taxes.

          (a) Payments Free and Clear. Any and all payments by the Borrowers hereunder or under the
Revolving Credit Notes or the Letters of Credit shall be made free and clear of and without
deduction for any and all present or future taxes, levies, imposts, deductions, charges or
withholding, and all liabilities with respect thereto excluding, (i) in the case of each Lender and
the Agent, income, gross receipts and franchise taxes imposed by the jurisdiction under the laws of
which such Lender or the Agent (as the case may be) is organized or is or should be qualified to do
business or any political subdivision thereof and (ii) in the case of each Lender, income and
franchise taxes imposed by the jurisdiction of such Lender’s Lending Office or any political
subdivision thereof (all such non-excluded taxes, levies, imposts, deductions, charges,
withholdings and liabilities being hereinafter referred to as “Taxes”). If the Borrowers shall be
required by law to deduct any Taxes from or in respect of any sum payable hereunder or under any
Note or Letter of Credit to any Lender or the Agent, (A) the sum payable shall be increased as may
be necessary so that after making all required deductions (including deductions applicable to
additional sums payable under this Section 4.12) such Lender or the Agent (as the case may
be) receives an amount equal to the amount such party would have received had no such deductions
been made, (B) the Borrowers shall make such deductions, (C) the Borrowers shall pay the full
amount deducted to the relevant taxing authority or other authority in accordance with Applicable
Law, and (D) the Borrowers shall deliver to the Agent evidence of such payment to the relevant
taxing authority or other authority in the manner provided in Section 4.12(d).

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          (b) Stamp and Other Taxes. In addition, the Borrowers shall pay any present or future stamp,
registration, recordation or documentary taxes or any other similar fees or charges or excise or
property taxes, levies of the United States or any state or political subdivision thereof or any
applicable foreign jurisdiction which arise from any payment made hereunder or from the execution,
delivery or registration of, or otherwise with respect to, this Agreement, the Revolving Loans, the
Letters of Credit, the other Loan Documents, or the perfection of any rights or security interest
in respect thereto (hereinafter referred to as “Other Taxes”).

          (c) Indemnity. The Borrowers shall indemnify each Lender and the Agent for the full amount of
Taxes and Other Taxes (including, without limitation, any Taxes and Other Taxes imposed by any
jurisdiction on amounts payable under this Section 4.12) paid by such Lender or the Agent
(as the case may be) and any liability (including penalties, interest and expenses) arising
therefrom or with respect thereto, whether or not such Taxes or Other Taxes were correctly or
legally asserted; provided, however, the Borrowers shall be subrogated to the rights of such Lender
or the Agent with respect to any claim that such Taxes or Other Taxes were not correctly or legally
asserted. Such indemnification shall be made within thirty (30) days from the date such Lender or
the Agent (as the case may be) makes written demand therefore.

          (d) Evidence of Payment. Within thirty (30) days after the date of any payment of Taxes or
Other Taxes required to be deducted from any sum payable hereunder as provided in Section
4.12(a) above, upon request of any Lender, the Borrowers shall furnish to the Agent, at its
address referred to in Section 11.1, the original or a certified copy of a receipt
evidencing payment thereof or other evidence of payment satisfactory to the Agent. Upon request of
the Agent, the Borrowers shall furnish to the Agent, at its address referred to in Section
11.1 evidence of the payment of real estate taxes relating to the Borrowing Base Assets
satisfactory to the Agent.

          (e) Delivery of Tax Forms. Each Lender organized under the laws of a jurisdiction other than
the United States or any state thereof shall deliver to the Borrowers, with a copy to the Agent, on
the Closing Date or concurrently with the delivery of the relevant Assignment and Acceptance, as
applicable, (i) two United States Internal Revenue Service Forms 4224 or Forms 1001, as applicable
(or successor forms) properly completed and certifying in each case that such Lender is entitled to
a complete exemption from withholding or deduction for or on account of any United States federal
income taxes, and (ii) an Internal Revenue Service Form W-8 or W-9 or successor applicable form, as
the case may be, to establish an exemption from United States backup withholding taxes. Each such
Lender further agrees to deliver to the Borrowers, with a copy to the Agent, a Form 1001 or 4224
and Form W-8 or W-9, or successor applicable forms or manner of certification, as the case may be,
on or before the date that any such form expires or becomes obsolete or after the occurrence of any
event requiring a change in the most recent form previously delivered by it to the Borrowers,
certifying in the case of a Form 1001 or 4224 that such Lender is entitled to receive payments
under this Agreement without deduction or withholding of any United States federal income taxes
(unless in any such case an event (including without limitation any change in treaty, law or
regulation) has occurred prior to the date on which any such delivery would otherwise be required
which renders such forms inapplicable or the exemption to which such forms relate unavailable and
such Lender notifies the Borrowers and the Agent that it is not entitled to receive payments
without deduction or

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withholding of United States federal income taxes) and, in the case of a Form W-8 or W-9,
establishing an exemption from United States backup withholding tax.

          (f) Survival. Without prejudice to the survival of any other agreement of the Borrowers
hereunder, the agreements and obligations of the Borrowers contained in this Section 4.12
shall survive the payment in full of the Obligations and the termination of the Commitments.

     Section 4.13 Security.

     The Obligations of the Borrowers shall be secured as provided in the Mortgages.

ARTICLE V

CONDITIONS OF CLOSING AND BORROWING

     Section 5.1 Conditions to Closing and Initial Extensions of Credit.

     The obligation of the Lenders to make the initial Extensions of Credit hereunder is subject to
each of the following conditions:

          (a) Executed Loan Documents. This Agreement, the Revolving Credit Notes, the Guaranty, the
Mortgages, and each of the other Loan Documents shall have been duly authorized and executed by the
parties thereto, shall be in full force and effect and no default shall exist thereunder, and the
Obligors shall have delivered original counterparts thereof to the Agent.

          (b) Certificate of Secretary of the Obligors. The Agent shall have received a certificate of
the secretary or assistant secretary of each of the Obligors certifying as to the incumbency and
genuineness of the signature of each officer of the Obligor executing Loan Documents to which it is
a party and certifying that attached thereto is a true, correct and complete copy of (A) the
organizational and governing documents of the Obligor and all amendments thereto, (B) resolutions
duly adopted by the members of the Obligor authorizing the borrowings contemplated hereunder and
the execution, delivery and performance of this Agreement and the other Loan Documents to which it
is a party, and (C) each certificate required to be delivered pursuant to the following subsection.

          (c) Certificates of Good Standing. The Agent shall have received long-form certificates as of
a recent date of the good standing of each of the Obligors under the laws of its jurisdiction of
organization and each other jurisdiction where the Obligor is qualified to do business.

          (d) Opinions of Counsel. The Agent shall have received favorable opinions of counsel to the
Obligors (including opinions of counsel admitted to practice in each state where the Borrowing Base
Assets are located) addressed to the Agent and the Lenders with respect to the Obligors, the Loan
Documents and such other matters as the Lenders shall request.

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          (e) Tax Forms. The Agent shall have received copies of the United States Internal Revenue
Service form required by Section 4.12(e), if any.

          (f) Borrowing Base Report and Covenant Compliance Certificate. The Agent shall have received
a Borrowing Base Report and Covenant Compliance Certificate certified as true and correct by a
Responsible Officer of Capital.

          (g) Filings and Recordings. The Agent shall have received, ready for filing or recording, all
Loan Documents and all other documents necessary to perfect the security interests of the Lenders
in the collateral described in the Mortgages.

          (h) UCC Search. The Agent shall have received the results of a UCC search for the state
office filings on the Obligors in the jurisdiction in which the Obligors are organized.

          (i) Appraisals. The Agent shall have received and approved an appraisal for each Borrowing
Base Asset.

          (j) Title Matters. The Agent shall have received a Title Confirmation Letter or a title
policy as required pursuant to the provisions of Section 2.8.

          (k) Survey. The Agent shall have received a current survey, certified to the Agent and the
Title Insurance Company for all Borrowing Base Assets.

          (l) Hazard and Liability Insurance. The Agent shall have received evidence satisfactory to it
that Obligor has in force all of the insurance policies required under Section 7.10
(including Flood Insurance) and that such policies satisfy the requirements of Section 7.10
and are otherwise in form and substance reasonably satisfactory to the Agent.

          (m) Environmental. The Agent shall have received evidence satisfactory to it regarding the
current and past pollution control practices for each Borrowing Base Asset in connection with the
discharge, emission, handling, disposal or existence of materials and substances controlled by
federal, state or local laws and regulations including an environmental audit of each Borrowing
Base Asset prepared by a person or firm acceptable to the Lender.

          (n) Record Plats. The Agent shall have received the record plat for each Borrowing Base Asset
other than Raw Land or Land Under Development (to the extent there is no record plat) showing
buildings and other improvements, location of streets, lot lines, setback lines, easements,
encroachments and all other matters affecting each Approved Subdivision prepared by a licensed
surveyor with a surveyor’s certification to the Agent, on behalf of the Lenders, in a form
acceptable to the Agent.

          (o) Payment of Fees at Closing; Fee Letter. The Obligors shall have paid the Revolving Loan
Fee and other fees set forth or referenced in Section 4.4 and any other accrued and unpaid
fees due hereunder (including, without limitation, legal fees and expenses) to the Agent and the
Lenders, and to any other Person such amount as may be due thereto in connection with the
transactions contemplated hereby, including all taxes, fees and other charges in connection with
the execution, delivery, recording, and filing of any of the Loan Documents.

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The Agent shall have received duly authorized and executed copies of the Fee Letter and the
Mandate Letter.

          (p) Governmental and Third Party Approvals. The Obligors shall have obtained all necessary
approvals, authorizations and consents of any Person and of all Governmental Authorities and courts
having jurisdiction with respect to the transactions contemplated by this Agreement and the other
Loan Documents.

          (q) No Injunction, Etc. No action, proceeding, investigation, regulation or legislation shall
have been instituted, threatened or proposed before any Governmental Authority to enjoin, restrain,
or prohibit, or to obtain substantial damages in respect to, or which is related to or arises out
of this Agreement or the other Loan Documents or the consummation of the transactions contemplated
hereby or thereby, or which, in the Agent’s sole discretion, would make it inadvisable to
consummate the transactions contemplated by this Agreement and such other Loan Documents.

          (r) No Default. No Default or Event of Default shall have occurred and be continuing.

          (s) Hedge Agreement. The Borrowers shall comply with the requirements of Section
7.14.

          (t) Notice of Borrowing. The Agent shall have received a Notice of Borrowing from the
Borrowers in accordance with Section 2.2(a), and a Notice of Account Designation specifying
the account or accounts to which the proceeds of any Revolving Loans made after the Closing Date
are to be disbursed.

          (u) Proceedings and Documents. All opinions, certificates and other instruments and all
proceedings in connection with the transactions contemplated by this Agreement shall be
satisfactory in form and substance to the Agent. The Lenders shall have received copies of all
other instruments and other evidence as the Lenders may reasonably request, in form and substance
satisfactory to the Lenders, with respect to the transactions contemplated by this Agreement and
the taking of all actions in connection therewith.

          (v) Identification Numbers. The Agent shall have received the tax identification and
organizational number of each of the Obligors.

          (w) Due Diligence and Other Documents. The Obligors shall have delivered to the Agent such
other documents, certificates and opinions as the Agent may reasonably request in connection with
the transactions contemplated hereby.

          (x) Refinancing of Bridge Loan. On the Closing Date, (i) the Bridge Loan shall be repaid in
full and commitments and other obligations and (except as expressly set forth in the documents
evidencing the Bridge Loan) rights of the Prior Lender (other than any rights specifically provided
under this Agreement) shall be terminated; (ii) the Bridge Loan shall be deemed a Revolving Loan
hereunder and the Agent shall make such transfers of funds as are necessary in order that the
outstanding balance of such Revolving Loan, together with any

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Existing Loan and any Existing Letter of Credit (as provided in Section 5.1(y)) and
any Revolving Loan funded on the Closing Date, reflect the Commitments of the Lenders hereunder;
(iii) there shall have been paid in cash in full all accrued but unpaid interest due on the Bridge
Loan to but excluding the Closing Date; and (iv) there shall have been paid in cash in full all
accrued but unpaid fees under the Bridge Loan owing to but excluding the Closing Date and all other
amounts, costs and expenses then owing to the Prior Lender to the satisfaction of the Prior Lender,
as the case may be, regardless of whether such amounts would otherwise be due and payable at such
time pursuant to the terms of the Bridge Loan.

          (y) Existing Loan and Existing Letter of Credit. On the Closing Date, (i) all outstanding
Existing Loans shall continue to be Revolving Loans hereunder and each Existing Lender shall be
deemed to sell, and each New Lender shall be deemed to purchase, an interest therein as required to
establish Revolving Loans for each of the Lenders based on such Lender’s Revolving Credit
Commitment Percentage, and the Agent shall make such transfers of funds as are necessary in order
that the outstanding balances of such Revolving Loans, together with the Revolving Loans used to
repay the Bridge Loan (as provided in Section 5.1(x)) and any other Revolving Loans funded on the
Closing Date, reflect the Commitments of the Lenders hereunder; (ii) all Existing Letters of Credit
shall continue to be Letters of Credit hereunder and each Existing Lender shall be deemed to sell,
and each New Lender shall be deemed to purchase, an interest therein as required to establish L/C
Participations therein pursuant to Section 3.4 for each of the Lenders in accordance with
its respective Revolving Credit Commitment Percentage; (iii) there shall have been credited to the
Existing Lenders all accrued but unpaid interest due on the Existing Loans and Existing Letters of
Credit to but excluding the Closing Date; and (iv) there shall have been credited to the Existing
Lenders all accrued but unpaid fees under the Existing Loans and Existing Letters of Credit owing
to but excluding the Closing Date and all other amounts, costs and expenses then owing to any of
the Existing Lenders and/or the Agent under the Existing Loans and Existing Letters of Credit, in
each case to the satisfaction of such Existing Lender or the Agent, as the case may be, regardless
of whether such amounts would otherwise be due and payable at such time pursuant to the terms of
the Existing Loans and Existing Letters of Credit.

     Section 5.2 Conditions to All Extensions of Credit.

     The obligations of the Lenders to make each Revolving Loan and the obligation of the Issuing
Bank to issue each Letter of Credit is subject to the satisfaction of the following conditions
precedent on the relevant borrowing or issue date, as applicable:

          (a) Continuation of Representations and Warranties. The representations and warranties made
by the Borrowers in each Loan Document shall be true in all material respects on and as of the
date of the proposed Revolving Loan or issuance and after giving effect to the proposed Revolving
Loan or issuance.

          (b) Title Update. The Agent shall have received a notice of title continuation or, as to
any title insurance policy issued, an endorsement to the title insurance policy theretofore
delivered, indicating that since the last preceding advance, there has been no change in the
status of title and no other exceptions not theretofore approved by the Agent, which endorsement
shall have the effect of advancing the effective date of the policy to the

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date of the advance then being made and increasing the coverage of the policy by an amount
equal to the advance then being made if the policy does not by its terms provide for such an
increase.

          (c) No Existing Default. No Event of Default shall have occurred and no Default shall have
occurred and be continuing (i) on the borrowing date with respect to a Revolving Loan or after
giving effect to the Revolving Loans to be made on such date or (ii) on the issue date with
respect to a Letter of Credit or after giving effect to such Letter of Credit on such date.

          (d) Inspections. Unless the Agent shall otherwise agree, each Borrowing Base Asset shall
have been inspected by the Compliance Inspector, who shall have certified that in the Compliance
Inspector’s opinion, the Borrowing Base Assets are being developed in compliance with the terms
of this Agreement.

          (e) Material Adverse Change. No Material Adverse Change shall have occurred in the
Borrowing Base Assets (other than a Material Adverse Change giving rise to the Appraisal right
described in Section 8.7 (Appraisal)) or the business, operations, or condition
(financial or otherwise) of the Obligors or their Subsidiaries taken as a whole and no event
shall have occurred and no condition shall have arisen that could reasonably be expected to have
such effect since the Closing Date.

          (f) Contracts of Sale. If requested by the Agent in its sole discretion, the Agent shall
have received conformed copies of the acquisition or option contracts for all Projects being
purchased by the Obligors within Approved Subdivisions.

          (g) Approved Contracts. If requested by the Agent in its sole discretion, the Agent shall
have received a copy of the Approved Contract for each Borrowing Base Asset that is identified by
the Obligors as a Sold Unit.

          (h) Satisfaction of Funding Requirements. As to any Revolving Loan, all applicable
requirements of ARTICLE II (Revolving Credit Facility) are satisfied and as to the issuance of
any Letter of Credit, all applicable requirements of ARTICLE III (L/C Facility) are satisfied.

ARTICLE VI

REPRESENTATIONS AND WARRANTIES

     Each of the Obligors represents and warrants to the Lenders, as of the date hereof and as of
the date of each Revolving Loan and at each other time that the Obligors are deemed by the terms
hereof to make such representations and warranties, that:

     Section 6.1 Existence, Etc.

     Each of the Obligors is a limited liability company or corporation that: (a) is duly organized
and validly existing under the laws of the Commonwealth of Virginia, the State of Maryland or the
State of Delaware; (b) has all requisite power and has all material governmental

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licenses, authorizations, consents and approvals necessary (at the time the representation is
made) to own its assets and carry on its business as now being conducted and as contemplated hereby
(except any such licenses, authorizations, consents or approvals as are being renewed); and (c) is
qualified to do business in all jurisdictions in which the nature of the business conducted by it
makes such qualification necessary and where failure to so qualify would have a Materially Adverse
Effect.

     Section 6.2 Financial Condition.

     Except as otherwise disclosed to the Agent in writing, the consolidated financial statements
of the Obligors and their Subsidiaries heretofore furnished to the Agent in connection with the
transactions contemplated hereby, fairly present the financial condition of such entities as at
said dates all in accordance with GAAP applied on a consistent basis. Since the dates of said
financial statements there has been no Material Adverse Change (other than a Material Adverse
Change giving rise to the Appraisal right described in Section 8.7 (Appraisal) which, if
such a Material Adverse Change has occurred and is continuing, is described in the Compliance
Certificate delivered as of the date hereof and as of the date of each Revolving Loan and at each
other time that the Obligors are deemed by the terms hereof to make such representations and
warranties) in the financial condition, operations, or the business, of the Obligors and their
Subsidiaries from that set forth therein.

     Section 6.3 Litigation.

     There are no legal or arbitral proceedings or any proceedings by or before any governmental or
regulatory authority or agency now pending or, to the knowledge of the Obligor, threatened against
the Obligors in which there is a reasonable probability of an adverse decision that could cause a
Material Adverse Change.

     Section 6.4 No Breach.

     None of the execution and delivery of the Loan Documents, the consummation of the transactions
therein contemplated and compliance with the terms and provisions thereof will conflict with or
result in a breach of, or require any consent (not theretofore obtained at the time the
representation is made) under any Applicable Law or regulation, or any order, writ, injunction,
judgment or decree of any court or Governmental Authority, or any agreement or instrument to which
the Obligor is a party or by which it is bound or to which it is subject, or constitute a default
under any such agreement or instrument, or result in the creation or imposition of any Lien upon
any of the revenues or assets of the Obligor pursuant to the terms of any such agreement or
instrument other than the Lien created by the Loan Documents.

     Section 6.5 Authority.

     The Loan Documents, when executed and delivered, have been duly and validly executed and
delivered by the parties named therein other than the Agent, the Arranger and the Lenders, and
constitute the legal, valid and binding obligations of the parties named therein other than the
Agent, the Arranger and the Lenders, enforceable in accordance with their terms except as

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enforceability may be limited by bankruptcy, insolvency and other similar laws affecting
creditor’s rights generally, and the application of equitable principles.

     Section 6.6 Approval.

     No authorizations, approvals or consents of, and no filings or registrations with (other than
the recording of the Mortgages in the appropriate recording offices in the jurisdictions in which
the Borrowing Base Assets are located and the filing of the Financing Statement referred to in the
Mortgages in the applicable financing statement records office of such jurisdictions) any
Governmental Authority are necessary for the execution, delivery or performance by the Obligor of
the Loan Documents or for the validity or enforceability of any thereof, or for the Obligor to
consummate the transactions contemplated hereby.

     Section 6.7 Employee Benefit Plans.

     The Obligor does not maintain any employee benefit plan subject to the Employee Retirement
Income Security Act of 1974.

     Section 6.8 Taxes, Etc.

     The Obligor has filed all federal and state tax returns and all other material tax returns
that are required to be filed by it and has paid all taxes due pursuant to such returns or pursuant
to any assessment received by the Obligor, except such taxes, the payment of which is not yet due,
or which, if due, is not yet delinquent or is being contested in good faith or which has not been
finally determined. The charges, accruals and reserves on the books of the Obligor in respect of
taxes and other governmental charges are, in the reasonable opinion of the Obligor, adequate in all
material respects.

     Section 6.9 Ownership of Collateral.

     Through one or more of the Obligors, the Obligors are the fee simple owners of record and in
fact of all Collateral. With respect to new Borrowing Base Assets acquired with Revolving Loans,
the Spreader Agreement perfecting the Lenders’ first priority security interest in each such
Borrowing Base Asset has been recorded prior to the disbursement of the Revolving Loan for
acquisition.

     Section 6.10 Bridge Loan Documents.

     The loan documents evidencing and securing the Bridge Loan, as amended and restated hereby,
are in full force and effect, valid, binding and enforceable in accordance with their respective
terms (subject to applicable bankruptcy, insolvency and similar laws, and the application of
equitable principles whether by a court of law or equity). To the knowledge of the Obligor, there
exists no default by the Prior Lender thereunder nor any defense to payment of amounts payable
pursuant to such loan documents.

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     Section 6.11 Existing Loan Documents.

     The Loan Documents evidencing and securing the Existing Loans, as amended and/or restated
hereby or in connection herewith, are in full force and effect, valid, binding and enforceable in
accordance with their respective terms (subject to applicable bankruptcy, insolvency and similar
laws, and the application of equitable principles whether by a court of law or equity). To the
knowledge of the Obligor, there exists no default by the Existing Lenders or the Agent thereunder
nor any defense to payment of amounts payable pursuant to such Loan Documents. The Obligor hereby
ratifies and reaffirms for the benefit of the Lenders all of its indebtedness, duties and
obligations under such Loan Documents, as amended and/or restated hereby or in connection herewith.

     Section 6.12 Survival.

     All representations and warranties made by the Obligors herein or made in any certificate
delivered pursuant hereto shall survive the making of the Revolving Loans hereunder and the
execution and delivery to the Agent of the Revolving Credit Notes evidencing such Revolving Loans.

ARTICLE VII

COVENANTS OF THE OBLIGORS

     The Obligors agree that from the date hereof, so long as the Borrowers may borrow hereunder or
obtain any Letters of Credit hereunder and until payment in full of the Obligations, all interest
thereon and all other amounts payable by the Borrowers under the Loan Documents and all Letters of
Credit:

     Section 7.1 Borrowing Base Reports, Financial Statements, Etc.

     The Obligors (for purposes of this Section 7.1 unless otherwise specified, actions
that the Obligors are required to take will be taken by Capital) shall deliver to the Agent, with a
sufficient number of copies for Agent to deliver a copy to each Lender, which Agent hereby
undertakes to do:

          (a) not later than the tenth (10th) day of each calendar month a Borrowing Base
Report signed by Capital’s Chief Financial Officer, Chief Executive Officer, or other Responsible
Officer. Such Borrowing Base Report shall be prepared as of the last day of the preceding month.

          (b) within one hundred twenty (120) days of the end of each Fiscal Year, (i) a copy of the
annual financial statement in reasonable detail satisfactory to the Agent relating to the
Obligors and their Subsidiaries, prepared in accordance with GAAP and examined and certified by
independent certified public accountants reasonably satisfactory to the Agent, which financial
statement shall include a consolidated and consolidating balance sheet of the Obligors and their
Subsidiaries as of the end of such fiscal year and consolidated and consolidating statements of
income, cash flows and changes in equity of the Obligors and their Subsidiaries for such fiscal
year, (ii) a Compliance Certificate, in substantially the form attached to this Agreement as
EXHIBIT “D”, as may be amended by the Agent from time to time, and (iii) a copy of the
federal income tax return filed by the Obligors;

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          (c) within forty five (45) days of the end of each Fiscal Quarter (other than the final
Fiscal Quarter of each Fiscal Year) of Obligors and their Subsidiaries, consolidated and
consolidating balance sheets of the Obligors and their Subsidiaries as of the close of such
period, consolidated and consolidating income, and changes in equity statements for such period,
and a Compliance Certificate, in substantially the form attached to this Agreement as EXHIBIT
“D”, each certified by a Responsible Officer in accordance with GAAP, consistently applied,
without exception, to fairly present the financial condition of the Person to which it relates;

          (d) within thirty (30) days of the end of each Fiscal Quarter, a Project Sales Report for
the quarter most recently ended, in form satisfactory to the Agent;

          (e) within ten (10) days of the end of each Fiscal Quarter, an update of Actual Costs
Incurred for Finished Lots and Land Under Construction;

          (f) within ten (10) days after the end of each month, an update of the Actual Costs Incurred
for Model Units, Spec Units and Sold Units;

          (g) promptly after the Obligors know or have reason to know that any Default has occurred, a
notice of such Default, describing the same in reasonable detail and the steps the Obligors or
their affiliates proposes to take to cure such Default;

          (h) upon request of the Agent, an accounts payable aging report, which report shall include
the amount and age of each payable, the name of each payee, and such other information as the
Agent may request;

          (i) as soon as available, but in no event later than the thirty (30) days prior to the end
of each Fiscal Year, a consolidated and consolidating budget and business plan on a
month-to-month basis for the following Fiscal Year and as soon as available, but in no event
later than forty five (45) days after the end of each Fiscal Quarter, actual results as compared
to business plan consistent with the Obligors’ practices as of the Closing Date, and

          (j) from time to time such other information regarding the business, affairs or financial
condition of the Obligors as the Agent may reasonably request.

     The Obligors will furnish to the Agent, at the time they furnish each set of financial
statements and other documents pursuant to clauses (a) and (b) above, a certificate of the Obligors
to the effect that to the best of the Obligors’ knowledge, no Default has occurred and is
continuing (or, if any Default has occurred and is continuing, describing the same in reasonable
detail and describing the action the Obligors propose to take to cure the same).

     Section 7.2 Disposition of Assets.

     The Obligors will not sell or otherwise transfer (in a single transaction or series of related
transactions) its assets, including the Borrowing Base Assets or any contractual or other interest
therein, except the sale of Units (and Lots without Units, in the ordinary course of business),
unless the net proceeds of such bulk sale are used solely to acquire substantially similar assets
or

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to repay corporate debt and the sale or other disposition of equipment that is obsolete or
otherwise no longer used or useful in the Obligors’ business.

     Section 7.3 Existence, Etc.

     Each of the Obligors shall: (a) preserve and maintain its existence and all of its material
rights and privileges (as long as it owns and develops assets); (b) comply with the requirements of
all Applicable Laws, rules, regulations and orders of governmental or regulatory authorities if
failure to comply with such requirements could result in a Material Adverse Change; (c) pay and
discharge all taxes, assessments and governmental charges or levies imposed on it or its income or
profits or any of its property prior to the date on which penalties attach thereto, except for any
such tax, assessment, charge or levy the payment of which is being contested in good faith and by
proper proceedings (and with security to the extent required by this Agreement); and (d) not suffer
to occur any material amendment to the organizational documents without the Agent’s consent, which
shall not be unreasonably withheld, and without at least ten (10) days notice to the Agent before
such amendment is made and supplying the Agent with a copy of the proposed amendment. Without
limiting the generality of the foregoing, if the Obligor has conveyed the last of the Borrowing
Base Assets owned by it and has no intent to own or develop additional Borrowing Base Assets, the
Obligor shall provide written notice of such fact to the Agent, together with the proposed merger
or other applicable documents to effect the merger or dissolution of the Obligor.

     Section 7.4 Liens.

     The Obligors will not create or suffer to be created or to exist any Lien upon any part of the
Borrowing Base Assets other than the Permitted Liens. The Obligors shall obtain lien waivers from
each contractor and subcontractor that has a right to obtain a Lien on any Borrowing Base Asset
(upon payment to such Person).

     Section 7.5 Use of the Credit Facility.

     The Borrowers shall use the Revolving Loans only for the purposes stated in Section
2.1. The Borrowers shall use Letters of Credit only for the purposes stated in Section
3.1(b).

     Section 7.6 Access.

     The Obligors will permit any representative authorized by the Agent (including, but not
limited to, appraisers and the Compliance Inspector), upon reasonable notice and during business
hours, to visit and inspect the Collateral and the Obligors’ books and records and to make extracts
and copies therefrom, and to discuss its affairs, finances and accounts with the officers, managers
and employees of the Obligors, as often as may be reasonably requested, but without unreasonably
interfering with the Obligors’ business operations. Each inspection is solely for the benefit of
the Lenders and may not be relied upon by the Obligors or by any third party. The Agent intends to
cause the Compliance Inspector to inspect each Project which is Land Under Development on a monthly
basis and thirty percent (30%) of all Units on a quarterly basis, all at the Obligors’ expense. If
discrepancies, unfavorable to the Lenders, between the percentage of completion represented by the
Obligors and that found by the Compliance Inspector are

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identified in five percent (5%) or more of the inspected Borrowing Base Assets in two (2)
consecutive quarters, the Agent shall have the right to require monthly inspections at Obligors’
expense for as long as the Agent deems necessary thereafter. Notwithstanding any of the above, the
Agent reserves the right to increase or decrease the frequency of inspections at any time that the
Agent deems necessary or appropriate, in the Agent’s sole discretion and at the Agent’s expense,
except as otherwise provided above.

     Section 7.7 Leases.

     The Obligors shall send to the Agent any and all leases for any portion of the Borrowing Base
Assets which exceed six (6) months in length. All such leases for the Borrowing Base Assets must
be subordinate to and subject to the relevant Mortgage and shall contain a clause to that effect.

     Section 7.8 Quality of Work: Changes; Etc.

     All work on the Lots and Units shall conform substantially to the Plans and Specifications and
shall be of good quality and workmanship. Any work, material or equipment not so conforming that
would in any way affect the structural soundness, utility, or value of the Lots and Units may be
disapproved by the Agent and shall be replaced or revised as may be required to bring about
conformity promptly thereafter, at the sole expense of the Obligors.

     Section 7.9 Delivery of Original Recorded Documents.

     The Obligors shall use all commercially reasonable efforts to deliver or cause to be delivered
each original recorded Spreader Agreement or Mortgage, as applicable, to the Agent promptly after
receipt from the record office. If the Agent does not receive such original documents, or in the
absence of the original documents a certified copy of the recorded documents, within sixty (60)
days after recordation and if thereafter the Obligors do not deliver the originals or certified
copies within fifteen (15) days after notice from the Agent, the Borrowing Base Assets that are
encumbered by such Spreader Agreement or Mortgage shall not be included in the Borrowing Base nor
be the subject of further Revolving Loans unless and until the Agent receives the originals or
certified copies, unless such failure to deliver certified copies or originals is not within the
reasonable control of the Obligor.

     Section 7.10 Insurance.

          (a) Types of Insurance. The Obligors shall maintain and keep in force, or cause to be
maintained and kept in force, the following policies of insurance:

               (1) During the course of any construction of or repairs to any building or improvement on the
Borrowing Base Assets, builder’s completed value risk insurance against “all risks of physical
loss,” including (i) collapse and transit coverage, with deductibles not to exceed Twenty-Five
Thousand Dollars ($25,000), in non-reporting form, covering the total value of work performed and
equipment (to be installed in a Borrowing Base Asset), supplies, and materials furnished; and (ii)
a full installation floater to insure all materials stored on and off a Borrowing Base Asset but
not yet part of the permanent installation.

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               (2) Commercial general liability insurance, including coverage against claims for personal
injury, including bodily injury, death, or property damage occurring on, in, or about the
Collateral and adjoining streets and sidewalks, which insurance shall be in an amount reasonably
satisfactory to the Agent.

               (3) During the course of any construction or repair of any improvement in a Borrowing Base
Asset, the Obligors shall use commercially reasonable efforts to require that its contractors and
subcontractors provide worker’s compensation insurance (including employer’s liability insurance if
requested by the Agent) for all employees of such contractors and subcontractors engaged in work on
or with respect to the applicable Borrowing Base Asset, in such amount as is satisfactory to the
Agent or, if such amount is established by law, in such lawfully required amount.

               (4) Flood insurance in the aggregate maximum amount of the Revolving Credit Notes or the
maximum amount obtainable, whichever is less, with respect to any Lots within the Collateral if any
such Lots are located within a Flood Zone A or V as designated on NFIP or FEMA maps or if any such
Lots within the Collateral are otherwise located within a flood prone area from and after the date
construction has commenced on such Lots.

               (5) Such other insurance, and in such amounts, as may from time to time be reasonably required
by the Agent.

          (b) Policy Requirements. All builder’s risk and other property damage policies of insurance
shall have attached thereto a Standard Mortgagee Endorsement for the benefit of the Agent, on
behalf of the Lenders, in form satisfactory to the Agent. All liability policies shall name the
Agent, on behalf of the Lenders, as an additional insured as its interest may appear. All such
policies shall contain a provision that such policies will not be cancelled or materially
amended, which term shall include any reduction in the scope or limits of coverage, without at
least thirty (30) days’ prior written notice to the Agent. All policies of insurance required
hereunder shall be issued by companies having a rating by A.M. Best Company of at least A-/XII,
and shall be in amounts carried by Obligors as the date hereof. All insurance obtained by the
Obligors shall be primary and non-contributory. The Obligors shall furnish the Agent with an
original copy of all policies of required insurance. At least ten (10) days prior to the
expiration date of each such policy, the Obligors shall furnish the Agent with evidence
satisfactory to the Agent of the payment of the premium thereon and the reissuance of a policy
conforming to the requirements set forth in this Agreement.

          (c) Failure to Maintain Insurance. In the event the Obligors fail to provide, maintain,
keep in force, or deliver and furnish to the Agent the policies of insurance required hereunder,
the Agent may procure such insurance or single-interest insurance for such risks covering the
Agent’s interest (on behalf of the Lenders), and the Obligors will reimburse the Agent for all
premiums paid by the Agent, together with interest thereon from the date paid at the Base Rate,
promptly upon demand by the Agent. Until such payment is made by the Obligors, the amount of all
such premiums, together with interest thereon, shall be secured by the Mortgages.

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          (d) Casualty Loss and Application of Insurance Proceeds. After the occurrence of any
material casualty or damage to a Borrowing Base Asset, or any part thereof, the Obligors shall
give prompt written notice thereof to the Agent. The Agent agrees to make available to the
Obligors all insurance proceeds on account of any damage or destruction to a Borrowing Base Asset
as long as no Event of Default has occurred and no Default has occurred and is continuing. The
Obligors shall have the option, in their reasonable discretion, of applying all or part of the
insurance proceeds resulting from casualty or property damage (i) to the Revolving Loans in
accordance with the terms of the Revolving Credit Notes and this Agreement, or (ii) to the repair
and restoration of the affected Borrowing Base Asset upon such terms and conditions as the
Obligors may determine. Unless an Event of Default has occurred or a Default has occurred and is
continuing, repairing or maintaining the affected Borrowing Base Asset or restoring all damage or
destruction to such Borrowing Base Asset after such occurrence shall be at the reasonable
discretion of the Obligors, regardless of whether or not the insurance proceeds are made
available for such purpose or whether or not any such proceeds are sufficient for such purpose;
provided, however, failure to restore may result in Borrowing Base Deficiency subject to the
provisions of Section 2.5(c) (Borrowing Base Deficiency). The application by the Obligors of any
insurance proceeds to the indebtedness secured hereby shall not cure nor shall the Agent be
deemed to have waived any Event of Default under this Agreement or any other Loan Document.

          (e) Application of Insurance Proceeds After Event of Default or During Default.
Notwithstanding the preceding subparagraph, after the occurrence of an Event of Default and if a
Default has occurred and is continuing, the Agent shall apply casualty insurance proceeds to
restoration of the damaged Borrowing Base Assets or to repayment of the Revolving Loans pursuant
to the direction of the Required Lenders. If the Agent shall make said proceeds available to the
Obligors, such proceeds shall be made available in a manner consistent with Agent’s standard
procedures for construction loan funding; further, no insurer shall claim any rights of
participation and/or assignment of rights with respect to the indebtedness secured by the
Mortgages. If such proceeds are made available by the Agent to the Obligors, any surplus that
may remain out of said insurance proceeds after payment of all costs and expenses of such repairs
and restoration shall, at the option of the Agent, be applied on account of the Obligations in
such order as the Agent may determine.

          (f) Insurance After Foreclosure. In the event one or more Mortgages are foreclosed, or
title to any portion of the Collateral is transferred in extinguishment, in whole or in part, of
the Obligations, all right, title, and interest of the Obligors in and to all policies of
insurance required hereunder (with respect to acts or events prior to foreclosure or other title
transfer) shall inure to the benefit of and pass to the successor in interest of the Obligors or
the purchaser or grantee of the Collateral; provided, however, the Agent shall have the right,
but not the obligation, to cancel any or all of the above-described policies of insurance, and
any unearned premium or premiums returned shall be applied to payment of the Obligations.

     Section 7.11 Other Documents.

     The Obligors shall furnish to the Agent such other documents relating to the Obligors or the
Borrowing Base Assets as the Agent shall from time to time reasonably request.

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     Section 7.12 Notice of Changes in Registration Statements.

     The Obligors will promptly forward to the Agent copies of all filings made with any
Governmental Authority and required of publicly traded companies.

     Section 7.13 Amendments to Charters.

     The Obligors will not amend their organizational or governing documents without the Agent’s
consent, if the same would have a material and adverse effect on the Borrowing Base Assets, the
financial condition of the Obligors and their Subsidiaries or the Revolving Loans.

     Section 7.14 Hedge Agreements.

     The Borrowers may enter into one or more Hedge Agreements, with the Borrowers making fixed
rate payments and receiving floating rate payments to offset changes in the variable interest
expense of the Revolving Loans, all upon terms and subject to such conditions as shall be
acceptable to Agent in its sole discretion.

     Section 7.15 Additional Debt.

     Other than trade payables, capital leases, and bonds posted for work completion incurred in
the ordinary course of business, the Obligors shall not be permitted to incur debt in addition to
the Obligations and the Permitted Liabilities without the prior written consent of the Required
Lenders.

     Section 7.16 Prepayment of Subordinated Debt.

     The Obligors shall have the right to pay up to Ten Million Dollars ($10,000,000) in the
aggregate from the date hereof to the Revolving Credit Maturity Date to prepay, repurchase or
defease the Subordinated Debt, which shall be in addition to the Three Million One Hundred
Forty-Five Thousand Dollars ($3,145,000) paid by the Obligors to repurchase Subordinated Debt prior
to the date hereof. Except as set forth in the immediately preceding sentence, the Obligors shall
not prepay or repurchase the Subordinated Debt and will not defease their obligations with respect
to the Subordinated Debt without the prior written consent of the Required Lenders.

ARTICLE VIII

FINANCIAL COVENANTS

     So long as the Borrowers may borrow hereunder or obtain any Letters of Credit hereunder and
until payment in full of the Obligations, all interest thereon and all other amounts payable by the
Borrowers under the Loan Documents and all Letters of Credit, the Obligors shall comply with the
following financial covenants (collectively, the “Financial Covenants”):

     Section 8.1 Liquidity.

     Capital shall maintain on a consolidated basis as of the end of each Fiscal Quarter
Unencumbered and Unrestricted Liquid Assets in an amount not less than $5,000,000.

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     Section 8.2 Adjusted EBITDA to Debt Service.

     Capital shall maintain on a consolidated basis a ratio of Adjusted EBITDA to Debt Service of
not less than 2.50 to 1.00 calculated quarterly on a rolling four (4) quarter basis.

     Section 8.3 Tangible Net Worth.

     Capital shall maintain on a consolidated basis a minimum Tangible Net Worth equal to
$32,000,000 from the date of Closing through and including December 31, 2003. Each December 31st
thereafter, the minimum Tangible Net Worth (for such date and the following Fiscal Year through and
including December 31st) will increase by twenty-five percent (25%) of Capital’s net income for the
most recently ended Fiscal Year. Notwithstanding the above, quarterly testing of minimum Tangible
Net Worth on March 31st, June 30th and September 30th of each Fiscal Year shall allow for a ten
percent (10%) reduction of Tangible Net Worth as it may apply solely to the payment of federal and
state income taxes.

     Section 8.4 Total Liabilities to Adjusted Tangible Net Worth Ratio.

     The ratio of Total Liabilities to Adjusted Tangible Net Worth shall not be more than 3.0:1.0
at the end of each Fiscal Quarter (the “Total Liabilities to
Adjusted Tangible Net Worth Ratio”).

     Section 8.5 Residential Units.

     The aggregate number of Spec Units and Model Units in the Borrowing Base at any time shall not
exceed (a) from the date hereof through and including September 30, 2008, thirty percent (30%) of
the total of all Unit closings during the preceding twelve (12) month period at any time, and (b)
commencing on October 1, 2008 and thereafter, twenty percent (20%) of the total of all Unit
closings during the preceding twelve (12) month period at any time.

     Section 8.6 Land to Adjusted Tangible Net Worth Covenant.

     The ratio of Land (Appraised Value of Raw Land and Land Under Development) to Adjusted
Tangible Net Worth (stated as percentage) shall not exceed: (a) at any time prior to the issuance
of Subordinated Debt, one hundred sixty percent (160%); and (b) at or at any time after issuance of
Subordinated Debt, one hundred fifty percent (150%).

     Section 8.7 Appraisals.

     The Agent shall require Appraisals of all Borrowing Base Assets, which Appraisals shall be
ordered by the Agent and reviewed and approved by the appraisal department of the Agent. Agent, in
the exercise of its discretion and after giving notice to the Obligors, shall have the right to
obtain re-Appraisals of all or any portion of the Borrowing Base Assets (a) after an Event of
Default has occurred or is continuing (b) as required by the then current regulatory requirements
generally applicable to real estate loans of the categories made under this Agreement as reasonably
interpreted by the Agent; (c) at any time following a condemnation of more than an immaterial
portion, as determined by the Agent, of an Approved Subdivision, and (d) upon any Material Adverse
Change with respect to an Approved Subdivision as determined by the Agent

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(which in the case of (c) and (d), only the Borrowing Base Assets of that Approved Subdivision
shall be re-appraised).

     Subject to the following, the Obligors acknowledge that the Agent may make changes or
adjustments to the values set forth in any Appraisals as may be required by the Agent’s appraisal
department in the exercise of its good faith business judgment, and that the Agent is not bound by
the value set forth in any Appraisal performed pursuant to this Agreement and does not make any
representations or warranties with respect to any Appraisal. The Obligors further agree that the
Lenders shall have no liability as a result of or in connection with any such Appraisal for
statements contained in such Appraisal, including without limitation, the accuracy and completeness
of information, estimates, conclusions and opinions contained in such Appraisal, or variance of
such Appraisal from the fair value. The Obligors shall pay all costs and expenses related to the
Appraisals and re-Appraisals performed pursuant to this Section within thirty (30) days of demand
by the Agent.

     The Revolving Loan Maximum Availability may be decreased by reason of any new Appraisal or
re-Appraisal upon the exercise of the sole discretion of the Required Lenders. Conversely, the
Revolving Loan Maximum Availability may be increased by reason of any new Appraisal or re-Appraisal
upon approval of the Required Lenders, but in no event shall Revolving Loan Maximum Availability be
increased by reason of any Appraisal that is obtained when an Event of Default exists and is
continuing.

     At any time the sum of (i) the aggregate principal amount of all Revolving Loans outstanding
at such time plus (ii) the aggregate L/C Obligations outstanding at such time exceeds the
Revolving Loan Borrowing Limit by reason of any new Appraisal or re-Appraisal, but the Obligors are
in compliance with all Financial Covenants, the Obligors shall be granted one hundred-eighty (180)
days from the date of notice from the Agent to either (A) make a principal payment in an amount
that restores compliance or (B) provide additional Collateral satisfactory to the Agent in amount
and kind that restores compliance. In addition, in the event that the value of the Borrowing Base
Assets is reduced as a result of a re-Appraisal, the Obligors may continue to receive advances of
the Credit Facility to the extent of the Collateral in the Borrowing Base which has not been
reduced in value as the result of a re-Appraisal. Furthermore, the Obligors may continue to
receive advances of the Credit Facility on the re-Appraised Collateral that has been reduced in
value as the result of a re-Appraisal during the one hundred-eighty (180) day grace period
identified above, provided, (i) there is availability in the Borrowing Base Assets when advance
rates are calculated against Actual Costs Incurred and no other value impairment exists other than
by re-Appraisal, (ii) the Obligors restore overall Collateral compliance within one hundred-eighty
(180) days by repaying sums outstanding under the Credit Facility, providing sufficient acceptable
additional Collateral, or a combination of both, (iii) the advances will be for the purpose of
completing Sold Units or completing Land Under Development, (iv) the Obligors are in compliance
with all Financial Covenants and no Event of Default has occurred and no Default has occurred and
is continuing, and (v) the Obligors are continuing operations, selling homes, taking sales to
settlement, and repaying debt.

     This section shall not be subject to any provision of this Agreement or any of the other Loan
Documents which requires the Agent to provide the Obligors notice of non-compliance or additional
time periods to perform. The grace periods provided above, and any notice that the

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Agent is obligated to provide as stated above shall be the sole grace periods and notice that
the Obligors shall receive.

ARTICLE IX

EVENTS OF DEFAULT AND REMEDIES

     Section 9.1 Events of Default.

     Each of the following events or conditions that occurs and is continuing shall constitute an
event of default hereunder (each, an “Event of Default”) and under each Letter of Credit Agreement:

          (a) Default in Payment of Obligations. (i) Default shall have occurred in the payment when
due of the Reimbursement Obligations (unless such obligations have been satisfied by the making
of a Revolving Loan) or of any principal of or interest on the Revolving Loans or (ii) default
shall have occurred in the payment of any other amount payable by it under this Agreement, the
Revolving Credit Notes or any of the other Loan Documents and such default shall continue for
three (3) days after notice by the Agent to the Borrowers.

          (b) Default in Specific Sections. Default shall have occurred in compliance with the
provisions of Section 2.5(c), Section 7.1, Section 7.2, Section
7.4, Section 7.5, Section 7.15 or ARTICLE VIII.

          (c) Default in Payment of Other Debts. The Obligors shall default beyond any applicable
notice and cure period under any debt facility or facilities (other than the Credit Facility),
secured or unsecured, in excess of $1,000,000.00 in the aggregate.

          (d) Misrepresentation. Any representation, warranty or certification made in any of the
Loan Documents or in any document furnished in connection herewith or therewith (including any
representation or warranty made in connection with the Obligors’ application for the Credit
Facility) by the Obligors proves to have been false or misleading in any materially adverse
respect as of the time made or furnished.

          (e) Default in Performance of Covenants. The Obligors shall default in the performance of
any of their other obligations or covenants set forth in this Agreement or any other Loan
Document (and not otherwise addressed in this Section 9.1) and such default remains
uncured for thirty (30) days after written notice of default to the Obligors.

          (f) Voluntary Bankruptcy Proceeding. Any Obligor shall (i) apply for or consent to the
appointment of, or the taking of possession by, a receiver, custodian, trustee or liquidator of
itself or of all or a substantial part of its property; (ii) make a general assignment for the
benefit of its creditors; (iii) commence a voluntary case under the Bankruptcy Code (as now or
hereafter in effect); (iv) file a petition seeking to take advantage of any other law relating to
bankruptcy, insolvency, reorganization, winding-up, or composition or readjustment of debts; (v)
fail to controvert within ninety (90) days or such lesser period as may be provided in the
Bankruptcy Code, or acquiesce in writing to, any petition filed against

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it in an involuntary case under the Bankruptcy Code; or (vi) admit in writing its inability
to, or be generally unable to, pay its debts as such debts become due.

          (g) Involuntary Bankruptcy Proceeding. A proceeding or case shall be commenced, without the
application or consent of any Obligor in any court of competent jurisdiction, seeking (i)
liquidation, reorganization, dissolution or winding-up, or the composition or readjustment of
debts of the Obligor; (ii) the appointment of a trustee, receiver, custodian, liquidator or the
like of the Obligor of all or any substantial part of its assets; or (iii) similar relief in
respect of the Obligor under any law relating to bankruptcy, insolvency, reorganization,
winding-up, or composition or adjustment of debts, and such proceeding or case shall continue
without dismissal, or an order, judgment or decree approving or ordering any of the foregoing
shall be entered and continue unstayed and in effect, for a period of ninety (90) days, or an
order for relief against the Obligor shall be entered in an involuntary case under the Bankruptcy
Code.

          (h) Dissolution. Any Obligor shall dissolve or otherwise terminate its existence except in
accordance with Section 7.3.

          (i) Default Under Other Liens or Encumbrances Affecting Borrowing Base Assets. Any Obligor
defaults in the performance of any of its obligations under any Permitted Lien affecting any
Borrowing Base Asset, irrespective of whether such Lien is subordinate to the lien of the
Mortgages, and such default continues beyond the notice or grace period provided in the documents
evidencing such Lien; provided, however, the Obligors may cure such default by excluding
the affected Borrowing Base Asset(s) from the Borrowing Base pursuant to Section 9.4.

          (j) Debt in Breach of Financial Covenants. The incurring of any liability for any debt,
whether primary or secondary, and whether fixed or contingent, if immediately following the
incurring of such liability the Obligors would fail as a result thereof, to comply with the
Financial Covenants on a pro-forma basis.

          (k) Default in Payment of Subordinated Debt. The Obligors shall default beyond any
applicable notice and cure period under documents which evidence the Subordinated Debt.

     Section 9.2 Remedies.

     Upon the occurrence and during the continuation of an Event of Default, with the consent of
the Required Lenders, the Agent may, or upon the request of the Required Lenders, the Agent shall,
by notice to the Obligors:

          (a) Acceleration; Termination of Facilities. Declare the principal of and interest on the
Revolving Loans, the Revolving Credit Notes and the Reimbursement Obligations at the time
outstanding, and all other amounts owed to the Lenders and to the Agent under this Agreement or
any of the other Loan Documents (other than Hedge Agreements) (including, without limitation, all
L/C Obligations, whether or not the beneficiaries of the then outstanding Letters of Credit shall
have presented the documents

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required thereunder) and all other Obligations, to be forthwith due and payable, whereupon
the same shall immediately become due and payable without presentment, further demand, protest or
other notice of any kind, all of which are expressly waived, anything in this Agreement or the
other Loan Documents to the contrary notwithstanding, and terminate the Credit Facility and any
right of the Borrowers to request borrowings or Letters of Credit thereunder; provided,
however, upon the occurrence of an event specified in Section 9.1(f) or Section
9.1(g), the Credit Facility shall be automatically terminated and all Obligations shall
automatically become due and payable.

          (b) Letters of Credit. With respect to all Letters of Credit with respect to which
presentment for honor shall not have occurred at the time of an acceleration pursuant to the
preceding paragraph, require the Borrowers at such time to deposit in a cash collateral account
opened by the Agent an amount equal to the aggregate then undrawn and unexpired amount of such
Letters of Credit. The Borrowers hereby assign to the Agent, on behalf of the Issuing Lender,
and grants a security interest in all amounts so held in any cash collateral account as cash
collateral for the Obligations. Amounts held in such cash collateral account shall be applied by
the Agent to the payment of drafts drawn under such Letters of Credit, and the unused portion
thereof after all such Letters of Credit shall have expired or been fully drawn upon, if any,
shall be applied to repay the other Obligations. After all such Letters of Credit shall have
expired or been fully drawn upon, the Reimbursement Obligation has been satisfied and all other
Obligations shall have been paid in full, the balance, if any, in such cash collateral account
shall be returned to the Borrowers.

          (c) Rights of Collection. Exercise on behalf of the Lenders all of the other rights and
remedies under this Agreement, the other Loan Documents and Applicable Law, in order to satisfy
all of the Obligations of the Obligors, including, but not limited to, the reimbursement to any
Lender with whom the Borrowers have entered into a Hedge Agreement in connection with the
Obligations, the payment of the Hedge Termination Value related to such Hedge Agreement on a
pari passu basis with payment of all accrued and unpaid interest on the Obligations.

     Section 9.3 Rights and Remedies Cumulative; Non-Waiver; etc.

     The enumeration of the rights and remedies of the Agent and the Lenders set forth in this
Agreement is not intended to be exhaustive and the exercise by the Agent and the Lenders of any
right or remedy shall not preclude the exercise of any other rights or remedies, all of which shall
be cumulative, and shall be in addition to any other right or remedy given hereunder or under the
Loan Documents or that may now or hereafter exist in law or in equity or by suit or otherwise. No
delay or failure to take action on the part of any Agent or any Lender in exercising any right,
power or privilege shall operate as a waiver thereof, nor shall any single or partial exercise of
any such right, power or privilege preclude other or further exercise thereof or the exercise of
any other right, power or privilege or be construed to be a waiver of any Default or Event of
Default. No course of dealing between the Obligors, the Agent and the Lenders or their respective
agents or employees shall be effective to change, modify or discharge any provision of this
Agreement or any of the other Loan Documents or to constitute a waiver of any Event of Default.

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     Section 9.4 Defaults Affecting Borrowing Base Assets.

     Notwithstanding anything in this Agreement to the contrary, if (a) a Default arises from a
condition or event affecting one or more Borrowing Base Assets; (b) the Obligors cannot or elect
not to cure such Default within the applicable cure period, if any; (c) before the Default becomes
an Event of Default, the Obligors notify the Agent of the Obligors’ intent to exclude the affected
Borrowing Base Asset from the Borrowing Base; (d) the Obligors effect such exclusion by submission
of a revised Borrowing Base Report to the Agent not later than ten (10) Business Days after the
Obligors notify the Agent of the proposed exclusion; and (e) following the exclusion of the
affected Borrowing Base Asset(s), the aggregate outstanding Revolving Loans shall not exceed the
then applicable Revolving Loan Borrowing Limit, as determined from the revised Borrowing Base
Report, and no Event of Default shall then exist, the Lenders shall permit the exclusion of a
Borrowing Base Asset to cure a default. If the exclusion of one or more Borrowing Base Assets
would cause the aggregate outstanding Revolving Loans to exceed the then applicable Revolving Loan
Borrowing Limit, the Obligors may also cure the default (i) by making a principal prepayment of the
Revolving Loans in an amount equal to or greater than the difference between the Revolving Loan
Borrowing Limit and the aggregate outstanding Revolving Loans or (ii) by subjecting sufficient
additional property that would qualify as a Borrowing Base Asset to the lien of a Mortgage so that
the Revolving Loan Borrowing Limit is increased to an amount greater than the aggregate outstanding
Revolving Loans.

ARTICLE X

THE AGENT

     Section 10.1 Appointment.

     Each of the Lenders hereby irrevocably designates and appoints Wachovia as Agent of such
Lender under this Agreement and the other Loan Documents, and each such Lender irrevocably
authorizes Wachovia as Agent for such Lender, to take such action on its behalf under the
provisions of this Agreement and the other Loan Documents and to exercise such powers and perform
such duties as are expressly delegated to the Agent by the terms of this Agreement and such other
Loan Documents, together with such other powers as are reasonably incidental thereto.
Notwithstanding any provision to the contrary elsewhere in this Agreement or such other Loan
Documents, Agent shall not have any duties or responsibilities except those expressly set forth
herein and therein, or any fiduciary relationship with any Lender, and no implied covenants,
functions, responsibilities, duties, obligations or liabilities shall be read into this Agreement
or the other Loan Documents or otherwise exist against the Agent. Agent hereby agrees to deliver
to Lenders copies of appraisals on any Borrowing Base Asset (except sold houses, unless
specifically requested), title policies and title reports, and, upon request of a Lender, evidence
of insurance or any other documents delivered to the Agent by the Obligors.

     Section 10.2 Delegation of Duties.

     The Agent may execute any of its duties under this Agreement and the other Loan Documents by
or through agents or attorneys-in-fact and shall be entitled to advice of counsel concerning all
matters pertaining to such duties. The Agent shall not be responsible for the

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negligence or misconduct of any agents or attorneys-in-fact selected by the Agent with
reasonable care.

     Section 10.3 Exculpatory Provisions.

     Neither the Agent nor any of the Agent’s officers, directors, employees, agents,
attorneys-in-fact, Subsidiaries or Affiliates shall be (a) liable for any action lawfully taken or
omitted to be taken by it or such Person under or in connection with this Agreement or the other
Loan Documents (except for actions occasioned solely by its or such Person’s own gross negligence
or willful misconduct), or (b) responsible in any manner to any of the Lenders for any recitals,
statements, representations or warranties made by the Obligors or any of their Subsidiaries or any
officer thereof contained in this Agreement or the other Loan Documents or in any certificate,
report, statement or other document referred to or provided for in, or received by the Agent under
or in connection with, this Agreement or the other Loan Documents or for the value, validity,
effectiveness, genuineness, enforceability or sufficiency of this Agreement or the other Loan
Documents or for any failure of the Obligors or any of their Subsidiaries to perform its
obligations hereunder or thereunder. The Agent shall have no obligation to any Lender to ascertain
or to inquire as to the observance or performance of any of the agreements contained in, or
conditions of, this Agreement, or to inspect the properties, books or records of the Obligors or
any of their Subsidiaries.

     Section 10.4 Reliance by the Agent.

     The Agent shall be entitled to rely, and shall be fully protected in relying, upon any note,
writing, resolution, notice, consent, certificate, affidavit, letter, cablegram, telegram,
telecopy, telex or teletype message, statement, order or other document or conversation believed by
it to be genuine and correct and to have been signed, sent or made by the proper Person or Persons
and upon advice and statements of legal counsel (including, without limitation, counsel to the
Obligors), independent accountants and other experts selected by the Agent. The Agent may deem and
treat the payee of any Note as the owner thereof for all purposes unless such Note shall have been
transferred in accordance with Section 11.10 hereof. The Agent shall be fully justified in
failing or refusing to take any action under this Agreement and the other Loan Documents unless it
shall first receive such advice or concurrence of the Required Lenders (or, when expressly required
hereby or by the relevant other Loan Document, all the Lenders) as it deems appropriate or it shall
first be indemnified to its satisfaction by the Lenders against any and all liability and expense
that may be incurred by it by reason of taking or continuing to take any such action except for its
own gross negligence or willful misconduct. The Agent shall in all cases be fully protected in
acting, or in refraining from acting, under this Agreement and the Revolving Credit Notes in
accordance with a request of the Required Lenders (or, when expressly required hereby, all the
Lenders), and such request and any action taken or failure to act pursuant thereto shall be binding
upon all the Lenders and all future holders of the Revolving Credit Notes.

     Section 10.5 Notice of Default.

     The Agent shall not be deemed to have knowledge or notice of the occurrence of any Default or
Event of Default hereunder unless it has received notice from a Lender or the Obligors

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referring to this Agreement, describing such Default or Event of Default and stating that such
notice is a “notice of default.” In the event that the Agent receives such a notice, it shall
promptly give notice thereof to the Lenders. The Agent shall take such action with respect to such
Default or Event of Default as shall be reasonably directed by the Required Lenders; provided,
however, unless and until the Agent shall have received such directions, the Agent may (but
shall not be obligated to) take such action, or refrain from taking such action, with respect to
such Default or Event of Default as it shall deem advisable in the best interests of the Lenders.

     Section 10.6 Non-Reliance on the Agent and Other Lenders.

     Each Lender expressly acknowledges that neither the Agent nor any of the Agent’s officers,
directors, employees, agents, attorneys-in-fact, Subsidiaries or Affiliates has made any
representations or warranties to it and that no act by the Agent hereinafter taken, including any
review of the affairs of the Obligors or any of their Subsidiaries, shall be deemed to constitute
any representation or warranty by the Agent to any Lender; provided, however, each Lender
may rely on the Agent’s determination of Loan amounts and Letter of Credit amounts after the
Agent’s review and, as applicable, adjustment of the Borrowing Base Report and determination of the
Obligors’ satisfaction of the applicable advance conditions. Each Lender represents to the Agent
that it has, independently and without reliance upon the Agent or any other Lender, and based on
such documents and information as it has deemed appropriate, made its own appraisal of and
investigation into the business, operations, property, financial and other condition and
creditworthiness of the Obligors and their Subsidiaries and made its own decision to make its
Revolving Loans and issue or participate in Letters of Credit hereunder and enter into this
Agreement. Each Lender represents that it has independently reviewed the terms of this Agreement
and the form of each Mortgage, and has not relied on the Agent with respect to the terms hereof or
thereof. Each Lender also represents that it will, independently and without reliance upon the
Agent or any other Lender, and based on such documents and information as it shall deem appropriate
at the time, continue to make its own credit analysis, appraisals and decisions in taking or not
taking action under this Agreement and the other Loan Documents, and to make such investigation as
it deems necessary to inform itself as to the business, operations, property, financial and other
condition and creditworthiness of the Obligors and their Subsidiaries. Except for notices, reports
and other documents expressly required to be furnished to the Lenders by the Agent hereunder or by
the other Loan Documents, the Agent shall not have any duty or responsibility to provide any Lender
with any credit or other information concerning the business, operations, property, financial and
other condition or creditworthiness of the Obligors or any of their Subsidiaries which may come
into the possession of any Agent or any of the Agent’s respective officers, directors, employees,
agents, attorneys-in-fact, Subsidiaries or Affiliates.

     Section 10.7 Indemnification.

     The Lenders agree to indemnify the Agent in its capacity as such and (to the extent not
reimbursed by the Obligors and without limiting the obligation of the Obligors to do so), ratably
according to the respective amounts of their Commitment Percentages, from and against any and all
liabilities, obligations, losses, damages, penalties, actions, judgments, suits, costs, expenses or
disbursements of any kind whatsoever which may at any time (including, without limitation, at

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any time following the payment of the Revolving Credit Notes or any Reimbursement Obligation)
be imposed on, incurred by or asserted against the Agent in any way relating to or arising out of
this Agreement or the other Loan Documents, or any documents contemplated by or referred to herein
or therein or the transactions contemplated hereby or thereby or any action taken or omitted by the
Agent under or in connection with any of the foregoing; provided, however, no Lender shall
be liable for the payment of any portion of such liabilities, obligations, losses, damages,
penalties, actions, judgments, suits, costs, expenses or disbursements resulting solely from the
Agent’s bad faith, gross negligence or willful misconduct. The agreements in this Section
10.7 shall survive the payment of the Revolving Credit Notes, any Reimbursement Obligations and
all other amounts payable hereunder and the termination of this Agreement.

     Section 10.8 The Agent in Its Individual Capacity.

     The Agent and its Subsidiaries and Affiliates may make loans to, accept deposits from and
generally engage in any kind of business with the Obligors as though the Agent were not the Agent
hereunder. With respect to any Revolving Loans made or renewed by it and any Revolving Note issued
to it and with respect to any Letter of Credit issued by it or participated in by it, the Agent
shall have the same rights and powers under this Agreement and the other Loan Documents as any
Lender and may exercise the same as though it were not the Agent, and the terms “Lender” and
“Lenders” shall include the Agent in its individual capacity, if applicable.

     Section 10.9 Resignation of the Agent, Successor Agent.

     Subject to the appointment and acceptance of a successor as provided below, the Agent may
resign at any time by giving notice thereof to the Lenders and the Obligors. Upon any such
resignation, the Required Lenders shall have the right to appoint a successor Agent, which
successor shall be a Lender and shall have combined capital and surplus in excess of
$1,000,000,000. If no successor Agent shall have been so appointed by the Required Lenders and
shall have accepted such appointment within thirty (30) days after the Agent’s giving of notice of
resignation, then the Agent may, on behalf of the Lenders, appoint a successor Agent, which
successor shall have combined capital and surplus in excess of $1,000,000,000. Upon the acceptance
of any appointment as Agent hereunder by a successor Agent, such successor Agent shall thereupon
succeed to and become vested with all rights, powers, privileges and duties of the retiring Agent,
and the retiring Agent shall be discharged from all future duties and obligations hereunder. After
any retiring Agent’s resignation hereunder as Agent, the provisions of this Section 10.9
shall continue in effect for its benefit in respect of any actions taken or omitted to be taken by
it while it was acting as Agent.

     Section 10.10 Effect of Article on Obligors.

     This ARTICLE X governs certain rights and obligations between the Agent and the
Lenders. The provisions of this Article are not intended to limit or expand in any way the rights
or obligations of the Obligors with respect to the Credit Facility, the Agent, or the Lenders.

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ARTICLE XI

MISCELLANEOUS

     Section 11.1 Notices.

          (a) Method of Communication. Except as otherwise provided in this Agreement, all notices
and communications hereunder shall be in writing, or by telephone subsequently confirmed in
writing. Any notice shall be effective if delivered by hand delivery or sent via telecopy,
recognized overnight courier service or certified mail, return receipt requested, and shall be
presumed to be received by a party hereto (and deemed effective) (i) on the date of delivery if
delivered by hand, (ii) on the next Business Day if sent by recognized overnight courier service,
(iii) upon receipt of acknowledgment, if sent by telecopy, and (iv) on the third Business Day
following the date sent by certified mail, return receipt requested. A telephonic notice to
Agent as understood by the Agent will be deemed to be the controlling and proper notice in the
event of a discrepancy with or failure to receive a confirming written notice.

          (b) Addresses for Notices. Notices to any party shall be sent to it at the following
addresses, or any other address as to which all the other parties are notified in writing.

	 	 	 	 	 
	 

	 	If to the Obligors:
	 	Neighborhoods Capital, LLC
	 

	 	 	 	11111 Sunset Hills Road, Suite 200
	 

	 	 	 	Reston, Virginia 20190
	 

	 	 	 	Attention: Martin K. Alloy
	 

	 	 	 	Telephone No.: (703) 964-5000
	 

	 	 	 	Telecopy No.: (703) 715-8078
	 
	 	 	 	 
	 

	 	With a copy to:
	 	Stuart M. Ginsberg
	 

	 	 	 	Vice President and General Counsel
	 

	 	 	 	Stanley Martin Companies, LLC
	 

	 	 	 	11111 Sunset Hills Road, Suite 200
	 

	 	 	 	Reston, Virginia 21090
	 

	 	 	 	Telephone No.: (703) 964-5000
	 

	 	 	 	Telecopy No.: (703) 715-8078
	 
	 	 	 	 
	 

	 	If to the Agent:
	 	Wachovia Bank, National Association
	 

	 	 	 	1753 Pinnacle Drive, 5th Floor
	 

	 	 	 	McLean, Virginia 22102-4099
	 

	 	 	 	Attention: Meg Dunsmore
	 

	 	 	 	Telephone No.(703) 760-6068
	 

	 	 	 	Telecopy No. (703) 760-6134
	 
	 	 	 	 
	 

	 	If to any Lender:
	 	To the Address set forth on Schedule 1 hereto

          (c) Agent’s Office. The Agent hereby designates its office located at the address set forth
above, or any subsequent office that shall have been specified for such

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purpose by written notice to the Obligors and Lenders, as the Agent’s Office referred to
herein, to which payments due are to be made and at which Revolving Loans will be disbursed and
Letters of Credit issued.

     Section 11.2 Expenses, Indemnity.

     The Obligors will (a) pay expenses set forth in the Mandate Letter and all reasonable
out-of-pocket expenses of the Agent in connection with: (i) the preparation, execution and delivery
of this Agreement and each other Loan Document, whenever the same shall be executed and delivered,
including without limitation all reasonable fees and disbursements of counsel for the Agent, (ii)
the preparation, execution and delivery of any waiver, amendment or consent by the Agent or the
Lenders relating to this Agreement or any other Loan Document, including without limitation
reasonable fees and disbursements of counsel for the Agent, and (iii) after the occurrence of an
Event of Default, enforcement of any rights and remedies of the Agent and Lenders under this
Agreement and the other Loan Documents, including consulting with appraisers, accountants,
engineers, attorneys and other Persons concerning the nature, scope or value of any right or remedy
of the Agent or any Lender hereunder or under any other Loan Document or any factual matters in
connection therewith, which expenses shall include without limitation the reasonable fees and
disbursements of such Persons; and (b) defend, indemnify and hold harmless the Agent and the
Lenders, and their respective parents, Subsidiaries, Affiliates, employees, agents, officers and
directors, from and against any losses, penalties, fines, liabilities, settlements, damages, costs
and expenses, suffered by any such Person in connection with any claim, investigation, litigation
or other proceeding (whether or not the Agent or any Lender is a party thereto) and the prosecution
and defense thereof, arising out of or in any way connected with this Agreement, any other Loan
Document or the Credit Facility, including without limitation reasonable attorney’s and
consultant’s fees, except to the extent that any of the foregoing directly result from the gross
negligence or willful misconduct of the party seeking indemnification therefor.

     Section 11.3 Set-off.

     In addition to any rights now or hereafter granted under Applicable Law and not by way of
limitation of any such rights, upon and after the occurrence of any Event of Default and during the
continuance thereof, the Lenders and any assignee or participant of a Lender in accordance with
Section 11.10 are hereby authorized by the Obligors at any time or from time to time, to
the extent permitted by Applicable Law, without notice to the Obligors or to any other Person, any
such notice being hereby expressly waived, to set off and to appropriate and to apply any and all
deposits (general or special, time or demand, including, but not limited to, indebtedness evidenced
by certificates of deposit, whether matured or unmatured) and any other indebtedness at any time
held or owing by the Lenders, or any such assignee or participant to or for the credit or the
account of the Obligors against and on account of any unpaid Obligations irrespective of whether or
not (a) the Lenders shall have made any demand under this Agreement or any of the other Loan
Documents or (b) the Agent shall have declared any or all of the Obligations to be due and payable
as permitted by Section 9.2 and although such Obligations shall be contingent or unmatured.
The Agent and Lenders acknowledge that the rights of the Lenders under this Section 11.3
are subject to the rights of residential contract purchasers of Borrowing Base Assets in any
contract deposits held in an account with any Lender or Agent.

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        Section 11.4 Governing Law.

        This Agreement, the Revolving Credit Notes and the other Loan Documents, unless otherwise
expressly set forth therein, shall be governed by, construed and enforced in accordance with the
laws of the Commonwealth of Virginia, without reference to the conflicts or choice of law
principles thereof.

        Section 11.5 Consent to Jurisdiction.

        Each of the Obligors hereby irrevocably consents to the personal jurisdiction of the state and
federal courts located in Fairfax County, Virginia, in any action, claim or other proceeding
arising out of any dispute in connection with this Agreement, the Revolving Credit Notes and the
other Loan Documents, any rights or obligations hereunder or thereunder, or the performance of such
rights and obligations. Nothing in this Section 11.5 shall affect the right of the Agent
or any Lender to serve legal process in any other manner permitted by Applicable Law or affect the
right of the Agent or any Lender to bring any action or proceeding against the Obligors or their
properties in the courts of any other jurisdictions.

        Section 11.6 Binding Arbitration.

          (a) Binding Arbitration. Upon demand of any party, whether made before or after institution
of any judicial proceeding, any dispute, claim or controversy arising out of, connected with or
relating to the Revolving Credit Notes or any other Loan Documents
(“Disputes”), between or among
parties to the Revolving Credit Notes or any other Loan Document shall be resolved by binding
arbitration as provided herein. Institution of a judicial proceeding by a party does not waive
the right of that party to demand arbitration hereunder. Disputes may include, without
limitation, tort claims, counterclaims, claims brought as class actions, claims arising from Loan
Documents executed in the future, or claims concerning any aspect of the past, present or future
relationships arising out of or connected with the Loan Documents. Arbitration shall be
conducted under and governed by the Commercial Financial Disputes Arbitration Rules (the
“Arbitration Rules”) of the American Arbitration Association and Title 9 of the U.S. Code. All
arbitration hearings shall be conducted in Fairfax County, Virginia. The expedited procedures
set forth in Rule 51, et seq. of the Arbitration Rules shall be applicable to claims of less than
$1,000,000. All applicable statutes of limitation shall apply to any Dispute. A judgment upon
the award may be entered in any court having jurisdiction. The panel from which all arbitrators
are selected shall be comprised of licensed attorneys. The single arbitrator selected for
expedited procedure shall be a retired judge from the highest court of general jurisdiction,
state or federal, of the state where the hearing will be conducted.

          (b) Preservation of Certain Remedies. Notwithstanding the preceding binding arbitration
provisions, the parties hereto and to the other Loan Documents preserve, without diminution,
certain remedies that such Persons may employ or exercise freely, either alone, in conjunction
with or during a Dispute. Each such Person shall have and hereby reserves the right to proceed
in any court of proper jurisdiction or by self help to exercise or prosecute the following
remedies to the extent available: (i) cease making advances of the Revolving Credit Facility or
issuing Letters of Credit under the L/C Commitment, (ii) all rights to foreclose

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against any real or personal property or other security by exercising a power of sale or
assent to decree granted in the Loan Documents or under Applicable Law or by judicial foreclosure
and sale, (iii) all rights of self help including peaceful occupation of property and collection
of rents, set off, and peaceful possession of property, and (iv) obtaining provisional or
ancillary remedies including injunctive relief, sequestration, garnishment, attachment,
appointment of receiver and in filing an involuntary bankruptcy proceeding. Preservation of
these remedies does not limit the power of an arbitrator to grant similar remedies that may be
requested by a party in a Dispute.

        Section 11.7 Reversal of Payments; Continuing Enforcement..

        If, after receipt of any payment to the Agent for the ratable benefit of the Lenders or the
Agent of all or any part of the Obligations, Agent is compelled or agrees, for settlement purposes,
to surrender such payment to any person or entity because such payment is or may be void or
voidable as a preference or fraudulent conveyance, an impermissible setoff, a diversion of trust
funds or other impermissible or improper act under any bankruptcy law, state or federal law, common
law or equitable cause, then the Loan Documents shall continue in full force and effect or be
reinstated, as the case may be, and Obligors shall be liable for, and shall indemnify, defend and
hold harmless Agent with respect to, the full amount so surrendered. The provisions of this
Section shall survive the cancellation or termination of any of the Loan Documents and shall remain
effective notwithstanding the payment of the Obligations, the release of any security interest,
lien or encumbrance securing the Obligations or any other action which Agent may have taken in
reliance upon its receipt of such payment. Any cancellation, release or other such action shall be
deemed to have been conditioned upon any payment of the obligations evidenced hereby having become
final and irrevocable.

        Section 11.8 Injunctive Relief; Punitive Damages.

          (a) The Obligors recognize that, in the event the Obligors fail to perform, observe or
discharge any of their obligations or liabilities under this Agreement, any remedy of law may
prove to be inadequate relief to the Lenders. Therefore, the Obligors agree that the Lenders, at
the Lenders’ option, shall be entitled to seek and pursue all available equitable relief,
including, but not limited to, temporary and permanent injunctive relief in any such case without
the necessity of proving actual damages.

          (b) The Agent, Lenders and the Obligors hereby agree that no such Person shall have a remedy
of punitive or exemplary damages against any other party to a Loan Document and each such Person
hereby waives any right or claim to punitive or exemplary damages that they may now have or may
arise in the future in connection with any Dispute, whether such Dispute is resolved through
arbitration or judicially.

          (c) The parties agree that they shall not have a remedy of punitive or exemplary damages
against any other party in any Dispute and hereby waive any right or claim to punitive or
exemplary damages they have now or which may arise in the future in connection with any Dispute
whether the Dispute is resolved by arbitration or judicially.

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          Section 11.9 Accounting Matters.

          All financial and accounting calculations, measurements and computations made for any purpose
relating to this Agreement, including, without limitation, all computations utilized by the
Obligors or any Subsidiary thereof to determine compliance with any covenant contained herein,
shall, except as otherwise expressly contemplated hereby or unless there is an express written
direction by the Agent to the contrary agreed to by the Obligors, be performed in accordance with
GAAP as in effect on the Closing Date. In the event that changes in GAAP shall be mandated by the
Financial Accounting Standards Board, or any similar accounting body of comparable standing, or
shall be recommended by the Obligors’ certified public accountants, to the extent that such changes
would modify such accounting terms or the interpretation or computation thereof, such changes shall
be followed in defining such accounting terms only from and after the date the Obligors and the
Lenders shall have amended this Agreement to the extent necessary to reflect any such changes in
the Financial Covenants and other terms and conditions of this Agreement.

          Section 11.10 Successors and Assigns; Participations.

          (a) Benefit of Agreement. This Agreement shall be binding upon and inure to the benefit of
the Obligors, the Agent and the Lenders, all future holders of the Revolving Credit Notes, and
their respective successors and assigns. Notwithstanding the foregoing, the Obligors shall not
assign or transfer any of their rights or obligations under this Agreement without the prior
written consent of each Lender.

          (b) Assignment by Lenders. Each Lender may, with the consent of the Borrowers (so long as
no Default or Event of Default has occurred and is continuing) and the consent of the Agent,
which consents shall not be unreasonably withheld, assign to one or more Eligible Assignees all
or a portion of its interests, rights and obligations under this Agreement (including, without
limitation, all or a portion of the Extensions of Credit at the time owing to it and the
Revolving Credit Notes held by it); provided, however:

                    (1) the assigning Lender shall send notice to the Agent and the Obligors not less than fifteen
(15) days prior to the proposed sale of the Lender’s Commitment;

                    (2) each such assignment shall be of a constant, and not a varying, percentage of all the
assigning Lender’s rights and obligations under this Agreement;

                    (3) if less than all of the assigning Lender’s Commitment is to be assigned, the Commitment so
assigned shall not be less than $5,000,000 and integral multiples of $1,000,000;

                    (4) if less than all of the assigning Lender’s Commitment is to be assigned, the assigning
Lender shall hold not less than $5,000,000 and integral multiples of $1,000,000;

                    (5) the parties to each such assignment shall execute and deliver to the Agent, for its
acceptance and recording in the Register, an Assignment and Acceptance in the

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form of Exhibit “N” attached hereto (an “Assignment and Acceptance”), together with
any Revolving Credit Note or Revolving Credit Notes subject to such assignment;

                    (6) such assignment shall not, without the consent of the Borrowers, require the Borrowers to
file a registration statement with the Securities and Exchange Commission or apply to or qualify
the Revolving Loans or the Revolving Credit Notes under the blue sky laws of any state;

                    (7) the assigning Lender shall pay to the Agent an assignment fee of $3,500 upon the execution
by such Lender of the Assignment and Acceptance; provided, however, no such fee shall be
payable upon any assignment by a Lender to an Affiliate thereof or by a Lender to another Lender
hereunder; and

                    (8) at all times the Agent shall hold a Commitment Percentage that is equal to or greater than
the next highest Commitment Percentage held by any other Lender.

Upon such execution, delivery, acceptance and recording, from and after the effective date
specified in each Assignment and Acceptance, which effective date shall be at least five (5)
Business Days after the execution thereof, (A) the assignee thereunder shall be a party hereto and,
to the extent provided in such Assignment and Acceptance, have the rights and obligations of a
Lender hereby and (B) the Lender thereunder shall, to the extent provided in such assignment, be
released from obligations thereafter arising under this Agreement.

          (c) Rights and Duties Upon Assignment. By executing and delivering an Assignment and
Acceptance, the assigning Lender thereunder and the assignee thereunder confirm to and agree with
each other and the other parties hereto as set forth in such Assignment and Acceptance.

          (d) Register. The Agent shall maintain a copy of each Assignment and Acceptance delivered
to it and a register for the recordation of the names and addresses of the Lenders and the amount
of the Extensions of Credit with respect to each Lender from time to time (the “Register”). The
entries in the Register shall be conclusive, in the absence of manifest error, and the Borrowers,
the Agent and the Lenders may treat each Person whose name is recorded in the Register as a
Lender hereunder for all purposes of this Agreement. The Register shall be available for
inspection by the Borrowers or any Lender at any reasonable time and from time to time upon
reasonable prior notice.

          (e) Issuance of New Revolving Credit Notes. Upon its receipt of an Assignment and
Acceptance executed by an assigning Lender and an Eligible Assignee together with any Revolving
Credit Note or Revolving Credit Notes subject to such assignment and the written consent to such
assignment, the Agent shall, if such Assignment and Acceptance has been completed and is
substantially in the form of Exhibit “N”:

                    (1) accept such Assignment and Acceptance;

                    (2) record the information contained therein in the
Register;

                    (3) give prompt notice thereof to the Lenders and
the Obligors; and

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                     (4) promptly deliver a copy of such Assignment and
Acceptance to the Borrowers.

Within five (5) Business Days after receipt of notice, the Borrowers shall execute and deliver to
the Agent, in exchange for the surrendered Revolving Credit Note or Revolving Credit Notes, a new
Revolving Credit Note or Revolving Credit Notes to the order of such Eligible Assignee in amounts
equal to the Commitment assumed by it pursuant to such Assignment and Acceptance and a new
Revolving Credit Note or Revolving Credit Notes to the order of the assigning Lender in an amount
equal to the Commitment retained by it hereunder, if any. Such new Revolving Credit Note or
Revolving Credit Notes shall be in an aggregate principal amount equal to the aggregate principal
amount of such surrendered Revolving Credit Note or Revolving Credit Notes, shall be dated the
effective date of such Assignment and Acceptance and shall otherwise be in substantially the form
of the assigned Revolving Credit Notes delivered to the assigning Lender. Each surrendered
Revolving Credit Note or Revolving Credit Notes shall be canceled and returned to the Borrowers.

          (f) Participations. Each Lender may, without the consent of the Obligors or the Agent, sell
a participation to one or more Eligible Assignees all or a portion of its interests, rights and
obligations under this Agreement (including, without limitation, all or a portion of the
Extensions of Credit at the time owing to it and the Revolving Credit Notes held by it);
provided, however:

                    (1) the selling Lender shall send notice to the Agent and the Obligors not less than fifteen
(15) days prior to the proposed sale of the Participation;

                    (2) each such sale shall be of a constant, and not a varying, percentage of all the selling
Lender’s rights and obligations under this Agreement;

                    (3) if less than all of the selling Lender’s Commitment is to be sold, the Commitment so sold
shall not be less than $5,000,000 and integral multiples of $1,000,000;

                    (4) if less than all of the selling Lender’s Commitment is to be sold, the selling Lender
shall hold not be less than $5,000,000 and integral multiples of $1,000,000;

                    (5) the Participant shall have voting rights hereunder solely in instances requiring
the approval of one hundred percent (100%) of the Lenders;

                    (6) the selling Lender shall remain solely responsible to the other parties hereto (including
the Obligor) for the performance of the obligations hereunder and the other parties shall continue
to deal directly and solely with such selling Lender in connection with such Lenders rights and
obligations under the Loan Documents.

          (g) Disclosure of Information, Confidentially. The Agent and the Lenders shall hold all
non-public information with respect to the Obligors obtained pursuant to the Loan Documents in
accordance with Applicable Law and their customary procedures for handling confidential
information. Any Lender may, in connection with any assignment or proposed assignment pursuant
to this Section 11.10, disclose to an Eligible Assignee, any

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information relating to the Obligors furnished to such Lender by or on behalf of the
Obligors; provided, however, prior to any such disclosure, each such assignee or proposed
assignee shall agree with the Obligors or such Lender to preserve the confidentiality of any
confidential information relating to the Obligors received from such Lender.

          (h) Certain Pledges or Assignment. Nothing herein shall prohibit any Lender from pledging
or assigning any Note to any Federal Reserve Bank in accordance with Applicable Law.

          Section 11.11 Amendments, Waivers and Consents.

          Except as set forth below, any term, covenant, agreement or condition of this Agreement or any
of the other Loan Documents may be amended or waived by the Lenders, and any consent given by the
Lenders, if, but only if, such amendment, waiver or consent is in writing signed by the Required
Lenders (or by the Agent with the consent of the Required Lenders) and delivered to the Agent and,
in the case of an amendment, signed by the Obligors; provided, however, without the prior
written consent of each Lender, no amendment, waiver or consent shall:

          (a) (i) increase or decrease the Revolving Credit Commitment of any Lender, (ii) reduce the
rate of, or forgive any, interest or fees payable on any Revolving Loan or Reimbursement
Obligation, (iii) reduce or forgive the principal amount of any Revolving Loan or Reimbursement
Obligation, (iv) extend the originally scheduled time or times of payment of the principal or
interest of any Revolving Loan or Reimbursement Obligation or any fee or commission with respect
thereto except in accordance with this Agreement, or (v) permit any subordination of the
principal or interest on, or any Lien securing, any Revolving Loan or Reimbursement Obligation;
or

          (b) release or subordinate any material portion of the Borrowing Base Assets, release or
subordinate any Mortgage (other than as specifically permitted in this Agreement or the
applicable Mortgage) or release any Obligor; amend the definition of Revolving Loan Borrowing
Limit or any constituent definitions therein; amend the list of Events of Default in Section
9.1; amend the Financial Covenants; amend the provisions of this Section 11.11 or
amend the definition of Required Lenders.

          Section 11.12 Performance of Duties.

          The obligations of the Obligors under this Agreement and each of the Loan Documents shall be
performed by the Obligors at their sole cost and expense except as expressly provided otherwise in
this Agreement.

          Section 11.13 All Powers Coupled with Interest.

          All powers of attorney and other authorizations granted to the Lenders, the Agent and any
Persons designated by any Agent or any Lender pursuant to any provisions of this Agreement or any
of the other Loan Documents shall be deemed coupled with an interest and shall be irrevocable so
long as any of the Obligations remain unpaid or unsatisfied or the Credit Facility has not been
terminated.

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     Section 11.14 Survival of Indemnities.

     Notwithstanding any termination of this Agreement, the indemnities to which the Agent and the
Lenders are entitled under the provisions of this Agreement and the Loan Documents shall continue
in full force and effect and shall protect the Agent and the Lenders against events arising after
such termination as well as before except to the extent expressly provided otherwise herein or
therein or limited by Applicable Law.

     Section 11.15 Titles and Captions.

     Titles and captions of Articles, Sections and subsections in this Agreement are for
convenience only, and neither limit nor amplify the provisions of this Agreement.

     Section 11.16 Severability of Provisions.

     Any provision of this Agreement or any other Loan Document which is prohibited or
unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective only to the extent
of such prohibition or unenforceability without invalidating the remainder of such provision or the
remaining provisions hereof or thereof or affecting the validity or enforceability of such
provision in any other jurisdiction.

     Section 11.17 Counterparts.

     This Agreement may be executed in any number of counterparts and by different parties hereto
in separate counterparts, each of which when so executed shall be deemed to be an original and
shall be binding upon all parties, their successors and assigns, and all of which taken together
shall constitute one and the same agreement.

     Section 11.18 Term of Agreement.

     This Agreement shall remain in effect from the Closing Date through and including the date
upon which all Obligations shall have been indefeasibly and irrevocably paid and satisfied in full.
The Agent is hereby permitted to partially release Liens as expressly provided in this Agreement
and in the Mortgages and to release fully all Liens on the Collateral in favor of the Agent, for
the ratable benefit of the Agent and the Lenders, upon repayment of the outstanding principal of
and all accrued interest on the Revolving Loans, payment of all outstanding fees and expenses
hereunder and the termination of the Lenders’ Commitments. No termination of this Agreement shall
affect the rights and obligations of the parties hereto arising prior to such termination.

     Section 11.19 Time is of the Essence.

     The parties to this Agreement agree that time is of the essence to the performance of the
Obligors’ obligations described herein.

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     Section 11.20 Brokerage.

     No Lender shall be required to pay any brokerage fees, finder’s fees or commissions arising
from the Credit Facility as a result of the Obligors’ actions, and the Obligors agree to indemnify
and hold the Lenders harmless against any and all expenses, damages, liabilities and costs
resulting from claims in connection therewith arising by reason of the Obligors’ actions, including
payment of the Lenders’ attorneys’ fees and expenses.

     Section 11.21 Public Notice.

     The Agent may, at its expense publish a notice setting forth the Lenders’ financing of the
Borrowing Base Assets.

     Section 11.22 Entire Agreement.

     This Agreement together with the other Loan Documents constitutes the entire agreement between
the parties with respect to the subject matter hereof and supersedes and replaces in their entirety
all prior agreements between the parties with respect to the subject matter hereof.

     Section 11.23 Inconsistencies with Other Documents; Covenants.

     In the event there is a conflict or inconsistency between this Agreement and any other Loan
Document, the terms of this Agreement shall control; provided, however, any provision of
the Mortgages that imposes additional burdens on the Obligors or further restricts the rights of
the Obligors or gives the Agent or Lenders additional rights shall not be deemed to be in conflict
or inconsistent with this Agreement and shall be given full force and effect.

     Section 11.24 Joint and Several Liability.

     The obligations of the Borrowers under this Agreement are joint and several. Reference in
this Agreement to the “Borrower”, the “Borrowers”, “each Borrower” or otherwise with respect to any
one or more of the Borrowers shall mean each and every Borrower and any one or more of the
Borrowers, jointly and severally, unless a specific Borrower is expressly identified. The
obligations of the Obligors under this Agreement are joint and several, with the exception of the
payment obligations which are indirect obligations of the Guarantors, jointly and severally.
Reference in this Agreement to the “Obligor”, the “Obligors”, “each Obligor” or otherwise with
respect to any one or more of the Obligors shall mean each and every Obligor and any one or more of
the Obligors, jointly and severally, unless a specific Obligor is expressly identified. The
obligations of the Guarantors under this Agreement are joint and several. Reference in this
Agreement to the “Guarantor”, the “Guarantors”, “each Guarantor” or otherwise with respect to any
one or more of the Guarantors shall mean each and every Guarantor and any one or more of the
Guarantors, jointly and severally, unless a specific Guarantor is expressly identified.

     Section 11.25 Joinder of New Lenders.

     Each new Lender shall be a party to this Agreement and the other Loan Documents as a Lender on
and after the Closing Date. Each New Lender is hereby granted, and hereby assumes,

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all of the rights and obligations of a Lender under this Agreement and the other Loan
Documents arising on and after the Closing Date.

     Section 11.26 Joinder of Bridge Loan Additional Borrowers.

     (a) Each Bridge Loan Additional Borrower shall be a party to this Agreement and the other Loan
Documents as a Borrower on and after the Closing Date, and, along with the Initial Borrowers and
the Initial Additional Borrowers, shall be included in the definition of “Borrower” under this
Agreement and the other Loan Documents for all purposes thereof, and as such shall be jointly and
severally liable, as provided in the Loan Documents, for all Obligations thereunder (whether
incurred or arising prior to, on, or subsequent to the date hereof) and otherwise bound by all of
the terms, provisions and conditions thereof.

     (b) Without in any way implying any limitation on any of the provisions of this Agreement, the
each Bridge Loan Additional Borrower hereby represents and warrants that all of the representations
and warranties contained in this Agreement and the other Loan Documents are true and correct on and
as of the date hereof as if made on and as of such date, both before and after giving effect to
this Section 11.26, and that no Event of Default or Default has occurred and is continuing
or exists or would occur or exist after giving effect to this Section 11.26.

     (c) Each Bridge Loan Additional Borrower hereby assigns unto the Agent, and grants to the
Agent a security interest in, all right, title and interest of such Bridge Loan Additional
Borrower, and all power and authority of the Bridge Loan Additional Borrower to act thereunder and
to use the same, in, to and under any and all Contracts, Plans and Permits (each term as defined in
the Assignment of Contracts), whether now or hereafter existing, including, without limitation, the
right to modify, amend, extend, cancel or terminate the same, but not the indebtedness, duties and
obligations of such Bridge Loan Additional Borrower thereunder. Each Bridge Loan Borrower
Additional hereby irrevocably appoints the Agent its attorney-in-fact, which appointment shall not
terminate upon such Bridge Loan Additional Borrower’s disability, dissolution or similar event, for
the purpose of taking after the occurrence of an Event of Default under this Agreement any action
or exercising any right on such Bridge Loan Additional Borrower’s behalf with respect to the
Contracts, Plans and Permits. Such appointment is coupled with an interest and shall terminate
only as provided in Section 8 of the Assignment of Contracts.

     (d) S-M Communities, S-M Financing and the other Obligors hereby acknowledge, confirm and
agree that on and as of the date of this Modification, S-M Communities and S-M Financing have each
become a Guarantor, and, along with the other Guarantors, are included in the definition of
“Guarantor” under the Agreement, the Guaranty, the Assignment of Contracts and the other Loan
Documents for all purposes thereof, and as such shall be jointly and severally liable, as provided
in the Guaranty, for all Liabilities (as defined in the Guaranty) (whether incurred or arising
prior to, on, or subsequent to the date hereof) and otherwise bound by all of the terms, provisions
and conditions thereof.

     (e) Without in any way implying any limitation on any of the provisions of the Agreement, each
of S-M Communities and S-M Financing hereby joins in the representations and warranties contained
in the Loan Documents and represents and warrants that the same are true and correct on and as of
the date hereof as if made on and as of such date, both before and

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after giving effect to this Modification, and that no Event of Default or Default has occurred and
is continuing or exists or would occur or exist after giving effect to this Modification.

     (f) Upon the execution and delivery of this Modification, the Agent shall have received the
following with respect to S-M Communities and S-M Financing:

     (i) a certificate of good standing certified by the Secretary of State, or
other appropriate Governmental Authority, of its state of formation;

     (ii) a complete copy of its organizational documents and all amendments
thereto;

     (iii) a certificate dated as of such date by its Secretary or an Assistant
Secretary covering:

     (A) true and complete copies of its organizational and
governing documents and all amendments thereto;

     (B) true and complete copies of the resolutions of its Members
authorizing (A) the execution, delivery and performance of the Loan
Documents to which it is a party, (B) the obligations thereunder,
and (C) the granting of the Liens contemplated by the Loan Documents
to which it is a party; and

     (C) the incumbency, authority and signatures of its Member
authorized to sign this Modification and the other Loan Documents to
which it is a party; and

(iv) the favorable opinion of its counsel addressed to the Agent.

     Section 11.27 Modified and Restated Agreement.

     This Agreement shall modify the Prior Agreement in part and restate the Prior Agreement in its
entirety. Without limiting the generality of the foregoing, (a) the Prior Agreement is merged and
incorporated into this Agreement and (b) this Agreement shall supercede and control any
inconsistent provision in the Prior Agreement. All references in the Loan Documents to the Prior
Agreement are hereby modified and shall now be deemed to refer to this Agreement. All references
in the Loan Documents to the Obligations, the Notes, the Loan Documents and other terms defined
herein are hereby modified and shall now be deemed to refer to such terms and items as defined or
described in this Agreement. All Collateral shall secure, and the Guaranty shall guaranty, the
Notes and the Obligations as defined and described in this Agreement. Without limiting the
foregoing and in confirmation of the Liens intended to be granted pursuant to the Loan Documents,
each Obligor grants, conveys, and assigns to the Agent, as agent for the Lenders, a lien against
and security interest in all Collateral described in such Loan Documents as security for the Credit
Facility. Without limiting the foregoing and in confirmation of the Guaranty, the Guarantors,
jointly and severally, guarantee to Agent for the ratable benefit of each

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Lender the full, prompt and unconditional payment of the Notes and the Obligations. This
Agreement shall not, however, constitute a novation of the Obligors’ indebtedness, duties and
obligations under or with respect to the Existing Loans, the Existing Letters of Credit or the
Bridge Loan. Without limiting the foregoing, each existing Note is hereby amended to extend the
“Maturity Date” thereof to the Revolving Credit Maturity Date.

[EXECUTIONS BEGIN ON THE NEXT PAGE]

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     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be duly executed as of
the day and year first above written.

	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	BORROWERS:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	WITNESS:	 	 	 	NEIGHBORHOODS CAPITAL, LLC	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	/s/ SIGNATURE	 	 	 	By:	 	/s/ Martin K. Alloy	 	(SEAL) 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name: Martin K. Alloy	 	 
	 	 	 	 	 	 	Title: Chairman/Manager	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	WITNESS:	 	 	 	BRAM NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	GLENKIRK NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	GLYNN TARRA ESTATES, LLC,	 	 
	 	 	 	 	NEIGHBORHOODS I, L.L.C.,	 	 
	 	 	 	 	NEIGHBORHOODS II, LLC,	 	 
	 	 	 	 	NEIGHBORHOODS III, LLC,	 	 
	 	 	 	 	NEIGHBORHOODS IV, LLC,	 	 
	 	 	 	 	COLES RUN NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	ZION NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	WALL NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	MARUMSCO NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	NEIGHBORHOODS VI, LLC,	 	 
	 	 	 	 	BEECH GROVE NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	NEIGHBORHOODS V, LLC,	 	 
	 	 	 	 	LANDMARK NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	BRAM III NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	OLD DOMINION NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	SPRING PARK NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	FAIR OAKS NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	SHIRLINGTON NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	POWELL’S NEIGHBORHOODS II, LLC,	 	 
	 	 	 	 	WOODLANDS NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	FALLS GATE NEIGHBORHOODS, LLC, and	 	 
	 	 	 	 	HERNDON NEIGHBORHOODS, LLC	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	/s/ SIGNATURE	 	 	 	By:	 	NEIGHBORHOODS CAPITAL, LLC,	 	 
	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	its Sole Member	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:
	 	/s/ Martin K. Alloy
 

	 	(SEAL) 
	 

	 	 	 	 	 	 	 	Name: Martin K. Alloy	 	 
	 

	 	 	 	 	 	 	 	Title: Chairman/Manager	 	 

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	 	 	 	 	GUARANTORS:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	WITNESS:	 	 	 	KF NEIGHBORHOODS, L.L.C.	 	 
	 	 	 	 	KF II NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	WILDEWOOD NEIGHBORHOODS, LLC,	 	 
	 	 	 	 	WILDEWOOD RESIDENTIAL, LLC, and	 	 
	 	 	 	 	AVALON WEST NEIGHBORHOODS, LLC	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	/s/ SIGNATURE	 	 	 	By:	 	NEIGHBORHOODS CAPITAL, LLC,	 	 
	 

	 	 	 	 	 	 	 	 	 	  
	 	 	 	 	 	 	its Sole Member	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:
	 	/s/ Martin K. Alloy
 

Name: Martin K. Alloy
	 	(SEAL) 
	 

	 	 	 	 	 	 	 	Title: Chairman/Manager	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	STANLEY-MARTIN COMMUNITIES, LLC	 	 
	 	 	 	 	a Delaware limited liability company	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	/s/ Steven B. Alloy	 	(SEAL)
	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name: Steven B. Alloy	 	 
	 	 	 	 	 	 	Title: President/Manager	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	STANLEY-MARTIN FINANCING CORP.,	 	 
	 	 	 	 	a Delaware corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	/s/ Steven B. Alloy	 	(SEAL)
	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Name: Steven B. Alloy	 	 
	 	 	 	 	 	 	Title: President	 	 

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	 	 	 	 	AGENT AND LENDER:	 	 
	 
	 	 	 	 	 	 	 	 
	WITNESS:	 	 	 	WACHOVIA BANK, NATIONAL ASSOCIATION	 	 
	 
	 	 	 	 	 	 	 	 
	/s/ Frances Wilson
 

	 	 	 	By:
	 	 /s/ Margaret J. Dunsmore
 

Name: Margaret J. Dunsmore
	 	(SEAL)   
	 

	 	 	 	 	 	Title: Vice President	 	 

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	 	 	 	 	LENDER:	 	 
	 
	 	 	 	 	 	 	 	 
	WITNESS:	 	 	 	BRANCH BANKING AND TRUST COMPANY	 	 
	 
	 	 	 	 	 
	/s/
SIGNATURE
	 	 	 	By: /s/ Gregg E.
Dougherty	(SEAL) 
	 

	 	 	 	 
	 	 

Name: Gregg E. Dougherty
	 	
	 

	 	 	 	 	 	Title: Senior Vice President	 	 

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Second Modified and Restated Loan Agreement

91

 

	 	 	 	 	 	 	 	 	 
	 	 	 	 	LENDER:	 	 
	 
	 	 	 	 	 	 	 	 
	WITNESS:	 	 	 	FIRST HORIZON HOME LOANS, A DIVISION OF 	 	 
	 	 	 	 	FIRST TENNESSEE BANK NATIONAL	 	 
	 	 	 	 	ASSOCIATION	 	 
	 
	 	 	 	 	 	 	 	 
	 
	 	 	 		 		 	 
	/s/ SIGNATURE
	 	 	 	By:	 	/s/ Alan Drewer	 	(SEAL) 
	 

	 	 	 	 	 	 

Name: Alan Drewer
	 	 
	 

	 	 	 	 	 	Title: SVP	 	 

WB/Neighborhoods

Second Modified and Restated Loan Agreement

92

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