Document:

Office Lease

 Exhibit 10.29 
 OFFICE LEASE 
 FOUR EMBARCADERO CENTER 
 FOUR EMBARCADERO CENTER VENTURE, 
 a California general partnership, 
 as Landlord, 
 and 
 NIGHTHAWK RADIOLOGY SERVICES, LLC, 
 an Idaho
limited liability company, 
 as Tenant. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 		 	[AMLGMN]

 TABLE OF CONTENTS 
  

					
	 	  	 	  	Page
	 ARTICLE 1
	  	PREMISES, BUILDING, PROJECT, AND COMMON AREAS	  	3
	 ARTICLE 2
	  	LEASE TERM	  	4
	 ARTICLE 3
	  	BASE RENT	  	4
	 ARTICLE 4
	  	ADDITIONAL RENT	  	5
	 ARTICLE 5
	  	USE OF PREMISES	  	14
	 ARTICLE 6
	  	SERVICES AND UTILITIES	  	14
	 ARTICLE 7
	  	REPAIRS	  	17
	 ARTICLE 8
	  	ADDITIONS AND ALTERATIONS	  	18
	 ARTICLE 9
	  	COVENANT AGAINST LIENS	  	22
	 ARTICLE 10
	  	INSURANCE	  	22
	 ARTICLE 11
	  	DAMAGE AND DESTRUCTION	  	25
	 ARTICLE 12
	  	NONWAIVER	  	27
	 ARTICLE 13
	  	CONDEMNATION	  	27
	 ARTICLE 14
	  	ASSIGNMENT AND SUBLETTING	  	28
	 ARTICLE 15
	  	SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES	  	33
	 ARTICLE 16
	  	HOLDING OVER	  	34
	 ARTICLE 17
	  	ESTOPPEL CERTIFICATES	  	34
	 ARTICLE 18
	  	MORTGAGE OR GROUND LEASE	  	35
	 ARTICLE 19
	  	DEFAULTS; REMEDIES	  	36
	 ARTICLE 20
	  	COVENANT OF QUIET ENJOYMENT	  	39
	 ARTICLE 21
	  	LETTER OF CREDIT	  	39
	 ARTICLE 22
	  	SUBSTITUTION OF OTHER PREMISES	  	42
	 ARTICLE 23
	  	SIGNS	  	42
	 ARTICLE 24
	  	COMPLIANCE WITH LAW	  	43
	 ARTICLE 25
	  	LATE CHARGES	  	44
	 ARTICLE 26
	  	LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT	  	44
	 ARTICLE 27
	  	ENTRY BY LANDLORD	  	45
	 ARTICLE 28
	  	NOTICES	  	46
	 ARTICLE 29
	  	MISCELLANEOUS PROVISIONS	  	47
			
	LIST OF EXHIBITS	  		  	
	 A
	  	OUTLINE OF PREMISES	  	
			
	 B
	  	TENANT WORK LETTER	  	
			
	 C
	  	FORM OF NOTICE OF LEASE TERM DATES	  	
			
	 D
	  	RULES AND REGULATIONS	  	
			
	 E
	  	FORM OF TENANT’S ESTOPPEL CERTIFICATE	  	
			
	 F
	  	ASBESTOS DISCLOSURE STATEMENT	  	
			
	 G
	  	FORM OF LETTER OF CREDIT	  	

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	(i)	 	[AMLGMN]

 INDEX OF MAJOR DEFINED TERMS 
  

			
	 	  	Page
	 ACM
	  	54
	 Additional Rent
	  	5
	 Alterations
	  	18
	 Applicable Laws
	  	43
	 Bank Prime Loan
	  	44
	 Base Building
	  	19
	 Base Rent
	  	5
	 Base Year
	  	5
	 Brokers
	  	51
	 Building
	  	3
	 Building Common Areas
	  	4
	 Building Direct Expenses
	  	5
	 Building Hours
	  	15
	 Building Operating Expenses
	  	5
	 Building Structure
	  	17
	 Building Systems
	  	17
	 Building Tax Expenses
	  	6
	 Common Areas
	  	4
	 Cost Pools
	  	12
	 Direct Expenses
	  	6
	 Embarcadero Center.
	  	3
	 Estimate
	  	12
	 Estimate Statement
	  	12
	 Estimated Excess
	  	12
	 Excess
	  	12
	 Expense Year
	  	6
	 Force Majeure
	  	49
	 Hazardous Substance
	  	14
	 Holidays
	  	15
	 HVAC
	  	15
	 Landlord
	  	1
	 Landlord Parties
	  	22
	 Landlord Repair Notice
	  	25
	 Lease
	  	1
	 Lease Commencement Date
	  	4
	 Lease Expiration Date
	  	4
	 Lease Term
	  	4
	 Lease Year
	  	4
	 Lines
	  	53
	 Mail
	  	46
	 Material Alterations
	  	18
	 Notices
	  	46
	 Operating Expenses
	  	6
	 Original Improvements
	  	24

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	(ii)	 	[AMLGMN]

 INDEX OF MAJOR DEFINED TERMS 
  

			
	 	  	Page
	 Other Improvements
	  	52
	 Permitted Non-Transferee
	  	33
	 Premises
	  	3
	 Project
	  	3
	 Project Common Areas
	  	4
	 Proposition 13
	  	10
	 Renovations
	  	52
	 Rent
	  	5
	 rentable square feet
	  	4
	 Statement
	  	12
	 Subject Space
	  	28
	 Summary
	  	1
	 Tax Expenses
	  	10
	 Tenant
	  	1
	 Tenant Work Letter
	  	3
	 Tenant’s Share
	  	11
	 Tenant’s Subleasing Costs
	  	31
	 Transfer
	  	28
	 Transfer Agreement
	  	32
	 Transfer Notice
	  	28
	 Transfer Premium
	  	30
	 Transferee
	  	28
	 Transfers
	  	28

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	(iii)	 	[AMLGMN]

 FOUR EMBARCADERO CENTER 
 OFFICE LEASE 
 This Office Lease (the “Lease”), dated as
of the date set forth in Section 1 of the Summary of Basic Lease Information (the “Summary”), below, is made by and between FOUR EMBARCADERO CENTER VENTURE, a California general partnership (“Landlord”),
and NIGHTHAWK RADIOLOGY SERVICES, LLC, an Idaho limited liability company (“Tenant”). 
 SUMMARY OF BASIC LEASE
INFORMATION 
  

							
	 TERMS OF LEASE
	  	 DESCRIPTION

	1.	 	Date:	  	December 22, 2006
			
	2.	 	Premises (Article 1).	  	
				
		 	2.1	 	Building:	  	FOUR EMBARCADERO CENTER
				
		 	2.2	 	Premises:	  	3,475 rentable square feet of space located on the thirty-seventh (37th) floor of the Building and commonly known as Suite 3720, as further set forth in Exhibit A to the
Office Lease.
		 		 		  	
			
	3.	 	Lease Term (Article 2).	  	
				
		 	3.1	 	Lease Term:	  	Five (5) years.
				
		 	3.2	 	Lease Commencement Date:	  	The earlier to occur of (i) the date upon which Tenant first commences to conduct business in the Premises, and (ii) the date upon which the Premises are Ready for Occupancy, which
Lease Commencement Date is anticipated to be March 1, 2007.
				
		 	3.3	 	Lease Expiration Date:	  	If the Lease Commencement Date shall be the first day of a calendar month, then the day immediately preceding the fifth (5th) anniversary of the Lease Commencement Date; or if the Lease
Commencement Date shall be other than the first day of a calendar month, then the last day of the month in which the fifth (5th) anniversary of the Lease Commencement Date occurs.

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 		 	[AMLGMN]

	4.	Base Rent (Article 3): 

  

										
	Lease Year During Lease Term	 	Annual Base
Rent	 	Monthly
Installment
of Base Rent	 	 Annual Base
 Rental Rate
 Per Rentable
 Square Foot

				
	1	 	$	246,725.00	 	$	20,560.42	 	$	71.00
				
	2	 	$	250,200.00	 	$	20,850.00	 	$	72.00
				
	3	 	$	253,675.00	 	$	21,139.58	 	$	73.00
				
	4	 	$	257,150.00	 	$	21,429.17	 	$	74.00
				
	5	 	$	260,625.00	 	$	21,718.75	 	$	75.00

  

			
	 5.        Base Year (Article 4):
	  	Calendar year 2007; provided, however, the Base Year shall be the period from July 1, 2006 through June 30, 2007 for purposes of calculating Tenant’s Share of Tax Expenses
only.
		
	 6.        Tenant’s Share (Article 4):
	  	0.4036%.
		
	 7.        Permitted Use (Article 5):
	  	General office use.
		
	 8.        Letter of Credit (Article 21):
	  	$63,418.74
		
	 9.        Address of Tenant (Article 28):
	  	Nighthawk Radiology Services, LLC 250 Northwest Blvd., Suite 202 Coeur d’Alene, Idaho 83814 Attention: Paul E. Cartee (Prior to and After Lease Commencement Date)
		
	 10.      Address of Landlord (Article 28):
	  	See Article 28 of the Lease.
		
	 11.      Broker(s) (Section 29.24):
	  	Skyscraper Group, Inc. 220 Montgomery Street, Suite 1068 San Francisco, California 94104 Attention: Mr. Eric Risberg
		
	 12.      Tenant Improvement Allowance (Exhibit B):
	  	$69,500.00 (i.e., $20.00 per rentable square foot of the Premises multiplied by 3,475 rentable square feet).

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-2-	 	[AMLGMN]

 ARTICLE 1 
 PREMISES, BUILDING, PROJECT, AND COMMON AREAS 
 1.1 Premises, Building, Project and
Common Areas. 
 1.1.1 The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the
premises set forth in Section 2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto and each floor or floors of the Premises has the number of
rentable square feet as set forth in Section 2.2 of the Summary. The parties hereto agree that the lease of the Premises is upon and subject to the terms, covenants and conditions herein set forth, and Tenant covenants as a material part
of the consideration for this Lease to keep and perform each and all of such terms, covenants and conditions by it to be kept and performed and that this Lease is made upon the condition of such performance. The parties hereto hereby acknowledge
that the purpose of Exhibit A is to show the approximate location of the Premises in the “Building,” as that term is defined in Section 1.1.2, below, only, and such Exhibit is not meant to constitute an
agreement, representation or warranty as to the construction of the Premises, the precise area thereof or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the elements thereof or
of the accessways to the Premises or the “Project,” as that term is defined in Section 1.1.2, below. Except as specifically set forth in this Lease and in the Tenant Work Letter attached hereto as Exhibit B
(the “Tenant Work Letter”), Tenant shall accept the Premises in its presently existing “as-is” condition and Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement
of the Premises. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises, the Building or the Project or with respect to the suitability of any of the
foregoing for the conduct of Tenant’s business, except as specifically set forth in this Lease and the Tenant Work Letter. The commencement of business operations from the Premises by Tenant shall presumptively establish that the Premises and
the Building were at such time in good and sanitary order, condition and repair except for minor “punchlist” matters related to the Building brought to Landlord’s attention within ten (10) days after Tenant commences business
operations from the Premises. 
 1.1.2 The Building and The Project. The Premises are a part of the building set forth in
Section 2.1 of the Summary (the “Building”). The Building is part of an office project known as “Embarcadero Center.” The term “Project,” as used in this Lease, shall mean (i) the
Building and the Common Areas, (ii) the land (which is improved with landscaping, subterranean parking facilities and other improvements) upon which the Building and the Common Areas are located, (iii) those certain other office buildings
located in the vicinity of the Building and known as One Embarcadero Center, Two Embarcadero Center, Three Embarcadero Center and the Embarcadero Center West Tower, respectively, and the land upon which such office buildings are located, and
(iv) at Landlord’s discretion, any additional real property, areas, land, buildings or other improvements added thereto outside of the Project. 
 1.1.3 Common Areas. Tenant shall have the non-exclusive right to use in common with other tenants in the Project, and subject to the rules and regulations referred to in Article 5 of this
Lease, those portions of the Project which are provided, from time to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-3-	 	[AMLGMN]

 
portions of the Project designated by Landlord, in its discretion, including certain areas designated for the exclusive use of certain tenants, or to be
shared by Landlord and certain tenants, are collectively referred to herein as the “Common Areas”). The Common Areas shall consist of the “Project Common Areas” and the “Building Common Areas.” The term
“Project Common Areas,” as used in this Lease, shall mean the portion of the Project designated as such by Landlord, which Project Common Areas may include, from time to time, in Landlord’s sole discretion, a conference center
and other amenities. The term “Building Common Areas,” as used in this Lease, shall mean the portions of the Common Areas located within the Building designated as such by Landlord. The manner in which the Common Areas are
maintained and operated shall be at the sole discretion of Landlord (but shall at least be consistent with the manner in which the common areas of the “Comparable Buildings,” which shall be defined as the Building and the other
office buildings which comprise the Embarcadero Center, are maintained and operated) and the use thereof shall be subject to such reasonable rules, regulations and restrictions as Landlord may make from time to time. Landlord reserves the right to
close temporarily, make alterations or additions to, or change the location of elements of the Project and the Common Areas, provided that, in connection therewith, Landlord shall perform such closures, alterations, additions or changes in a
commercially reasonable manner and, in connection therewith, shall use commercially reasonable efforts to minimize any material interference with Tenant’s use of and access to the Premises. 
 1.2 Rentable Square Feet of Premises and Building. For purposes of this Lease, “rentable square feet” in the Premises and
the Building, as the case may be, shall be calculated pursuant to Landlord’s then current method for measuring rentable square footage. Landlord and Tenant hereby stipulate and agree that the rentable area of the Premises is as set forth in
Section 2.2 of the Summary. 
 ARTICLE 2 
 LEASE TERM 
 The terms and provisions of this Lease shall be effective as of the date of this
Lease. The term of this Lease (the “Lease Term”) shall commence on the “Lease Commencement Date,” as that term is set forth in Section 3.2 of the Summary, and shall terminate on the “Lease
Expiration Date,” as that term is set forth in Section 3.3 of the Summary, unless this Lease is sooner terminated as hereinafter provided. For purposes of this Lease, the term “Lease Year” shall mean each
consecutive twelve (12) month period during the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set forth in Exhibit C, attached hereto, as a confirmation only of the
information set forth therein, which Tenant shall execute and return to Landlord within ten (10) days of receipt thereof; provided, however, Tenant’s failure to execute and return such notice to Landlord within such time shall be
conclusive upon Tenant that the information set forth in such notice is as specified therein. 
 ARTICLE 3 
 BASE RENT 
 Commencing on the
Lease Commencement Date, Tenant shall pay, without prior notice or demand, to Boston Properties - Embarcadero Four, File #73669-04, P.O. Box 60000, San Francisco, 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-4-	 	[AMLGMN]

 
California 94160-3669, or, at Landlord’s option, to such other party or at such other place as Landlord may from time to time designate in writing, by
notice to Tenant in accordance with the provisions of Article 28 of this Lease, by a check for currency which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base
Rent”) as set forth in Section 4 of the Summary, payable in equal monthly installments as set forth in Section 4 of the Summary in advance on or before the first day of each and every calendar month during the Lease
Term, without any setoff or deduction whatsoever. The Base Rent for the first full month of the Lease Term shall be paid at the time of Tenant’s execution of this Lease. If any Rent payment date (including the Lease Commencement Date) falls on
a day of the month other than the first day of such month or if any payment of Rent is for a period which is shorter than one month, the Rent for any fractional month shall accrue on a daily basis for the period from the date such payment is due to
the end of such calendar month or to the end of the Lease Term at a rate per day which is equal to 1/365 of the applicable annual Rent. All other payments or adjustments required to be made under the terms of this Lease that require proration on a
time basis shall be prorated on the same basis. 
 ARTICLE 4 
 ADDITIONAL RENT 
 4.1 General Terms. In addition to paying
the Base Rent specified in Article 3 of this Lease, Tenant shall pay “Tenant’s Share” of the annual “Building Direct Expenses,” as those terms are defined in Sections 4.2.9 and 4.2.2 of this Lease,
respectively, which are in excess of the amount of Building Direct Expenses applicable to the “Base Year,” as that term is defined in Section 4.2.1 of this Lease; provided, however, that in no event shall any decrease in
Building Direct Expenses for any “Expense Year,” as that term is defined in Section 4.2.6 of this Lease, below Building Direct Expenses for the Base Year entitle Tenant to any decrease in Base Rent or any credit against sums
due under this Lease. Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this Lease, are hereinafter collectively referred to as the “Additional Rent,” and the
Base Rent and the Additional Rent are herein collectively referred to as “Rent.” All amounts due under this Article 4 as Additional Rent shall be payable for the same periods and in the same manner as the Base Rent.
Without limitation on other obligations of Tenant which survive the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Lease Term.

 4.2 Definitions of Key Terms Relating to Additional Rent. As used in this Article 4, the following terms shall
have the meanings hereinafter set forth: 
 4.2.1 “Base Year” shall mean the period set forth in Section 5 of the
Summary. 
 4.2.2 “Building Direct Expenses” shall mean “Building Operating Expenses” and “Building Tax
Expenses”, as those terms are defined in Sections 4.2.3 and 4.2.4, below, respectively. 
 4.2.3 “Building Operating
Expenses” shall mean the portion of “Operating Expenses,” as that term is defined in Section 4.2.7 below, allocated to the tenants of the Building pursuant to the terms of Section 4.3.1 below. 

 

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-5-	 	[AMLGMN]

 4.2.4 “Building Tax Expenses” shall mean that portion of “Tax Expenses”, as
that term is defined in Section 4.2.8 below, allocated to the tenants of the Building pursuant to the terms of Section 4.3.1 below. 
 4.2.5 “Direct Expenses” shall mean “Operating Expenses” and “Tax Expenses.” 
 4.2.6 “Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including the calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may
change the Expense Year from time to time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s Share of Building Direct Expenses shall be equitably adjusted for any Expense Year involved in any
such change. 
 4.2.7 “Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which
Landlord pays or accrues during any Expense Year because of or in connection with the management, maintenance, security, repair, or operation of the Project, or any portion thereof. Without limiting the generality of the foregoing, Operating
Expenses shall specifically include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, maintaining, repairing, replacing, renovating and managing the utility systems, mechanical systems, sanitary,
storm drainage systems, communication systems and escalator and elevator systems, and the cost of supplies, tools, and equipment and maintenance and service contracts in connection therewith; (ii) the cost of licenses, certificates, permits and
inspections and the cost, reasonably incurred, of contesting any governmental enactments which may affect Operating Expenses, and the costs incurred in connection with a mandatory transportation system management program or similar program;
(iii) the cost of all insurance carried by Landlord in connection with the Project as reasonably determined by Landlord (including, without limitation, commercial general liability insurance, physical damage insurance covering damage or other
loss caused by fire, earthquake, flood and other water damage, explosion, vandalism and malicious mischief, theft or other casualty, rental interruption insurance and such insurance as may be required by any lessor under any present or future ground
or underlying lease of the Building or Project or any holder of a mortgage, trust deed or other encumbrance now or hereafter in force against the Building or Project or any portion thereof); (iv) the cost of landscaping, decorative lighting,
and relamping, the cost of maintaining fountains, sculptures, bridges and all supplies, tools, equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) the cost of parking area repair,
restoration, and maintenance, including, without limitation, resurfacing, repainting, restriping and cleaning; (vi) fees, charges and other costs, including management fees (or amounts in lieu thereof), consulting fees (including, without
limitation, any consulting fees incurred in connection with the procurement of insurance), legal fees and accounting fees, of all contractors, engineers, consultants and all other persons engaged by Landlord or otherwise incurred by or charged by
Landlord in connection with the management, operation, administration, maintenance and repair of the Building and the Project; (vii) payments under any equipment rental agreements or management agreements (including the cost of any actual or
charged management fee and the actual or charged rental of any management office space); (viii) wages, salaries and other compensation and benefits, including taxes levied thereon, of all persons engaged in the operation, maintenance and
security of the Project; (ix) costs incurred by Landlord under any easement, license, operating agreement, declaration, restrictive covenant, or other instrument pertaining to the sharing of costs by the Project or related to the use or
operation of the Project; 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-6-	 	[AMLGMN]

 
(x) operation, repair, maintenance and replacement of all systems and equipment and components thereof of the Project; (xi) the cost of janitorial,
alarm, security and other services, replacement of wall and floor coverings, ceiling tiles and fixtures in common areas, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (xii) amortization (including interest
on the unamortized cost) of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Project, or any portion thereof; (xiii) the cost of capital improvements or other costs incurred
in connection with the Project (A) which are reasonably intended by Landlord to effect economies in the operation, cleaning or maintenance of the Project, or any portion thereof, (B) that are required to comply with then existing
conservation programs, (C) which are replacements or modifications of nonstructural items located in the Common Areas required to keep the Common Areas in good order or condition, or (D) that are required under any governmental law or
regulation, except for capital improvements to remedy a condition existing prior to the Lease Commencement Date which an applicable governmental authority, if it had knowledge of such condition prior to the Lease Commencement Date, would have then
required to be remedied pursuant to then-current governmental laws or regulations in their form existing as of the Lease Commencement Date and pursuant to the then-current interpretation of such governmental laws or regulations by the applicable
governmental authority as of the Lease Commencement Date; provided, however, that any capital expenditure shall be amortized (including interest on the unamortized cost) over its useful life as Landlord shall reasonably determine; (xiv) costs,
fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, state or local government for fire and police protection, trash removal, community services, or other services which do not constitute
“Tax Expenses” as that term is defined in Section 4.2.8, below; and (xv) advertising, marketing and promotional expenditures incurred in connection with the Project, including, without limitation, costs of signs in, on or
about the Project identifying or promoting the Project. Notwithstanding anything to the contrary in this Lease, the following items shall be excluded from Operating Expenses: 
 (a) Landlord’s and Landlord’s managing agent’s general corporate or partnership overhead and general administrative expenses, and all costs
associated with the operation of the business of the ownership or entity which constitutes “Landlord,” as distinguished from the costs of Building operations, management, maintenance or repair, including, but not limited to, costs
(incurred off-site or at the Project as to personnel which are not the employees of Landlord or its affiliates, as opposed to at the Project for costs of personnel employed by Landlord or its affiliates) of entity accounting and legal matters, costs
of any disputes with any ground lessor or mortgagee, costs of acquiring, selling syndicating, financing, mortgaging or hypothecating any of the Landlord’s interest in all or any part of the Project and/or Common Areas; 
 (b) costs (including permit, license and inspection fees) incurred in renovating or otherwise improving or decorating, painting or redecorating space for
tenants or other occupants or in renovating or redecorating vacant space, including the cost of alterations or improvements to Tenant’s Premises or to the premises of any other tenant or occupant of the Project and any cash or other
consideration paid by Landlord on account of, with respect to, or in lieu of the improvement or alteration work described herein; 
 (c)
costs in connection with the original construction of the Project and related facilities; 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-7-	 	[AMLGMN]

 (d) costs of a capital nature, including, but not limited to, capital improvements, capital repairs,
capital equipment, and capital tool, and rental payments and other related expenses incurred in leasing air conditioning systems, elevators or other equipment ordinarily considered to be of a capital nature, except (i) equipment which is used
in providing janitorial or similar services and which is not affixed to the Building, (ii) equipment rented to remedy or ameliorate an emergency condition, and (iii) as otherwise expressly permitted pursuant to items (xii) and (xiii),
above; 
 (e) costs for which the Landlord is reimbursed by any tenant (other than as a reimbursement of operating expenses) or occupant of
the Project or by insurance by its carrier or any tenant’s carrier or by anyone else; 
 (f) costs of all items and services for which
Tenant reimburses Landlord or pays to third parties or which Landlord provides selectively to one or more tenants or occupants of the Building (other than Tenant) without reimbursement; 
 (g) depreciation and amortization except as permitted pursuant to items (xii) and (xiii), above; 
 (h) costs incurred due to violation by Landlord or its managing agent or any tenant of the terms and conditions of any lease; 
 (i) payments in respect to overhead or profit to subsidiaries or affiliates of Landlord, for management or other services in or to the Project, or for
supplies or other materials to the extent that the costs of such services, supplies, or materials exceed the costs that would have been paid had the services, supplies or materials been provided by parties unaffiliated with the Landlord on a
competitive basis; 
 (j) except as permitted pursuant to items (xii) and (xiii), above, interest, principal, points and fees on debt or
amortization payment on any mortgages, deeds of trust or other debt instruments; 
 (k) marketing, advertising and promotional costs and cost
of signs in or on the Building identifying the owner of the Building or other tenants’ signs; 
 (l) cost of repairs or other work
incurred by reason of fire, windstorm or other casualty or by the exercise of the right of eminent domain to the extent Landlord is compensated through proceeds or insurance or condemnation awards, or would have been so reimbursed if Landlord had in
force all of the insurance required to be carried by Landlord under this Lease; 
 (m) leasing commissions, attorneys’ fees, costs and
disbursements and other expenses incurred in connection with negotiations or disputes with tenants or other occupants or prospective tenant or other occupants, or associated with the enforcement of any leases or the defense of Landlord’s title
to or interest in the Project or any part thereof or Common Areas or any part thereof; 
 (n) any items included in Tax Expenses; 

 

					
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 (o) costs of repair or replacement for any item covered by a warranty to the extent covered by the
warranty; 
 (p) fines, costs, penalties or interest resulting from the negligence or fault of other tenants or of the Landlord or their
agents, contractors, or employees; 
 (q) rental payments and any other costs related to any ground lease of land underlying all or any
portion of the Project and Common Areas; 
 (r) costs, fees, dues, contributions or similar expenses for political (except to the extent such
Landlord costs do not exceed $50,000.00 in any Expense Year) or charitable organizations; 
 (s) bad debt loss, rent loss, or reserves for
bad debt or rent loss; 
 (t) acquisition costs for sculptures, paintings, or other art; 
 (u) costs incurred to comply with laws relating to the removal of hazardous material (as defined under applicable law) which was in existence in the
Building or on the Project prior to the Lease Commencement Date, and was of such a nature that a federal, State or municipal governmental authority, if it had then had knowledge of the presence of such hazardous material, in the state, and under the
conditions that it then existed in the Building or on the Project, would have then required the removal of such hazardous material or other remedial or containment action with respect thereto; and costs incurred to remove, remedy, contain, or treat
hazardous material, which hazardous material is brought into the Building or onto the Project after the date hereof by Landlord or any other tenant of the Project and is of such a nature, at that time, that a federal, State or municipal governmental
authority, if it had then had knowledge of the presence of such hazardous material, in the state, and under the conditions, that it then exists in the Building or on the Project, would have then required the removal of such hazardous material or
other remedial or containment action with respect thereto; and 
 (v) the wages and benefits of any employee who does not devote
substantially all of his or her employed time to the Project unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-à-vis time spent on matters unrelated to operating and managing the
Project. 
 If Landlord does not carry earthquake insurance for the Building during the Base Year but subsequently obtains earthquake
insurance for the Building during the Lease Term, then from and after the date upon which Landlord obtains such earthquake insurance and continuing throughout the period during which Landlord maintains such insurance, Operating Expenses for the Base
Year shall be deemed to be increased by the amount of the premium Landlord would have incurred had Landlord maintained such insurance for the same period of time during the Base Year as such insurance is maintained by Landlord during such subsequent
Expense Year. If Landlord is not furnishing any particular work or service (the cost of which, if performed by Landlord, would be included in Operating Expenses) to a tenant who has undertaken to perform such work or service in lieu of the
performance thereof by Landlord, Operating Expenses shall be deemed to be increased by an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord if it had at its own expense
furnished such work or service to such 

  

					
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tenant. If the Project is not at least one hundred percent (100%) occupied during all or a portion of the Base Year or any Expense Year, Landlord shall
make an appropriate adjustment to the components of Operating Expenses for such year to determine the amount of Operating Expenses that would have been incurred had the Project been one hundred percent (100%) occupied; and the amount so
determined shall be deemed to have been the amount of Operating Expenses for such year. Operating Expenses for the Base Year shall not include market-wide cost increases (including utility rate increases) due to extraordinary circumstances,
including, but not limited to, Force Majeure, boycotts, strikes, conservation surcharges, embargoes or shortages, or amortized costs relating to capital improvements. In no event shall the components of Direct Expenses for any Expense Year related
to Project utility, services, or insurance costs be less than the components of Direct Expenses related to Project utility, services, or insurance costs in the Base Year. 
 4.2.8 Taxes. 
 4.2.8.1 “Tax Expenses” shall mean all federal, state, county,
or local governmental or municipal taxes, fees, charges or other impositions of every kind and nature, whether general, special, ordinary or extraordinary (including, without limitation, real estate taxes, general and special assessments, transit
taxes, business taxes, leasehold taxes or taxes based upon the receipt of rent, including gross receipts or sales taxes applicable to the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures,
machinery, equipment, apparatus, systems and equipment, appurtenances, furniture and other personal property used in connection with the Project, or any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any
different fiscal year used by such governmental or municipal authority) because of or in connection with the ownership, leasing and operation of the Project, or any portion thereof. 
 4.2.8.2 Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any portion
thereof, or as against the business of leasing the Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or charge in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously
included within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition 13 was adopted by the voters of the State of California in the June 1978 election (“Proposition 13”) and that
assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without charge to
property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services and amenities as a result of Proposition 13, Tax Expenses shall also include any governmental or private assessments or the
Project’s contribution towards a governmental or private cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities normally provided by governmental agencies; (iii) Any assessment, tax, fee,
levy, or charge allocable to or measured by the area of the Premises, the tenant improvements in the Premises, or the Rent payable hereunder, including, without limitation, any business or gross income tax or excise tax with respect to the receipt
of such rent, or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises, or any portion thereof; (iv) Any assessment, tax, fee, levy or charge, upon
this transaction or any document to which Tenant is a party, creating or transferring an interest or an estate in the Premises; and (v) All of the real estate taxes and assessments imposed upon or with respect to the 

  

					
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Building and all of the real estate taxes and assessments imposed on the land and improvements comprising the Project. All assessments which can be paid by
Landlord in installments, shall be paid by Landlord in the maximum number of installments permitted by law (except to the extent inconsistent with the general practice of landlords of the Comparable Buildings) and shall be included as Tax Expenses
in the year in which the installment is actually paid. 
 4.2.8.3 If Tax Expenses for any period during the Lease Term or any extension
thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental or municipal authorities, Tenant shall pay Landlord upon demand Tenant’s Share of any such increased Tax
Expenses included by Landlord as Building Tax Expenses pursuant to the terms of this Lease. Notwithstanding anything to the contrary contained in this Section 4.2.8 , there shall be excluded from Tax Expenses (i) all excess profits
taxes, franchise taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (as opposed to rents, receipts
or income attributable to operations at the Project), (ii) any items included as Operating Expenses, (iii) any items paid by Tenant under Section 4.5 of this Lease, and (iv) tax penalties incurred as a result of
Landlord’s failure to make payments and/or to file any tax or informational returns when due. 
 4.2.8.4 Notwithstanding anything to
the contrary set forth in this Lease, the amount of Tax Expenses for the Base Year and any Expense Year shall be calculated without taking into account any decreases in real estate taxes obtained in connection with Proposition 8, and, therefore, the
Tax Expenses in the Base Year and/or an Expense Year may be greater than those actually incurred by Landlord, but shall, nonetheless, be the Tax Expenses due under this Lease; provided that (i) any costs and expenses incurred by Landlord in
securing any Proposition 8 reduction shall not be deducted from Tax Expenses nor included in Direct Expenses for purposes of this Lease, and (ii) tax refunds under Proposition 8 shall not be deducted from Tax Expenses nor refunded to Tenant,
but rather shall be the sole property of Landlord. Landlord and Tenant acknowledge that the preceding sentence is not intended to in any way affect (A) the inclusion in Tax Expenses of the statutory two percent (2.0%) annual increase in
Tax Expenses (as such statutory increase may be modified by subsequent legislation), or (B) the inclusion or exclusion of Tax Expenses pursuant to the terms of Proposition 13. 
 4.2.9 “Tenant’s Share” shall mean the percentage set forth in Section 6 of the Summary. Tenant’s Share was
calculated by multiplying the number of rentable square feet of the Premises, as set forth in Section 2.2 of the Summary, by 100, and dividing the product by the total number of rentable square feet in the office area of the Building.

 4.3 Allocation of Direct Expenses. 
 4.3.1 Method of Allocation. The parties acknowledge that the Building is a part of a multi-building project and that the costs and expenses incurred in connection with the Project (i.e., the
Direct Expenses) should be shared between the tenants of the Building and the tenants of the other buildings in the Project. Accordingly, as set forth in Section 4.2 above, Direct Expenses (which consists of Operating Expenses and Tax
Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall be determined by Landlord on an equitable basis, shall be allocated to the tenants of the Building (as opposed to the tenants of
any 

  

					
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other buildings in the Project) and such portion shall be the Building Direct Expenses for purposes of this Lease. Such portion of Direct Expenses allocated
to the tenants of the Building shall include all Direct Expenses attributable solely to the Building and an equitable portion of the Direct Expenses attributable to the Project as a whole (and not to a particular building of the Project).

 4.3.2 Cost Pools. Landlord shall have the right, from time to time, to equitably allocate some or all of the Direct Expenses
for the Project among different portions or occupants of the Project (the “Cost Pools”), in Landlord’s reasonable discretion. Such Cost Pools may include, but shall not be limited to, the office space tenants of a building of
the Project or of the Project, and the retail space tenants of a building of the Project or of the Project. The Direct Expenses allocable to each such Cost Pool shall be allocated to such Cost Pool and charged to the tenants within such Cost Pool in
an equitable manner. Landlord acknowledges that, as of the date hereof, separate Cost Pools exists for the office tenants and retail tenants of the Building. 
 4.4 Calculation and Payment of Additional Rent. If for any Expense Year ending or commencing within the Lease Term, Tenant’s Share of Building Direct Expenses for such Expense Year exceeds
Tenant’s Share of Building Direct Expenses applicable to the Base Year, then Tenant shall pay to Landlord, in the manner set forth in Section 4.4.1, below, and as Additional Rent, an amount equal to the excess (the
“Excess”). 
 4.4.1 Statement of Actual Building Direct Expenses and Payment by Tenant. Landlord shall give to
Tenant following the end of each Expense Year, a statement (the “Statement”) which shall state the Building Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the amount of the Excess.
Within thirty (30) days following Tenant’s receipt of the Statement for each Expense Year commencing or ending during the Lease Term, if an Excess is present, Tenant shall pay the full amount of the Excess for such Expense Year, less the
amounts, if any, paid during such Expense Year as “Estimated Excess,” as that term is defined in Section 4.4.2, below. If the amounts paid by Tenant during an Expense Year as Estimated Excess exceed the Excess for such Expense
Year, then such difference shall be reimbursed by Landlord to Tenant, provided that any such reimbursement, at Landlord’s option, may be credited against the Additional Rent next coming due under this Lease unless the Lease Term has expired, in
which event Landlord shall promptly refund the appropriate amount to Tenant. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord or Tenant from enforcing its rights under this
Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the final determination is made of Tenant’s Share of Building Direct Expenses for the Expense Year in which this Lease terminates, if an
Excess is present, Tenant shall immediately pay to Landlord such amount, or if the amounts paid by Tenant during such Expense Year as Estimated Excess exceed the Excess for such Expense Year, then such difference shall be reimbursed by Landlord to
Tenant. The provisions of this Section 4.4.1 shall survive the expiration or earlier termination of the Lease Term. 
 4.4.2
Statement of Estimated Building Direct Expenses. In addition, Landlord shall endeavor to give Tenant a yearly expense estimate statement (the “Estimate Statement”) which shall set forth Landlord’s reasonable
estimate (the “Estimate”) of what the total amount of Building Direct Expenses for the then-current Expense Year shall be and the estimated excess (the “Estimated Excess”) as calculated by comparing the Building
Direct Expenses for such Expense Year, which shall be based upon the Estimate, to the amount of Building Direct Expenses for the 

  

					
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Base Year. The failure of Landlord to timely furnish the Estimate Statement for any Expense Year shall not preclude Landlord from enforcing its rights to
collect any Estimated Excess under this Article 4, nor shall Landlord be prohibited from revising any Estimate Statement or Estimated Excess theretofore delivered to the extent necessary. Thereafter, Tenant shall pay, with its next
installment of Base Rent due, a fraction of the Estimated Excess for the then-current Expense Year (reduced by any amounts paid pursuant to the last sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of
months which have elapsed in such current Expense Year, including the month of such payment, and twelve (12) as its denominator. Until a new Estimate Statement is furnished (which Landlord shall have the right to deliver to Tenant at any time),
Tenant shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Excess set forth in the previous Estimate Statement delivered by Landlord to Tenant. 
 4.5 Taxes and Other Charges for Which Tenant Is Directly Responsible. 
 4.5.1 Tenant shall be liable for and shall pay before delinquency, taxes levied against Tenant’s equipment, furniture, fixtures and any other
personal property located in or about the Premises. If any such taxes on Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the assessed value of Landlord’s
property is increased by the inclusion therein of a value placed upon such equipment, furniture, fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which Landlord shall have the right to do
regardless of the validity thereof but only under proper protest if requested by Tenant, Tenant shall upon demand repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such increase in the assessment,
as the case may be. 
 4.5.2 If the tenant improvements in the Premises, whether installed and/or paid for by Landlord or Tenant and whether
or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which tenant improvements conforming to Landlord’s “building standard” in
other space in the Building are assessed, then the Tax Expenses levied against Landlord or the property by reason of such excess assessed valuation shall be deemed to be taxes levied against personal property of Tenant and shall be governed by the
provisions of Section 4.5.1, above. 
 4.5.3 Notwithstanding any contrary provision herein, to the extent not included in Tax
Expenses, Tenant shall pay prior to delinquency any (i) rent tax or sales tax, service tax, transfer tax or value added tax, business tax or any other applicable tax on the rent or services herein or otherwise respecting this Lease,
(ii) taxes assessed upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion of the Project, including the Project parking facility; or
(iii) taxes assessed upon this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the Premises. 
  

					
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 ARTICLE 5 
 USE OF PREMISES 
 5.1 Permitted Use. Tenant shall use the Premises solely for
the Permitted Use set forth in Section 7 of the Summary and Tenant shall not use or permit the Premises or the Project to be used for any other purpose or purposes whatsoever without the prior written consent of Landlord, which may be
withheld in Landlord’s sole discretion. 
 5.2 Prohibited Uses. Tenant further covenants and agrees that Tenant shall not
use, or suffer or permit any person or persons to use, the Premises or any part thereof for any use or purpose contrary to the provisions of the Rules and Regulations set forth in Exhibit D, attached hereto, or in violation of the
laws of the United States of America, the State of California, or the ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having jurisdiction over the Project, including, without
limitation, any such laws, ordinances, regulations or requirements relating to hazardous materials or substances, as those terms are defined by applicable laws now or hereafter in effect. Tenant shall not do or permit anything to be done in or about
the Premises which will in any way damage the reputation of the Project or materially obstruct or interfere with the rights of other tenants or occupants of the Building, or injure or annoy them or use or allow the Premises to be used for any
unlawful purpose, nor shall Tenant cause, maintain or permit any nuisance in, on or about the Premises. Tenant shall comply with, and Tenant’s rights and obligations under this Lease and Tenant’s use of the Premises shall be subject and
subordinate to, all recorded easements, covenants, conditions, and restrictions now or hereafter affecting the Project. Except for small quantities customarily used in business offices, Tenant shall not cause or permit any “Hazardous
Substance,” as that term is defined below, to be kept, maintained, used, stored, produced, generated or disposed of (into the sewage or waste disposal system or otherwise) on or in the Premises by Tenant or Tenant’s agents, employees,
contractors, invitees, assignees or sublessees, without first obtaining Landlord’s written consent. Tenant shall immediately notify, and shall direct Tenant’s agents, employees contractors, invitees, assignees and sublessees to immediately
notify, Landlord of any incident in, on or about the Premises, the Building or the Project that would require the filing of a notice under any federal, state, local or quasi-governmental law (whether under common law, statute or otherwise),
ordinance, decree, code, ruling, award, rule, regulation or guidance document now or hereafter enacted or promulgated, as amended from time to time, in any way relating to or regulating any Hazardous Substance. As used herein, “Hazardous
Substance” means any substance which is toxic, ignitable, reactive, or corrosive and which is regulated by any local government, the State of California, or the United States government. “Hazardous Substance” includes any and all
material or substances which are defined as “hazardous waste,” “extremely hazardous waste” or a “hazardous substance” pursuant to state, federal or local governmental law. “Hazardous Substance” also includes
asbestos, polychlorobiphenyls (i.e., PCB’s) and petroleum. 
 ARTICLE 6 
 SERVICES AND UTILITIES 
 6.1
Standard Tenant Services. Landlord shall provide the following services on all days (unless otherwise stated below) during the Lease Term. 
  

					
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 6.1.1 Subject to limitations imposed by all governmental rules, regulations and guidelines applicable
thereto, Landlord shall provide heating, ventilation and air conditioning (“HVAC”) when necessary for normal comfort for normal office use in the Premises from 7:00 A.M. to 6:00 P.M. Monday through Friday, and on Saturdays from 8:00
A.M. to 1:00 P.M. (collectively, the “Building Hours”), except for the date of observation of New Year’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day and, at
Landlord’s discretion, other locally or nationally recognized holidays (collectively, the “Holidays”). Tenant shall cooperate fully with Landlord at all times and abide by all regulations and requirements that Landlord may
reasonably prescribe for the proper functioning and protection of the HVAC, electrical, mechanical and plumbing systems. 
 6.1.2 Landlord
shall provide reasonably sufficient electricity to the Premises (including adequate electrical wiring and facilities for connection to Tenant’s lighting fixtures and incidental use equipment), provided that (i) the connected electrical
load of the incidental use equipment does not exceed an average of two and one-half (2.5) watts per usable square foot of the Premises during the Building Hours, calculated on a monthly basis, and the electricity so furnished for incidental use
equipment will be at a nominal one hundred twenty (120) volts and no electrical circuit for the supply of such incidental use equipment will require a current capacity exceeding twenty (20) amperes, and (ii) the connected electrical
load of Tenant’s lighting fixtures does not exceed an average of one and one-half (1.5) watts per usable square foot of the Premises during the Building Hours, calculated on a monthly basis, and the electricity so furnished for
Tenant’s lighting will be at a nominal one hundred twenty (120) volts. Tenant will design Tenant’s electrical system serving any equipment producing nonlinear electrical loads to accommodate such nonlinear electrical loads, including,
but not limited to, oversizing neutral conductors, derating transformers and/or providing power-line filters. Engineering plans shall include a calculation of Tenant’s fully connected electrical design load with and without demand factors and
shall indicate the number of watts of unmetered and submetered loads. Tenant shall bear the cost of replacement of lamps, starters and ballasts for non-Building standard lighting fixtures within the Premises. 
 6.1.3 Landlord shall provide city water from the regular Building outlets for drinking, kitchen, lavatory and toilet purposes in the Building Common
Areas and the Premises. 
 6.1.4 Landlord shall provide nonexclusive, non-attended automatic passenger elevator service during the Building
Hours, shall have one elevator available at all other times, including on the Holidays, except in the event of emergency, and shall provide nonexclusive, non-attended automatic passenger escalator service during Building Hours only. 
 6.1.5 Landlord shall provide nonexclusive freight elevator service subject to scheduling by Landlord. 
 6.1.6 Landlord shall provide customary weekday janitorial services to the Premises, except the date of observation of the Holidays, in and about the
Premises and customary occasional window washing services, each in a manner consistent with other Class “A” office buildings located in the vicinity of the Project. 
 6.1.7 Subject to Landlord’s rules, regulations, and restrictions and the terms of this Lease, Landlord shall permit Tenant to utilize the existing
Building risers, raceways, shafts and 

  

					
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conduit to the extent (i) there is available space in the Building risers, raceways, shafts and/or conduit for Tenant’s use, which availability
shall be determined by Landlord in Landlord’s sole and absolute discretion, and (ii) Tenant’s requirements are consistent with the requirements of a typical general office user. Tenant shall pay as Additional Rent Landlord’s
standard fee for the use of such Building risers, raceways, shafts and/or conduit. Tenant may only use vendors selected by Landlord to provide services to Tenant through the use of the Building risers, raceways, shafts and conduit. 
 6.1.8 Landlord shall provide reasonable access-control services for the Building and in the Building parking facility in a manner materially consistent
with the services provided by Landlord as of the date of this Lease. Notwithstanding the foregoing, Landlord shall in no case be liable for personal injury or property damage for any error with regard to the admission to or exclusion from the
Building or Project of any person. 
 6.2 Overstandard Tenant Use. Tenant shall not, without Landlord’s prior written
consent, which shall not be unreasonably withheld, use heat-generating machines, machines other than normal office machines, or equipment or lighting other than Building standard lights in the Premises, which may affect the temperature otherwise
maintained by the air conditioning system or increase the water normally furnished for the Premises by Landlord pursuant to the terms of Section 6.1 of this Lease. If Tenant uses water, electricity, heat or air conditioning in excess of
that supplied by Landlord pursuant to Section 6.1 of this Lease, Tenant shall pay to Landlord, within thirty (30) days following billing, the cost of such excess consumption, the cost of the installation, operation, and maintenance
of equipment which is installed in order to supply such excess consumption, and the cost of the increased wear and tear on existing equipment caused by such excess consumption; and Landlord may install devices to separately meter any increased use
and in such event Tenant shall pay the increased cost directly to Landlord, on demand, at the rates charged by the public utility company furnishing the same, including the cost of such additional metering devices. Tenant’s use of electricity
shall never exceed the capacity of the feeders to the Project or the risers or wiring installation, and subject to the terms of Section 29.32, below, Tenant shall not install or use or permit the installation or use of any computer or
electronic data processing equipment in the Premises, without the prior written consent of Landlord; provided, however, (i) the foregoing restriction shall not apply to general office use of printers and personal computers on the desktops of
Tenant’s employees, and (ii) to the extent the “Approved Working Drawings,” as that term is set forth in Section 3.4 of the Tenant Work Letter, creates a separately ventilated “computer” and/or “data
center” room, the foregoing restriction shall not apply within such designated area. If Tenant desires to use heat, ventilation or air conditioning during hours other than those for which Landlord is obligated to supply such utilities pursuant
to the terms of Section 6.1 of this Lease, Tenant shall give Landlord such prior notice, if any, as Landlord shall from time to time establish as appropriate, of Tenant’s desired use in order to supply such utilities, and Landlord
shall supply such utilities to Tenant at such hourly cost to Tenant (which shall be treated as Additional Rent) as Landlord shall from time to time establish. Landlord shall have the exclusive right, but not the obligation, to provide any additional
services which may be required by Tenant, including, without limitation, locksmithing, lamp replacement, additional janitorial service, and additional repairs and maintenance; provided, however, that Landlord may not charge Tenant more than Landlord
would be charged for similar work performed for Landlord’s own account. If Tenant requests any such additional services, then Tenant shall pay to Landlord the cost of such additional services, including Landlord’s standard fee for its
involvement with such additional services, promptly upon being billed for same. 
  

					
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 6.3 Interruption of Use. Tenant agrees that Landlord shall not be liable for damages, by
abatement of Rent or otherwise, for failure to furnish or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is
occasioned, in whole or in part, by breakage, repairs, replacements, or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the Building or Project after reasonable effort to
do so, by any riot or other dangerous condition, emergency, accident or casualty whatsoever, by act or default of Tenant or other parties, or by any other cause beyond Landlord’s reasonable control (provided that the foregoing shall not limit
Landlord’s liability, if any, pursuant to applicable law for personal injury and property damage to the extent caused by the gross negligence or willful misconduct of Landlord, its agents, employees or contractors); and such failures or delays
or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease. Furthermore, Landlord shall
not be liable under any circumstances for a loss of, or injury to, property or for injury to, or interference with, Tenant’s business, including, without limitation, loss of profits, however occurring, through or in connection with or
incidental to a failure to furnish any of the services or utilities as set forth in this Article 6; provided that the foregoing shall not limit Landlord’s liability, if any, pursuant to applicable law for personal injury and
property damage to the extent caused by the gross negligence or willful misconduct of Landlord, its agents, employees or contractors. 
 ARTICLE 7 
 REPAIRS 
 Landlord shall at all times during the Lease Term maintain in good condition and operating order the structural portions of the Building, including, without limitation, the foundation, floor slabs, ceilings, roof,
columns, beams, shafts, stairs, stairwells, escalators, elevators, base building restrooms and all Common Areas (collectively, the “Building Structure”), and the Base Building mechanical, electrical, life safety, plumbing, sprinkler
and HVAC systems installed or furnished by Landlord (collectively, the “Building Systems”). Except as specifically set forth in this Lease to the contrary, Tenant shall not be required to repair the Building Structure and/or the
Building Systems except to the extent required because of Tenant’s use of the Premises for other than normal and customary business office operations. Tenant shall, at Tenant’s own expense, keep the Premises, including all improvements,
fixtures and furnishings therein in good order, repair and condition at all times during the Lease Term. In addition, Tenant shall, at Tenant’s own expense, but under the supervision and subject to the prior approval of Landlord (which shall
not be unreasonably withheld, conditioned or delayed), and within any reasonable period of time specified by Landlord, promptly and adequately repair all damage to the Premises and replace or repair all damaged, broken, or worn fixtures and
appurtenances, except for damage caused by ordinary wear and tear or beyond the reasonable control of Tenant; provided however, that, Landlord shall have the exclusive right, at Landlord’s option, but not the obligation, to make such repairs
and replacements, and Tenant shall pay to Landlord the cost thereof, including Landlord’s standard fee for its involvement with such repairs and replacements, promptly upon being billed for same. Landlord may, but shall not be required to,
enter the Premises at all reasonable times to make such repairs, alterations, improvements or additions to the Premises or to the Project or to any equipment located in the Project as Landlord shall desire or deem necessary or as Landlord may be
required to do by governmental or quasi-governmental authority or court order or decree. Tenant hereby waives any and all rights under and benefits of subsection 1 of Section 1932 and Sections 1941 and 1942 of the California Civil
Code or under any similar law, statute, or ordinance now or hereafter in effect. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-17-	 	[AMLGMN]

 ARTICLE 8 
 ADDITIONS AND ALTERATIONS 
 8.1 Landlord’s Consent to Alterations. Tenant
may not make or suffer to be made any improvements, alterations, additions, changes, or repairs (pursuant to Article 7 or otherwise) to the Premises or any mechanical, plumbing or HVAC facilities or systems pertaining to the Premises
(collectively, the “Alterations”) without first procuring the prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant in accordance with the terms and conditions of this
Article 8, and which consent shall not be unreasonably withheld, conditioned or delayed by Landlord, provided it shall be deemed reasonable for Landlord to withhold its consent to any Alteration which adversely affects the structural
portions or the systems or equipment of the Building or is visible from the exterior of the Building (collectively, “Material Alterations”). Landlord may impose, as a condition of its consent to any and all Alterations or repairs of
the Premises or about the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, provided that such requirements may be imposed in Landlord’s sole discretion in connection with any Material Alterations. The
construction of the initial improvements to the Premises shall be governed by the terms of the Tenant Work Letter and not the terms of this Article 8. 
 8.2 Manner of Construction. Landlord shall have the exclusive right, at Landlord’s option, but not the obligation, to make the Alterations at Tenant’s sole cost and expense. If Landlord elects
to make the Alterations pursuant to the immediately preceding sentence, then Tenant shall retain Landlord to construct such Alterations and Landlord shall hold all applicable construction contracts. Prior to the commencement of construction of any
Alterations or repairs, Tenant shall submit to Landlord, for Landlord’s review and approval in its reasonable discretion, four (4) copies signed by Tenant of all plans, specifications and working drawings relating thereto. Tenant, at its
sole cost and expense, shall retain an architect/space planner from a list provided by Landlord, to prepare such plans, specifications and working drawings; provided that, Tenant shall also retain the engineering consultants from a list provided by
Landlord to prepare all plans and engineering working drawings, if any, relating to the structural, mechanical, electrical, plumbing, HVAC, lifesafety and sprinkler work of the Alterations. Tenant shall be required to include in its contracts with
the architect and the engineers a provision which requires ownership of all architectural and engineering drawings to be transferred to Tenant upon the substantial completion of the Alteration and Tenant hereby grants to Landlord a non-exclusive
right to use such drawings, including, without limitation, a right to make copies thereof. Tenant shall cause each architect/space planner and engineer retained by Tenant to follow Landlord’s standard construction administration procedures and
to utilize the standard specifications and details for the Building, all as promulgated by Landlord from time to time. Tenant and Tenant’s architect/space planner shall verify, in the field, the dimensions and conditions as shown on the
relevant portions of the “Base Building” plans, and Tenant and Tenant’s architect/space planner shall be solely responsible for the same, and Landlord shall have no responsibility in connection therewith. In addition, at
Landlord’s option, Landlord may submit Tenant’s plans, specifications and working drawings to a third-party architect and/or engineer, selected by Landlord, for their review, at Tenant’s sole cost and expense. Landlord’s 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-18-	 	[AMLGMN]

 
review of plans, specifications and working drawings as set forth in this Section 8.2, shall be for its sole purpose and shall not imply
Landlord’s review of the same, or obligate Landlord to review the same, for quality, design, compliance with applicable building codes or other like matters. Accordingly, notwithstanding that any plans, specifications or working drawings are
reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants,
Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any omissions or errors contained in the plans, specifications and working drawings for the Alterations, and Tenant’s waiver and indemnity set
forth in Section 10.1 of this Lease, below, shall specifically apply to the plans, specifications and working drawings for the Alterations. Following Landlord’s approval in its reasonable discretion of all plans, specifications and
working drawings for the Alterations, a contractor to construct the Alterations shall be selected by Tenant from the list of contractors provided by Landlord. Landlord shall provide to Tenant an itemized statement of costs, as set forth in the
proposed contract with such contractor (the “Alteration Contract”), which costs form a basis for the amount of the Alteration Contract (the “Alteration Contract Amount”). Tenant shall approve and deliver to Landlord
the itemized statement of costs provided to Tenant in accordance with this Section 8.2, and upon receipt of such approved itemized statement of costs by Landlord, Landlord shall be released by Tenant (i) to retain the contractor who
submitted such itemized statement of costs, and (ii) to purchase the items set forth in such itemized statement of costs and to commence the construction relating to such items. Landlord hereby assigns to Tenant all warranties and guaranties by
the contractor selected in accordance with this Section 8.2 to construct the Alterations, and Tenant hereby waives all claims against Landlord relating to, or arising out of the construction of, the Alterations. In the event Tenant
requests any Alterations in the Premises which require or give rise to governmentally required changes to the “Base Building,” as that term is defined below, then Landlord shall, at Tenant’s expense, make such changes to the Base
Building; provided that in the event that Tenant’s request for approval of any Alteration shall indicate Tenant’s desire for Landlord to notify Tenant of any such Base Building changes, Landlord shall notify Tenant (to the extent Landlord
is then aware of any such required changes), in its approval of such Alterations (if applicable), and Tenant shall be permitted, at its option, to promptly elect to not have the Alterations performed. As used in this Lease, the “Base
Building” shall include the structural portions of the Building, and the public restrooms, elevators, exit stairwells and the systems and equipment located in the internal core of the Building on the floor or floors on which the Premises
are located. The term “Base Building,” as used in this Lease, shall not be deemed to have the same meaning as the term “Base, Shell and Core,” as the same is defined in Section 1 of the Tenant Work Letter. In
performing the work of any Alterations for which Tenant is responsible, Tenant shall have the work performed in such manner so as not to obstruct access to the Project or any portion thereof, by any other tenant of the Project, and so as not to
obstruct the business of Landlord or other tenants in the Project. In addition, any Alteration that requires the use of Building risers, raceways, shafts and/or conduits, shall be subject to Landlord’s reasonable rules, regulations, and
restrictions, including the requirement that any cabling vender must be selected from a list provided by Landlord, and that the amount and location of any such cabling must be approved by Landlord. All subcontractors, laborers, materialmen, and
suppliers (“Tenant’s Agents”) used or selected by Tenant shall be from a list supplied by Landlord. Tenant shall not use (and upon notice from Landlord shall cease using) contractors, services, workmen, labor, materials or
equipment that, in Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor or services in or 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-19-	 	[AMLGMN]

 
about the Building or the Common Areas. In addition to Tenant’s obligations under Article 9 of this Lease, upon completion of any
Alterations, Tenant agrees to cause a Notice of Completion to be recorded in the office of the Recorder of the County in which the Project is located in accordance with Section 3093 of the Civil Code of the State of California or any successor
statute, and Tenant shall deliver to the Project construction manager (i) a reproducible copy of the “as built” drawings of the Alterations (provided that in the event that “as built” drawings are not reasonably available,
Tenant shall be permitted to provide a copy of the approved drawings for the Alterations, marked with field modifications), (ii) a computer disc containing the same (to the extent reasonably available), and (iii) all permits, approvals and
other documents issued by any governmental agency in connection with the Alterations. Notwithstanding anything set forth in this Article 8 to the contrary, construction of an Alteration shall not commence until (a) the Alteration
Contract has been fully executed and delivered to Landlord, (b) Tenant has procured, and delivered to Landlord a copy of, all applicable permits, and (c) Tenant has delivered to Landlord the “Alteration Amount,” as that term is
set forth in Section 8.3, below. In the event any portion of the Alteration Amount paid by Tenant is not fully utilized by Landlord following the completion of the Alteration, then any unused amounts shall be refunded to Tenant.

 8.3 Payment for Improvements. Prior to the commencement of construction of the Alterations, Tenant shall supply Landlord
with cash in an amount (the “Alteration Amount”) equal to sum of (1) the Alteration Contract Amount, and (2) all other costs related to the construction of the Alterations, including, without limitation, the following
items and costs: (i) all amounts actually paid by Landlord to any architect/space planner, engineer, consultant, contractor, subcontractor, mechanic, materialman or other person, whether retained by Landlord or Tenant, in connection with the
Alterations, and all fees incurred by, and the actual cost of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of all plans, specifications and working drawings for the
Alterations; (ii) all plan check, permit and license fees relating to construction of the Alterations paid by Landlord; (iii) the cost of any changes in the Base Building when such changes are required by any plans, specifications or
working drawings for the Alterations (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred by Landlord in
connection therewith; (iv) the cost of any changes to the plans, specifications and working drawings for the Alterations or to the Alterations themselves required by all applicable zoning and building codes and other laws and paid by Landlord;
(v) sales and use taxes and Title 24 fees imposed on, assessed against or paid by Landlord; (vi) Landlord’s standard supervision fee for its involvement with such Alterations, which supervision fee shall be equal to the sum of
(A) eight percent (8%) of the first $100,000.00 of the cost of each such Alteration, and (B) five percent (5%) of the costs of each such Alteration thereafter; and (vii) all other costs incurred by Landlord in connection
with the construction of the Alterations. Landlord, at its option, may render bills to Tenant in advance of, or during, construction of the Alterations so as to enable Landlord to pay all costs and expenses incurred by Landlord in connection with
the Alterations (including, without limitation, costs of the contractor retained to construct the Alterations) without advancing Landlord’s own funds. To the extent that Landlord renders a bill to Tenant pursuant to the immediately preceding
sentence, Landlord shall have no obligation to commence construction of the Alterations (or to resume construction of the Alterations, as the case may be), until such bill has been paid by Tenant. In the event that, after Tenant’s approval of a
cost proposal for the Alterations in accordance with Section 8.2, above, any revisions, changes or substitutions shall be made to the plans, specifications and working drawings or the Alterations, any additional costs which arise in

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-20-	 	[AMLGMN]

 
connection with such revisions, changes or substitutions or any other additional costs shall be paid by Tenant to Landlord promptly upon Landlord’s
request provided Landlord gives Tenant a reasonably detailed invoice of such additional costs along with Landlord’s request for payment. In the event Tenant fails to make a required payment to Landlord with respect to any Alterations, within
the applicable time periods set forth in this Section 8.3, Tenant shall be deemed in default of this Lease, and in addition to all of Landlord’s rights and remedies provided in this Lease, (aa) Landlord shall have the right to
immediately stop the construction of any such Alterations until such time as Tenant has paid to Landlord all amounts due and owing to Landlord hereunder, and (bb) any delays in the construction of the Alterations caused by such stoppage by Landlord
shall be deemed caused by Tenant. 
 8.4 Construction Insurance. In addition to the requirements of Article 10 of
this Lease, in the event that any Alterations are made pursuant to this Article 8, prior to the commencement of such Alterations, Tenant shall provide Landlord with evidence that Tenant or Tenant’s contractor carries
“Builder’s All Risk” insurance in an amount reasonably approved by Landlord covering the construction of such Alterations, and such other insurance as Landlord may require, it being understood and agreed that all of such Alterations
shall be insured by Tenant pursuant to Article 10 of this Lease immediately upon completion thereof. In addition, Landlord may, in its discretion, require Tenant to obtain a lien and completion bond or some alternate form of security
satisfactory to Landlord in an amount sufficient to ensure the lien-free completion of such Alterations and naming Landlord as a co-obligee. 
 8.5 Landlord’s Property. All Alterations, improvements, fixtures, equipment and/or appurtenances which may be installed or placed in or about the Premises, from time to time, shall be at the sole cost of Tenant and shall
be and become the property of Landlord; provided, however, Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given following any earlier termination of this Lease, require Tenant, at Tenant’s expense, to remove
any Alterations or improvements and to repair any damage to the Premises and Building caused by such removal and return the affected portion of the Premises to their condition existing prior to the installation of such Alterations or improvements;
provided; however, that notwithstanding the foregoing, upon request by Tenant at the time of Tenant’s request for Landlord’s consent to any Alteration or improvement, Landlord shall notify Tenant whether the applicable Alteration or
improvement will be required to be removed pursuant to the terms of this Section 8.5. If Tenant fails to complete such removal and/or to repair any damage caused by the removal of any Alterations or improvements in the Premises and
return the affected portion of the Premises to their condition existing prior to the installation of such Alterations or improvements prior to the expiration or earlier termination of this Lease, then Landlord shall have the right, but not the
obligation, to perform such work and to charge the actual and reasonable cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds Landlord harmless from any liability, cost, obligation, expense or claim of lien, including but
not limited to, court costs and reasonable attorneys’ fees, in any manner relating to the installation, placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which
obligations of Tenant shall survive the expiration or earlier termination of this Lease. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-21-	 	[AMLGMN]

 ARTICLE 9 
 COVENANT AGAINST LIENS 
 Tenant shall keep the Project and Premises free from any liens or
encumbrances arising out of the work performed, materials furnished or obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any claims, liabilities, judgments or costs
(including, without limitation, reasonable attorneys’ fees and costs) arising out of same or in connection therewith. Tenant shall give Landlord notice at least twenty (20) days prior to the commencement of any work on the Premises which
may give rise to a lien on the Premises, Building or Project (or such additional time as may be necessary under applicable laws) to afford Landlord the opportunity of posting and recording appropriate notices of non-responsibility. Tenant shall
remove any such lien or encumbrance by bond or otherwise within five (5) days after notice by Landlord, and if Tenant shall fail to do so, Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for
investigating the validity thereof. The amount so paid shall be deemed Additional Rent under this Lease payable upon demand, without limitation as to other remedies available to Landlord under this Lease. Nothing contained in this Lease shall
authorize Tenant to do any act which shall subject Landlord’s title to the Building or Premises to any liens or encumbrances whether claimed by operation of law or express or implied contract. Any claim to a lien or encumbrance upon the
Building or Premises arising in connection with any such work or respecting the Premises not performed by or at the request of Landlord shall be null and void, or at Landlord’s option shall attach only against Tenant’s interest in the
Premises and shall in all respects be subordinate to Landlord’s title to the Project, Building and Premises. 
 ARTICLE 10

 INSURANCE 
 10.1 Indemnification and Waiver. Tenant hereby assumes all risk of damage to property or injury to persons in, upon or about the Premises from any cause whatsoever (including, but not limited to, any personal injuries
resulting from a slip and fall in, upon or about the Premises) and agrees that Landlord, its partners, subpartners and their respective officers, agents, servants, employees, and independent contractors (collectively, “Landlord
Parties”) shall not be liable for, and are hereby released from any responsibility for, any damage either to person or property or resulting from the loss of use thereof, which damage is sustained by any person in, upon or about the
Premises or by Tenant or by other persons claiming through Tenant in, upon or about the Project, including, without limitation, the Project parking facility. Tenant promptly upon notice shall indemnify, defend, protect, and hold harmless the
Landlord Parties from any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable attorneys’ fees) incurred in connection with or arising from any cause in, on or about the Premises (including,
but not limited to, a slip and fall), any acts, omissions or negligence of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants, employees, invitees, guests or licensees of Tenant or any such person,
in, on or about the Project or any breach of the terms of this Lease, either during, or after (to the extent Tenant continues to occupy the Premises) the expiration of the Lease Term, provided that the terms of the foregoing indemnity shall not
apply to the gross negligence or willful misconduct of Landlord or Landlord Parties. Should Landlord be named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-22-	 	[AMLGMN]

 
occupancy of the Premises, Tenant shall pay to Landlord its reasonable costs and expenses incurred in such suit, including without limitation, its actual
professional fees such as reasonable appraisers’, accountants’ and attorneys’ fees. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect to any claims or
liability arising in connection with any event occurring prior to such expiration or termination. 
 10.2 Landlord’s Fire and
Casualty Insurance. Landlord shall insure the Building during the Lease Term against loss or damage due to fire and other casualties covered within the classification of fire and extended coverage, vandalism coverage and malicious mischief,
sprinkler leakage, water damage and special extended coverage. Such coverage shall be in such amounts, from such companies, and on such other terms and conditions, as Landlord may from time to time reasonably determine. Landlord shall also carry
rent continuation insurance. Additionally, at the option of Landlord, such insurance coverage may include the risks of earthquakes and/or flood damage and additional hazards, a rental loss endorsement and one or more loss payee endorsements in favor
of the holders of any mortgages or deeds of trust encumbering the interest of Landlord in the Building or the ground or underlying lessors of the Building, or any portion thereof. Notwithstanding the foregoing provisions of this
Section 10.2, the coverage and amounts of insurance carried by Landlord in connection with the Building shall, at a minimum, be comparable to the coverage and amounts of insurance which are carried by reasonably prudent landlords of
buildings comparable to and in the vicinity of the Building (provided that in no event shall Landlord be required to carry earthquake insurance). Tenant shall, at Tenant’s expense, comply with all insurance company requirements pertaining to
the use of the Premises. Tenant shall not cause or permit anything to be done in, upon or about the Premises which would in any way increase the premium for, cause the cancellation of or otherwise affect any insurance carried by Landlord in
connection with the Project or any part thereof, or cause a cancellation of any insurance policy covering the Building or any part thereof. Without limiting Landlord’s remedies for Tenant’s breach of the foregoing covenant, if
Tenant’s conduct or use of the Premises causes any increase in the premium for such insurance policies then Tenant shall reimburse Landlord for any such increase promptly upon being billed therefor. Tenant, at Tenant’s expense, shall
comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the National Board of Fire Underwriters) and any similar body. 
 10.3 Tenant’s Insurance. Tenant shall maintain the following coverages in the following amounts. 
 10.3.1 Commercial General Liability Insurance in the broadest form available covering the insured against claims of bodily injury, personal injury and property damage (including loss of use thereof) arising out of Tenant’s operations,
and including contractual liability coverage insuring the performance by Tenant of its obligations under this Lease including the indemnity agreements set forth in Section 10.1 of this Lease, for limits of liability not less than:

  

			
	Bodily Injury and	  	$5,000,000 each occurrence
	Property Damage Liability	  	$5,000,000 annual aggregate
		
	Personal Injury Liability	  	$5,000,000 each occurrence
		  	$5,000,000 annual aggregate
		  	0% Insured’s participation

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-23-	 	[AMLGMN]

 Notwithstanding the foregoing, the above limits may be satisfied by a general liability policy in the
amount of $2,000,000 each occurrence and $2,000,000 annual aggregate for each instance of bodily injury, property damage liability or personal injury liability, and an umbrella policy of not less than $3,000,000 each occurrence and $3,000,000 annual
aggregate for each instance of bodily injury, property damage liability or personal injury liability (i.e., providing total coverage of $5,000,000 each occurrence and $5,000,000 annual aggregate for each instance of bodily injury, property damage
liability or personal injury liability) so long as all other requirements under this Article 10 are met. 
 10.3.2 Physical Damage
Insurance covering (i) all office furniture, business and trade fixtures, office equipment, free-standing cabinet work, movable partitions, merchandise and all other items of Tenant’s property on the Premises installed by, for, or at the
expense of Tenant, (ii) the “Tenant Improvements,” as that term is defined in the Tenant Work Letter, and any other improvements which exist in the Premises as of the Lease Commencement Date (excluding the Base Building) (the
“Original Improvements”), and (iii) all other improvements, alterations and additions to the Premises. Such insurance shall be written on an “all risks” of physical loss or damage basis, for the full replacement cost
value (subject to reasonable deductible amounts) new without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies of insurance and shall include coverage for damage or other loss caused by
fire or other peril including, but not limited to, vandalism and malicious mischief, theft, water damage of any type, including sprinkler leakage, bursting or stoppage of pipes, and explosion, and providing business interruption coverage for a
period of one year. 
 10.3.3 Worker’s Compensation and Employer’s Liability or other similar insurance pursuant to all applicable
state and local statutes and regulations. 
 10.4 Form of Policies. The minimum limits of policies of insurance required of
Tenant under this Lease shall in no event limit the liability of Tenant under this Lease. Such insurance shall (i) name Landlord, and any other party the Landlord so specifies, as an additional insured, including Landlord’s managing agent,
if any; (ii) specifically cover the liability assumed by Tenant under this Lease, including, but not limited to, Tenant’s obligations under Section 10.1 of this Lease; (iii) be issued by an insurance company having a
rating of not less than A-VIII in Best’s Insurance Guide or which is otherwise acceptable to Landlord and licensed to do business in the State of California; (iv) be primary insurance as to all claims thereunder and provide that any
insurance carried by Landlord is excess and is non-contributing with any insurance requirement of Tenant; (v) be in form and content reasonably acceptable to Landlord; and (vi) provide that said insurance shall not be canceled or coverage
changed unless thirty (30) days’ prior written notice shall have been given to Landlord and any mortgagee of Landlord to the extent such names are furnished to Tenant. Tenant shall deliver said policy or policies or certificates thereof to
Landlord on or before the earlier to occur of (A) the Lease Commencement Date, and (B) the date upon which Tenant is first provided access to the Premises, and at least thirty (30) days before the expiration dates thereof. In the
event Tenant shall fail to procure such insurance, or to deliver such policies or certificates, Landlord may, at its option, on five (5) days notice to Tenant, procure such policies for the account of Tenant, and the cost thereof shall be paid
to Landlord within five (5) days after delivery to Tenant of bills therefor. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-24-	 	[AMLGMN]

 10.5 Subrogation. Landlord and Tenant intend that their respective property loss risks
shall be borne by reasonable insurance carriers to the extent above provided, and Landlord and Tenant hereby agree to look solely to, and seek recovery only from, their respective insurance carriers in the event of a property loss to the extent that
such coverage is agreed to be provided hereunder. The parties each hereby waive all rights and claims against each other for such losses, and waive all rights of subrogation of their respective insurers, provided such waiver of subrogation shall not
affect the right to the insured to recover thereunder. The parties agree that their respective insurance policies are now, or shall be, endorsed such that the waiver of subrogation shall not affect the right of the insured to recover thereunder, so
long as no material additional premium is charged therefor. 
 10.6 Additional Insurance Obligations. Tenant shall carry and
maintain during the entire Lease Term, at Tenant’s sole cost and expense, increased amounts of the insurance required to be carried by Tenant pursuant to this Article 10 and such other reasonable types of insurance coverage and in
such reasonable amounts covering the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord; provided, however, that in no event shall such new or increased amounts or types of insurance exceed that required of
comparable tenants by landlords of the Comparable Buildings. 
 ARTICLE 11 
 DAMAGE AND DESTRUCTION 
 11.1 Repair of Damage to Premises by
Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty. If the Premises or any Common Areas necessary to Tenant’s use of or access to the Premises shall be damaged by fire
or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the
Base Building and such Common Areas. Such restoration shall be to substantially the same condition of the Base Building and the Common Areas prior to the casualty, except for modifications required by zoning and building codes and other laws or by
the holder of a mortgage on the Building or Project or any other modifications to the Common Areas deemed desirable by Landlord, provided that access to the Premises and any common restrooms serving the Premises shall not be materially impaired.
Upon the occurrence of any damage to the Premises, upon notice (the “Landlord Repair Notice”) to Tenant from Landlord, Tenant shall assign to Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant
under Tenant’s insurance required under items (ii) and (iii) of Section 10.3.2 of this Lease, and Landlord shall repair any injury or damage to the Tenant Improvements and the Original Improvements installed in the
Premises and shall return such Tenant Improvements and Original Improvements to their original condition; provided that if the cost of such repair by Landlord exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance
carrier, as assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repair of the damage. In the event that Landlord does not deliver the Landlord Repair Notice within sixty
(60) days following the date the casualty becomes known to Landlord, Tenant shall, at its sole cost and expense, repair any injury or damage to the Tenant Improvements and the Original Improvements installed in the Premises and shall return
such Tenant Improvements and Original Improvements to their original condition. Whether or not Landlord delivers a Landlord Repair 

  

					
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Notice, prior to the commencement of construction, Tenant shall submit to Landlord, for Landlord’s review and approval, all plans, specifications and
working drawings relating thereto, and Landlord shall select the contractors to perform such improvement work. Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting
in any way from such damage or the repair thereof; provided, however, if such fire or other casualty shall have damaged the Premises or a portion thereof or Common Areas necessary to Tenant’s access to or occupancy of the Premises, then
Landlord shall allow Tenant a proportionate abatement of Rent during the time and to the extent and in the proportion that the Premises or such portion thereof are unfit for occupancy for the purposes permitted under this Lease, and are not occupied
by Tenant as a result thereof, provided that such abatement of Rent shall be allowed only to the extent Landlord is reimbursed from the proceeds of rental interruption insurance purchased by Landlord as part of Operating Expenses; provided further,
however, if the damage or destruction is due to the negligence or willful misconduct of Tenant or any of its agents, employees, contractors, invitees or guests, then Tenant shall be responsible for any reasonable, applicable insurance deductible
(which shall be payable to Landlord upon demand) and there shall be no rent abatement. In the event that Landlord shall not deliver the Landlord Repair Notice, Tenant’s right to rent abatement pursuant to the preceding sentence shall terminate
as of the date which is reasonably determined by Landlord to be the date Tenant should have completed repairs to the Premises assuming Tenant used reasonable due diligence in connection therewith. 
 11.2 Landlord’s Option to Repair. Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect not to
rebuild and/or restore the Premises, Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days after the date of discovery of the damage, such notice to include a
termination date giving Tenant sixty (60) days to vacate the Premises, but Landlord may so elect only if the Building or Project shall be damaged by fire or other casualty or cause, whether or not the Premises are affected; provided that
Landlord terminates the leases of all tenants of the Building whose premises are similarly damaged by the casualty (to the extent Landlord retains such right pursuant to the terms of the applicable tenants’ leases), and one or more of the
following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within two hundred seventy (270) days after the date of discovery of the damage (when such repairs are made without the
payment of overtime or other premiums); (ii) the holder of any mortgage on the Building or Project or ground lessor with respect to the Building or Project shall require that the insurance proceeds or any portion thereof be used to retire the
mortgage debt, or shall terminate the ground lease, as the case may be; (iii) the damage is not fully covered by Landlord’s insurance policies or that portion of the proceeds from Landlord’s insurance policies allocable to the
Building or the Project, as the case may be; or (iv) the damage occurs during the last twelve (12) months of the Lease Term; provided, however, that if such fire or other casualty shall have damaged the Premises or a portion thereof or
Common Areas necessary to Tenant’s occupancy and as a result of such damage the Premises are unfit for occupancy, and provided that Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right as provided above,
and either (a) the repairs cannot, in the reasonable opinion of Landlord’s contractor, be completed within two hundred seventy (270) days after being commenced, or (b) the damage occurs during the last twelve months of the Lease
Term and will reasonably require in excess of ninety (90) days to repair, Tenant may elect, no earlier than sixty (60) days after the date of the damage and not later than ninety (90) days after the date of such damage, to terminate
this Lease by written notice to Landlord effective as of the date specified in the notice, which date shall not be less than thirty (30) days nor more than sixty (60) days after the date such 

					
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	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
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notice is given by Tenant. In the event this Lease is terminated in accordance with the terms of this Section 11.2, Tenant shall assign to
Landlord (or to any party designated by Landlord) all insurance proceeds payable to Tenant under Tenant’s insurance required under items (ii) and (iii) of Section 10.3.2 of this Lease. 
 11.3 Waiver of Statutory Provisions. The provisions of this Lease, including this Article 11, constitute an express agreement
between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and any statute or regulation of the State of California, including, without limitation,
Sections 1932(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or
hereafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the Premises, the Building or the Project. 
 ARTICLE 12 
 NONWAIVER 
 No provision of this Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party
hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by
Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such
preceding breach at the time of acceptance of such Rent. No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord’s right to receive the full amount due, nor shall any endorsement or statement on any
check or payment or any letter accompanying such check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the full amount due. No receipt of monies by
Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall reinstate, continue or extend the Lease Term or
affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement of a suit, or after final judgment for possession of the Premises, Landlord may receive and collect any Rent
due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. No payment of Rent by Tenant after a breach by Landlord shall be deemed a waiver of any breach by Landlord. 
 ARTICLE 13 
 CONDEMNATION

 If the whole or any part of the Premises, Building or Project shall be taken by power of eminent domain or condemned by any
competent authority for any public or quasi-public use or purpose, or if any adjacent property or street shall be so taken or condemned, or reconfigured or vacated by such authority in such manner as to require the use, reconstruction or remodeling
of any part of the Premises, Building or Project, or if Landlord shall grant a deed or other instrument in lieu 

  

					
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of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease effective as of the date possession is required to
be surrendered to the authority; provided, however, that Landlord shall only have the right to terminate this Lease as provided above if Landlord terminates the leases of all other tenants in the Building similarly affected by the taking and
provided further that to the extent that the Premises are not adversely affected by such taking and Landlord continues to operate the Building as an office building, Landlord may not terminate this Lease. If more than twenty-five percent
(25%) of the rentable square feet of the Premises is taken, or if all reasonable access to the Premises is substantially impaired, in each case for a period in excess of one hundred eighty (180) days, Tenant shall have the option to
terminate this Lease effective as of the date possession is required to be surrendered to the authority. Tenant shall not because of such taking assert any claim against Landlord or the authority for any compensation because of such taking and
Landlord shall be entitled to the entire award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for any taking of Tenant’s personal property and fixtures belonging to
Tenant and removable by Tenant upon expiration of the Lease Term pursuant to the terms of this Lease, and for moving expenses, so long as such claims do not diminish the award available to Landlord, its ground lessor with respect to the Building or
Project or its mortgagee, and such claim is payable separately to Tenant. All Rent shall be apportioned as of the date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be
proportionately abated. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of the California Code of Civil Procedure. Notwithstanding anything to the contrary contained in this Article 13,
in the event of a temporary taking of all or any portion of the Premises for a period of one hundred eighty (180) days or less, then this Lease shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such
taking in proportion to the ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises. Landlord shall be entitled to receive the entire award made in connection with any such
temporary taking. 
 ARTICLE 14 
 ASSIGNMENT AND SUBLETTING 
 14.1 Transfers. Except as otherwise specifically expressly provided or
permitted in this Article 14, Tenant shall not, without the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or otherwise transfer, this Lease or any interest hereunder,
permit any assignment, or other transfer of this Lease or any interest hereunder by operation of law, sublet the Premises or any part thereof, or enter into any license or concession agreements or otherwise permit the occupancy or use of the
Premises or any part thereof by any persons other than Tenant and its employees and contractors (all of the foregoing are hereinafter sometimes referred to individually as a “Transfer,” and, collectively, as
“Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If Tenant desires Landlord’s consent to any Transfer, Tenant shall notify
Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor more than one hundred eighty (180) days after
the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor,
including calculation of the “Transfer Premium”, as that term is defined in 

  

					
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Section 14.3 below, in connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing executed and/or
proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, (iv) current financial statements of the
proposed Transferee certified by an officer, partner or owner thereof, business credit and personal references and history of the proposed Transferee and any other information required by Landlord which will enable Landlord to determine the
financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space, and (v) upon Landlord’s request, an executed estoppel certificate from
Tenant in the form attached hereto as Exhibit E. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a
default by Tenant under this Lease. Whether or not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s review and processing fees, as well as any reasonable professional fees (including, without limitation, attorneys’,
accountants’, architects’, engineers’ and consultants’ fees) incurred by Landlord, not to exceed Three Thousand and No/100 Dollars ($3,000.00) for a Transfer in the ordinary course of business, within thirty (30) days after
written request by Landlord. 
 14.2 Landlord’s Consent. Landlord shall not unreasonably withhold its consent to any
proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice, which consent shall be granted or withheld within twenty (20) days of Landlord’s receipt of a complete Transfer Notice. Without
limitation as to other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the
following apply: 
 14.2.1 The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of
the Building or the Project; 
 14.2.2 The Transferee intends to use the Subject Space for purposes which are not permitted under this Lease;

 14.2.3 The Transferee is either a governmental agency or instrumentality thereof; 
 14.2.4 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the responsibilities to be undertaken in
connection with the Transfer on the date consent is requested; 
 14.2.5 The proposed Transfer would cause a violation of another lease for
space in the Project, or would give an occupant of the Project a right to cancel its lease; 
 14.2.6 Either the proposed Transferee, or any
person or entity which directly or indirectly, controls, is controlled by, or is under common control with, the proposed Transferee, (i) occupies space in the Project at the time of the request for consent (provided, however, that Tenant may
assign or sublease space to an occupant of the Building to the extent Landlord cannot meet such occupant’s space needs), or (ii) is negotiating or has, during the six (6) month period immediately preceding the date of Landlord’s
receipt of the Transfer Notice, negotiated with Landlord to lease space in the Project, or (iii) Landlord is currently meeting with (or has, during the six (6) month period immediately preceding the date of Landlord’s receipt of the
Transfer Notice, previously met with) the proposed Transferee to tour space in the Project; 
  

					
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 14.2.7 In Landlord’s reasonable judgment, the use of the Premises by the proposed Transferee would
not be comparable to the types of office use by other tenants in the Project, would entail any alterations which would lessen the value of the tenant improvements in the Premises, would result in more than a reasonable density of occupants per
square foot of the Premises, would increase the burden on elevators or other Building systems or equipment over the burden thereon prior to the proposed Transfer, or would require increased services by Landlord; or 
 14.2.8 The proposed Transfer would result in the existence of, in the aggregate, more than two (2) subtenants occupying the Premises at any given
time during the Lease Term. 
 If Landlord consents to any Transfer pursuant to the terms of this Section 14.2 (and does not
exercise any recapture rights Landlord may have under Section 14.4 of this Lease), Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of said six-month period, enter into such Transfer
of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes
in the terms and conditions from those specified in the Transfer Notice (i) such that Landlord would initially have been entitled to refuse its consent to such Transfer under this Section 14.2, or (ii) which would cause the
proposed Transfer to be more favorable to the Transferee than the terms set forth in Tenant’s original Transfer Notice, Tenant shall again submit the Transfer to Landlord for its approval and other action under this Article 14
(including Landlord’s right of recapture, if any, under Section 14.4 of this Lease). Notwithstanding anything to the contrary in this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or
delayed its consent under Section 14.2 or otherwise has breached or acted unreasonably under this Article 14, their sole remedies shall be a suit for contract damages (other than damages for injury to, or interference with,
Tenant’s business including, without limitation, loss of profits, however occurring) or a declaratory judgment and an injunction for the relief sought, and Tenant hereby waives the provisions of Section 1995.310 of the California Civil
Code, or any successor statute, and all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under all applicable laws, on behalf of the proposed
Transferee. Tenant shall indemnify, defend and hold harmless Landlord from any and all liability, losses, claims, damages, costs, expenses, causes of action and proceedings involving any third party or parties (including without limitation
Tenant’s proposed subtenant or assignee) who claim they were damaged by Landlord’s wrongful withholding or conditioning of Landlord’s consent. 
 14.3 Transfer Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord one hundred percent (100%) of any
“Transfer Premium,” as that term is defined in this Section 14.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such
Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant under this Lease during the term of the Transfer on a per rentable square foot basis if less than all of the Premises is transferred, after
deducting the reasonable expenses incurred by Tenant for (i) any changes, alterations and improvements to the Premises in connection with the Transfer, (ii) any free base rent reasonably provided to the Transferee in connection with the

  

					
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	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-30-	 	[AMLGMN]

 
Transfer (provided that such free rent shall be deducted only to the extent the same is included in the calculation of total consideration payable by such
Transferee), and (iii) any brokerage commissions in connection with the Transfer and (iv) legal fees reasonably incurred in connection with the Transfer (collectively, “Tenant’s Subleasing Costs”). “Transfer
Premium” shall also include, but not be limited to, key money, bonus money or other cash consideration paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant
to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. Landlord shall make a determination of the amount of Landlord’s applicable share of the Transfer
Premium on a monthly basis as rent or other consideration is paid by Transferee to Tenant under the Transfer. For purposes of calculating the Transfer Premium on a monthly basis, Tenant’s Subleasing Costs shall be deemed to be expended by
Tenant in equal monthly amounts over the entire term of the Transfer. 
 14.4 Landlord’s Option as to Subject Space.
Notwithstanding anything to the contrary contained in this Article 14, Landlord shall have the option, by giving written notice to Tenant within twenty (20) days after receipt of any Transfer Notice, to (i) recapture the
Subject Space, or (ii) take an assignment or sublease of the Subject Space from Tenant. Such recapture or sublease or assignment notice, shall cancel and terminate this Lease, or create a sublease or assignment, as the case may be, with respect
to the Subject Space as of the date stated in the Transfer Notice as the effective date of the proposed Transfer. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, then
(i) the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises; (ii) this Lease as so amended shall
continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation of the same; and (iii) Landlord shall construct or cause to be constructed a demising wall separating that portion of
the Premises recaptured by Landlord from that portion of the Premises retained by Tenant; provided that, Tenant hereby agrees that, notwithstanding Tenant’s occupancy of its retained portion of the Premises during the construction of such
demising wall by Landlord, Landlord shall be permitted to construct such demising wall during normal business hours, without any obligation to pay overtime or other premiums, and the construction of such demising wall by Landlord shall in no way
constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent, and Landlord shall have no responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant’s
business arising from the construction of such demising wall, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole or any part of its retained portion of the Premises or of Tenant’s personal
property or improvements resulting from the construction of such demising wall, or for any inconvenience or annoyance occasioned by the construction of such demising wall; and provided further that, Tenant shall be responsible for, and shall pay to
Landlord promptly upon being billed therefor, fifty percent (50%) of all actual, reasonable costs related to the construction of such demising wall, including Landlord’s standard fee for its involvement with such demising wall. If Landlord
declines, or fails to elect in a timely manner, to recapture, sublease or take an assignment of the Subject Space under this Section 14.4, then, provided Landlord has consented to the proposed Transfer, Tenant shall be entitled to
proceed to transfer the Subject Space to the proposed Transferee, subject to provisions of this Article 14. 
 14.5 Effect
of Transfer. If Landlord consents to a Transfer, then (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified; (ii) such 

  

					
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consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee; (iii) Tenant shall deliver to Landlord, promptly after
execution, an original executed copy of all documentation pertaining to the Transfer in form and content reasonably acceptable to Landlord, including, without limitation, at Landlord’s option, a “Transfer Agreement,” as that term is
defined in this Section 14.5, below; (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in
detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer; and (v) no Transfer relating to this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent,
shall relieve Tenant or any guarantor of the Lease from any liability under this Lease, including, without limitation, in connection with the Subject Space, and, in the event of a Transfer of Tenant’s entire interest in this Lease, the
liability of Tenant and such Transferee shall be joint and several. Landlord or its authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the
right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay
Landlord’s costs of such audit. Notwithstanding anything to the contrary contained in this Article 14, Landlord, at its option in its sole and absolute discretion, may require, as a condition to the validity of any Transfer, that
both Tenant and such Transferee enter into a separate written agreement directly with Landlord (a “Transfer Agreement”), which Transfer Agreement, among other things, shall create privity of contract between Landlord and such
Transferee with respect to the provisions of this Article 14, and shall contain such terms and provisions as Landlord may reasonably require, including, without limitation, the following: (A) such Transferee’s agreement to be
bound by all the obligations of Tenant under this Lease (which, in the event of an assignment of this Lease, shall include, but shall not be limited to, Tenant’s obligation to pay Rent), provided that, in the event of a Transfer of less than
the entire Premises, the obligations to which such Transferee shall agree to be so bound shall be prorated on a basis of the number of rentable square feet of the Subject Space in proportion to the number of square feet in the Premises;
(B) such Transferee’s acknowledgment of, and agreement that such Transfer shall be subordinate and subject to, Landlord’s rights under Section 19.3 of this Lease; and (C) Tenant’s and such Transferee’s
recognition of and agreement to be bound by all the terms and provisions of this Article 14, including, but not limited to, any such terms and provisions which Landlord, at its option, requires to be expressly set forth in such Transfer
Agreement. 
 14.6 Occurrence of Default. Any Transfer hereunder, whether or not such Transferee shall have executed a Transfer
Agreement, shall be subordinate and subject to the provisions of this Lease, and if this Lease shall be terminated during the term of any Transfer, then Landlord shall have all of the rights set forth in Section 19.3 of this Lease with
respect to such Transfer. In addition, if Tenant shall be in default under this Lease, then Landlord is hereby irrevocably authorized to direct any Transferee to make all payments under or in connection with a Transfer directly to Landlord (which
payments Landlord shall apply towards Tenant’s obligations under this Lease) until such default is cured. Such Transferee shall rely on any representation by Landlord that Tenant is in default hereunder, without any need for confirmation
thereof by Tenant. Upon any assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed under this Lease. No collection or acceptance of rent by Landlord from any Transferee shall
be deemed a waiver of any provision of this Article 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether theretofore or thereafter accruing. In no event shall Landlord’s
enforcement of any provision of this Lease against any Transferee be 

  

					
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deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. If Tenant’s obligations hereunder have
been guaranteed, Landlord’s consent to any Transfer shall not be effective unless the guarantor also consents to such Transfer. 
 14.7
Additional Transfers. For purposes of this Lease, the term “Transfer” shall also include (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent
(50%) or more of the partners, or transfer of fifty percent (50%) or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof, and (ii) if Tenant
is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant or (B) the sale or other
transfer of an aggregate of fifty percent (50%) or more of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or
pledge of an aggregate of fifty percent (50%) or more of the value of the unencumbered assets of Tenant within a twelve (12)-month period. 
 14.8 Non-Transfers. Notwithstanding anything to the contrary contained in this Lease, (A) an assignment or subletting of all or a portion of the Premises to an entity which is controlled by, controls, or is under common
control with, Tenant as of the date of this Lease (an “Affiliate”), (B) an assignment of the Premises to an entity which acquires all or substantially all of the assets of Tenant, or (C) an assignment of the Premises to an
entity which is the resulting entity of a merger or consolidation of Tenant during the Lease Term (any such assignee or sublessee described in items (A) through (C) of this Section 14.8 hereinafter referred to as a
“Permitted Non-Transferee”), shall not be deemed a Transfer under Article 14 of this Lease, provided that (i) Tenant notifies Landlord of any such assignment or sublease and promptly supplies Landlord with any
documents or information reasonably requested by Landlord regarding such transfer or transferee as set forth above, (ii) such assignment or sublease is not a subterfuge by Tenant to avoid its obligations under this Lease, and (iii) any
transferee under this Section 14.8 shall be of a character and reputation consistent with the quality of the Building. “Control,” as used in this Section 14.8, shall mean the ownership, directly or indirectly, of at
least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at least fifty-one percent (51%) of the voting interest in, any person or entity. 
 ARTICLE 15 
 SURRENDER OF
PREMISES; OWNERSHIP AND 
 REMOVAL OF TRADE FIXTURES 
 15.1 Surrender of Premises. No act or thing done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to
constitute an acceptance by Landlord of a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises to Landlord or any agent or employee of Landlord shall not constitute a
surrender of the Premises or effect a termination of this Lease, whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return of such keys at any reasonable time upon request
until this Lease shall have been properly terminated. The voluntary or other surrender of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option of Landlord shall operate
as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all such sublessees or subtenancies. 
  

					
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	E2621-081/1-8-07/kt/kt	 	-33-	 	[AMLGMN]

 15.2 Removal of Tenant Property by Tenant. Upon the expiration of the Lease Term, or upon
any earlier termination of this Lease, Tenant shall, subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and condition as when Tenant took possession and as thereafter
improved by Landlord and/or Tenant, reasonable wear and tear and repairs which are specifically made the responsibility of Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause
to be removed from the Premises all debris and rubbish, such items of furniture, equipment, business and trade fixtures, free-standing cabinet work, movable partitions and other articles of personal property owned by Tenant or installed or placed by
Tenant at its expense in the Premises, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and
Building resulting from such removal. Notwithstanding anything to the contrary contained in this Lease, Landlord hereby acknowledges that Tenant shall have the right to remove or caused to be removed from the Premises any articles of personal
property owned by Tenant, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from such removal. 
 ARTICLE 16 
 HOLDING OVER 
 If Tenant holds over after the expiration of the Lease Term or earlier termination thereof, with the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a
renewal hereof or an extension for any further term, and in such case Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Rent applicable during the last rental period of the Lease Term under this Lease for
the first (1st) month of such holdover, and (ii) two hundred percent (200%) thereafter. Such
month-to-month tenancy shall be subject to every other applicable term, covenant and agreement contained herein. Nothing contained in this Article 16 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord
expressly reserves the right to require Tenant to surrender possession of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article 16 shall not be deemed to
limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing
therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability resulting from such failure, including, without limiting the generality of the foregoing,
any claims made by any succeeding tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom. 
 ARTICLE 17 
 ESTOPPEL CERTIFICATES 
 Within ten (10) business days following a request in writing by Landlord, Tenant shall execute, acknowledge and deliver to Landlord an estoppel
certificate, which, as submitted by 

  

					
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Landlord, shall be substantially in the form of Exhibit E, attached hereto (or such other commercially reasonable form as may be required
by any prospective mortgagee or purchaser of the Project, or any portion thereof), indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested by Landlord or
Landlord’s mortgagee or prospective mortgagee. Any such certificate may be relied upon by any prospective mortgagee or purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably
required for such purposes. At any time during the Lease Term, Landlord may require Tenant to provide Landlord with a current financial statement and financial statements of the two (2) years prior to the current financial statement year. Such
statements shall be prepared in accordance with generally accepted accounting principles and, if such is the normal practice of Tenant, shall be audited by an independent certified public accountant. Failure of Tenant to timely execute, acknowledge
and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant that statements included in the estoppel certificate are true and correct, without exception. 
 ARTICLE 18 
 MORTGAGE OR GROUND
LEASE 
 18.1 Subordination. This Lease shall be subject and subordinate to all present and future ground or underlying
leases of the Building or Project and to the lien of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or any part thereof, if any, and to all renewals, extensions, modifications, consolidations
and replacements thereof, and to all advances made or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or other encumbrances, or the lessors under such ground lease or
underlying leases, require in writing that this Lease be superior thereto. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated),
to attorn, without any deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such purchaser or
lienholder or ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb Tenant’s
occupancy, so long as Tenant timely pays the rent and observes and performs the terms, covenants and conditions of this Lease to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at any time to any
lienholder. Tenant shall, within ten (10) business days of request by Landlord, execute such further commercially reasonable instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the subordination or
superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant waives the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate
or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding or sale. 
 18.2 Notice to Lienholder or Ground Lessor. Notwithstanding anything to the contrary contained in Article 28, below, or elsewhere in this Lease, upon receipt by Tenant of notice from any holder of a mortgage, trust
deed or other encumbrance in force against the Building or the Project or any part thereof which includes the Premises or any lessor under a ground lease or underlying lease 

  

					
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of the Building or the Project, or from Landlord, which notice sets forth the address of such lienholder or ground lessor, no notice from Tenant to Landlord
shall be effective unless and until a copy of the same is given to such lienholder or ground lessor at the appropriate address therefor (as specified in the above-described notice or at such other places as may be designated from time to time in a
notice to Tenant in accordance with Article 28, below), and the curing of any of Landlord’s defaults by such lienholder or ground lessor within a reasonable period of time after such notice from Tenant (including a reasonable period
of time to obtain possession of the Building or the Project, as the case may be, if such lienholder or ground lessor elects to do so) shall be treated as performance by Landlord. For the purposes of this Article 18, the term
“mortgage” shall include a mortgage on a leasehold interest of Landlord (but not a mortgage on Tenant’s leasehold interest hereunder). 
 18.3 Assignment of Rents. With reference to any assignment for security purposes by Landlord of Landlord’s interest in this Lease, or the Rent payable to Landlord hereunder, conditional in nature or
otherwise, which assignment is made to any holder of a mortgage, trust deed or other encumbrance in force against the Building or the Project or any part thereof which includes the Premises or to any lessor under a ground lease or underlying lease
of the Building or the Project, Tenant agrees as follows: 
 18.3.1 The execution of any such assignment by Landlord, and the acceptance
thereof by such lienholder or ground lessor, shall never be treated as an assumption by such lienholder or ground lessor of any of the obligations of Landlord under this Lease, unless such lienholder or ground lessor shall, by notice to Tenant,
specifically otherwise elect. 
 18.3.2 Notwithstanding delivery to Tenant of the notice required by Section 18.3.1, above, such
lienholder or ground lessor, respectively, shall be treated as having assumed Landlord’s obligations under this Lease only upon such lienholder’s foreclosure of any such mortgage, trust deed or other encumbrance, or acceptance of a deed in
lieu thereof, and taking of possession of the Building or the Project or applicable portion thereof, or such ground lessor’s termination of any such ground lease or underlying leases and assumption of Landlord’s position hereunder, as the
case may be. In no event shall such lienholder, ground lessor or any other successor to Landlord’s interest in this Lease, as the case may be, be liable for any security deposit paid by Tenant to Landlord, unless and until such lienholder,
ground lessor or other such successor, respectively, actually has been credited with or has received for its own account as landlord the amount of such security deposit or any portion thereof (in which event the liability of such lienholder, ground
lessor or other such successor, as the case may be, shall be limited to the amount actually credited or received). 
 ARTICLE 19

 DEFAULTS; REMEDIES 
 19.1 Events of Default. The occurrence of any of the following shall constitute a default of this Lease by Tenant: 
 19.1.1 Any failure by Tenant to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due; or 
  

					
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	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
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 19.1.2 Except as otherwise specifically set forth in this Section 19.1, any failure by Tenant
to observe or perform any other provision, covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant; provided that if the
nature of such default is such that the same cannot reasonably be cured within a thirty (30) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter diligently proceeds to
rectify and cure such default; or 
 19.1.3 Abandonment of the Premises by Tenant; or 
 19.1.4 The failure by Tenant to observe or perform according to the provisions of Articles 5, 10, 14, 17 or 18 of this Lease, or any breach
by Tenant of the representations and warranties set forth in Section 29.34 of this Lease, or the failure by Tenant to observe or perform any other provision, covenant or condition of this Lease which failure, because of the character of
such provision, covenant or condition, would immediately jeopardize Landlord’s interest, where such failure continues for more than three (3) business days after notice from Landlord. 
 The notice periods provided in this Section 19.1 are in lieu of, and not in addition to, any notice periods provided by law. 
 19.2 Remedies Upon Default. Upon the occurrence of any event of default by Tenant, Landlord shall have, in addition to any other remedies
available to Landlord at law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the following remedies, each and all of which shall be cumulative and nonexclusive, without any
notice or demand whatsoever. 
 19.2.1 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and
if Tenant fails to do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying
the Premises or any part thereof, without being liable for prosecution or any claim or damages therefor; and Landlord may recover from Tenant the following: 
 (i) The worth at the time of award of any unpaid rent which has been earned at the time of such termination; plus 
 (ii) The worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided;
plus 
 (iii) The worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of
award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus 
 (iv) Any other amount necessary
to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, specifically including but not
limited to, brokerage commissions and advertising expenses incurred, expenses of remodeling the Premises or any portion thereof for a new tenant, whether for the same or a different use, and any special concessions made to obtain a new tenant; and

  

					
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	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
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 (v) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be
permitted from time to time by applicable law. 
 The term “rent” as used in this Section 19.2 shall be deemed to be
and to mean all sums of every nature required to be paid by Tenant pursuant to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and 19.2.1(ii), above, the “worth at the time of award”
shall be computed by allowing interest at the rate set forth in Article 25 of this Lease, but in no case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1(iii) above, the “worth
at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent (1%). 
 19.2.2 Landlord shall have the remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s
breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if Landlord does not elect to terminate this Lease on account of any default by Tenant,
Landlord may, from time to time, without terminating this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due. 
 19.2.3 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to those rights
and remedies available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or notice except as required by applicable law, to seek any declaratory, injunctive or other equitable
relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 
 19.3 Subleases of
Tenant. If Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this Article 19, then Landlord shall have the right, at Landlord’s option in its sole discretion, (i) to terminate
any and all assignments, subleases, licenses, concessions or other consensual arrangements for possession entered into by Tenant and affecting the Premises, in which event Landlord shall have the right to repossess such affected portions of the
Premises by any lawful means, or (ii) to succeed to Tenant’s interest in any or all such assignments, subleases, licenses, concessions or arrangements, in which event Landlord may require any assignees, sublessees, licensees or other
parties thereunder to attorn to and recognize Landlord as its assignor, sublessor, licensor, concessionaire or transferor thereunder. In the event of Landlord’s election to succeed to Tenant’s interest in any such assignments, subleases,
licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to or interest in the rent or other consideration receivable thereunder. 
 19.4 Efforts to Relet. No re-entry or repossession, repairs, maintenance, changes, alterations and additions, reletting, appointment of a
receiver to protect Landlord’s interests hereunder, or any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, or to accept a surrender of the
Premises, nor shall same operate to release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant. Tenant hereby irrevocably waives any right
otherwise available under any law to redeem or reinstate this Lease. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-38-	 	[AMLGMN]

 ARTICLE 20 
 COVENANT OF QUIET ENJOYMENT 
 Landlord covenants that Tenant, on paying the Rent, charges for
services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the
Lease Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof without interference by any persons lawfully claiming by or through Landlord. The foregoing covenant is
in lieu of any other covenant express or implied. 
 ARTICLE 21 
 LETTER OF CREDIT 
 21.1 Delivery of Letter of Credit. Not
later than five (5) business days following Tenant’s execution of this Lease (the “L-C Delivery Date”), Tenant shall deliver to Landlord, as protection for the full and faithful performance by Tenant of all of its
obligations under this Lease and for all losses and damages Landlord may suffer (or which Landlord reasonably estimates that it may suffer) as a result of any breach or default by Tenant under this Lease, an irrevocable and unconditional negotiable
standby letter of credit (the “Letter of Credit”), in the form attached hereto as Exhibit G and containing the terms required herein, payable in the City of San Francisco, California, running in favor of Landlord and
issued by a solvent, nationally recognized money-center bank (a bank which accepts deposits, maintains accounts, and whose deposits are insured by the FDIC) which is acceptable to Landlord, under the supervision of the Superintendent of Banks of the
State of California, or a national banking association, in the amount set forth in Section 8 of the Summary (the “Letter of Credit Amount”). Landlord hereby approves Comerica Bank as the bank (the
“Bank”) issuing the Letter of Credit. The Letter of Credit shall (i) be “callable” at sight, irrevocable and unconditional, (ii) be maintained in effect, whether through renewal or extension, for the period from
the Lease Commencement Date and continuing until the date (the “LC Expiration Date”) that is one hundred twenty (120) days after the expiration of the Lease Term, and Tenant shall deliver a new Letter of Credit or
certificate of renewal or extension to Landlord at least sixty (60) days prior to the expiration of the Letter of Credit then held by Landlord, without any action whatsoever on the part of Landlord, (iii) be fully assignable by Landlord,
its successors and assigns, (iv) permit partial draws and multiple presentations and drawings, and (v) be otherwise subject to the Uniform Customs and Practices for Documentary Credits (1993-Rev), International Chamber of Commerce
Publication #500, or the International Standby Practices-ISP 98, International Chamber of Commerce Publication #590. In addition to the foregoing, the form and terms of the Letter of Credit shall be acceptable to Landlord, in Landlord’s sole
discretion. Landlord, or its then managing agent, shall have the right to draw down an amount up to the face amount of the Letter of Credit if any of the following shall have occurred or be applicable: (A) such amount is due to Landlord under
the terms and conditions of this Lease, or (B) Tenant has filed a voluntary petition under the U. S. Bankruptcy Code or any state bankruptcy code (collectively, “Bankruptcy Code”), or (C) an 

  

					
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	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
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involuntary petition has been filed against Tenant under the Bankruptcy Code, or (D) the Bank has notified Landlord that the Letter of Credit will not
be renewed or extended through the LC Expiration Date. The Letter of Credit will be honored by the Bank regardless of whether Tenant disputes Landlord’s right to draw upon the Letter of Credit. 
 21.2 Transfer of Letter of Credit. The Letter of Credit shall also provide that Landlord, its successors and assigns, may, at any time and
without notice to Tenant and without first obtaining Tenant’s consent thereto, transfer (one or more times) all or any portion of its interest in and to the Letter of Credit to another party, person or entity, regardless of whether or not such
transfer is separate from or as a part of the assignment by Landlord of its rights and interests in and to this Lease. In the event of a transfer of Landlord’s interest in the Building, Landlord shall transfer the Letter of Credit, in whole or
in part, to the transferee and thereupon Landlord shall, without any further agreement between the parties, be released by Tenant from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer or assignment of
the whole or any portion of said Letter of Credit to a new landlord. In connection with any such transfer of the Letter of Credit by Landlord, Tenant shall, at Tenant’s sole cost and expense, execute and submit to the Bank such applications,
documents and instruments as may be necessary to effectuate such transfer, and Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith. 
 21.3 In General. If, as a result of any drawing by Landlord on the Letter of Credit, the amount of the Letter of Credit shall be less than
the Letter of Credit Amount, Tenant shall, within five (5) days thereafter, provide Landlord with additional letter(s) of credit in an amount equal to the deficiency, and any such additional letter(s) of credit shall comply with all of the
provisions of this Article 21, and if Tenant fails to comply with the foregoing, notwithstanding anything to the contrary contained in Section 19.1 above, the same shall constitute an incurable default by Tenant under this
Lease (without the need for any additional notice and/or cure period). Tenant further covenants and warrants that it will neither assign nor encumber the Letter of Credit or any part thereof and that neither Landlord nor its successors or assigns
will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. Without limiting the generality of the foregoing, if the Letter of Credit expires earlier than the LC Expiration Date, Landlord will accept a renewal
thereof (such renewal letter of credit to be in effect and delivered to Landlord, as applicable, not later than sixty (60) days prior to the expiration of the Letter of Credit), which shall be irrevocable and automatically renewable as above
provided through the LC Expiration Date upon the same terms as the expiring Letter of Credit or such other terms as may be acceptable to Landlord in its sole discretion. However, if the Letter of Credit is not timely renewed, or if Tenant fails to
maintain the Letter of Credit in the amount and in accordance with the terms set forth in this Article 21, Landlord shall have the right to present the Letter of Credit to the Bank in accordance with the terms of this
Article 21, and the proceeds of the Letter of Credit may be applied by Landlord against any Rent payable by Tenant under this Lease that is not paid when due and/or to pay for all losses and damages that Landlord has suffered or that
Landlord reasonably estimates that it will suffer as a result of any breach or default by Tenant under this Lease. Any unused proceeds shall constitute the property of Landlord and need not be segregated from Landlord’s other assets. Landlord
agrees to pay to Tenant within thirty (30) days after the LC Expiration Date the amount of any proceeds of the Letter of Credit received by Landlord and not applied against any Rent payable by Tenant under this Lease that was not paid when due
or used to pay for any losses and/or damages suffered by Landlord (or reasonably estimated by Landlord that it will suffer) as a result of any breach or default by 

  

					
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Tenant under this Lease; provided, however, that if prior to the LC Expiration Date a voluntary petition is filed by Tenant, or an involuntary petition is
filed against Tenant by any of Tenant’s creditors, under the Bankruptcy Code, then Landlord shall not be obligated to make such payment in the amount of the unused Letter of Credit proceeds until either all preference issues relating to
payments under this Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy or reorganization case has been dismissed. 
 21.4 Application of Letter of Credit. Tenant hereby acknowledges and agrees that Landlord is entering into this Lease in material reliance upon the ability of Landlord to draw upon the Letter of Credit
upon the occurrence of any breach or default on the part of Tenant under this Lease. If Tenant shall breach any provision of this Lease or otherwise be in default hereunder, Landlord may, but without obligation to do so, and without notice to
Tenant, draw upon the Letter of Credit, in part or in whole, to cure any breach or default of Tenant and/or to compensate Landlord for any and all damages of any kind or nature sustained or which Landlord reasonably estimates that it will sustain
resulting from Tenant’s breach or default. The use, application or retention of the Letter of Credit, or any portion thereof, by Landlord shall not prevent Landlord from exercising any other right or remedy provided by this Lease or by any
applicable law, it being intended that Landlord shall not first be required to proceed against the Letter of Credit, and shall not operate as a limitation on any recovery to which Landlord may otherwise be entitled. Tenant agrees not to interfere in
any way with payment to Landlord of the proceeds of the Letter of Credit, either prior to or following a “draw” by Landlord of any portion of the Letter of Credit, regardless of whether any dispute exists between Tenant and Landlord as to
Landlord’s right to draw upon the Letter of Credit. No condition or term of this Lease shall be deemed to render the Letter of Credit conditional to justify the issuer of the Letter of Credit in failing to honor a drawing upon such Letter of
Credit in a timely manner. Tenant agrees and acknowledges that (i) the Letter of Credit constitutes a separate and independent contract between Landlord and the Bank, (ii) Tenant is not a third party beneficiary of such contract,
(iii) Tenant has no property interest whatsoever in the Letter of Credit or the proceeds thereof, and (iv) in the event Tenant becomes a debtor under any chapter of the Bankruptcy Code, neither Tenant, any trustee, nor Tenant’s
bankruptcy estate shall have any right to restrict or limit Landlord’s claim and/or rights to the Letter of Credit and/or the proceeds thereof by application of Section 502(b)(6) of the U. S. Bankruptcy Code or otherwise.

 21.5 Letter of Credit not a Security Deposit. Landlord and Tenant acknowledge and agree that in no event or circumstance
shall the Letter of Credit or any renewal thereof or any proceeds thereof be (i) deemed to be or treated as a “security deposit” within the meaning of California Civil Code Section 1950.7, (ii) subject to the terms of such
Section 1950.7, or (iii) intended to serve as a “security deposit” within the meaning of such Section 1950.7. The parties hereto (A) recite that the Letter of Credit is not intended to serve as a security deposit and
such Section 1950.7 and any and all other laws, rules and regulations applicable to security deposits in the commercial context (“Security Deposit Laws”) shall have no applicability or relevancy thereto and (B) waive any
and all rights, duties and obligations either party may now or, in the future, will have relating to or arising from the Security Deposit Laws. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-41-	 	[AMLGMN]

 ARTICLE 22 
 SUBSTITUTION OF OTHER PREMISES 
 Landlord shall have the right, but not more than once during
the Lease Term, to relocate Tenant to other space (the “Relocation Space”) in the Project comparable to the Premises (e.g. comparable views, comparable finishes, comparable number of offices and conference rooms, comparable ceiling
treatment, doors and hardware), located on a floor served by the high rise elevator bank of either the Building or One Embarcadero Center, and tenant improvements of equal or greater quality than those then-existing in the Premises, and all terms
hereof shall apply to the Relocation Space with equal force and effect, except as otherwise provided in this Article 22. To the extent Tenant request any upgrades in the improvements located in such Relocation Space vis-à-vis the
improvements then existing in the Premises (e.g., specialty finishes such as glass, ceiling treatments, specialty lighting, built-in or custom cabinetry), Tenant shall pay to Landlord, promptly upon billing therefor, all costs and expenses incurred
by Landlord in connection with such upgraded improvements. In such event, Landlord shall give Tenant not less than sixty (60) days prior notice of Landlord’s election to so relocate Tenant, and shall move Tenant’s effects to the
Relocation Space at Landlord’s sole cost and expense, including the cost to install new communications and computer lines, and the cost of reasonable amounts of replacement stationery, at such time and in such manner as to inconvenience Tenant
as little as reasonably practicable. Simultaneously with such relocation of the Premises, the parties shall immediately execute an amendment to this Lease (or, if the Relocation Space is in a building of the Project other than the Building, Tenant
shall execute a new lease with the owner of such building, which shall be on substantially the same terms and conditions as this Lease, and Tenant and Landlord shall enter into a termination of this Lease) stating the relocation of the Premises, and
amending those Sections of the Summary, and replacing Exhibit A to this Lease, as shall be necessary to accurately describe the Relocation Space (including, without limitation, the location and the rentable area of the Relocation
Space). In the event Tenant is relocated in accordance with this Article 22, and the rentable area of the Relocation Space is not equal to the rentable area of the Premises, or any such adjustment to the rentable area of the Premises
and/or the Building, or if the Relocation Space is in a building of the Project other than the Building and the rentable area of such other building is not equal to the rentable area of the Building, all amounts, percentages and figures appearing or
referred to in this Lease based upon such rentable area (including, without limitation, the amounts of the “Rent” and the “Security Deposit,” as those terms are defined in Article 4 and Article 21 of this
Lease, respectively, and “Tenant’s Share,” as that term is defined in Section 4.2.9 of this Lease) shall be modified accordingly; provided, however, that notwithstanding the foregoing, Tenant’s Base Rent shall not
increase as a result of such relocation. Should Tenant refuse to permit Landlord to move Tenant to the Relocation Space, Landlord shall have the right to cancel and terminate this Lease effective sixty (60) days from the date of Landlord’s
election to relocate Tenant. 
 ARTICLE 23 
 SIGNS 
 23.1 Full Floors. Subject to Landlord’s prior written approval, in
its sole discretion, and provided all signs are in keeping with the quality, design and style of the Building and Project, Tenant, if the Premises comprise an entire floor of the Building, at its sole cost and expense, may install identification
signage anywhere in the Premises including in the elevator lobby of the Premises, provided that such signs must not be visible from the exterior of the Building. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-42-	 	[AMLGMN]

 23.2 Multi-Tenant Floors. If other tenants occupy space on the floor on which the Premises
is located, Tenant’s identifying signage shall be provided by Landlord, at Tenant’s cost, and such signage shall be comparable to that used by Landlord for other similar floors in the Building and shall comply with Landlord’s
then-current Building standard signage program. 
 23.3 Prohibited Signage and Other Items. Any signs, notices, logos,
pictures, names or advertisements which are installed and that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Tenant may not install any signs on the exterior or roof of the
Project or the Common Areas. Any signs, window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items visible from the exterior of the Premises or Building, shall be subject
to the prior approval of Landlord, in its sole discretion. 
 23.4 Building Directory. Tenant shall have the right, at no
charge to Tenant, to have Tenant’s name and the names of all of Tenant’s employees at the Premises entered into Landlord’s electronic directory in the lobby of the Building. 
 ARTICLE 24 
 COMPLIANCE WITH LAW 
 Tenant shall not do anything or suffer anything to be done in or about the Premises or the Project which will in any way conflict with any law, statute,
ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be enacted or promulgated (collectively, “Applicable Laws”). At its sole cost and expense, Tenant shall promptly comply with any
Applicable Laws which relate to (i) Tenant’s use of the Premises, (ii) any Alterations made by Tenant to the Premises, and any Tenant Improvements in the Premises, or (iii) the Base Building, but as to the Base Building, only to
the extent such obligations are triggered by Alterations made by Tenant to the Premises to the extent such Alterations are not normal and customary business office improvements, or the Tenant Improvements to the extent such Tenant Improvements are
not normal and customary business office improvements, or Tenant’s use of the Premises for non-general office use. Should any standard or regulation now or hereafter be imposed on Tenant by a state, federal or local governmental body charged
with the establishment, regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations
and to cooperate with Landlord, including, without limitation, by taking such actions as Landlord may reasonably require, in Landlord’s efforts to comply with such standards or regulations. Tenant shall be responsible, at its sole cost and
expense, to make all alterations to the Premises as are required to comply with all Applicable Laws described in this Article 24. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial action,
regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive of that fact as between Landlord and Tenant. Tenant shall promptly pay all fines, penalties and damages that may arise
out of or be imposed because of its failure to comply with the provisions of this Article 24. Landlord shall comply with all Applicable Laws relating to the Base 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-43-	 	[AMLGMN]

 
Building, provided that compliance with such Applicable Laws is not the responsibility of Tenant under this Lease, and provided further that Landlord’s
failure to comply therewith would prohibit Tenant from obtaining or maintaining a certificate of occupancy for the Premises, or would unreasonably and materially affect the safety of Tenant’s employees or create a significant health hazard for
Tenant’s employees, or would otherwise materially and adversely affect Tenant’s use of or access to the Premises. Landlord shall be permitted to include in Operating Expenses any costs or expenses incurred by Landlord under this
Article 24 to the extent not prohibited by the terms of Section 4.2.7 above. 
 ARTICLE 25 
 LATE CHARGES 
 If any
installment of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee (i) within five (5) days after said amount is due, or (ii) upon the date said amount is due if any installment of Rent
or other sum due from Tenant has not been received by Landlord or Landlord’s designee within five (5) days after the date due on two (2) or more prior occasions during the immediately preceding twelve (12) month period, then
Tenant shall pay to Landlord a late charge equal to six percent (6%) of the overdue amount plus any reasonable attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The
late charge shall be deemed Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as liquidated damages or as limiting Landlord’s
remedies in any manner. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid (A) within five (5) days after the date they are due, or (B) upon the date they are due if any Rent
or other amounts owing hereunder have not been received by Landlord or Landlord’s designee within five (5) days after the date due on two (2) or more prior occasions during the immediately preceding twelve (12) month period,
shall bear interest from the date when due until paid at a rate per annum equal to the lesser of (x) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release publication H.15(519), published weekly (or
such other comparable index as Landlord and Tenant shall reasonably agree upon if such rate ceases to be published) plus four (4) percentage points, and (y) the highest rate permitted by applicable law. 
 ARTICLE 26 
 LANDLORD’S
RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT 
 26.1 Landlord’s Cure. All covenants and agreements to be kept or
performed by Tenant under this Lease shall be performed by Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly provided herein. If Tenant shall fail to perform any
obligation under this Lease, and such failure shall continue in excess of the time allowed under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall not be obligated to, make
any such payment or perform any such act on Tenant’s part without waiving its rights based upon any default of Tenant and without releasing Tenant from any obligations hereunder. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-44-	 	[AMLGMN]

 26.2 Tenant’s Reimbursement. Except as may be specifically provided to the contrary in
this Lease, Tenant shall pay to Landlord the following sums (which sums shall bear interest from the date accrued by Landlord until paid by Tenant at a rate per annum equal to interest at the rate set forth in Article 25 of this Lease,
but in no case greater than the maximum amount of such interest permitted by law), upon delivery by Landlord to Tenant of statements therefor sums equal to expenditures reasonably made and obligations incurred by Landlord in connection with the
remedying by Landlord of Tenant’s defaults pursuant to the provisions of Section 26.1. Tenant’s obligations under this Section 26.2 shall survive the expiration or sooner termination of the Lease Term. 

ARTICLE 27 
 ENTRY BY LANDLORD

 Landlord reserves the right at all reasonable times and upon not less than twenty-four (24) hours prior notice to Tenant
(which notice, notwithstanding anything to the contrary contained in Article 28 of this Lease, may be oral, and which notice shall not be required in the case of an emergency) to enter the Premises to (i) inspect them;
(ii) show the Premises to prospective purchasers, or to current or prospective mortgagees, ground or underlying lessors or insurers, or, during the last twelve (12) months of the Lease Term, to prospective tenants; (iii) post notices
of nonresponsibility; or (iv) alter, improve or repair the Premises or the Building, or for structural alterations, repairs or improvements to the Building or the Building’s systems and equipment. Notwithstanding anything to the contrary
contained in this Article 27, Landlord may enter the Premises at any time to (A) perform services required of Landlord, including janitorial service; (B) take possession due to any breach of this Lease in the manner provided
herein; and (C) perform any covenants of Tenant which Tenant fails to perform. Landlord shall use commercially reasonable efforts to minimize interference with the conduct of Tenant’s business in connection with such entries into the
Premises. Landlord may make any such entries without the abatement of Rent and may take such reasonable steps as required to accomplish the stated purposes. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or
interference with Tenant’s business and/or lost profits occasioned thereby, provided that the foregoing shall not limit Landlord’s liability, if any, pursuant to applicable law for personal injury and property damage to the extent caused
by the negligence or willful misconduct of Landlord, its agents, employees or contractors. Provided that Landlord employs commercially reasonable efforts to minimize interference with the conduct of Tenant’s business in connection with entries
into the Premises, Tenant hereby waives any claims for any loss of occupancy or quiet enjoyment of the Premises in connection with such entries. For each of the above purposes, Landlord shall at all times have a key with which to unlock all the
doors in the Premises, excluding Tenant’s vaults, safes and special security areas designated in advance by Tenant. In an emergency, Landlord shall have the right to use any means that Landlord may deem proper to open the doors in and to the
Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from any portion of
the Premises. No provision of this Lease shall be construed as obligating Landlord to perform any repairs, alterations or decorations except as otherwise expressly agreed to be performed by Landlord herein. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-45-	 	[AMLGMN]

 ARTICLE 28 
 NOTICES 
 All notices, demands, designations, approvals or other communications (collectively,
“Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing, shall be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested
(“Mail”), (B) transmitted by telecopy, if such telecopy is promptly followed by a Notice sent by Mail, (C) delivered by a nationally recognized overnight courier, or (D) delivered personally. Any Notice shall be sent,
transmitted, or delivered, as the case may be, to Tenant at the appropriate address set forth in Section 9 of the Summary, or to such other place as Tenant may from time to time designate in a Notice to Landlord, or to Landlord at the
addresses set forth below, or to such other places as Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given (i) three (3) days after the date it is posted if sent by Mail, (ii) the date the
telecopy is transmitted, (iii) the date the overnight courier delivery is made, or (iv) the date personal delivery is made. Any Notice given by an attorney on behalf of Tenant or Landlord or by Landlord’s managing agent shall be
considered as given by Tenant or Landlord, as the case may be, and shall be fully effective. As of the date of this Lease, any Notices to Landlord must be sent, transmitted, or delivered, as the case may be, to the following addresses: 

Boston Properties Limited Partnership 
 Four Embarcadero Center 
 Lobby Level, Suite One 
 San Francisco, California 94111 
 Attention: Mr. Bob Pester 
 and 
 Boston Properties, Inc. 
 Prudential Center 
 111 Huntington Avenue, Suite 300 
 Boston, Massachusetts 02199 
 Attention: General Counsel 
 and 
 Boston Properties Limited Partnership 
 Four Embarcadero Center 
 Lobby Level, Suite One 
 San Francisco, California 94111 
 Attention: Regional Counsel 
 and 
 Allen Matkins Leck Gamble Mallory & Natsis LLP 
 1901 Avenue of the Stars, Suite 1800 
 Los Angeles, California 90067 
 Attention: Anton N. Natsis, Esq. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-46-	 	[AMLGMN]

 ARTICLE 29 
 MISCELLANEOUS PROVISIONS 
 29.1 Terms; Captions. The words “Landlord”
and “Tenant” as used herein shall include the plural as well as the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case
may require, shall in all cases be assumed as though in each case fully expressed. The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of such Articles and Sections.

 29.2 Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of this
Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any
assignment by Tenant contrary to the provisions of Article 14 of this Lease. 
 29.3 No Light, Air or View Rights.
No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. Under no circumstances whatsoever at any time during the Lease Term shall any temporary darkening of
any windows of the Premises or any temporary obstruction of the light or view therefrom by reason of any repairs, improvements, maintenance or cleaning in or about the Project, or any diminution, impairment or obstruction (whether partial or total)
of light, air or view by any structure which may be erected on any land comprising a part of, or located adjacent to or otherwise in the path of light, air or view to, the Project, in any way impose any liability upon Landlord or in any way reduce
or diminish Tenant’s obligations under this Lease. 
 29.4 Modification of Lease. Should any current or prospective
mortgagee or ground lessor for the Building or Project require a modification of this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way adversely change the rights and obligations of Tenant
hereunder, then and in such event, Tenant agrees that this Lease may be so modified and agrees to execute whatever documents are reasonably required therefor and to deliver the same to Landlord within ten (10) business days following a request
therefor. At the request of Landlord or any mortgagee or ground lessor, Tenant agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) business days following the request therefor. 
 29.5 Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of its interest
in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the
performance of Landlord’s obligations hereunder after the date of transfer, provided that the transferee shall have fully assumed in writing and agreed to be liable for all obligations of this Lease to be performed by Landlord, including the
return of any Security Deposit, following the date of transfer, and Tenant shall attorn to such transferee. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-47-	 	[AMLGMN]

 29.6 Prohibition Against Recording. Except as provided in Section 29.4 of this
Lease, neither this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant. 
 29.7 Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall
empower Tenant to do any act which can, shall or may encumber the title of Landlord. 
 29.8 Relationship of Parties. Nothing
contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant. 
 29.9 Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease, regardless of
Tenant’s designation of such payments, to satisfy any obligations of Tenant hereunder, in such order and amounts as Landlord, in its sole discretion, may elect. 
 29.10 Time of Essence. Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor, including, without limitation, the giving of any
Notice required to be given under this Lease or by law, the time periods for giving any such Notice and the taking of any action with respect to any such Notice. 
 29.11 Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term,
provision or condition to persons or circumstances other than those with respect to which it is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Lease shall be valid and
enforceable to the fullest extent possible permitted by law. 
 29.12 No Warranty. In executing and delivering this Lease,
Tenant has not relied on any representations, including, but not limited to, any representation as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same
services to other tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 
 29.13 Landlord Exculpation. The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this Lease or
arising in connection herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises shall be limited solely and exclusively to an amount which is equal to
the interest of Landlord in the Building and the rents, issues and profits thereof. Neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and releases such personal liability
on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this Section 29.13 shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future
partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a
partnership), or trustee or beneficiary (if Landlord or any partner of Landlord is a trust), have any 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-48-	 	[AMLGMN]

 
liability for the performance of Landlord’s obligations under this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the
Landlord Parties shall be liable under any circumstances for any indirect or consequential damages or any injury or damage to, or interference with, Tenant’s business, including but not limited to, loss of profits, loss of rents or other
revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring. 
 29.14 Entire
Agreement. It is understood and acknowledged that there are no oral agreements between the parties hereto affecting this Lease and this Lease constitutes the parties’ entire agreement with respect to the leasing of the Premises and
supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof
shall be used to interpret or construe this Lease. None of the terms, covenants, conditions or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto. 
 29.15 Right to Lease. Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its
sole business judgment shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Lease Term,
occupy any space in the Building or Project. 
 29.16 Force Majeure. Any prevention, delay or stoppage due to strikes,
lockouts, labor disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and other causes beyond the reasonable control of the party
obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease (collectively, a “Force Majeure”), notwithstanding anything to the contrary
contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period
shall be extended by the period of any delay in such party’s performance caused by a Force Majeure. 
 29.17 Waiver of Redemption
by Tenant. Tenant hereby waives, for Tenant and for all those claiming under Tenant, any and all rights now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy
of the Premises after any termination of this Lease. 
 29.18 Tenant Parking. Subject to availability, Tenant may rent, on a
month-to-month basis, non-transferable parking passes for unreserved parking spaces in the Project parking facility directly from the Project parking facility operator. Tenant shall pay to the parking facility operator or, at Landlord’s option,
directly to Landlord for automobile parking passes on a monthly basis the prevailing rate charged from time to time at the location of such parking passes. In addition, Tenant shall be responsible for the full amount of any taxes imposed by any
governmental authority in connection with the renting of such parking passes by Tenant or the use of the parking facility by Tenant. Tenant shall supply Landlord with an identification roster listing, for each parking pass, the name of the employee
and the make, color and registration number of the vehicle to which such parking pass has been assigned, and shall provide a revised roster to Landlord monthly indicating 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-49-	 	[AMLGMN]

 
changes thereto. Tenant’s continued right to use the parking passes is conditioned upon Tenant abiding by all reasonable rules and regulations which are
prescribed from time to time for the orderly operation and use of the parking facility where the parking passes are located, including any sticker or other identification system established by Landlord, Tenant’s cooperation in seeing that
Tenant’s employees and visitors also comply with such rules and regulations and Tenant not being in default under this Lease. Landlord specifically reserves the right to change the size, configuration, design, layout and all other aspects of
the Project parking facility at any time and Tenant acknowledges and agrees that Landlord may, without incurring any liability to Tenant and without any abatement of Rent under this Lease, from time to time, close-off or restrict access to the
Project parking facility for purposes of permitting or facilitating any such construction, alteration or improvements. Landlord may delegate its responsibilities hereunder to a parking operator in which case such parking operator shall have all the
rights of control attributed hereby to the Landlord. The parking passes rented by Tenant pursuant to this Section 29.18 are provided to Tenant solely for use by Tenant’s own personnel and such passes may not be transferred,
assigned, subleased or otherwise alienated by Tenant without Landlord’s prior approval. Tenant may validate visitor parking by such method or methods as the Landlord may establish, at the validation rate from time to time generally applicable
to visitor parking. 
 29.19 Joint and Several. If there is more than one Tenant, the obligations imposed upon Tenant under
this Lease shall be joint and several. 
 29.20 Authority. If Tenant is a corporation, trust or partnership, each individual
executing this Lease on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and that Tenant has full right and authority to execute and deliver this Lease and that
each person signing on behalf of Tenant is authorized to do so. In such event, Tenant shall, within ten (10) days after request by Landlord, deliver to Landlord satisfactory evidence of such authority and, if a corporation, upon demand by
Landlord, also deliver to Landlord satisfactory evidence of (i) good standing in Tenant’s state of incorporation and (ii) qualification to do business in California. 
 29.21 Attorneys’ Fees. In the event that either Landlord or Tenant should bring suit for the possession of the Premises, for the
recovery of any sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing party
therein shall be paid by the other party, which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall be enforceable whether or not the action is prosecuted to judgment.

 29.22 Governing Law; WAIVER OF TRIAL BY JURY. This Lease shall be construed and enforced in accordance with the laws of the
State of California. IN ANY ACTION OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF CALIFORNIA, (II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY
CALIFORNIA LAW, AND (III) IN THE INTEREST OF SAVING TIME AND EXPENSE, TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING
OUT OF OR IN CONNECTION WITH THIS LEASE, 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-50-	 	[AMLGMN]

 
THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY
REMEDY. IN THE EVENT LANDLORD COMMENCES ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY
SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT ACTION AT LAW. 
 29.23 Submission of Lease. Submission of
this instrument for examination or signature by Tenant does not constitute a reservation of, option for or option to lease, and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 
 29.24 Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in
connection with the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 11 of the Summary (the “Brokers”), and that they know of no other real estate broker or agent who is
entitled to a commission in connection with this Lease. Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and
expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other than the Brokers,
occurring by, through, or under the indemnifying party. Landlord shall pay all fees due the Brokers pursuant to the terms of a separate written agreement between Landlord and the Brokers. 
 29.25 Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and
not dependent and Tenant hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder
at Landlord’s expense or to any setoff of the Rent or other amounts owing hereunder against Landlord. 
 29.26 Project or Building
Name and Signage. Landlord shall have the right at any time to change the name of the Project or Building and to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord may, in
Landlord’s sole discretion, desire. Tenant shall not use the words “Embarcadero Center” or the name of the Project or Building or use pictures or illustrations of the Project or Building in advertising or other publicity or for any
purpose other than as the address of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord. 
 29.27 Counterparts. This Lease may be executed in counterparts with the same effect as if both parties hereto had executed the same document. Both counterparts shall be construed together and shall constitute a single lease.

 29.28 Confidentiality. Tenant acknowledges that the content of this Lease and any related documents are confidential
information. Tenant shall keep such confidential information strictly confidential and shall not disclose such confidential information to any person or entity other than (a) to Tenant’s financial, legal, and space planning consultants,
insurers, lenders and actual and prospective Transferees, or (b) as otherwise required by applicable law. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-51-	 	[AMLGMN]

 29.29 Development of the Project. 
 29.29.1 Subdivision. Landlord reserves the right to further subdivide all or a portion of the Project. Tenant agrees to execute and deliver,
upon demand by Landlord and in the form requested by Landlord, any additional documents needed to conform this Lease to the circumstances resulting from such subdivision. 
 29.29.2 The Other Improvements. If portions of the Project or property adjacent to the Project (collectively, the “Other Improvements”) are owned by an entity other than Landlord,
Landlord, at its option, may enter into an agreement with the owner or owners of any or all of the Other Improvements to provide (i) for reciprocal rights of access and/or use of the Project and the Other Improvements, (ii) for the common
management, operation, maintenance, improvement and/or repair of all or any portion of the Project and the Other Improvements, (iii) for the allocation of a portion of the Direct Expenses to the Other Improvements and the operating expenses and
taxes for the Other Improvements to the Project, and (iv) for the use or improvement of the Other Improvements and/or the Project in connection with the improvement, construction, and/or excavation of the Other Improvements and/or the Project.
Nothing contained herein shall be deemed or construed to limit or otherwise affect Landlord’s right to convey all or any portion of the Project or any other of Landlord’s rights described in this Lease. 
 29.29.3 Construction of Project and Other Improvements. Tenant acknowledges that portions of the Project and/or the Other Improvements may
be under construction following Tenant’s occupancy of the Premises, and that such construction may result in levels of noise, dust, odor, obstruction of access, etc. which are in excess of that present in a fully constructed project. Tenant
hereby waives any and all rent offsets. Furthermore, provided that Landlord employs commercially reasonable efforts to minimize interference with the conduct of Tenant’s business, Tenant hereby waives any claims of constructive eviction which
may arise in connection with such construction. 
 29.30 Building Renovations. It is specifically understood and agreed that
Landlord has no obligation and has made no promises to alter, remodel, improve, renovate, repair or decorate the Premises, Building, or any part thereof and that no representations respecting the condition of the Premises or the Building have been
made by Landlord to Tenant except as specifically set forth herein or in the Tenant Work Letter. However, Tenant hereby acknowledges that Landlord is currently renovating or may during the Lease Term renovate, improve, alter, or modify
(collectively, the “Renovations”) the Project, the Building and/or the Premises. Landlord shall use commercially reasonable efforts to complete any Renovations in a manner which does not materially, adversely affect Tenant’s
use of or access to the Premises. Notwithstanding the foregoing, Tenant hereby agrees that such Renovations shall in no way constitute a constructive eviction of Tenant nor entitle Tenant to any abatement of Rent. Landlord shall have no
responsibility and shall not be liable to Tenant for any injury to or interference with Tenant’s business arising from the Renovations, nor shall Tenant be entitled to any compensation or damages from Landlord for loss of the use of the whole
or any part of the Premises or of Tenant’s personal property or improvements resulting from the Renovations, or for any inconvenience or annoyance occasioned by such Renovations. 
  

					
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	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
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 29.31 No Violation. Tenant hereby warrants and represents that neither its execution of nor
performance under this Lease shall cause Tenant to be in violation of any agreement, instrument, contract, law, rule or regulation by which Tenant is bound, and Tenant shall protect, defend, indemnify and hold Landlord harmless against any claims,
demands, losses, damages, liabilities, costs and expenses, including, without limitation, reasonable attorneys’ fees and costs, arising from Tenant’s breach of this warranty and representation. 
 29.32 Communications and Computer Lines. Tenant may install, maintain, replace, remove or use any electrical, communications or computer
wires and cables (collectively, the “Lines”) at the Project in or serving solely the Premises, provided that (i) Tenant shall obtain Landlord’s prior written consent, use an experienced and qualified contractor approved in
writing by Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease, (ii) an acceptable number of spare Lines and space for additional Lines shall be maintained for existing and future occupants of the
Project, as determined in Landlord’s reasonable opinion, (iii) the Lines therefor (including riser cables) shall be appropriately insulated to prevent excessive electromagnetic fields or radiation, and shall be surrounded by a protective
conduit reasonably acceptable to Landlord, (iv) any new or existing Lines servicing the Premises shall comply with all applicable governmental laws and regulations, (v) as a condition to permitting the installation of new Lines, Landlord
may require that Tenant remove existing Lines located in or serving the Premises and repair any damage in connection with such removal, and (vi) Tenant shall pay all costs in connection therewith. Landlord reserves the right to require that
Tenant remove any Lines located in or serving the Premises which are installed in violation of these provisions, or which are at any time in violation of any laws or represent a dangerous or potentially dangerous condition. Landlord further reserves
the right to require that Tenant remove any and all Lines located in or serving the Premises upon the expiration of the Lease Term or upon any earlier termination of this Lease. 
 29.33 No Discrimination. There shall be no discrimination against, or segregation of, any person or persons on account of sex, marital
status, race, color, religion, creed, national origin or ancestry in the Transfer of the Premises, or any portion thereof, nor shall the Tenant itself, or any person claiming under or through it, establish or permit any such practice or practices of
discrimination or segregation with reference to the selection, location, number, use or occupancy of tenants, lessees, subtenants, sublessees, or vendees of the Premises, or any portion thereof. 
 29.34 Patriot Act and Executive Order 13224. As an inducement to Landlord to enter into this Lease, Tenant hereby represents and warrants
that: (i) Tenant is not, nor is it owned or controlled directly or indirectly by, any person, group, entity or nation named on any list issued by the Office of Foreign Assets Control of the United States Department of the Treasury
(“OFAC”) pursuant to Executive Order 13224 or any similar list or any law, order, rule or regulation or any Executive Order of the President of the United States as a terrorist, “Specially Designated National and Blocked
Person” or other banned or blocked person (any such person, group, entity or nation being hereinafter referred to as a “Prohibited Person”); (ii) Tenant is not (nor is it owned or controlled, directly or indirectly, by any
person, group, entity or nation which is) acting directly or indirectly for or on behalf of any Prohibited Person; and (iii) neither Tenant (nor any person, group, entity or nation which owns or controls Tenant, directly or indirectly) has
conducted or will conduct business or has engaged or will engage in any transaction or dealing with any Prohibited Person, including without limitation any assignment of this Lease or any subletting of all or any portion of the Premises or the
making or receiving of any contribution of funds, goods or services to or for the 

  

					
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benefit of a Prohibited Person. In connection with the foregoing, it is expressly understood and agreed that (x) any breach by Tenant of the foregoing
representations and warranties shall be deemed a default by Tenant under Section 19.1.4 of this Lease and shall be covered by the indemnity provisions of Section 10.1 above, and (y) the representations and warranties
contained in this subsection shall be continuing in nature and shall survive the expiration or earlier termination of this Lease. 
 29.35
Asbestos Disclosures. Landlord has advised Tenant that there is asbestos-containing material (“ACM”) in the Building. Attached hereto as Exhibit F is a disclosure statement regarding ACM in the
Building. Tenant acknowledges that such notice complies with the requirements of Section 25915 et. seq. and Section 25359.7 of the California Health and Safety Code. 
 [signatures on next page] 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-54-	 	[AMLGMN]

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed the day and date first
above written. 
  

									
	“Landlord”:
	
	 FOUR EMBARCADERO CENTER VENTURE,
 a California general partnership

		
	By:	 	Boston Properties LLC,
		 	 a Delaware limited liability company,
 its
managing general partner

			
		 	By:	 	Boston Properties Limited Partnership,
		 		 	 a Delaware limited partnership,
 its
managing member

				
		 		 	By:	 	 Boston Properties, Inc.,
 a Delaware
corporation,
 its general partner

					
		 		 		 	By:	 	 /s/ Bob Pester

		 		 		 	Name:	 	  

		 		 		 	Title:	 	Senior Vice President
	
	“Tenant”:
	
	 NIGHTHAWK RADIOLOGY SERVICES, LLC,
 an Idaho limited liability company

		
	By:	 	 /s/ Paul E. Berger

	Name:	 	  

	Title:	 	President & Chief Executive Officer
		
	By:	 	 /s/ Paul E. Cartee

	Name:	 	  

	Title:	 	Vice President, General Counsel and Secretary

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-55-	 	[AMLGMN]

 PLEASE NOTE: THIS LEASE MUST BE EXECUTED BY EITHER (I) BOTH (A) THE CHAIRMAN OF THE BOARD, THE PRESIDENT OR
ANY VICE PRESIDENT OF TENANT, AND (B) THE SECRETARY, ANY ASSISTANT SECRETARY, THE CHIEF FINANCIAL OFFICER, OR ANY ASSISTANT TREASURER OF TENANT; OR (II) AN AUTHORIZED SIGNATORY OF TENANT PURSUANT TO A CERTIFIED CORPORATE RESOLUTION, A COPY OF
WHICH SHOULD BE DELIVERED WITH THE EXECUTED ORIGINALS. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-56-	 	[AMLGMN]

 EXHIBIT A 
 FOUR EMBARCADERO CENTER 
 OUTLINE OF PREMISES 
 

 
  

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT A	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-1-	 	[AMLGMN]

 EXHIBIT B 
 FOUR EMBARCADERO CENTER 
 TENANT WORK LETTER 
 This Tenant Work Letter shall set forth the terms and conditions relating to the construction of the tenant improvements in the Premises. This Tenant
Work Letter is essentially organized chronologically and addresses the issues of the construction of the Premises, in sequence, as such issues will arise during the actual construction of the Premises. All references in this Tenant Work Letter to
Articles or Sections of “this Lease” shall mean the relevant portion of Articles 1 through 29 of the Office Lease to which this Tenant Work Letter is attached as Exhibit B and of which this Tenant Work
Letter forms a part, and all references in this Tenant Work Letter to Sections of “this Tenant Work Letter” shall mean the relevant portion of Sections 1 through 6 of this Tenant Work Letter. 
 SECTION 1 
 LANDLORD’S
INITIAL CONSTRUCTION IN THE PREMISES 
 Landlord has constructed, at its sole cost and expense, the base, shell, and core (i) of
the Premises and (ii) of the floor of the Building on which the Premises is located (collectively, the “Base, Shell, and Core”). The Base, Shell and Core shall consist of the following elements: (A) base Building systems
located in the vertical risers, raceways, and shafts (including elevator shafts and equipment, the telecom riser exclusive of equipment owned by third parties, electrical rooms, stair shafts and mechanical shafts) up to but not including the point
of demarcation of such systems with the horizontal point of connection on a particular floor; (B) in the case of the sprinkler system, it shall additionally include the valve at the riser and the main sprinkler loop, but shall exclude branch
pipes; (C) the concrete floor at each floor level; and (D) the Building’s steel and concrete superstructure. Notwithstanding anything set forth in this Tenant Work Letter to the contrary, Tenant shall accept the Base, Shell and Core
from Landlord in their presently existing, “as-is” condition. 
 SECTION 2 
 TENANT IMPROVEMENTS 
 2.1
Tenant Improvement Allowance. Tenant shall be entitled to a one-time tenant improvement allowance (the “Tenant Improvement Allowance”), in the amount set forth in Section 12 of the Summary, for the costs
relating to the initial design and construction of Tenant’s improvements which are permanently affixed (including furniture, equipment and equipment attached to the walls, ceiling or slab) to the Premises (the “Tenant
Improvements”). In no event shall Landlord be obligated to make disbursements pursuant to this Tenant Work Letter in a total amount which exceeds the Tenant Improvement Allowance. In the event that the Tenant Improvement Allowance is not
fully utilized by Tenant by the first (1st) anniversary of the Lease Commencement Date, then such unused
amounts shall revert to Landlord, and Tenant shall have no further rights with respect thereto. Any Tenant Improvements that require the use of Building risers, 

  

					
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	607152.05/WLA	 	EXHIBIT B	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-1-	 	[AMLGMN]

 
raceways, shafts and/or conduits, shall be subject to Landlord’s reasonable rules, regulations, and restrictions, including the requirement that any
cabling vendor must be selected from a list provided by Landlord, and that the amount and location of any such cabling must be approved by Landlord. All Tenant Improvements for which the Tenant Improvement Allowance has been made available shall be
deemed Landlord’s property under the terms of the Lease; provided, however, Landlord may, by written notice to Tenant prior to the end of the Lease Term, or given following any earlier termination of this Lease, require Tenant, at Tenant’s
expense, to remove any Tenant Improvements and to repair any damage to the Premises and Building caused by such removal and return the affected portion of the Premises to their condition existing prior to the installment of such Tenant Improvements;
provided, however, that, notwithstanding the foregoing, upon request by Tenant at the time of Tenant’s request for Landlord’s approval of the “Final Working Drawings,” as that term is defined in Section 3.3 of this
Tenant Work Letter, Landlord shall notify Tenant whether the Tenant Improvements will be required to be removed pursuant to the terms of this Section 2.1. 
 2.2 Disbursement of the Tenant Improvement Allowance. Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord (each of which
disbursements shall be made pursuant to Landlord’s disbursement process) only for the following items and costs (collectively, the “Tenant Improvement Allowance Items”): 
 2.2.1 Payment of the fees of the “Architect” and the “Engineers,” as those terms are defined in Section 3.1 of this Tenant
Work Letter, which fees shall, notwithstanding anything to the contrary contained in this Tenant Work Letter, not exceed an aggregate amount equal to $3.00 per rentable square foot of the Premises, and payment of the fees incurred by, and the cost
of documents and materials supplied by, Landlord and Landlord’s consultants in connection with the preparation and review of the “Construction Drawings,” as that term is defined in Section 3.1 of this Tenant Work Letter;

 2.2.2 The payment of plan check, permit and license fees relating to construction of the Tenant Improvements; 
 2.2.3 The cost of construction of the Tenant Improvements, including, without limitation, testing and inspection costs, freight elevator usage, hoisting
and trash removal costs, and contractors’ fees and general conditions; 
 2.2.4 The cost of any changes in the Base, Shell and Core when
such changes are required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis), such cost to include all direct architectural and/or engineering fees and expenses incurred in
connection therewith; 
 2.2.5 The cost of any changes to the Construction Drawings or Tenant Improvements required by all applicable
building codes (the “Code”); 
 2.2.6 The cost of connection of the Premises to the Building’s energy management
systems; 
 2.2.7 The cost of the “Landlord Supervision Fee,” as that term is defined in Section 4.3.2 of this Tenant
Work Letter; 
  

					
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	607152.05/WLA	 	EXHIBIT B	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-2-	 	[AMLGMN]

 2.2.8 Sales and use taxes and Title 24 fees; and 
 2.2.9 All other costs to be expended by Landlord in connection with the construction of the Tenant Improvements. 
 2.3 Standard Tenant Improvement Package. Landlord has established specifications (the “Specifications”) for the Building
standard components to be used in the construction of the Tenant Improvements in the Premises (collectively, the “Standard Improvement Package”), which Specifications shall be supplied to Tenant by Landlord. The quality of the
Tenant Improvements shall be equal to or of greater quality than the quality of the Specifications, provided that Landlord may, at Landlord’s option, require the Tenant Improvements to comply with certain Specifications. Landlord may make
changes to the Specifications for the Standard Improvement Package from time to time. 
 SECTION 3 
 CONSTRUCTION DRAWINGS 
 3.1
Selection of Architect/Construction Drawings. Tenant shall retain Brereton Architects as the architect/space planner (the “Architect”) to prepare the “Construction Drawings,” as that term is defined in this
Section 3.1; provided, however, at Landlord’s option, Landlord may submit such Construction Drawings to a third-party architect and/or engineer, selected by Landlord, for their review, at Tenant’s sole cost and expense. Tenant
shall retain the engineering consultants designated by Landlord (the “Engineers”) to prepare all plans and engineering working drawings relating to the structural, mechanical, electrical, plumbing, HVAC, lifesafety, and sprinkler
work of the Tenant Improvements. The plans and drawings to be prepared by Architect and the Engineers hereunder shall be known collectively as the “Construction Drawings.” Tenant shall be required to include in its contracts with the
Architect and the Engineers a provision which requires ownership of all Construction Drawings to be transferred to Tenant upon the Substantial Completion of the Tenant Improvements and Tenant hereby grants to Landlord a non-exclusive right to use
such Construction Drawings, including, without limitation, a right to make copies thereof. All Construction Drawings shall comply with the drawing format and specifications as determined by Landlord, and shall be subject to Landlord’s approval.
Tenant and Architect shall verify, in the field, the dimensions and conditions as shown on the relevant portions of the base Building plans, and Tenant and Architect shall be solely responsible for the same, and Landlord shall have no responsibility
in connection therewith. Landlord’s review of the Construction Drawings as set forth in this Section 3, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to review the same,
for quality, design, Code compliance or other like matters. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers and consultants, and notwithstanding any advice or assistance
which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith and shall not be responsible for any omissions or errors
contained in the Construction Drawings, and Tenant’s waiver and indemnity set forth in this Lease shall specifically apply to the Construction Drawings. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT B	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-3-	 	[AMLGMN]

 3.2 Final Space Plan. Tenant has delivered to Landlord the final space plan attached hereto
as Schedule 2 to Exhibit B for the Tenant Improvements in the Premises (the “Final Space Plan”) for Landlord’s approval. 
 3.3 Final Working Drawings. On or before the date set forth in Schedule 1, Tenant, the Architect and the Engineers shall complete the architectural and engineering drawings for the Premises,
and the final architectural working drawings in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Working Drawings”) and shall submit two
(2) copies signed by Tenant of the same to Landlord for Landlord’s approval, which approval shall be granted or withheld by Landlord within five (5) business days after Landlord’s receipt of the same. 
 3.4 Permits. The Final Working Drawings shall be approved by Landlord (the “Approved Working Drawings”) prior to the
commencement of the construction of the Tenant Improvements. Tenant shall immediately submit the Approved Working Drawings to the appropriate municipal authorities for all applicable building permits necessary to allow “Contractor,” as
that term is defined in Section 4.1, below, to commence and fully complete the construction of the Tenant Improvements (the “Permits”), and, in connection therewith, Tenant shall coordinate with Landlord in order to
allow Landlord, at its option, to take part in all phases of the permitting process and shall supply Landlord, as soon as possible, with all plan check numbers and dates of submittal and obtain the Permits on or before the date set forth in
Schedule 1. Notwithstanding anything to the contrary set forth in this Section 3.4, Tenant hereby agrees that neither Landlord nor Landlord’s consultants shall be responsible for obtaining any building permit or
certificate of occupancy for the Premises and that the obtaining of the same shall be Tenant’s responsibility; provided however that Landlord shall, in any event, cooperate with Tenant in executing permit applications and performing other
ministerial acts reasonably necessary to enable Tenant to obtain any such permit or certificate of occupancy. No changes, modifications or alterations in the Approved Working Drawings may be made without the prior written consent of Landlord,
provided that Landlord may withhold its consent, in its sole discretion, to any change in the Approved Working Drawings if such change would directly or indirectly delay the Substantial Completion of the Premises. 
 3.5 Time Deadlines. Landlord and Tenant shall each use their respective best, good faith, efforts and all due diligence to cooperate with
the Architect, the Engineers, and each other to complete all phases of the Construction Drawings and the permitting process and to receive the permits, and with Contractor for approval of the “Cost Proposal,” as that term is defined in
Section 4.2 of this Tenant Work Letter, as soon as possible after the execution of the Lease, and, in that regard, Landlord and Tenant shall meet with each other on a regularly scheduled basis to be reasonably determined by both Landlord
and Tenant, to discuss progress in connection with the same. Each party agrees to comply with the applicable dates for submission and approval of items, plans and drawings as described in this Section 3, Section 4, below, and
in this Tenant Work Letter, including the applicable dates set forth in Schedule 1 (collectively, the “Time Deadlines”), attached hereto. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT B	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-4-	 	[AMLGMN]

 SECTION 4  
 CONSTRUCTION OF THE TENANT IMPROVEMENTS 
 4.1 Contractor. A contractor selected
by Tenant in accordance with the procedures set forth in this Section 4.1 (“Contractor”) shall construct the Tenant Improvements. Following approval of the Approved Working Drawings, Tenant shall select three
(3) qualified, licensed and reputable general contractors from a list of general contractors supplied by Landlord (each a “Bidding Contractor,” and, collectively, the “Bidding Contractors”), that shall bid on
the construction of the Tenant Improvements. Each of the Bidding Contractors shall be notified in the bidding package, which shall be prepared by Landlord, of (i) the time schedule for construction of the Tenant Improvements, and (ii) the
requirement that, unless Landlord otherwise requires, the selected Bidding Contractor shall use the fire, lifesafety subcontractor designated by Landlord. Tenant shall, within three (3) business days following the date upon which Landlord
delivers such bids to Tenant, select the Contractor from among the Bidding Contractors that (a) submitted qualified bids which were consistent with the bid assumptions and directions, and (b) have committed to Landlord’s time schedule
for construction of the Tenant Improvements. 
 4.2 Cost Proposal. Following Tenant’s selection of the Contractor,
Landlord shall provide Tenant with a cost proposal in accordance with the Approved Working Drawings, which cost proposal shall include, as nearly as possible, the cost of all Tenant Improvement Allowance Items to be incurred by Tenant in connection
with the design and construction of the Tenant Improvements (the “Cost Proposal”). Tenant shall approve and deliver the Cost Proposal to Landlord within five (5) business days of the receipt of the same, and upon receipt of the
same by Landlord, Landlord shall be released by Tenant to purchase the items set forth in the Cost Proposal and to commence the construction relating to such items. The date by which Tenant must approve and deliver the Cost Proposal to Landlord
shall be known hereafter as the “Cost Proposal Delivery Date”. 
 4.3 Construction of Tenant Improvements by
Contractor under the Supervision of Landlord. 
 4.3.1 Over-Allowance Amount. On the Cost Proposal Delivery Date, Tenant
shall deliver to Landlord cash in an amount (the “Over-Allowance Amount”) equal to the difference between (i) the amount of the Cost Proposal and (ii) the amount of the Tenant Improvement Allowance. The Over-Allowance
Amount shall be disbursed by Landlord prior to the disbursement of any then remaining portion of the Tenant Improvement Allowance, and such disbursement shall be pursuant to the same procedure as the Tenant Improvement Allowance. In the event that,
after the Cost Proposal Delivery Date, any revisions, changes, or substitutions shall be made to the Construction Drawings or the Tenant Improvements, any additional costs which arise in connection with such revisions, changes or substitutions or
any other additional costs shall be paid by Tenant to Landlord immediately upon Landlord’s request as an addition to the Over-Allowance Amount. 
 4.3.2 Landlord’s Retention of Contractor. Landlord shall independently retain Contractor, on behalf of Tenant, to construct the Tenant Improvements in a good, and workmanlike manner and otherwise in
accordance with the Approved Working Drawings (subject to the following sentence) and the Cost Proposal and Landlord shall supervise the construction by Contractor, and 

  

					
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	607152.05/WLA	 	EXHIBIT B	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-5-	 	[AMLGMN]

 
Tenant shall pay a construction supervision and management fee (the “Landlord Supervision Fee”) to Landlord in an amount equal to five
percent (5%) of the “hard” costs of constructing the Tenant Improvements (i.e., the cost of constructing the Tenant Improvements less the Landlord Supervision Fee and all architectural and engineering fees incurred in connection with
the preparation of the Construction Drawings, and all permit fees incurred in connection with the construction of the Tenant Improvements). In the event of a conflict between the Approved Working Drawings and Landlord’s construction rules and
regulations, Landlord, in its sole and absolute discretion, shall determine which shall prevail; provided, however, that, upon request by Tenant at the time of Tenant’s request for Landlord’s approval of the Final Working Drawings,
Landlord shall notify Tenant whether there are any conflicts between the Approved Working Drawings and the Landlord’s construction rules and regulations to the extent Landlord knows of any such conflicts at the time of Tenant’s request.
Notwithstanding anything set forth in this Tenant Work Letter to the contrary, construction of the Tenant Improvements shall not commence until (a) Landlord has a fully executed and delivered contract with Contractor for the construction of the
Tenant Improvements, (b) Tenant has procured and delivered to Landlord a copy of all Permits, and (c) Tenant has delivered to Landlord the Over-Allowance Amount. 
 4.3.3 Contractor’s Warranties and Guaranties. Landlord hereby assigns to Tenant all warranties and guaranties by Contractor relating
to the Tenant Improvements, and Tenant hereby waives all claims against Landlord relating to, or arising out of the construction of, the Tenant Improvements. 
 4.3.4 Tenant’s Covenants. Tenant hereby indemnifies Landlord for any loss, claims, damages or delays arising from the actions of Architect on the Premises or in the Building. Within ten
(10) days after completion of construction of the Tenant Improvements, Tenant shall cause Contractor and Architect to cause a Notice of Completion to be recorded in the office of the County Recorder of the county in which the Building is
located in accordance with Section 3093 of the Civil Code of the State of California or any successor statute and furnish a copy thereof to Landlord upon recordation, failing which, Landlord may itself execute and file the same on behalf of
Tenant as Tenant’s agent for such purpose. In addition, within thirty (30) days following the Lease Commencement Date, Tenant shall have prepared and delivered to the Building two (2) copies signed by Tenant of the “as
built” plans and specifications (including all working drawings) for the Tenant Improvements. 
 SECTION 5 
 COMPLETION OF THE TENANT IMPROVEMENTS;  
 LEASE COMMENCEMENT DATE 
 5.1 Ready for Occupancy. The Premises shall be deemed “Ready for
Occupancy” upon the Substantial Completion of the Premises. For purposes of this Lease, “Substantial Completion” of the Premises shall occur upon the completion of construction of the Tenant Improvements in the Premises
pursuant to the Approved Working Drawings, with the exception of any punch list items and any tenant fixtures, work-stations, built-in furniture, or equipment to be installed by Tenant or under the supervision of Contractor. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT B	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-6-	 	[AMLGMN]

 5.2 Delay of the Substantial Completion of the Premises. Except as provided in this
Section 5.2, the Lease Commencement Date shall occur as set forth in the Lease and Section 5.1, above. If there shall be a delay or there are delays in the Substantial Completion of the Premises or in the occurrence of any of
the other conditions precedent to the Lease Commencement Date, as set forth in the Lease, as a direct, indirect, partial, or total result of: 
 5.2.1 Tenant’s failure to comply with the Time Deadlines; 
 5.2.2 Tenant’s failure to timely approve any matter requiring
Tenant’s approval; 
 5.2.3 A breach by Tenant of the terms of this Tenant Work Letter or the Lease; 
 5.2.4 Changes in any of the Construction Drawings after disapproval of the same by Landlord or because the same do not comply with Code or other
applicable laws; 
 5.2.5 Tenant’s request for changes in the Approved Working Drawings; 
 5.2.6 Tenant’s requirement for materials, components, finishes or improvements which are not available in a commercially reasonable time given the
anticipated date of Substantial Completion of the Premises, as set forth in the Lease, or which are different from, or not included in, the Standard Improvement Package; 
 5.2.7 Changes to the Base, Shell and Core required by the Approved Working Drawings; 
 5.2.8 Any other acts
or omissions of Tenant, or its agents, or employees; or 
 5.2.9 Tenant’s failure to deliver the Letter of Credit to Landlord on or
before the “L-C Delivery Date,” as that term is defined in Section 21.1 of the Lease; 
 (collectively, “Tenant
Delay”) then, notwithstanding anything to the contrary set forth in the Lease or this Tenant Work Letter and regardless of the actual date of the Substantial Completion of the Premises, the date of the Substantial Completion of the Premises
shall be deemed to be the date the Substantial Completion of the Premises would have occurred if no Tenant delay or delays, as set forth above, had occurred. With respect to any delays pursuant to Sections 5.2.2, 5.2.3, 5.2.6, 5.2.7 and
5.2.8, Landlord shall provide Tenant with notice of such delay and the same shall not constitute a Tenant Delay unless Tenant fails to cure such delay within one (1) business day after receipt of such delay notice from Landlord.

 SECTION 6 
 MISCELLANEOUS 
 6.1 Tenant’s Entry Into the Premises Prior to Lease Commencement Date. Provided
that Tenant and its agents do not interfere with Contractor’s work in the Building and the Premises, Contractor shall allow Tenant access to the Premises prior to the Lease Commencement Date of the Premises for the purpose of Tenant installing
overstandard equipment or fixtures (including Tenant’s data and telephone equipment) in the Premises. Prior to Tenant’s entry into the Premises as 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT B	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-7-	 	[AMLGMN]

 
permitted by the terms of this Section 6.1, Tenant shall submit a schedule to Landlord and Contractor, for their approval, which schedule shall
detail the timing and purpose of Tenant’s entry. Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Building or Premises and against injury to any persons caused by
Tenant’s actions pursuant to this Section 6.1. 
 6.2 Freight Elevators. Landlord shall, consistent with its
obligations to other tenants of the Building, make the freight elevator reasonably available to Tenant in connection with initial decorating, furnishing and moving into the Premises. 
 6.3 Tenant’s Representative. Tenant has designated Britta Gooding as its sole representative with respect to the matters set forth in
this Tenant Work Letter, who, until further notice to Landlord, shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 
 6.4 Landlord’s Representative. Landlord has designated Mr. Peter Back as its sole representative with respect to the matters set
forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 
 6.5 Tenant’s Agents. All contractors, subcontractors, laborers, materialmen, and suppliers retained directly by Tenant shall be from a
list of supplied by Landlord and shall all be union labor in compliance with the then existing master labor agreements. 
 6.6 Time of
the Essence in This Tenant Work Letter. Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. In all instances where Tenant is required to approve or deliver an item, if no
written notice of approval is given or the item is not delivered within the stated time period, at Landlord’s sole option, at the end of such period the item shall automatically be deemed approved or delivered by Tenant and the next succeeding
time period shall commence. 
 6.7 Tenant’s Lease Default. Notwithstanding any provision to the contrary contained in this
Lease, if an event of default as described in the Lease, or a default by Tenant under this Tenant Work Letter, has occurred at any time on or before the Substantial Completion of the Premises , then (i) in addition to all other rights and
remedies granted to Landlord pursuant to the Lease, Landlord shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance and/or Landlord may cause Contractor to cease the construction of the Premises (in which
case, Tenant shall be responsible for any delay in the Substantial Completion of the Premises caused by such work stoppage as set forth in Section 5 of this Tenant Work Letter), and (ii) all other obligations of Landlord under the
terms of this Tenant Work Letter shall be forgiven until such time as such default is cured pursuant to the terms of the Lease. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT B	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-8-	 	[AMLGMN]

 SCHEDULE 1 TO EXHIBIT B 
 TIME DEADLINES 
  

					
	 	  	 Dates
	    	 Actions to be Performed

	A.	  	Delivered	    	Final Space Plan completed by Tenant and delivered to Landlord.
			
	B.	  	December 20, 2006	    	Tenant to deliver Final Working Drawings to Landlord.
			
	C.	  	January 22, 2007	    	Tenant to deliver Permits to Contractor.
			
	D.	  	Five (5) business days after the receipt of the Cost Proposal by Tenant.	    	Tenant to approve Cost Proposal and deliver Cost Proposal to Landlord.

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 		 	[AMLGMN]

 SCHEDULE 2 TO EXHIBIT B 
 FINAL SPACE PLAN 
 

 
  

					
		 	SCHEDULE 2 TO	 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT B	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-1-	 	[AMLGMN]

 EXHIBIT C 
 FOUR EMBARCADERO CENTER 
 FORM OF NOTICE OF LEASE TERM DATES 
 Certified Mail: 
  

											
	Date:	 	  	 		  		  		  	
						
	 To:
	 	  	 		  	Copy	  	  	  	
		 	  	 		  	to:	  	  	  	
		 	  	 		  		  	  	  	
		 	  	 		  		  	  	  	
	 Re:
	 	  	 		  		  		  	
	 Dated:
	 	  	 		  		  		  	
		
	 Between:
	 	FOUR EMBARCADERO CENTER VENTURE, a California general partnership, Lessor or Landlord, and
                    , a
                    , Lessee or Tenant

 In accordance with the subject document we wish to advise you and/or confirm your tenancy of: 

Suite Number                     , on the
                     floor of FOUR EMBARCADERO CENTER, San Francisco, CA 94111 and that the following terms and conditions are accurate and in full
force and effect: 
  

																	
	 Net rentable square feet
	 		    	  
	 		 		 	Lease term	 		  	  
	  	
									
	 Lease commencement date
	 		    	  
	 		 		 	Lease expiration date	 		  	  
	  	
									
	 Base rent schedule 
	 	 From
	    	 To:
	 		 		 	Monthly Rent	 		  		  	
									
		 	  
	    	  
	 		 		 	$	 		  		  	

  

					
	Rent checks are
	 Payable to:
 [APPROPRIATE ENTITY]
	  	 Mailed to:
 [APPROPRIATE ADDRESS]
	  	All other inquiries to:
Boston Properties
Four Embarcadero Center
Lobby Level, Suite One
San Francisco, CA 94111
			
		  		  	Telephone: 415-772-0700
Fax: 415-982-1780

 If the Lease Commencement Date is other than the first day of the month, the first billing will contain a pro rata
adjustment. Each billing thereafter, with the exception of the final billing, shall be for the full amount of the monthly installment as provided for in the Lease. 
 Pursuant to Article 2 of the above referenced document, we request that you sign this letter where indicated below, confirming the information provided above, and return it to our representative below within 5 days of receipt.
Per the lease language, however, failure to execute and return such notice within such time shall be conclusive that the information set forth is correct. A second letter is enclosed for your files. 

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 		 	[AMLGMN]

									
	 Boston Properties, L.P.
	    	  
	    	
		    		    	Agreed to and Accepted:	    	
				
	  
	    	  
	    	  
	    	  

	 By: Lease Administrator’s name
	    	Date	    	By:	 	  
	    	Date
	 Lease Administration
	    		    	 Its:
	    	

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT C	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-2-	 	[AMLGMN]

 EXHIBIT D 
 FOUR EMBARCADERO CENTER 
 RULES AND REGULATIONS 
 Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the nonperformance
of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Project. In the event of any conflict between the Rules and Regulations and the other provisions of this Lease, the
latter shall control. 
 1. Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or windows of the
Premises without obtaining Landlord’s prior written consent. Tenant shall bear the cost of any lock changes or repairs required by Tenant. Two keys will be furnished by Landlord for the Premises, and any additional keys required by Tenant must
be obtained from Landlord at a reasonable cost to be established by Landlord. Upon the termination of this Lease, Tenant shall restore to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise procured by, Tenant
and in the event of the loss of keys so furnished, Tenant shall pay to Landlord the cost of replacing same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such changes. 
 2. All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the Premises. 
 3. Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during such hours as are customary for comparable
buildings in the vicinity of the Project. Tenant, its employees and agents must be sure that the doors to the Premises are securely closed and locked when leaving the Premises if it is after the normal hours of business for the Building. Any tenant,
its employees, agents or any other persons entering or leaving the Building at any time when it is so locked, or any time when it is considered to be after normal business hours for the Building, may be required to sign or card access the Building
register. Access to the Building may be refused unless the person seeking access has proper identification or has a previously arranged pass for access to the Building. Landlord will furnish, at Tenant’s sole cost and expense, passes to persons
for whom Tenant requests same in writing. Tenant shall be charged Landlord’s standard fee for the replacement of lost access cards. Tenant shall be responsible for all persons for whom Tenant requests passes and shall be liable to Landlord for
all acts of such persons. The Landlord and his agents shall in no case be liable for damages for any error with regard to the admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or other
commotion, Landlord reserves the right to prevent access to the Building or the Project during the continuance thereof by any means it deems appropriate for the safety and protection of life and property. 
 4. No furniture, freight or equipment of any kind shall be brought into the Building without prior notice to Landlord. All moving activity into or out of
the Building shall be scheduled with Landlord and done only at such time and in such manner as Landlord designates. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy property 

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 		 	[AMLGMN]

 
brought into the Building and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered
necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property in any case. Any damage to any part of the Building,
its contents, occupants or visitors by moving or maintaining any such safe or other property shall be the sole responsibility and expense of Tenant. 
 5. No furniture, packages, supplies, equipment or merchandise will be received in the Building or carried up or down in the elevators, except between such hours, in such specific elevator and by such personnel as
shall be designated by Landlord. 
 6. The requirements of Tenant will be attended to only upon application at the management office for the
Project or at such office location designated by Landlord. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions from Landlord. 
 7. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on any part of the Premises or the Building
without the prior written consent of the Landlord. Tenant shall not disturb, solicit, peddle, or canvass any occupant of the Project and shall cooperate with Landlord and its agents of Landlord to prevent same. 
 8. The toilet rooms, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed, and no
foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose servants, employees, agents, visitors or licensees
shall have caused same. 
 9. Tenant shall not overload the floor of the Premises beyond the Building standard floor loading specifications,
nor mark, drive nails or screws, or drill into the partitions, woodwork or drywall or in any way deface the Premises or any part thereof without Landlord’s prior written consent. Tenant shall not purchase spring water, ice, towel, linen,
maintenance or other like services from any person or persons not approved by Landlord. 
 10. Except for vending machines intended for the
sole use of Tenant’s employees and invitees, no vending machine or machines other than fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. 
 11. Tenant shall not use or keep in or on the Premises, the Building, or the Project any kerosene, gasoline or other inflammable or combustible fluid,
chemical, substance or material that is considered hazardous. 
 12. Tenant shall not without the prior written consent of Landlord use any
method of heating or air conditioning other than that supplied by Landlord. 
 13. Tenant shall not use, keep or permit to be used or kept,
any foul or noxious gas or substance in or on the Premises, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Project by reason of noise, odors, vibrations or
electronic disruption, or interfere with other tenants or those having business therein, whether by the use of any musical instrument, radio, phonograph, or in any other way. Tenant shall not throw anything out of doors, windows or skylights or down
passageways. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT D	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-2-	 	[AMLGMN]

 14. Tenant shall not bring into or keep within the Project, the Building or the Premises any animals,
birds, aquariums, or, except in areas designated by Landlord, bicycles or other vehicles. 
 15. No cooking shall be done or permitted on the
Premises, nor shall the Premises be used for the storage of merchandise, for lodging or for any improper, objectionable or immoral purposes. Notwithstanding the foregoing, Underwriters’ laboratory-approved equipment and microwave ovens may be
used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages for employees and visitors, provided that such use is in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules
and regulations. 
 16. The Premises shall not be used for manufacturing or for the storage of merchandise except as such storage may be
incidental to the use of the Premises provided for in the Summary. Tenant shall not occupy or permit any portion of the Premises to be occupied as an office for a messenger-type operation or dispatch office, public stenographer or typist, or for the
manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical office, or as a barber or manicure shop, or as an employment bureau without the express prior written consent of Landlord. Tenant shall not engage or pay any employees
on the Premises except those actually working for such tenant on the Premises nor advertise for laborers giving an address at the Premises. 
 17. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these
Rules and Regulations. 
 18. Tenant, its employees and agents shall not loiter in or on the entrances, corridors, sidewalks, lobbies,
courts, halls, stairways, elevators, vestibules or any Common Areas for the purpose of smoking tobacco products or for any other purpose, nor in any way obstruct such areas, and shall use them only as a means of ingress and egress for the Premises.

 19. Tenant shall not waste electricity, water or air conditioning and agrees to cooperate fully with Landlord to ensure the most effective
operation of the Building’s heating and air conditioning system, and shall refrain from attempting to adjust any controls. 
 20. Tenant
shall store all its trash and garbage within the interior of the Premises. No material shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of
removing and disposing of trash and garbage in the city in which the Project is located without violation of any law or ordinance governing such disposal. All trash, garbage and refuse disposal shall be made only through entry-ways and elevators
provided for such purposes at such times as Landlord shall designate. 
 21. Tenant shall comply with all safety, fire protection and
evacuation procedures and regulations established by Landlord or any governmental agency. 
 22. Any persons employed by Tenant to do
janitorial work shall be subject to the prior written approval of Landlord, and while in the Building and outside of the Premises, shall be subject to and under the control and direction of the Building manager (but not as an agent or servant of
such manager or of Landlord), and Tenant shall be responsible for all acts of such persons. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT D	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-3-	 	[AMLGMN]

 23. No awnings or other projection shall be attached to the outside walls of the Building without the
prior written consent of Landlord, and no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard drapes. All electrical ceiling fixtures hung
in the Premises or spaces along the perimeter of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord. Neither the interior nor exterior of any windows shall be
coated or otherwise sunscreened without the prior written consent of Landlord. Tenant shall abide by Landlord’s regulations concerning the opening and closing of window coverings which are attached to the windows in the Premises, if any, which
have a view of any interior portion of the Building or Building Common Areas. 
 24. The sashes, sash doors, skylights, windows, and doors
that reflect or admit light and air into the halls, passageways or other public places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills. 
 25. Tenant must comply with requests by the Landlord concerning the informing of their employees of items of importance to the Landlord. 
 26. Tenant must comply with the State of California “No-Smoking” law set forth in California Labor Code Section 6404.5, and any local
“No-Smoking” ordinance which may be in effect from time to time and which is not superseded by such State law. 
 27. Tenant hereby
acknowledges that Landlord shall have no obligation to provide guard service or other security measures for the benefit of the Premises, the Building or the Project. Tenant hereby assumes all responsibility for the protection of Tenant and its
agents, employees, contractors, invitees and guests, and the property thereof, from acts of third parties, including keeping doors locked and other means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide
security protection for the Project or any portion thereof. Tenant further assumes the risk that any safety and security devices, services and programs which Landlord elects, in its sole discretion, to provide may not be effective, or may
malfunction or be circumvented by an unauthorized third party, and Tenant shall, in addition to its other insurance obligations under this Lease, obtain its own insurance coverage to the extent Tenant desires protection against losses related to
such occurrences. Tenant shall cooperate in any reasonable safety or security program developed by Landlord or required by law. 
 28. All
office equipment of any electrical or mechanical nature shall be placed by Tenant in the Premises in settings approved by Landlord, to absorb or prevent any vibration, noise and annoyance. 
 29. Tenant shall not use in any space or in the public halls of the Building, any hand trucks except those equipped with rubber tires and rubber side
guards. 
 30. No auction, liquidation, fire sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises without the
prior written consent of Landlord. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT D	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-4-	 	[AMLGMN]

 31. No tenant shall use or permit the use of any portion of the Premises for living quarters, sleeping
apartments or lodging rooms. 
 Landlord reserves the right at any time to change or rescind any one or more of these Rules and Regulations,
or to make such other and further reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management, safety, care and cleanliness of the Premises, Building, the Common Areas and the Project, and
for the preservation of good order therein, as well as for the convenience of other occupants and tenants therein. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenants, but no such waiver by
Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Project. Tenant shall be deemed to
have read these Rules and Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT D	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-5-	 	[AMLGMN]

 EXHIBIT E 
 FOUR EMBARCADERO CENTER 
 FORM OF TENANT’S ESTOPPEL CERTIFICATE 

The undersigned, as Tenant under that certain Office Lease (the “Lease”) made and entered into as of
                    , 200     by and between
                    , as Landlord, and the undersigned, as Tenant, for Premises on the
                     floor(s) of the office building located at
                    , certifies as follows: 
 1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The documents contained in Exhibit A represent the entire agreement between the
parties as to the Premises. 
 2. The undersigned currently occupies the Premises described in the Lease, the Lease Term commenced on
                    , and the Lease Term expires on
                    , and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the Premises, the
Building and/or the Project. 
 3. Base Rent became payable on
                    . 
 4. The
Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A. 
 5. Tenant has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with respect thereto except as follows: 
 6. All monthly installments of Base Rent, all Additional Rent and all monthly installments of estimated Additional Rent have been paid when due through
                    . The current monthly installment of Base Rent is
$                    . 
 7. All
conditions of the Lease to be performed by Landlord necessary to the enforceability of the Lease have been satisfied and Landlord is not in default thereunder. In addition, the undersigned has not delivered any notice to Landlord regarding a default
by Landlord thereunder. 
 9. No rental has been paid more than thirty (30) days in advance and no security has been deposited with
Landlord except the Security Deposit in the amount of $                     as provided in the Lease. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 		 	[AMLGMN]

 10. As of the date hereof, there are no existing defenses or offsets, or, to the undersigned’s
knowledge, claims or any basis for a claim, that the undersigned has against Landlord. 
 11. If Tenant is a corporation, limited liability
company, partnership or limited liability partnership, each individual executing this Estoppel Certificate on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified to do business in California and
that Tenant has full right and authority to execute and deliver this Estoppel Certificate and that each person signing on behalf of Tenant is authorized to do so. 
 12. There are no actions pending against the undersigned under the bankruptcy or similar laws of the United States or any state. 
 13. Other than in compliance with all applicable laws and incidental to the ordinary course of the use of the Premises, the undersigned has not used or stored any hazardous substances in the Premises. 
 14. All tenant improvement work to be performed by Landlord under the Lease has been completed in accordance with the Lease and has been accepted by the
undersigned and all reimbursements and allowances due to the undersigned under the Lease in connection with any tenant improvement work have been paid in full. 
 The undersigned acknowledges that this Estoppel Certificate may be delivered to Landlord or to a prospective mortgagee or prospective purchaser, and acknowledges that said prospective mortgagee or prospective
purchaser will be relying upon the statements contained herein in making the loan or acquiring the property of which the Premises are a part and that receipt by it of this certificate is a condition of making such loan or acquiring such property.

 Executed at                      on the
     day of                     , 200    . 

							
	“Tenant”:	 	
		
	  
	 	,
	a	 	 	 	
			
	 By:
	 	  
	 	
		 	 Its:
	 	 	 	
			
	 By:
	 	  
	 	
		 	 Its:
	 	 	 	

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	EXHIBIT E	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-2-	 	[AMLGMN]

 EXHIBIT F 
 FOUR EMBARCADERO CENTER 
 CALIFORNIA ASBESTOS NOTICE 
 In 1988, California enacted legislation (specifically, Chapter 10.4 of the Health and Safety Code, Section 25915 et seq.) requiring landlords
and tenants of commercial buildings constructed prior to 1979 to notify certain people, including each other and their respective employees working within such building, of any knowledge they may have regarding any asbestos-containing materials
(“ACM”) in the Building. 
 On July 13, 1995, Title 29, Code of Federal Regulations, Section 1910.1001 and 1926.1101
defined Presumed Asbestos Containing Material (“PACM”) as thermal system insulation (“TSI”) and surfacing material found in buildings constructed no later than 1980. The federal standard requires the building and/or facility
owner to notify contractors and tenants of the presence of ACM/PACM. On May 3, 1996, Cal/OSHA adopted the same notification requirements for PACM in Title 8 CCR 5208 & 1529. 
 This notification is being given to provide the information required under this Legislation in order to help you avoid any unintentional contact with the
ACM/PACM, to assure that appropriate precautionary measures are taken before disturbing any ACM/PACM, and to assist you in making appropriate disclosures to your employees and others. 
 We have engaged qualified asbestos consultants to survey the Building for asbestos and to assist in implementing an asbestos management plan that
includes, among other things, periodic reinspection and surveillance, air monitoring as necessary, information and training programs for building engineering and other measures to minimize potential fiber releases. A description of the current
Operations and Maintenance Program prepared for the Building (the “O&M Program”) is set forth on Schedule A attached hereto. Our asbestos consultant has provided us with the O&M Program, which in its qualified professional opinion,
fully complies with the disclosure requirements of Health and Safety Code Section 25915.1. 
 We have no reason to believe, based upon
the O&M Program, that the ACM/PACM in the Building is currently in a condition to release asbestos fibers that would pose a significant health hazard to the Building’s occupants. This should remain so if such ACM/PACM is properly handled
and remains undisturbed. You should take into consideration that our knowledge as to the absence of health risks is based solely upon general information and the information contained in the O&M Program, and that we have no special knowledge
concerning potential health risks resulting from exposure to asbestos in the Building. We are therefore required by the above-mentioned legislation to encourage you to contact local or state public agencies if you wish to obtain a better
understanding of the potential impacts resulting from exposure to asbestos. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 		 	[AMLGMN]

 Because any tenant alterations or other work at the Building could disturb ACM/PACM and possibly release
asbestos fibers into the air, we must require that you obtain our written approval prior to beginning such projects. This includes major alterations, but might also include such activities as drilling or boring holes, installing electrical,
telecommunications or computer lines, sanding floors, removing ceiling tiles or other work which disturbs ACM/PACM. In many cases, such activities will not affect ACM/PACM, but you must check with the property manager in advance, just in case. You
should check with the property manager at the address set forth on Schedule A. The property manager will make available such instruction as may be required. An individual or contractor who is not qualified to handle ACM/PACM should not attempt any
such work. In the areas specified in Schedule A, you should avoid touching or disturbing the ACM/PACM in any way. If you observe any activity that has the potential to disturb the ACM/PACM, please report the same to the property manager
immediately. 
 Further information concerning asbestos handling procedures in general can be found in the Building’s O & M
Program, located in the Building office at the address set forth on Schedule A. We also encourage you to contact local, state or federal public health agencies if you wish to obtain further information regarding asbestos containing materials.

 In connection with the foregoing, we have adopted the following policies (which shall be considered rules under tenant leases):

  

	 	(1)	the owner, and representatives of the owner, including, without limitation, the owner’s ACM/PACM consultant, are entitled to enter into the premises of any tenant to inspect
for ACM/PACM, perform air tests and abatement; and 

  

	 	(2)	any tenant, contractor, or other party must obtain our prior written approval before performing any alterations on any tenant space, or performing any other work at the property
that might disturb ACM/PACM or involve exposure to asbestos fibers as described above. 

 California law also requires persons
in the course of doing business whose activities may result in exposures to asbestos and other substances regulated under the Safe Drinking Water and Toxic Enforcement Act of 1986, commonly referred to as Proposition 65, to provide a clear and
reasonable warning. Accordingly, you are advised as follows: 
 WARNING: The areas within the Building that are described in Schedule A below
contain a substance known to the State of California to cause cancer. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 		 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-2-	 	[AMLGMN]

 SCHEDULE A 
 TO 
 NOTICE CONCERNING ASBESTOS 
  

			
	BUILDING:	 	Four Embarcadero Center
	PROPERTY MANAGER:	 	Bonnie Pybus
	ADDRESS OF BUILDING OFFICE:	 	 Boston Properties
 Four Embarcadero Center

Lobby Level, Suite One
 San Francisco, CA 94111
 Telephone: (415) 772-0553

  

	I.	EXISTING OPERATIONS AND MAINTENANCE PROGRAM (“O&M PROGRAM”) AND ASBESTOS SURVEYS WHICH DESCRIBE THE EXISTENCE, LOCATION AND CONDITION OF ACM

  

	 	The	O&M Programs that have been prepared for the Building since September 1989 are generally described as follows: 

  

	 	A.	O&M PROGRAM 

  

					
	 	  	 DATE
	  	 DESCRIPTION

	 1.
	  	 July 1999
	  	 O&M Program prepared by Law Engineering and Environmental Services, Inc.

			
	 2.
	  	 September 1989
	  	 Draft O&M Plan prepared by Galson Technical Services

  

	 	B.	SURVEYS 

  

							
	 	  	 DESCRIPTION
	  	 BY COMPANY
	  	DATE
	 1.
	  	Asbestos Survey at the Embarcadero Center Complex, San Francisco, CA	  	EAL Corporation	  	02/83
				
	 2.
	  	Survey for Asbestos Containing Materials at Four Embarcadero Center, San Francisco, California	  	Galson Technical Services	  	10/86
				
	 3.
	  	Results of Fireproofing Sampling for Asbestos, Four Embarcadero Center	  	Galson Technical Services	  	03/92
				
	 4.
	  	Semi-Annual Environmental Monitoring Survey, Embarcadero Center Complex (SCA #BI-424, 514 & 520)	  	SCA Environmental, Inc.	  	07/92

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	SCHEDULE A	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-1-	 	[AMLGMN]

							
	 	  	 DESCRIPTION
	  	 BY COMPANY
	  	DATE
	 5.
	  	Semi-Annual Air Monitoring Survey for Asbestos Fiber at Embarcadero Complex (SCA #BI-633)	  	SCA Environmental, Inc.	  	01/93
				
	 6.
	  	Semi-Annual Air Monitoring Survey for Asbestos Fiber at Embarcadero Complex (SCA #BI-713.00)	  	SCA Environmental, Inc.	  	06/93
				
	 7.
	  	Semi-Annual Environmental Monitoring Survey, Embarcadero Center Complex (SCA #BI-821.00)	  	SCA Environmental, Inc.	  	11/93
				
	 8.
	  	Semi-Annual Environmental Monitoring Survey, Embarcadero Center Complex (SCA #BI-950.00)	  	SCA Environmental, Inc.	  	06/94
				
	 9.
	  	Semi-Annual Air Monitoring Survey for Asbestos Fiber at Embarcadero Complex (SCA #F-1479)	  	SCA Environmental, Inc.	  	02/96
				
	 10.
	  	Semi-Annual Air Monitoring Survey for Asbestos Fiber at Embarcadero Complex (SCA #F-1642)	  	SCA Environmental, Inc.	  	07/96
				
	 11.
	  	Semi-Annual Environmental Monitoring Survey, Embarcadero Center Complex (SCA #F-1874)	  	SCA Environmental, Inc.	  	01/97
				
	 12.
	  	Asbestos Abatement Summary Report for 4EC, 16th
Floor	  	Hygienetics Environmental	  	4/7/97
				
	 13.
	  	Asbestos Abatement Summary Report for 4EC, 16th
Floor	  	Hygienetics Environmental	  	6/4/97
				
	 14.
	  	Semi-Annual Environmental Monitoring Survey, Embarcadero Center Complex (SCA #F-2133)	  	SCA Environmental, Inc.	  	06/97
				
	 15.
	  	Letter-Report – Asbestos Abatement Summary Report, 4EC, 17th Floor	  	Hygienetics Environmental	  	8/20/97
				
	 16.
	  	Environmental Site Assessment, Four Embarcadero Center, San Francisco, California	  	ENSR Corporation	  	10/97

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	SCHEDULE A	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-2-	 	[AMLGMN]

							
	 	  	 DESCRIPTION
	  	 BY COMPANY
	  	DATE
	17.	  	Letter-Report – Asbestos Abatement Summary Report, 4EC, 17th Floor	  	Hygienetics Environmental	  	10/20-
21/97
				
	18.	  	Environmental Site Assessment, Four Embarcadero Center, San Francisco, California	  	ENSR Corporation	  	1998
				
	19.	  	Semi-Annual Environmental Monitoring Survey, Embarcadero Center Complex (SCA #F2422)	  	SCA Environmental, Inc.	  	02/98
				
	20.	  	Letter-Report – Asbestos Abatement Summary Report, 4EC, 39th Floor Southeast Corner Suite	  	Hygienetics Environmental	  	3/11/98
				
	21.	  	Bulk Asbestos Sample Results, Embarcadero Center Three – 4th, 10th, 12th, and 13th floors	  	Hygienetics Environmental	  	04/98
				
	22.	  	Report of Phase I Environmental Site Assessment and Limited Asbestos Survey	  	Law Engineering and Environmental Services, Inc.	  	07/98
				
	23.	  	Semi-Annual Environmental Monitoring Survey, Embarcadero Center Complex (SCA #F-2807)	  	SCA Environmental, Inc.	  	08/98
				
	24.	  	Misc. Correspondence – Asbestos Abatement for 4EC 36th
Floor VFT & Mastics [Job #91022.008]	  	Hygienetics Environmental	  	5/14/99
				
	25.	  	Misc. Correspondence re: 4EC Promenade Asbestos Abatement	  	Hygienetics Environmental	  	5/17-
18/99
				
	26.	  	Letter-Report – Asbestos Abatement 12 x 12 VFT and Associated Asbestos-Containing Mastics, 4EC, Suite 3620, San Francisco, CA [Job #91022.013]	  	Hygienetics Environmental	  	1/13/00
				
	27.	  	Indoor Air Quality Investigations for the Embarcadero Center Complex, San Francisco, CA (SCA #B-4825)	  	SCA Environmental, Inc.	  	8/03/01

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	SCHEDULE A	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-3-	 	[AMLGMN]

							
	 	  	 DESCRIPTION
	  	 BY COMPANY
	  	DATE
	28.	  	Indoor Air Quality Investigations for the Embarcadero Center Complex, San Francisco, CA (SCA #B-5633)	  	SCA Environmental, Inc.	  	8/22/02
				
	29.	  	Environmental Monitoring: Asbestos-Containing Mastics & Lead Sheeting Removal, 4EC, 37th & 38th Floor	  	Hygienetics Environmental	  	10/8/02
				
	30.	  	Asbestos Abatement, 4EC, 19th Floor Vinyl Flooring &
Mastics – Genstar, Common Area & Vacant Suite	  	Hygienetics Environmental	  	11/1/02
				
	31.	  	Final Report: Vinyl Floor Tile Mastic Abatement Activities, Four Embarcadero Center, 6th Floor Kitchen, Suite 600, San Francisco, CA (SCA #B-5922)	  	SCA Environmental, Inc.	  	1/31/03
				
	32.	  	Final Report: Vinyl Floor Tile Mastic Abatement Activities, Four Embarcadero Center, 6th Floor Stairway, Suite 600, San Francisco, CA (SCA #B-5922.AS)	  	SCA Environmental, Inc.	  	3/18/03
				
	33.	  	Indoor Air Quality Investigations for the Embarcadero Center Complex, San Francisco, CA (SCA #B-6244)	  	SCA Environmental, Inc.	  	8/12/03
				
	34.	  	Letter-Report – Asbestos Survey for 4EC 20th Floor VCT
and Mastics (SCA #B-6407)	  	SCA Environmental, Inc.	  	10/2/03
				
	35.	  	Final Report: Floor Mastic Abatement Activities, Four Embarcadero Center, 20th Floor Central Elevator Lobby, San Francisco, CA (SCA #B-6407)	  	SCA Environmental, Inc.	  	10/21/03
				
	36.	  	Letter-Report – Asbestos Survey for 4EC Vent Room Floor VCT and Mastics (SCA #B-6583)	  	SCA Environmental, Inc.	  	2/19/04
				
	37.	  	Letter-Report – Partial Asbestos Survey for 4EC 31st
Floor VCT and Mastics (SCA #B-6728)	  	SCA Environmental, Inc.	  	5/17/04

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	SCHEDULE A	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-4-	 	[AMLGMN]

							
	 	  	 DESCRIPTION
	  	 BY COMPANY
	  	DATE
	38.	  	Final Report: Vinyl Floor Tile & Mastic Abatement Activities, 4EC, 31st Floor 9SCA #B-6728)	  	SCA Environmental, Inc.	  	7/8/04
				
	39.	  	Indoor Air Quality Investigations for the Embarcadero Center Complex, San Francisco, CA (SCA #B-6803)	  	SCA Environmental, Inc.	  	8/15/04
				
	40.	  	Letter-Report – Partial Asbestos Survey for 4EC 24th
Floor VCT and Mastics (SCA #B-6728)	  	SCA Environmental, Inc.	  	6/24/05
				
	41.	  	Indoor Air Quality Investigations for the Embarcadero Center Complex, San Francisco, CA (SCA #B-7336)	  	SCA Environmental, Inc.	  	8/22/05
				
	42.	  	Letter-Report – Partial Asbestos Survey for 4EC Former Foot Locker Flooring Mastics (SCA #B-7303.06)	  	SCA Environmental, Inc.	  	9/23/05
				
	43.	  	Letter-Report – Partial Asbestos Survey for 4EC Lobby Level Former Harbor Village Restaurant Flooring Mastics (SCA #B-7500)	  	SCA Environmental, Inc.	  	10/25/05
				
	44.	  	Letter-Report – Partial Asbestos Survey for 4EC 7th
Floor South Flooring Mastics (SCA #B-7502)	  	SCA Environmental, Inc.	  	10/25/05
				
	45.	  	Final Report: Floor Mastic Abatement Activities, 4EC, 7th
Floor South (SCA #B-7502)	  	SCA Environmental, Inc.	  	11/14/05
				
	46.	  	Letter-Report – Partial Asbestos Survey for 4EC 7th
Floor Northwest VAT & Mastics (SCA #B-7543)	  	SCA Environmental, Inc.	  	11/29/05
				
	47.	  	Final Report: Floor Mastic Abatement Activities, 4EC, former Harbor Village Restaurant (SCA #B-7500)	  	SCA Environmental, Inc.	  	11/29/05
				
	48.	  	Letter-Report – Partial Asbestos Survey for 4EC 34th
Floor Flooring (SCA #B-7840)	  	SCA Environmental, Inc.	  	5/23/06

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	SCHEDULE A	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-5-	 	[AMLGMN]

							
	 	  	 DESCRIPTION
	  	 BY COMPANY
	  	DATE
	49.	  	Letter-Report – Partial Asbestos Survey for 4EC 37th
Floor Flooring (SCA #B-7850)	  	SCA Environmental, Inc.	  	5/23/06
				
	50.	  	Final Report: Floor Mastic Abatement Activities, 4EC, 34th
Floor (SCA #B-7840)	  	SCA Environmental, Inc.	  	8/16/06
				
	51.	  	Indoor Air Quality Investigations for the Embarcadero Center Complex, San Francisco, CA (SCA #B-7882)	  	SCA Environmental, Inc.	  	8/25/06

  

	II.	CONTENTS OF O&M PROGRAM 

 The Table of Contents
of the O&M Program contains the following sections: 
  

					
	 Section Page
	  	 
	I.	  	INTRODUCTION	  	1-1
	II.	  	ASBESTOS BACKGROUND	  	2-1
	III.	  	ABATEMENT ALTERNATIVES	  	3-1
	IV.	  	SUPERVISORY STRUCTURE	  	4-1
	V.	  	NOTIFICATION LETTERS AND AWARENESS PROGRAM	  	5-1
	VI.	  	MEDICAL SURVEILLANCE PROGRAM	  	6-1
	VII.	  	MAINTENANCE PROCEDURES	  	7-1
	VIII.	  	EMPLOYEE TRAINING PROGRAMS	  	8-1
	IX.	  	INSPECTION PLAN	  	9-1
	X.	  	DOCUMENTATION AND RECORDKEEPING	  	10-1
	XI.	  	EMERGENCY OPERATING PROCEDURES	  	11-1
	XII.	  	EQUIPMENT LIST AND SUGGESTED MANUFACTURERS	  	12-1

  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	SCHEDULE A	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-6-	 	[AMLGMN]

	III.	SPECIFIC LOCATIONS WHERE ACM IS PRESENT IN ANY QUANTITY 

  

							
	 Material
	  	 Asbestos Quantity
	  	Location	  	Report
	Roof Flashing Materials	  	3% Chrysotile	  	Roof	  	1997 ENSR
				
	Floor Tile	  	8-12% Chrysotile	  	Street Level - Vent Room	  	1997 ENSR
				
	Floor Tiles & Mastics	  	 1-5% Chrysotile in tiles and
 5-10% Chrysotile in
mastics
	  	Street Level – Vent Room	  	2004 SCA
				
	Black mastics	  	5-10% Chrysotile	  	24th Floor Elevator Lobby
and Northwest Core
Areas	  	2005-SCA
				
	Black mastics	  	10-20% Chrysotile	  	7th Floor Northwest Kitchen
&
Offices	  	2005-SCA
				
	Blonde hardwood flooring overlaying plywood with dark brown mastics over concrete substrates	  	5-10% Chrysotile in the black mastics	  	4EC 34th Floor Kitchen,
Receptionist &
Conference
Rooms	  	2006 SCA
				
	Planked oak hardwood flooring with yellow mastics over plywood underlayment with dark brown mastics over concrete	  	5-10% Chrysotile in the black mastics	  	4EC 34th Floor Northeast
Office	  	2006 SCA
				
	12-inch square beige vinyl composite floor tiles with cream-colored streaks and yellow mastics over concrete	  	1-5% Chrysotile in the tiles Only	  	4EC 34th Floor Storage
Room	  	2006 SCA

 THE O&M PROGRAM DESCRIBED ABOVE, INCLUDING SAMPLING PROCEDURES AND THE ASBESTOS SURVEYS, ARE
AVAILABLE FOR REVIEW DURING NORMAL BUSINESS HOURS IN THE BUILDING OFFICE, AT THE ABOVE ADDRESS, MONDAY THROUGH FRIDAY EXCEPT LEGAL HOLIDAYS. NO REPRESENTATIONS OR WARRANTIES WHATSOEVER ARE MADE REGARDING THE O&M PROGRAM, THE REPORTS CONCERNING
SUCH O&M PROGRAM OR THE SURVEYS (INCLUDING WITHOUT LIMITATION, THE CONTENTS OR ACCURACY THEREOF), OR THE PRESENCE OR ABSENCE OF TOXIC OR HAZARDOUS MATERIALS IN, AT, OR UNDER ANY PREMISES, BUILDING, OR THE PROJECT. 
  

					
		 		 	FOUR EMBARCADERO CENTER
	607152.05/WLA	 	SCHEDULE A	 	[Nighthawk Radiology Services, LLC]
	E2621-081/1-8-07/kt/kt	 	-7-	 	[AMLGMN]

 EXHIBIT G 
 FORM OF LETTER OF CREDIT 
 (Letterhead of a money center bank 
 acceptable to the Landlord) 
 Beneficiary: 
 Four Embarcadero Center Venture 
 A California general partnership 

(address) 
 Gentlemen: 
 We hereby establish our Irrevocable standby Letter of Credit No.
                     in your favor, for the account of
Nighthawk             , in the amount of USD              available by your draft drawn at sight on us
and accompanied by the following document: 
  

	 	1.	the original letter of credit and amendments, if any; 

  

	 	2.	any one of the following beneficiary’s statement, purportedly signed by an authorized representative, as follows: 

 “The undersigned hereby certifies that the amount of this drawing for
USD              under              Bank letter of credit
no.              is due and owing to the undersigned beneficiary by Nighthawk Radiology Services.” 
 Or 
 “The undersigned hereby certifies that beneficiary has been notified that
             Bank’s letter of credit
no.                       will not be automatically renewed beyond the current expiration date and applicant has not
delivered an acceptable replacement letter of credit at least 30 days prior to the current expiration date.” 
 It is a condition of
this letter of credit that it shall be deemed automatically extended without amendment for one year periods from the present or any future expiration date hereof, but nor beyond
             (final expiration date) unless at least sixty (60) days prior to any such expiration date we notify you by overnight courier at the above address or any different
address as stated in an amendment to this letter of credit, that we elect not to consider this letter of credit renewed for any such additional period. 
 This Letter of Credit is transferable successively in its entirety only up to the then available amount in favor of a nominated transferee that is the successor in interest to the named beneficiary or is the new owner
of certain stated property (“transferee”), assuming such transfer to such transferee is in compliance with all U.S. Dept. of Commerce and U.S. Treasury Dept. regulation. The transfer must be effected by Comerica Bank. At the time of
transfer, the original letter of credit and original amendments, if any, must be surrendered to us together with our enclosed transfer form (Schedule “A”) which forms an integral part of this letter of credit, duly signed by the
beneficiary, and the payment of our customary transfer fees. 
  

			
		 	
	607152.05/WLA	 	
	E2621-081/1-8-07/kt/kt	 	

 We hereby agree with you that if drafts and documents are presented to either Comerica Bank, 100 NE Third
Ave., Suite 600, Fort Lauderdale, Fl 33301 prior to 11:00 A.M. eastern time or to Comerica Bank, 2 Embarcadero Center, 3rd floor, San Francisco, CA 94111 prior to 11:00 A.M. pacific time on a business day, and provided that such drafts and documents presented strictly conform to the terms and conditions of this Letter of Credit, payment shall be
initiated by us in immediately available funds by our close of business on the succeeding business day. If drafts and documents are presented to Comerica Bank, 100 NE Third Ave., Suite 600, Fort Lauderdale, Fl 33301 after 11:00 A.M. eastern
time or to Comerica Bank, 2 Embarcadero Center, 3rd floor, San Francisco, CA 94111 after 11 A.M. pacific time on a
business day, and provided that such drafts and documents strictly conform to the terms and conditions of this Letter of Credit, payment shall be initiated by us in immediately available funds by our close of business on the second succeeding
business day. As used in this Letter of Credit, “business day” shall mean any day other than a Saturday, Sunday or a day on which banking institutions in the states of Florida or California are authorized or required by law to close. If
the expiration date for this Letter of Credit shall ever fall on a day which is not a business day then such expiration date shall automatically be extended to the date which is the next business day. 
 We agree to notify you in writing by courier service of any change of our above mentioned addresses. 
 Presentation of a drawing under this Letter of Credit may be made on or prior to the then current expiration date hereof by hand delivery, courier
service, overnight mail, or facsimile. Presentation by facsimile transmission shall be by transmission of the above required document and your sight draft drawn on us together with this original Letter of Credit to either facsimile number:
(            )              for Florida or
(            )              for California, attention: the manager, standby letter of credit department, with
telephonic confirmation of our receipt of such facsimile transmission at our telephone number (            )
             for Florida or
(            )                          for
California or to such other facsimile or telephone numbers, as to which you have received written notice from us as being the applicable such number). We agree to notify you in writing by courier service of any change in such direction. Any
facsimile presentation pursuant to this paragraph shall also state thereon that the original of such document, sight draft and Original Letter of Credit are being remitted, for delivery on the next business day, to Comerica Bank at the applicable
address for presentment pursuant to the paragraph preceding this one. 
 This Letter of Credit shall expire on
                     or any automatically extended date. 
 This Letter of Credit is governed by the Uniform Customs and Practice for Documentary Credits (1993 Revision), International Chamber of Commerce Publication 500. 
 SPECIMEN WORDING ONLY 
  

					
		 		 	
	607152.05/WLA	 		 	
	E2621-081/1-8-07/kt/kt	 	-2-	 	

 SCHEDULE A 
 TRANSFER FORM ANNEX “A” 
 WHICH FORMS AN INTEGRAL PART TO COMERICA BANK STANDBY
LETTER OF CREDIT NO.                      
  

					
	 TO:
	  	COMERICA BANK	  	
		  	100 NE THIRD AVE., SUITE 600	  	
		  	FORT LAUDERDALE, FL 33301	  	DATE:                     

 FOR VALUE RECEIVED, THE UNDERSIGNED BENEFICIARY HEREBY IRREVOCABLY TRANSFERS ALL RIGHTS UNDER THE ABOVE MENTIONED
LETTER OF CREDIT TO: 
                                       
                                        
                                        
                                        
                                        
                                        
                    
 (NAME OF TRANSFEREE)

                                       
                                        
                                        
                                        
                                        
                                        
                    
 (ADDRESS OF
TRANSFEREE) 
 WE HEREBY CERTIFY THAT THE TRANSFEREE IS (CHECK ONE): 
  

	 ̈	THE SUCCESSOR IN INTEREST TO THE BENEFICIARY; 

  

	 ̈	THE NEW OWNER OF A CERTAIN STATED BUILDING LOCATED AT
                                        
                                        

                                       
                                        
                                        
                                        
                                        
                                        
                    
 BY THIS TRANSFER, ALL RIGHTS OF THE
UNDERSIGNED BENEFICIARY IN COMERICA BANK LETTER OF CREDIT NO.                      ARE TRANSFERRED IN ITS ENTIRETY TO THE TRANSFEREE AND
THE TRANSFEREE SHALL HAVE THE SOLE RIGHTS AS BENEFICIARY THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER NOW EXISTING OR HEREAFTER MADE. ALL AMENDMENTS ARE TO BE ADVISED DIRECTLY TO THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT
OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY. 
 THE ORIGINAL LETTER OF CREDIT
NO.                      PLUS ALL ORIGINAL AMENDMENTS, IF ANY, ARE ENCLOSED HERETO AND WE ASK YOU TO ENTER THE TRANSFER ON THE REVERSE
SIDE OF THE ORIGINAL LEFT ER OF CREDIT AND FORWARD IT TOGETHER WITH THE AMENDMENTS, IF ANY, DIRECTLY TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER. 
  

					
		  		  	VERY TRULY YOURS,
			
	 SIGNATURE AUTHENTICATED
	  		  	
			
	  
	  		  	  

	 (NAME OF BANK)
	  		  	SIGNATURE OF BENEFICIARY
			
	
	  		  	BENEFICIARY’S NAME:
                                       
             
	 (AUTHORIZED SIGNATURE)
	  		  	  

  

					
		 		 	
	607152.05/WLA	 		 	
	E2621-081/1-8-07/kt/kt	 	-1-Agreement for Sale and Purchase

 Exhibit 10.1 
 AGREEMENT FOR SALE AND PURCHASE 
 This Agreement for Sale and Purchase (the
“Agreement”) is made by and between TOWER PARK MARINA INVESTORS, L. P., a California limited partnership (“Seller”), and KAMPGROUNDS OF AMERICA, INC., a Montana corporation (“Buyer”). 
 RECITALS 
  

	1)	Seller is the Lessee under the Lease and the owner of the Land and Improvements (all capitalized terms used in these recitals are hereinafter defined) located in San Joaquin County,
California, a portion of which is leased to and operated by Buyer as a recreational vehicle campground, and the remainder of which is operated by Seller and/or Seller’s tenants as a marina, boat storage facility, and cropland, all of which,
collectively is known as Tower Park Marine Resort. 

  

	2)	Seller desires to sell to Buyer, and Buyer desires to purchase, the Lease, Land, Improvements and certain other assets comprising the business known as Tower Park Marine Resort,
some of which Buyer will lease back to Seller to enable Seller to continue to operate the marina and boat storage operations. The marina and boat storage operations which Seller will continue to operate after the Closing under the Lease Back
Agreement will be referred to herein as the “Marina Operations.” 

 AGREEMENT 
 NOW, THEREFORE, in consideration of the mutual covenants and agreements stated in this Agreement, Seller and Buyer agree: 
  

	1)	Purchase and Sale. Subject to all of the terms and conditions of this Agreement, Seller shall sell to Buyer, and Buyer shall purchase from Seller, the “Property,”
which is defined to mean: 

  

	 	a)	Land located near the City of Lodi, County of San Joaquin, State of California, and more specifically described in Exhibit A attached hereto (the “Land”);

  

	 	b)	The leasehold in the real property more specifically described in Exhibit B attached hereto (the “Leasehold”) held by Seller pursuant to that certain Lease # PRC
4194.1 dated January 1, 1999, between the State of California as Lessor and Seller as Lessee(the “Lease”); 

  

	 	c)	All of Seller’s right, title and interest in the improvements, including, buildings, parking areas, recreational facilities, landscaping, fixtures, and other improvements
(excluding fixtures and other improvements owned by Seller’s tenants or licensees) now situated on the Land or the Leasehold(collectively, the “Improvements”); 

  

	 	d)	 All of Seller’s right, title and interest in all tangible personal property, including furniture, machinery, apparatus, equipment, building materials,
supplies, signs, 

	 	 
tools, decorations, security systems, appliances, office equipment, inventory, computer hardware and software (to the extent the same is used by Seller
solely in connection with its ownership, management or operation of the Improvements, the Leasehold, or the Land), appliances, tools, recreational equipment, carpeting and other floor coverings, window treatments, safes and other tangible personal
property owned by Seller and currently used in the operation, repair and maintenance of the Land and the Improvements and situated thereon (collectively, the “Personal Property”), with the exception of certain items which Seller uses in
the Marina Operations, and any items that are not essential to the ownership, management, repair, maintenance or operation of the Improvements or the Land or the Leasehold as the same are currently owned, managed, repaired, maintained and operated
(the “Excluded Personal Property Items”). The Personal Property to be conveyed is subject to depletions, replacements and additions in the ordinary course of Seller’s business. Prior to the expiration of the Inspection Period
(hereinafter defined), Seller and Buyer shall use reasonable efforts to agree upon and prepare an inventory of (i) all items constituting the Personal Property, which then shall be described in Exhibit C-1, which will be attached to this
Agreement and, by this reference, made part of it, and (ii) all items constituting the Excluded Personal Property Items which shall be described in Exhibit C-2, which will be attached to this Agreement and, by this reference, made part
of it; 

  

	 	e)	All of Seller’s right, title and interest in all easements, rights, privileges, entitlements, hereditaments, and appurtenances belonging to or inuring to the benefit of Seller
and pertaining to the Land, if any, including any water or mineral rights owned by or leased to Seller, if any (together with the Land, the Leasehold, and the Improvements, the “Real Property”); 

  

	 	f)	All of Seller’s right, title and interest in and to any street, right of way, alley or road abutting the Land or the Leasehold to the center lines thereof;

  

	 	g)	All of Seller’s right, title and interest as Lessor in any leases or other occupancy agreements, contracts or reservations for the use or occupancy of the Property, other than
the dry and wet slip leases included in the Marina Operations (as depicted on the diagram(s) attached hereto as Exhibit D) which shall be retained by Seller (the “Leases”). The Leases shall include all leases for the restaurant,
boat service providers, and tenant farmers. The Leases are listed on Exhibit E, attached hereto; 

  

	 	h)	All of Seller’s right, title and interest in all books, records, and rate lists (whether in electronic format or reduced to paper), any card key deposits, reservation deposits,
and any prepaid rent, storage fees and other revenues attributable to the period after the Closing Date (hereinafter defined)but shall not include any of these items to the extent they are part of the Marina Operations. 

  

	 	i)	 All of Seller’s right, title and interest in all intangible personal property, in its possession, related to the Land, including, without limitation: all
databases and mailing lists for past and present clients and customers for the previous two years; all plans and specifications, site plans, plats, surveys, engineering studies and other architectural and engineering drawings for the Land, if any;
warranties and 

  

 2 

	 	 
guaranties issued in connection with the Improvements or the Personal Property; all transferable consents, authorizations, bonds, variances or waivers,
licenses, permits, utility rights, development rights and approvals from any governmental or quasi-governmental agency, department, board, commission, bureau or other entity or instrumentality solely in respect of the Land or the Improvements; all
tenant lists, telephone and fax numbers and marketing, advertising and other promotional drawings, brochures, booklets and materials to the extent they relate exclusively to the Property, subject to Buyer’s compliance (at its reasonable cost)
with applicable governmental rules and regulations regarding the assignment and transfer of any governmental or quasi-governmental licenses, permits and bonds. All of the items listed above in this subsection (i), collectively, are referred to in
this Agreement as the “Intangible Personal Property,” provided that Intangible Personal Property shall not include any items associated with the Marina Operations. Seller shall reasonably cooperate with Buyer in effecting an assignment and
transfer of the Intangible Personal Property. Prior to the expiration of the Inspection Period, Seller and Buyer shall use reasonable efforts to agree upon, and prepare a schedule of Intangible Personal Property, which then shall be described in
Exhibit F, which will be attached to this Agreement and, by this reference, made part of it; 

  

	 	j)	All of Seller’s right, title and interest in any service contracts and equipment leases relating to the operation, maintenance, ownership or management of the Land, the
Leasehold, the Improvements or the Personal Property, other than the Marina Operations (collectively, the “Service Contracts”) (but only to the extent Seller’s obligations thereunder are expressly assumed by Buyer pursuant to the
terms of this Agreement); and 

  

	 	k)	All of Seller’s membership and voting interests in the Little Potato Slough Mutual Water Company, a California nonprofit mutual benefit corporation. 

 

	2)	Purchase Price. The purchase price (the “Purchase Price”) for the Property is Thirteen Million Five Hundred Thousand Dollars ($13,500,000.00), subject to prorations
and adjustments stated below, and it shall be payable as follows: 

  

	 	a)	 On November 3, 2006, Buyer delivered to First American Title Insurance Company, 10100 Trinity Parkway, Suite 100, Stockton, California 95219, Attention:
Virginia Bressman (the “Escrow Agent”) an earnest money cash deposit in the amount of One Hundred Thousand Dollars ($100,000.00) (the “Initial Deposit”) in accord with that certain Escrow Agreement between Seller and Buyer dated
October 27, 2006 (the “Escrow Agreement”). Seller may, from time to time, with Buyer’s written consent , draw upon the Initial Deposit to pay the costs of filing for and obtaining approval from the Securities and Exchange
Commission of the form of solicitation and, thereafter, Seller’s limited partners, of the sale of the Property. If the Closing does not occur and the sole cause of the failure to close is Seller’s default under this Agreement, and if Buyer
is otherwise entitled to receive the Initial Deposit, Seller shall promptly repay any amounts it has withdrawn from escrow and the full amount of the Initial Deposit will be refunded to Buyer. If the Closing does not occur and the cause of the
failure to close is Buyer’s, including Buyer’s election during the Inspection Period not to 

  

 3 

	 	 
proceed with the Closing for any reason, then if Buyer is otherwise entitled to a return of the Initial Deposit, the Initial Deposit, less amounts Buyer has
withdrawn, shall be the amount returned to Buyer. 

  

	 	b)	If Buyer does not terminate this Agreement on or before the expiration of the Inspection Period, then no later than two (2) business days after the expiration of the Inspection
Period, Buyer shall make an additional deposit of One Hundred Thousand Dollars ($100,000.00) (the “Additional Deposit”) in cash (collectively, the Initial Deposit and the Additional Deposit shall be referred to hereinafter as the
“Deposit”). 

  

	 	c)	The Deposit, as installments of same are paid, will be placed and held in escrow by the Escrow Agent in money market mutual funds customarily used by the Escrow Agent for such
purposes. Any interest earned by the Deposit shall be considered as part of the Deposit. Except as otherwise provided in this Agreement, the Deposit will be applied to the Purchase Price at the Closing. All interest earned on the Deposit while in
escrow shall be reported to the Internal Revenue Service using Buyer’s employer identification number; Buyer shall submit an executed Form W-9 to Escrow Agent with the Initial Deposit. 

  

	 	d)	At the Closing, Buyer shall pay Seller Thirteen Million Five Hundred Thousand Dollars ($13,500,000.00), inclusive of the Deposit in its entirety (including sums withdrawn by Seller
under a) above) and subject to adjustment for the prorations as provided herein, to a bank account designated by Seller via wire transfer in immediately available funds. Such payment shall be made by Buyer depositing the appropriate amount with the
Escrow Agent on or before the Closing Date, and the Escrow Agent paying the applicable amount to Seller on the Date of Closing to a bank account designated by Seller via wire transfer in immediately available funds. 

  

	 	e)	Prior to the end of the Inspection Period, Seller and Buyer shall agree regarding the allocation of the Purchase Price among the Land, Personal Property, the Leasehold, and other
property. 

  

	3)	 Survey. Within five (5) days after the Effective Date (as hereinafter defined), Seller shall furnish Buyer with all boundary, topographic, as-built, or
other surveys of the Land in Seller’s possession and a copy of Seller’s existing title policy with respect to the Land. Within forty-five (45) days after the Effective Date, Buyer shall obtain and deliver to Seller a commitment for
title insurance on the Land, the Leasehold, and the Improvements issued by Buyer’s title company (“Title Commitment”) and, if desired by Buyer, a survey prepared for Buyer at its expense in accordance with the “Minimum Standard
Detail Requirements for Land Title Surveys” jointly established and adopted by ALTA and NSPS (the “Survey”). No later than fifteen (15) days after the later to be received of the Title Commitment and the Survey (or if such
fifteenth day is not a business day, no later than the next business day following such fifteenth day), Buyer shall provide written notice to Seller of any matters shown by the Title Commitment or the Survey which are not satisfactory to Buyer,
which notice (“Title/Survey Notice”) must specify the reason such matter(s) are not satisfactory. The parties then shall have until ten (10) days following Seller’s receipt of the 

  

 4 

	 	 
Title/Survey Notice (the “Title Determination Date”) to make such arrangements or take such steps as they shall mutually agree to satisfy
Buyer’s objection(s); provided, however, that Seller shall have no obligation whatsoever to expend or agree to expend any funds, to undertake or agree to undertake any obligations or otherwise to cure or agree to cure any title or survey
objections, and Seller shall not be deemed to have any obligation to cure unless Seller expressly undertakes such an obligation by a written notice to or written agreement with Buyer given or entered into on or prior to the Title Determination Date
and which recites that it is in response to a Title/Survey Notice. In addition, to the extent that a matter shown by the Title Commitment or Survey is in the form of a lien to secure a borrowing of monies by Seller, or is any other voluntary
monetary lien permitted by Seller as evidenced by Seller’s execution of such lien instrument, or is a mechanic’s lien for labor or materials provided to the Land, or is a judgment lien against Seller (each, a “Required Item”),
then notwithstanding anything to the contrary set forth in this Agreement, Seller shall be obligated to cure such matter on or before the Date of Closing (provided Seller may use the proceeds of the Purchase Price payable to Seller at Closing to
effect a cure thereof). Buyer’s sole right with respect to any Title Commitment or Survey matter to which it objects in a Title/Survey Notice, as applicable, given in a timely manner shall be to elect on or before 6:00 p.m. PST on the second
business day following the Title Determination Date to terminate this Agreement. All matters shown in the Title Commitment (except Required Items) and/or Survey with respect to which Buyer fails to give a Title/Survey Notice, as applicable, on or
before the last date for so doing, or with respect to which a timely Title/Survey Notice, as applicable, is given but Seller fails to undertake an express obligation to cure as provided above, shall be deemed to be approved by Buyer as
“Permitted Encumbrances”, subject, however, to Buyer’s termination right provided in Section 11(c) hereof. Any matters affecting title to the Property first arising after the date of the Title/Survey Notice shall be Permitted
Encumbrances unless Buyer objects to the same by written notice given to Seller within five(5) business days after Buyer receives information concerning the same which is reasonably sufficient to permit Buyer to evaluate the nature and substance
thereof. 

  

	4)	 Expenses, Proration, and Conveyance. Seller shall pay all real estate conveyance and transfer taxes related to the conveyance of the Land. Buyer shall pay
the costs of the Survey, Buyer’s owner’s title insurance policy, the recording of the Grant Deed (hereinafter defined) and all personal property sales taxes, if any, related to the conveyance of the Personal Property. Real property taxes,
utilities, rent, state sales taxes, insurance, wages and salaries, and all other operating expenses and income, shall be prorated as of 12:00 midnight of the day prior to the Closing Date. Income, expenses and other items discussed in this
Section 4 shall not be prorated to the extent they are part of Marina Operations. No later than Closing, Seller shall pay all leasing commissions due or payable to any party relative to any lease at the Property, whether or not the due date for
such payment is subsequent to Closing. Special taxes or special assessments to be prorated shall be limited to the amount of the installment (plus any interest, other than penalty interest, payable thereon) of such special tax or special assessment
required to be paid during the year in which the Closing occurs. Any prorations, credits, or adjustments that cannot be accurately determined 

  

 5 

	 	 
at closing shall be reasonably estimated. All prorations shall be made on a 365 calendar year basis, using actual number of days in the month. Within ninety
(90) days after Closing, the parties shall reconcile any of the prorated or adjusted figures that were estimated or miscalculated at closing, and make appropriate disbursements to each other. Each party shall pay its own attorneys’ fees
and shall pay one-half of any escrow fees. All other costs or charges of closing this transaction not specifically mentioned in this Agreement shall be paid and adjusted in accordance with local custom in San Joaquin County, California. None of the
insurance policies relating to the Property will be assigned to Buyer, and Buyer shall be responsible for arranging for its own insurance as of noon PST on the Closing Date. Except as expressly provided herein, the purpose and intent of the
provisions of this Agreement relating to prorations, adjustments and apportionments is that Seller shall bear all expenses of ownership and operation of the Property and shall receive all income therefrom accruing through midnight at the end of the
day preceding the Closing and Buyer shall bear all such expenses and receive all such income thereafter. This Section 4 shall survive Closing and delivery of the Grant Deed. 

  

	5)	Effects of Default. If Buyer fails to perform any of the covenants of this Agreement, as Seller’s sole remedy, the Deposit shall be retained by and for the account of
Seller, as consideration for the execution of this Agreement, as agreed and liquidated damages, and in full settlement of any claims for damages; and Seller and Buyer shall be relieved of all further obligations and liability under the terms
of this Agreement. Seller and Buyer agree that the Deposit is a fair and reasonable amount to be retained by Seller as agreed and liquidated damages in light of Seller’s removal of the Property from the market and the costs incurred by Seller
and shall not constitute a penalty or forfeiture. If Seller fails to perform any of the material covenants of this Agreement or any material representation or warranty set forth in Section 12 is determined to be untrue as of the date of this
Agreement, and the breach is not cured to Buyer’s satisfaction, as Buyer’s sole remedy, Buyer may elect to either have the Deposit returned promptly to Buyer on demand or Buyer may elect to exercise its right to specific performance.

  

	6)	Handling of Escrow. 

  

	 	a)	The Escrow Agent is authorized and, by accepting the Initial Deposit, agrees to hold the Deposit (as installments thereof are paid) in escrow and to disburse the Deposit according
to the terms and conditions of this Agreement and the Escrow Agreement. In the event there is doubt regarding the Escrow Agent’s duties or liabilities under the terms of this Agreement, the Escrow Agreement, or both, the Escrow Agent may, in
its sole discretion, continue to hold the Deposit until Seller and Buyer agree to its disbursement, or until a judgment of a court of competent jurisdiction shall determine the rights of Seller and Buyer; or the Escrow Agent may deposit all of the
monies then held pursuant to this Agreement and paragraph 6 of the Escrow Agreement with the Superior Court of San Joaquin County, California. 

  

	 	b)	 In the event of any suit between Seller and Buyer in which the Escrow Agent is made a party as a result of its role, or in the event of any suit in which the Escrow
Agent interpleads the subject matter of this escrow, the Escrow Agent shall be 

  

 6 

	 	 
entitled to recover a reasonable attorney’s fee and costs incurred. Such fees and costs shall be charged and assessed as court costs in favor of the
prevailing party. Seller and Buyer agree that the Escrow Agent shall not be liable to any party or person for mistaken delivery to Seller or Buyer of monies subject to this escrow, unless the mistaken delivery is the result of the Escrow
Agent’s willful breach of this Agreement or gross negligence. The Escrow Agent shall not be liable for the failure of any financial institution with which the Deposit is placed. 

  

	 	c)	Upon execution of this Agreement, the parties shall deliver an executed original counterpart of this Agreement to the Escrow Agent to serve as the instructions to the Escrow Agent
as the escrow holder for consummation of the transaction contemplated herein. Seller and Buyer agree to execute such additional and supplementary escrow instructions as may be appropriate to enable the Escrow Agent to comply with the terms of this
Agreement and the Escrow Agreement, provided, however that in the event of any conflict between the provisions of this Agreement, the Escrow Agreement, and any supplementary escrow instructions, the terms of this Agreement shall prevail.

  

	7)	Payment of Commission. Buyer and Seller each represents to the other that it has not dealt with any broker or agent in connection with this transaction. In the event of any
claim for a broker’s or finder’s fee or commission in connection with this transaction, Seller and Buyer shall each indemnify and hold each other harmless from the fee or commission, if the fee or commission shall result from any agreement
or representation made by the indemnifying party. This indemnity shall cover the costs and expenses of the indemnitee (including, without limitation, reasonable attorneys’ fees and costs incurred at pre-trial, trial, and appellate proceedings)
related to any actions, suits, or judgments incident to any of the matters covered by this indemnity. 

  

	8)	Parties. The rights and obligations created by this Agreement shall be binding upon and inure to the benefit of Seller, Buyer, and their respective heirs, personal
representatives, successors, administrators, and assigns. 

  

	9)	Effective Date and Time. The date the last of Seller or Buyer signs this Agreement shall be the “Effective Date.” To the extent the last day of any time period
stipulated in this Agreement falls on a Saturday, Sunday, or legal holiday (state or federal), the period shall run until the end of the next succeeding day that is neither a Saturday, Sunday, or legal holiday. Any time period of five (5) days
or less specified in this Agreement shall not include Saturdays, Sundays, or legal holidays. The term “business days” shall mean those days other than Saturdays, Sundays, and legal holidays. 

  

	10)	Notices. Notices required by this Agreement shall be written and shall be deemed effective when (i) delivered by hand, (ii) placed in the United States mail,
certified or registered, return receipt requested, postage prepaid, (iii) sent by telecopy or facsimile (with answer back confirmation), or (iv) delivered to a reputable courier providing overnight service (e.g., Federal Express) and
addressed to Seller or Buyer at the following addresses: 

  

	 	a)	Seller: 

 Tower Park Marina Investors, L.P.

 Attention: Jeffery K. Ellis 
 16633 Ventura Boulevard, Suite 600 
 Encino, California 91436 
 Facsimile: (818) 907-1104 
  

 7 

 with a copy to: 
 Thomas Ready, Esq., at the same address 
  

	 	b)	Buyer: 

 Kampgrounds of America, Inc.

 Attention: Pat Hittmeier 
 P.O. Box 30558 
 Billings, Montana 59114-0558 
 Facsimile: (406) 254-7455 
 with a copy to: 
 Haydel & Ornellas, Professional Law Corporation 
 Attention: Mark F. Ornellas 
 3350 Deer Park Drive, Suite A 
 Stockton, California 95219-2362 
 Facsimile: (209) 956-8175 
  

	 	c)	Except as otherwise specified herein, all notices and other communications shall be deemed to have been duly given and received, whether or not actually received, on (i) the
date of receipt if delivered personally, (ii) two (2) calendar days after the date of posting if transmitted by registered or certified mail, return receipt requested, (iii) the date of transmission with confirmed answer back if
transmitted by facsimile, or (iv) the next business day following deposit with a reputable overnight courier service, whichever shall first occur. Each of Mark F. Ornellas, Esq. of Haydel & Ornellas, Professional Law Corporation, and
Tom Ready of Westrec Marina Management, Inc., is hereby authorized to give and receive notices on behalf of his respective client. 

  

	11)	Buyer’s Inspection. 

  

	 	a)	For a period extending sixty (60) days from the Effective Date (the “Inspection Period”) and thereafter until Closing, Buyer shall have the right to inspect the
Property and all of Seller’s books, accounts, and records regarding the Property and the businesses undertaken on it, to the extent they are in Seller’s possession In the event Seller or Seller’s agents have possession of any books,
accounts, or records that are not located at the Property, Seller shall cause the books, accounts, or records to be moved to the Property or Seller’s offices in Encino, California within five (5) days after the Effective Date. Buyer may
make and retain photocopies of all applicable books, accounts, and records. These books, accounts, and records, without limitation, shall include: 

  

	 	i)	Letters, ordinances, resolutions, or other written materials disclosing the current zoning and land use classification of the Property and the use of it 

  

 8 

 for purposes of (A) recreational vehicle resort park and campground, (B) a marina and boat
storage operation comprised of approximately 365 berths and 170 dry storage spaces, and (C) approximately 90 acres of cropland. 
  

	 	ii)	Letters or written material concerning the availability and capacity of utilities which serve or may serve the Property. 

  

	 	iii)	Reports or other written statements obtained by or available to Seller concerning the Property’s soil conditions, as determined by engineering tests, or otherwise.

  

	 	iv)	Surveys of the Property, including boundary, location, as-built, and other engineering reports. 

  

	 	v)	Marketing studies and reports relative to the Property. 

  

	 	vi)	Certificates of occupancy, building permits, operating permits, approvals, and authorizations issued or granted by any governmental authority relative to the development and
operation of the Property and the construction and use of improvements on the Property. 

  

	 	vii)	Financial records of the Property, including, but not limited to, income and expense statements and federal and state income tax returns for the three (3) years immediately
prior to the Effective Date. 

  

	 	viii)	Current service, employment, and other contracts and equipment leases relative to the Property or any part thereof. 

  

	 	ix)	Tax statements for the last three (3) years pertaining to the Property, whether real, personal, or intangible. 

  

	 	x)	Environmental and hazardous waste audits, certificates, inspections, or reports regarding the Property, including notices of violations or non-compliance at the Property with any
Environmental Laws (hereinafter defined), regulations, or ordinances and underground storage tank reports required by law. 

  

	 	xi)	Facility and building plans pertaining to the improvements, including, but not limited to, engineering plans; subdivision plans; site plans; architectural plans, specifications, and
drawings; electrical plans; landscaping plans; irrigation plans; and signage plans. 

  

	 	xii)	Effective guarantees and warranties made by any person that benefit Seller with respect to the Property, the Improvements, or any component of either the Property or the
Improvements. 

  

	 	xiii)	Leases and supporting records regarding any tenant currently leasing any space or area at the Property, together with a current and accurate accounting of the rent.

  

	 	xiv)	Records of lease payment activity at the Property for a three (3)year period prior to the Effective Date. 

  

 9 

	 	xv)	Existing insurance policies related to the Property and a record of the casualty or liability loss history of the Property for the last three (3) years.

  

	 	xvi)	Schedules of all repairs, replacements, or both, made to the Property within a period twelve (12) months prior to the Effective Date. 

  

	 	xvii)	Other reports, studies, site plans, analyses relative to the Property. 

  

	 	xviii)	Copies of periodic written statements to the California Departments of Health Services and Water Resources, records of all water purity tests conducted on the water system, and
copies of all reports of water tests submitted to the California Departments of Health Services and Water Resources; copies of all correspondence and reports filed with or received from the Delta Protection Commission. 

  

	 	xix)	All other current business records pertaining to the business operated at the Property. 

  

	 	b)	Buyer’s inspection of the Property shall include, without limitation, all soils, structural, survey, water quality, environmental (including, without limitation, lead paint,
asbestos, vapor and tank and line tightness tests), engineering tests, investigations and inspections Buyer deems necessary or appropriate. If Buyer desires to conduct any physically intrusive diligence, such as sampling of soils, other media,
building materials, or the like, Buyer will identify in writing exactly what procedures Buyer desires to perform and request Seller’s express written consent which consent may be withheld in Seller’s sole and absolute discretion; provided,
however, that the foregoing restriction shall not apply to a customary Phase I environmental report. Buyer and its agents and employees shall, in performing any inspections or other due diligence, comply with the agreed upon procedures and with any
and all laws, ordinances, rules and regulations applicable to the Property and will not engage in any activities which would violate any permit, license or environmental law or regulation. Buyer, its agents and employees will: (i) maintain
comprehensive general liability (occurrence) insurance satisfactory to Seller covering any accident arising in connection with the presence of Buyer or the other Buyer parties on the Property, and deliver a certificate of insurance which names the
Seller as an additional insured thereunder verifying such coverage to Seller prior to entry upon the Property, (b) promptly pay when due the costs of all entry and inspections and examinations done with regard to the Property; and
(c) restore the Property to the condition in which the same were found before any such entry upon the Property and inspection or examination was undertaken. Buyer agrees to indemnify and hold Seller harmless against and from any claims or
obligations of any kind that may be incurred as a result of Buyer’s entry upon and inspection of the Property prior to Closing that are not due to Seller’s gross negligence or willful misconduct. Should any liens attach to the Property as
a result of Buyer’s work performed to inspect the Property, Buyer shall obtain the release of the lien within thirty (30) days of receiving notice of it. 

  

 10 

	 	c)	In the event Buyer determines, for any reason, that the Property is not suitable for its intended use, Buyer may terminate this Agreement by delivering written notice of termination
to Seller on or before 5:00 p.m. PST on the last day of the Inspection Period. If the Buyer so terminates this Agreement, this Agreement shall automatically be terminated, the Initial Deposit (less any sums properly withdrawn by Seller with
Buyer’s consent under 2) a) above) shall be returned to Buyer, without any requirement of consent by Seller and notwithstanding any contrary instructions from Seller, and Seller and Buyer shall have no further obligations under the terms of
this Agreement. 

  

	 	d)	All information furnished by Seller to Buyer, or by Buyer to Seller, in the course of Buyer’s inspection shall be treated as confidential information, and, if this Agreement is
terminated for any reason, all such information, along with all copies of it, shall be returned to the party that furnished it to the other. 

  

	 	e)	Buyer shall assume at the Closing the service, maintenance, supply or other contracts relating to the operation of the Property identified by Buyer in writing to Seller, prior to
the expiration of the Inspection Period (or, if later, within five (5) business days after a copy of the same is provided to Buyer), as contracts which Buyer has elected to assume at Closing (those contracts to be assumed by Buyer at Closing as
herein provided, collectively, the “Assumed Contracts”). The list of Assumed Contracts shall be described in Exhibit G, which Exhibit G shall be attached to and, by this reference, made part of this Agreement.

  

	12)	Seller’s Disclosures, Warranties and Representations. Except as specifically stated in this Agreement and in the exhibits to it, Seller makes no representations or
warranties to Buyer concerning the condition, status, potential use, fitness for use, or other matter concerning the Property, and Seller’s sale of the Property is made to Buyer on an AS IS WHERE IS basis. All implied warranties,
including any implied warranty for fitness for a particular purpose, are specifically disclaimed. Subject to the exceptions set forth in Exhibit H hereto, Seller, to the best of Seller’s actual knowledge, without duty of inquiry
whatsoever, hereby represents, warrants, and covenants with Buyer that: 

  

	 	a)	Subject to matters disclosed in the Title Commitment and the Survey, Seller has good, clear, marketable title of record and fee simple title to the Land free and clear of all liens,
encumbrances, claims, and other exceptions to title. 

  

	 	b)	Seller is the Lessee under the Lease, and the Lease is a valid and binding agreement, enforceable in accordance with its terms. Subject to the rights of the State of California to
approve Buyer’s assumption of the Lease and the rights of Seller’s limited partners to approve sale of the Property, Seller has the right to assign the Lease to Buyer. Seller has fully performed all of its obligations under the Lease, and
neither Seller, as Lessee, nor the State of California, as Lessor, is in default under the Lease, and there is no event of default by Seller or the State of California under the Lease. Subject to matters disclosed in the Title Commitment and the
Survey, Seller has good and indefeasible title to the leasehold estate created under the Lease, free and clear of all liens, defects, encumbrances, conditions, exceptions, restrictions, or other matters affecting title. 

  

 11 

	 	c)	Subject to the right of Seller’s limited partners to approve sale of the Property and the right of the State Lands Commission to approve assignment of the Lease, Seller has the
full right, title, and authority to execute this Agreement and to deliver any and all documents required to consummate the sale of the Property to Buyer. 

  

	 	d)	There are no condemnation or eminent domain proceedings pending or contemplated against the Property, or any part of it; and Seller has not received notice of the desire of any
public authority or other entity to take or use the Property or any part of it. 

  

	 	e)	There are no pending suits or proceedings against or affecting Seller or any part of the Property that (i) do or could affect title to the Property or any part of it or
(ii) do or could prohibit or make unlawful the consummation of the sale of the Property, or (iii) render Seller unable to consummate the transaction. 

  

	 	f)	Water and sewer are available, usable, and sufficient to service the Property for its current and contemplated use as an recreational vehicle resort park and campground, marina,
boat storage, and cropland operation through the use of facilities provided by municipal or private firms, or through facilities constructed and owned by Seller, and the hydraulic capacity of the existing water and wastewater lines is sufficient to
service the Property adequately, and Seller has taken all steps necessary to cure the deficiencies identified in that certain Notice of Violation (WDR Order #94-078) issued by the Regional Water Quality Control Board (“RWQCB”) on
February 9, 2006, and has obtained the removal of said Notice of Violation other than the violation relating to 100 year flood event as more particularly described in Exhibit H. 

  

	 	g)	Access to the Property is available through an adjacent dedicated public roadway. 

  

	 	h)	The Property is zoned and classified for the land use presently located and operated on the Property. 

  

	 	i)	Other than Hazardous Substances used in the normal course of Seller’s business, Seller has not used the Property, or any part of it, to treat, generate, deposit, store, dispose
of, or place any Hazardous Substances (hereinafter defined); nor has Seller authorized any other person or entity to treat, generate, deposit, store, dispose of, or place any Hazardous Substance on the Property, or any part of it; and, to
Seller’s actual knowledge, no other person or entity has treated, generated, deposited, stored, disposed of, or placed any Hazardous Substance on the Property, or any part of it. 

  

	 	j)	The Property is compliant in all material respects with all construction and development approvals, permits and requirements; applicable building, health, safety, and fire codes;
environmental, zoning and land use laws, and other local, state, and federal laws and regulations, including, but not limited to, the Americans with Disabilities Act. Seller has not received written notice from any governmental authority having
jurisdiction over the Property stating that the Property is in violation of any zoning, building, fire, health or other applicable code or ordinance which remains uncured. 

  

 12 

	 	k)	Seller has not received written notice from any governmental authority having jurisdiction over the Property stating that the Property is in violation of any Environmental Law which
remains uncured. As used herein, “Environmental Law” means, collectively, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended (“CERCLA”) (42 U.S.C. § 9601 et seq.); the Resource
Conservation and Recovery Act (“RCRA”) (42 U.S.C. § § 6901 et seq.); the Toxic Substances Control Act, as amended (“TSCA”) (15 U.S.C. § 2601 et seq.); the Clean Water Act (33 U.S.C. §1251 et seq.); the
Carpenter-Presley-Tanner Hazardous Substance Account Act (Health and Safety Code §§ 25300-25395.15); the Hazardous Waste Control Law (Health and Safety Code §§ 25100-25250.25); the Johnston-Baker-Andal-Boatwright Delta Protection
Act of 1992 (Public Resources Code §§ 29700 et seq.); the California Porter-Cologne Water Quality Control Act, (Water Code §13000 et seq.); the California Safe Drinking Water and Toxic Enforcement Act (Health & Safety Code
§25249.5 et seq.); the California Hazardous Waste Management Act (Health & Safety Code §25170.1 et seq.); and any other federal, state or local laws, ordinances, statutes, codes, rules, regulations, orders or decrees now or
hereinafter in effect relating to (A) pollution, (B) the protection or regulation of human health, natural resources or the environment, (C) the treatment, storage or disposal of Hazardous Substances, or (D) the emission,
discharge, release or threatened release of Hazardous Substances into the environment. As used herein, “Hazardous Substances” means, collectively, any chemical, waste, or other material that is or contains (1) any “hazardous
substance” as now or hereafter defined in § 101(14) of CERCLA or any regulations promulgated under CERCLA; (2) any “hazardous” or “toxic” waste as now or hereafter defined in RCRA or any regulations promulgated
under RCRA; (3) any substance now or hereafter regulated by TSCA or any regulations, rule, order or requirement promulgated under TSCA; (4) petroleum, petroleum by products, gasoline, diesel fuel, or other petroleum hydrocarbons;
(5) asbestos and asbestos-containing material in any form, whether friable or non-friable; (6) polychlorinated byphenyls; (7) lead and lead-containing products; or (8) radon gas. 

  

	 	l)	Seller has not entered into any agreements with any local, state, or federal governmental entity relating to any legal or regulatory requirements that it has not disclosed to Buyer.
Seller agrees that Buyer may, with Seller’s specific consent in each instance, contact governmental authorities having jurisdiction over these matters for the purpose of determining compliance. Seller will fully cooperate with Buyer regarding
any such inquiry. 

  

	 	m)	Seller has not made any outstanding contracts for any improvements to the Property that have not been fully paid for, and Seller agrees to discharge all construction and
materialmen’s liens arising from any labor or materials furnished to the Property prior to Closing. 

  

	 	n)	There are no service contracts or use agreements regarding the Property other than those provided or that will be provided to Buyer pursuant to Section 11.

  

	 	o)	Seller has fully disclosed to Buyer all matters that, in the reasonable judgment of Seller, may materially and adversely affect the Property for its present use. The Property has no
significant structural defects, either latent or patent. 

  

 13 

	 	p)	Between the Effective Date and the Closing, Seller shall not file any application for, or otherwise consent to or join in, any change of the present zoning or land use
classification of the Land. 

  

	 	q)	Neither Seller nor any tenant at the Property is in violation of its lease or any law, regulation, or ordinance governing the Property. 

  

	 	r)	Seller has operated the Land as a year-round recreational vehicle resort park, campground, marina, and boat storage facility since February 1, 1988 and has leased the cropland
for farming since February 1, 1988. 

  

	 	s)	Seller is a limited partnership duly organized, validly existing and in good standing under the laws of the State of California, has duly authorized the execution and performance of
this Agreement by Seller, and such execution and performance will not violate any material term of Seller’s organizational documents or any other agreement to which Seller is a party or by which it is bound or of applicable law. The approval of
Seller’s limited partners is required to sell the Property. The approval of the California State Lands Commission is required to assign the Leasehold. Subject to the preceding two sentences, no order, permission, consent, approval, license,
authorization, registration, or validation of, or filing with, or exemption by, any governmental agency, commission, board or public authority is required to authorize, or is required in connection with, the execution, delivery and performance of
this Agreement by Seller. 

  

	 	t)	Seller has not, and as of the Closing Seller shall not have, (i) made a general assignment for the benefit of creditors, (ii) filed any voluntary petition in bankruptcy or
suffered the filing of any involuntary petition by any of its creditors, (iii) suffered the appointment of a receiver to take possession of all, or substantially all, of Seller’s assets, which remains pending as of such time,
(iv) suffered the attachment or other judicial seizure of all, or substantially all, of Seller’s assets, which remains pending as of such time, (v) admitted in writing its inability to pay its debts as they come due, or (vi) made
an offer of settlement, extension or composition to its creditors generally. 

  

	 	u)	Except to the extent disclosed to Buyer in writing or in the materials made available to Buyer for its review prior to the date hereof, Seller has not received written notice of any
proposed special assessments or increased taxes or assessments which would affect the Land, the Leasehold, or the Improvements. 

  

	 	v)	Seller is exempt from withholding under California Revenue and Taxation Code section 18662 and will execute a Franchise Tax Board Form 593-C certificate to such effect prior to
Closing. 

  

	 	w)	Seller is not a person or entity described by Section 1 of the Executive Order (No. 13224) Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to
Commit, or Support Terrorism, 66 Fed. Reg. 49,079 (September 24, 2001), or whose name appears on the United States Treasury Department’s Office of Foreign Assets Control most current list of “Specifically Designated National and Blocked
Persons”, and does not engage in any dealings or transactions, and is not otherwise associated, with any such persons or entities. 

  

 14 

	 	x)	Seller has not entered into any employment contracts or labor union contracts and has not established any retirement, pension or profit sharing plans relating to the operation or
maintenance of the Property which shall survive the Closing or for which Buyer shall have any liability or obligation. 

  

	 	y)	Little Potato Slough Mutual Water Company is a duly constituted nonprofit mutual benefit corporation, validly existing and in good standing under the laws of the State of
California. Seller has the right to transfer to Buyer all of Seller’s membership and voting interest without the consent of any other party, and Seller’s interest represents a majority of the outstanding voting shares and/or membership
interests. 

  

	 	z)	At Closing, Seller shall, in writing, reaffirm to Buyer the truth and correctness, as of the Closing Date of each of the warranties and representations contained in this Agreement,
and Seller agrees to indemnify, hold harmless from, and defend Buyer, and its officers, agents, and employees against any material loss or damage suffered by Buyer on account of the breach or incorrectness of any of the warranties or
representations. This obligation to indemnify, hold harmless, and defend shall survive Closing for a period of twelve (12) months. In the event that any of the warranties or representations stated in this Agreement are materially inaccurate at
Closing, and Seller fails to resolve the inaccuracy to Buyer’s satisfaction within a reasonable time period, Buyer may terminate this Agreement and receive the full refund of the Deposit; in this event, Seller and Buyer shall be released from
all further liability. Such a termination would not be deemed a Seller’s default enabling Buyer to pursue remedies, unless such breach was intentional or fraudulent. 

  

	 	aa)	Due to the confidential nature of this transaction, when the term “Seller’s actual knowledge” is used herein, the term refers to the facts within the actual knowledge
of the following persons and no others: William Anderson, Scott Cory, Steve Burton, Jeff Ellis and Mike Robbins. 

  

	13)	Buyer’s Representations and Warranties. Buyer represents and warrants to Seller the following: 

  

	 	a)	Buyer is a corporation duly organized and validly existing under the laws of the State of Montana and is qualified to transact business in the State of California.

  

	 	b)	The execution and delivery of this Agreement and the performance of Buyer’s obligations hereunder have been or will be duly authorized by all necessary action on the part of
Buyer and This Agreement constitutes the legal, valid and binding obligation of Buyer. 

  

	 	c)	No consent, waiver, approval or authorization is required from any person or entity (that has not already been obtained) in connection with the execution and delivery of this
Agreement by Buyer or the performance by Buyer of the transactions contemplated hereby. 

  

 15 

	 	d)	The execution and delivery of this Agreement by Buyer and the consummation by Buyer of the transactions contemplated hereby will not violate or conflict with, result in a breach of,
or constitute default under the organizational documents of Buyer, any note or other evidence of indebtedness, any mortgage, deed of trust or indenture or any lease or other material agreement or instrument to which Buyer is a party or by which it
is bound. 

  

	 	e)	Buyer has not (i) commenced a voluntary case, or has entered against it a petition for relief under any federal bankruptcy act or any similar petition, order or decree under
any federal or state law or statute relative to bankruptcy, insolvency or other relief for debtors, (ii) caused, suffered or consented to the appointment of a receiver, trustee, administrator, conservator, liquidator or similar official in any
federal, state or foreign judicial or non-judicial proceeding, to hold, administer and/or liquidate all or substantially all of its property, or (iii) made an assignment for the benefit of creditors. 

  

	14)	Conditions Precedent to Buyer’s Obligation to Close. In addition to any other conditions otherwise stated in this Agreement, Buyer’s obligations under this
Agreement are wholly subject to and contingent upon items listed below. Conditions a, b, c, g, h, i and j shall be deemed to be met at Closing if Buyer elects to proceed with the purchase of the Property at the end of the Inspection Period and no
event has occurred prior to the Closing which materially adversely affects that condition. 

  

	 	a)	The Property is not subject to any use or occupancy restrictions that might restrict or prevent the intended use and ownership as an recreational vehicle resort park, campground,
marina, boat storage facility, and cropland. 

  

	 	b)	All appropriate public utilities, including sanitary and storm sewer, water, gas, electricity, telephone, and broadband telecommunications access, are fully available and service
the Land without restriction. 

  

	 	c)	The Property is free from all taxes, special taxes and assessments, other than prorated real estate or other similar standard taxes not yet due and payable.

  

	 	d)	All representations and warranties made by Seller in Section 12 remain true as of the Closing Date. 

  

	 	e)	Seller will deliver at closing fee simple, good and marketable title for the Land, by Grant Deed, free and clear of all liens and encumbrances except the Permitted Encumbrances.

  

	 	f)	The State of California has provided written consent to the Seller’s assignment of the Lease in a form reasonably acceptable to Buyer. 

  

	 	g)	All existing exits and entrances to the Land and adjacent public streets are without restriction. 

  

	 	h)	Any licenses and permits necessary to operate the Land for the purposes of an recreational vehicle resort park, campground, marina, boat storage facility, and cropland will be valid
and in full force and effect at closing. 

  

	 	i)	The Property meets all federal, state, and local laws, regulations, codes, and ordinances for safety, environmental, transportation, and health standards; and

  

 16 

	 	j)	There are no outstanding liens, tenancies, current or future judgments, or other present or future rights of occupancy or possession regarding the Property that will adversely
impact owning and operating the Property as an recreational vehicle park, campground, marina, boat storage facility, and cropland or that have not been disclosed to Buyer; the Land is zoned and designated in any local comprehensive plan to a
category that allows the present use and occupancy. 

  

	 	k)	Performance by Seller of all of its obligations under this Agreement and no default by Seller under this Agreement. 

  

	15)	Conditions Precedent to Seller’s Obligation to Close. In addition to any other conditions stated in this Agreement, Buyer’s obligations under this Agreement are
wholly subject to and contingent upon the following: 

  

	 	a)	Receiving consent of Seller’s limited partners to the sale of the Property to Buyer. 

  

	 	b)	Consent of the California State Lands Commission to assignment of the Lease. 

  

	 	c)	All representations and warranties made by Buyer in Section 13 remain true as of the Closing Date. 

  

	 	d)	Performance by Seller of all of its obligations under this Agreement and no default by Seller under this Agreement. 

  

	 	e)	Execution of the Lease Back Agreement in form and content satisfactory to Seller. 

  

	16)	Closing Date. Payment of the Purchase Price and the closing hereunder (the “Closing”) will take place pursuant to an escrow closing within 30 days after the end of
the Inspection Period but in no event after March 1, 2007 (“Date of Closing”), at or through the offices of First American Title Company in Stockton, California, at noon local time or at such other time and place as may be agreed upon
in writing by Seller and Buyer. 

  

	17)	Closing Procedure. Seller and Buyer shall deliver to Escrow prior to the Closing or by making available at the Property, as appropriate, the following original documents,
each executed and, if required, witnessed and acknowledged: 

  

	 	a)	By Seller: 

  

	 	i)	A California form grant deed conveying to Buyer fee simple title to the Real Property, other than the Leasehold, subject only to the Permitted Encumbrances (the “Grant
Deed”). 

  

	 	ii)	A Bill of Sale with respect to the Personal Property described in Exhibit C-1, in the form attached hereto as Exhibit I. 

  

	 	iii)	Assignment and Assumption of the Intangible Personal Property and the Assumed Contracts that are described in Exhibit E and Exhibit D, respectively, which assignments
shall indemnify and hold harmless Buyer from all claims, liabilities, or expenses arising from or related to the acts or omissions of Seller regarding the Intangible Personal Property or Assumed Contracts prior to in the form attached hereto as
Exhibit J. 

  

 17 

	 	iv)	Copies of all the books, records, or documentation of Seller related to the Property. 

  

	 	v)	Confirmation that Seller has paid all sales taxes related to the use or operation of the Property or the leasehold income derived from the Property. 

  

	 	vi)	An affidavit pursuant to the Foreign Investment and Real Property Tax Act of 1980 (“FIRPTA”). 

  

	 	vii)	Such conveyancing or transfer tax forms or returns, if any, as are required to be delivered or signed by Seller by applicable state and local law in connection with the conveyance
of the Land and the Personal Property. 

  

	 	viii)	Customary owner’s title affidavits and indemnities with respect to matters such as mechanic’s liens and parties in possession, and a gap undertaking, in each case as
reasonably requested by the Title Company. 

  

	 	ix)	A closing and proration statement (the “Settlement Statement”). 

  

	 	x)	The assignment of the Lease and the Lessor’s written consent thereto. 

  

	 	xi)	The executed Lease Back Agreement 

  

	 	xii)	Any other duly executed instruments or documents required by this Agreement, or as may be reasonably required in order to consummate the sale of the Property to Buyer.

  

	 	xiii)	An Assignment of Leases in the form attached hereto as Exhibit K assigning the Leases to Buyer. 

  

	 	b)	By Buyer: 

  

	 	i)	A cashier’s check payable to the Escrow Agent for the cash to close, or a wire transfer of these funds, after application of the Deposit, prorations and credits.

  

	 	ii)	An acceptance and assumption of the Lease. 

  

	 	iii)	The Settlement Statement. 

  

	 	iv)	The Bill of Sale. 

  

	 	v)	The Assignment and Assumption of Intangible Personal Property and the Assumed Contracts. 

  

	 	vi)	The Lease Back Agreement. 

  

	 	vii)	The Assignment of Leases. 

  

	 	c)	By Escrow Agent: On behalf of Buyer, a cashier’s check payable to Seller or a wire transfer for the sum equal to the Deposit. 

  

	 	d)	On the Closing Date, Buyer shall be entitled to possession of the Property, subject only to the Permitted Encumbrances, the Lease the Lease Back Agreement and the rights of tenants,
as tenants only, under unrecorded campsite and cabin reservation agreements. 

  

 18 

	18)	Eminent Domain. In the event of the institution of any proceedings, judicial, administrative, or otherwise, concerning a proposed taking of any portion of the Property by
condemnation or eminent domain prior to Closing, Buyer shall have the right and option to terminate this Agreement by giving Seller written notice, at any time after the receipt by Buyer of notification of the condemnation or eminent domain
proceedings, or not later than five (5) days after Seller’s inquiry regarding Buyer’s intent. Seller agrees to give Buyer written notice of any condemnation or eminent domain proceedings. Should Buyer terminate this Agreement under
these terms, the Escrow Agent shall return the Deposit to Buyer, and, upon Buyer’s receipt of the Deposit, Seller and Buyer shall be released from any further obligations and liability under this Agreement. If Buyer does not terminate this
Agreement, Buyer shall proceed with this transaction, in which event Seller shall assign to Buyer the right to receive Seller’s portion of all condemnation awards attributable to the Property or any interest therein. 

 

	19)	Risk of Loss. If, prior to the Closing, improvements comprising part of the Property, or any portion of them, are damaged by fire or other casualty, and the cost to repair
them equals or exceeds $250,000.00, Buyer may either (i) terminate this Agreement, in which event the Deposit shall be returned to Buyer, and Seller and Buyer shall be relieved of all further obligations under this Agreement, or
(ii) proceed with this transaction, in which event, Seller shall assign to Buyer the right to receive all insurance proceeds regarding the damage, and Seller shall deliver to Buyer, at Closing, an amount equal to any deductible under the
applicable insurance policy. If, prior to the Closing, the improvements or any portion of them are damaged by fire or other casualty, and the cost to repair them is less than $250,000.00, Seller may either (i) repair the damage and use any
applicable insurance proceeds and the amount of any deductible to pay for the repair, or (ii) proceed with this transaction, in which event, Seller shall assign to Buyer the right to receive all insurance proceeds regarding the damage, and
Seller shall deliver to Buyer, at Closing, an amount equal to any deductible under the applicable insurance policy. Seller and Buyer each agree to cooperate with the other to obtain the highest settlement amount under any fire and casualty insurance
policy covering the Property, to complete the assignment of any insurance proceeds as provided in this Agreement, and to join in any lawsuits. 

  

	20)	Property Management. Prior to and through the Closing Date, Seller shall continue to manage, lease, insure and operate the Property in a manner consistent with its current
operation, and to make all repairs, replacements, or both, as reasonably required to deliver the Property to Buyer at the Closing in its present condition, normal wear and tear excepted, provided that in the event of any loss or damage to the
Property as described in Section 18, Seller shall have an obligation to Buyer to repair the Property only in accordance with Seller’s election therefore under Section 18. Seller shall not enter into any further leases, other than wet
or dry slip leases, or contracts affecting the Property prior to Closing that have a term longer than thirty days or that require payment of a penalty without Buyer’s knowledge and consent. If Seller enters into any contract or lease permitted
hereunder, it shall promptly provide written notice thereof to Buyer, together with a copy of same. Seller shall keep its existing manager(s) at the Property and employed until Closing, and the manager(s) shall be available to Buyer prior to Closing
to assist Buyer in its inspection of the Property and of Seller’s records. 

  

 19 

	21)	Lease Back. Concurrently with the Closing and as a condition to Seller’s obligations hereunder, Seller shall lease from Buyer the marina and boat storage operations on
terms and conditions set forth in the Lease Back Agreement attached hereto as Exhibit L (the “Lease Back Agreement”). 

  

	22)	Assignment. Buyer may not assign this Agreement, without the prior consent of Seller, except to an entity owned solely by Buyer or in which Buyer holds a controlling
interest, or to an entity required to hold title for purposes of executing an Internal Revenue Code Section 1031 Like-Kind Exchange. In the event of either or both assignments, Buyer may, at closing, direct Seller to deliver the Grant Deed and
other documents in favor of an assignee designated by Buyer. 

  

	23)	Entire Agreement. This Agreement is the entire agreement between Seller and Buyer regarding the sale and purchase of the Property and it supersedes all prior understandings
or agreements between Seller and Buyer regarding the sale and purchase of the Property. 

  

	24)	Waiver and Modification. Failure by Seller or Buyer to insist upon or enforce any of their rights under this Agreement shall not constitute a waiver of the rights, and
nothing shall constitute a waiver of Buyer’s right to insist upon strict compliance with the provisions of this Agreement. No oral modification of this Agreement shall bind Seller or Buyers. Any modification shall be in writing and signed by
Seller and Buyer. 

  

	25)	Construction. Seller and Buyer acknowledge that Seller and Buyer participated equally in the drafting of this Agreement and, therefore, that no court construing this
Agreement should construe it more stringently against one party than against the other. 

  

	26)	Governing Law. This Agreement shall be governed by and construed under the laws of the State of California. 

  

	27)	Section Headings. The section headings used in this Agreement are for convenience or reference only and shall not be deemed to vary or limit the content or any of the
covenants, agreements, representations, and warranties stated in it. 

  

	28)	Cumulative Remedies. Except as otherwise provided in this Agreement, each and every one of the rights, benefits, and remedies provided to Buyer under the terms of this
Agreement, or any instrument or documents executed pursuant to it, are cumulative and shall not be exclusive of any other rights, remedies, and benefits allowed by law or equity. 

  

	29)	Counterparts. To facilitate execution, this Agreement may be executed in as many counterparts as may be required and such counterparts may be transmitted by facsimile or
electronic mail. Signatures of, or on behalf of Seller or Buyer, or signatures of persons required to bind either Seller or Buyer, do not need to appear on each counterpart. Rather, appearance of the signature of, or on behalf of, Seller or Buyer,
or of persons required to bind either Seller or Buyer, need only appear on one or more of the counterparts. All counterparts shall collectively constitute a single 

  

 20 

 agreement and any counterpart transmitted by facsimile or electronic mail containing either the original
and/or a copy of any signature shall have the same force and effect as of an original counterpart signature. 
  

	30)	Attorneys’ Fees. In the event either Seller or Buyer brings suit to enforce the terms of this Agreement, the substantially prevailing party shall be entitled to recover
from the non-prevailing party all costs and expenses related to the suit, including, but not limited to, all reasonable attorneys’ and paralegals’ fees and costs incurred at all discovery, pre-trial, trial, and appellate proceedings.

  

	31)	Severability. In the event any provision of this Agreement is found by a court of law to be legally unenforceable or illegal, the remainder of the Agreement shall continue in
full force and effect and shall be deemed to be modified in a reasonable manner to accommodate the deletion of the unenforceable or illegal provision. 

  

	32)	Survival. The representations, warranties, and obligations of Seller and Buyer under the terms of this Agreement shall survive for one year after the Closing and shall not
merge with the delivery of the Grant Deed to the Buyer. 

  

	33)	Section 1031 Exchange. At no expense to either Seller or Buyer, Seller and Buyer shall each cooperate with efforts of the other, if any, to complete an exchange of the
Property pursuant to Section 1031 of the Internal Revenue Code. 

  

	34)	Website. Although Seller shall retain its current website and domain names, Seller and Buyer shall mutually agree on the content of all information relating to Buyer’s
campground operations and business on such website and, at the request of Buyer, Seller shall maintain on such website (until the earlier of abandonment of said website by Seller or the twelve month anniversary of the Closing) a link to Buyer’s
website pursuant to an http address provided by Buyer. 

  

	35)	Future Expansion. Buyer has informed Seller that it intends to expand the number of campground cabins and boat storage spaces on site after the Closing and may seek approvals
for such expansion of the Land as a recreational vehicle resort, campground, marina, and boat storage facility. Seller agrees, for itself, its successors and assigns, and any entity controlled by any of Seller, not to oppose, appear in opposition to
or support opposition to Buyer or any entity controlled by or affiliated with Buyer with respect to any application for zoning and building permits or changes to any zoning ordinance, including, without limitation, applications for special permits
or variances, with respect to such expansion and/or year-round operation. 

  

	36)	Sales Tax. Seller shall deliver to Buyer (i) within ten (10) days after the Effective Date, copies of all sales and use tax returns and occupancy tax returns
required to be filed with the State of California Board of Equalization (“SBE”) for any period between January 1, 2003 and the date such copies are delivered to Buyer, and (ii) within two (2) days after filing with SBE,
copies of any and all future sales and use tax returns and occupancy tax returns filed for any period up to and including the Date of Closing, in each case together with proof of payment of any taxes shown on such returns to be due and payable and
any supporting information reasonably requested by Buyer to verify the information in such returns. 

  

 21 

	37)	Little Potato Slough Mutual Water Company. The discharge capacity of the waste water and sewer system owned and operated by Little Potato Slough Mutual Water Company
(“LPSMWC”) is subject to on-going evaluation required by the State of California/California State Lands Commission to determine whether the LPSMWC’s facilities are sufficient to handle surface water flows forecast for a once-in-100
years flood event. Because this evaluation may not be complete prior to Closing, Seller will pay, regardless of when incurred, (i) Seller’s share of the cost of the capacity evaluation and related proceedings before the Regional Water
Quality Control Board (“RWQCB”); and (ii) Seller’s share of the cost of any improvements required by RWQCB as a result of the on-going evaluation. Buyer’s responsibility under this Section shall be deemed satisfied when the
San Joaquin County Department of Health Services or such other entity as may have jurisdiction, has approved in writing the sufficiency of the system to handle the surface water flows in a once-in 100 years flood event. Seller’s costs for which
it is responsible shall include only the repair or modification to LPSMWC to the extent the laws or ordinances are required by the prevailing authority up to the time of Closing. Buyer will pay post-Closing costs otherwise associated with owning the
stock of LPSMWC. 

 IN WITNESS WHEREOF, Seller and Buyer have caused this Agreement to be executed under proper authority as of
the      day of January, 2007. 
  

											
	SELLER:	 		 	BUYER:
			
	TOWER PARK MARINA INVESTORS,
L.P., a California limited partnership	 		 	 KAMPGROUNDS OF AMERICA, INC.,
 a Montana
corporation

					
	By:	 	Westrec Investors, Inc.	 		 		 	
		 	General Partner	 		 	 
		 		 		 		 	Pat Hittmeier
		 	By:	 	 	 		 	Vice President System Development
		 		 	Jeffrey K. Ellis	 		 		 	
		 		 	Vice President	 		 		 	

  

 22 

 An original executed copy of this Agreement by Buyer and Seller, together with the Initial Deposit, has been received by
the Title Company this      day of                     , 2007, and by execution hereof the Title Company hereby
covenants and agrees to be bound by the terms of this Agreement. 
  

			
	 FIRST AMERICAN TITLE INSURANCE COMPANY

		
	 By:
	 	 
	 Name:
	 	Virginia Bressman
	 Title:
	 	Senior Commercial Escrow Officer

  

 23 

 LIST OF EXHIBITS 
 A Legal Description of Land 
 B. Legal Description of Leasehold 
 C-1. Personal Property 
 C-2. Excluded Personal Property 
 D. Marina Premises 
 E. List of Leases 
 F. Intangible Personal Property 
 G. Assumed Contracts 
 H. Exceptions to Representations and Warranties 
 I. Bill of Sale 
 J. Assignment of Intangible Personal Property and Assumed contracts 
 K. Assignment of Leases 
 L. Lease Back Agreement 

 EXHIBIT A 
 LEGAL DESCRIPTION OF LAND 

 EXHIBIT B 
 LEGAL DESCRIPTION OF LEASEHOLD 

 EXHIBIT C-1 
 PERSONAL PROPERTY 
 [TENTATIVE LIST; FINAL LIST TO BE APPENDED PRIOR TO EXPIRATION OF THE INSPECTION
PERIOD] 
 General Equipment to Operate Campground: 
  
 Shop Building: 
  
 Main Building: 
  
 Dock:

  
 Boat Storage: 
  
 Exhibit C-2 
 Excluded Personal Property 

 EXHIBIT D 
 INTANGIBLE PERSONAL PROPERTY 
 [TO BE APPENDED PRIOR TO THE EXPIRATION OF THE INSPECTION PERIOD]

 EXHIBIT E 
 ASSUMED CONTRACTS 
 [TO BE APPENDED PRIOR TO EXPIRATION OF THE INSPECTION PERIOD] 

 SCHEDULE 1 
 EXCLUDED PERSONAL PROPERTY ITEMS 
 [TENTATIVE LIST; FINAL LIST TO BE APPENDED PRIOR TO EXPIRATION OF THE
INSPECTION PERIOD] 
 Miscellaneous Equipment: 
  
 Shop Building: 
  
 Main Building: 
  
 Boat
Dock: 
  
 Dry Storage: 

 EXHIBIT F 
 LEASE BACK AGREEMENT 

 LEASE 
 between 
 Kampgrounds of America, Inc., 
 a Montana Corporation 
 (“Landlord”) 
 and 
 Tower Park Marina Investors, L.P. 
 a California Limited Partnership 
 (“Tenant”) 
 Marina Facility 
 Tower Park Marina 
 Lodi, California 

 LEASE 
  
  

							
	1.	  	Basic Terms.
				
		  	(a)	  	 Landlord’s Name and Address:
	  	Kampgrounds of America, Inc.,
		  		  		  	a Montana Corporation
		  		  		  	P.O. Box 30558
		  		  		  	Billings, MT 59114
		  		  		  	Attn: Scott Cory
		  		  		  	Telecopy No: (406) 254-7467
				
		  	(b)	  	 Tenant’s Name and Address:
	  	Tower Park Marina Investors, L.P., a California limited partnership
		  		  		  	c/o Westrec Marina Management, Inc.
		  		  		  	16633 Ventura Boulevard
		  		  		  	Sixth Floor
		  		  		  	Encino, California 91436
		  		  		  	Attn: William Anderson
		  		  		  	Telecopy No: (818) 907-1104
				
		  	(c)	  	 Premises:
	  	The areas indicated on Exhibit A attached hereto, located at Tower Park Marine Resort (the “Property.”) The Premises include all fixtures and improvements in the area(s)
described. The “Property” shall include all of the real property purchased by Landlord from Tenant on                     ,
2007.
				
		  	(d)	  	 Term:
	  	Commencing upon the date the Property is acquired by Landlord and ending in ten years, unless extended or terminated earlier in accordance with this Lease.
				
		  	(e)	  	 Basic Rent:
	  	$25,000/month
				
		  	(f)	  	 Percentage Rent: 
	  	If Tenant constructs and operates the future improvements as described in Section 35 below, then Tenant shall pay as Percentage Rent an amount equal to five percent (5%) of the gross
receipts generated by the new improvements.
				
		  	(g)	  	 Master Landlord’s Concession Fees:
	  	See Section 3.2
				
		  	(h)	  	 Percentage Rent:
	  	Waived
				
		  	(i)	  	 Security Deposit:
	  	Waived
			
		  	(j)	  	 Business to be conducted on Premises: A full service marina operation, including, fuel sales, wet and dry boat storage,
transient docking, boat trailer storage, boat repair and maintenance, boat launch, and any other related marina services.

				
		  	(k)	  	 Common Area Maintenance Charge:
	  	Waived
			
		  	(l)	  	 Utilities are to be paid by Tenant or Landlord as indicated:

  

											
	Water	  	Tenant	  	Electricity	  	Tenant	  	Alarm System	  	Tenant
	Gas	  	N/A	  	Sewer	  	Tenant	  		  	
	Telephone	  	Tenant	  	Garbage	  	Tenant *	  		  	

	*	Tenant will be solely responsible for the removal of any Hazardous Material Tenant generates. 

  

							
		  	(m)	 	 Date of Lease:
	    	                     , 2007

 (n) Master Landlord: California State Lands Commission 
 2. Premises. 
 2.1 Real
Property. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord the Premises. Tenant acknowledges that Tenant has examined the Premises prior to executing this Lease and agrees that the Premises are in acceptable working order
and repair and are suitable for Tenant’s intended purpose. Tenant accepts the Premises AS IS and understands that Landlord makes no express or implied warranties of habitability, suitability, quality, condition, merchantability or fitness for
any particular purpose or use concerning the Premises, and Tenant hereby waives all such warranties. 
 2.2 The Master Lease. Tenant
acknowledges that Landlord’s right to occupancy and control of portions of the Property has been granted pursuant to a lease (the “Master Lease”) from Master Landlord. The portion of the Premises indicated on Exhibit A is
located on the portion of the Property leased from Master Landlord. All of Tenant’s rights hereunder are subject and subordinate to the provisions of the Master Lease. Tenant has received a complete copy of and reviewed the Master Lease.
Landlord will promptly forward any future amendments to the Master Lease to Tenant. In the event that the Master Lease shall be terminated for any reason whatsoever, this Lease shall likewise terminate without further liability to either party.
During the term of this Lease, Tenant does hereby expressly assume and agree, for the benefit of Landlord and Master Landlord, to perform and comply with and be bound by each and every obligation of and restriction on Landlord under the Master
Lease, except for the payment of rent, as such obligations relate to the Premises. The obligations that Tenant has assumed under this Section are hereinafter referred to as “Tenant’s Assumed Obligations.” Tenant shall indemnify and
hold Landlord free and harmless from and defend Landlord and all officers, directors, partners, shareholders, agents, employees, representatives and affiliates of Landlord and of any affiliated company or person against all liability, judgments,
costs, damages, claims or demands, including reasonable attorneys’ fees, arising out of Tenant’s failure to comply with or perform Tenant’s Assumed Obligations. 
 3. Rent. 
 3.1 Basic Rent. All
Basic Rent shall be payable in advance, on the first day of each calendar month during the term of this Lease. If the first month of the Lease is a partial calendar month, Basic Rent shall be due on the first day of the term of this Lease for that
partial month. Basic Rent shall be increased three and one half percent (3.5 %) per Lease year, adjusted every five (5) years . For example, at the beginning of the sixth year of the Lease, Basic Rent will be increase from $25,000 per month to
$29,692.16 per month. 
 3.2 Concession Fees. Tenant shall pay to Landlord, 15 business days prior to the due date, all amounts
(“Concession Fees”) payable to Master Landlord under the Master Lease on account of Tenant’s operations at the Premises or otherwise pursuant to this Lease. Tenant acknowledges that it has received, read and understands the provisions
of the Master Lease. Tenant also agrees to provide to Landlord, promptly 15 business days before due, at Tenant’s expense, all reports and operating statements required by the Master Lease to be provided on account of its operations within the
Marina or determined by Landlord or Master Landlord to be required to confirm the amount of Concession Fees. Tenant shall pay any penalties imposed by the Master Landlord arising as a result of Tenant’s breach of its obligations to furnish
reports as required by this Section. 
 3.3 Percentage Rent. Percentage Rent shall be payable monthly, within fifteen (15) days after
the end of each calendar month Landlord shall have the right, at any time during regular business hours, upon reasonable notice to Tenant, to inspect the books of Tenant for purposes of verifying the accuracy of Tenant’s payment of Percentage
Rent. 
 3.4 Payment of Rent. Rent payments shall be delivered to Landlord at Landlord’s address. Checks shall be made payable to
KOA, Inc. “Rent” hereunder shall include Basic Rent, Percentage Rent, if applicable, Concession Fees and, as “Additional Rent,” such other sums and expenses payable by Tenant on the terms and conditions specified in this Lease.
Rent payable for any fractional portion of a month or year at the beginning or end of the term of this Lease shall be a like fraction of the Rent due for an entire month or year. If any Rent payment is not received within five days after it is due,
Tenant shall pay a late charge of 5% of such payment, or interest from the date the Rent was due at the maximum lawful rate, whichever is greater. 
 4. Security Deposit. Tenant has deposited with Landlord the Security Deposit as security for the full performance and observance of Tenant’s obligations under this Lease. If Tenant is in default under this Lease, Landlord may
use the whole or any part of the Security Deposit to satisfy any sum due to Landlord or to defray any expense or damage reasonably incurred by reason of the default. In the event that all or part of the Security Deposit is so used, Tenant shall on
demand pay to Landlord a like sum to replenish the Security 

 
Deposit. Landlord is not a trustee of the Security Deposit and may commingle it or use it in ordinary business. No interest shall accrue on it. At the
termination of this Lease or any extension or renewal thereof, if Tenant is not then in default, Landlord shall return the remaining balance of the Security Deposit to Tenant or, at Landlord’s election, to the last assignee of Tenant’s
interest. If Landlord shall transfer its interest in the Marina during the term of this Lease, Landlord may pay the Security Deposit to the transferee and Landlord will then be released from all liability to Tenant for the return of the Security
Deposit. 
 5. Use. 
 (a)
Tenant shall operate on the Premises the business described in Section 1(j) and shall use the Premises for no other purposes without the specific consent of Landlord, which consent may be withheld in Landlord’s reasonable discretion.
Tenant shall continuously and at all times actively and diligently operate its business on the Premises in a first class and reputable manner. Tenant shall employ its best business judgment, efforts and abilities to operate its business on the
Premises in an efficient and businesslike manner so as to enhance the reputation and attractiveness of the Premises and the Property. 
 (b)
No use shall be made or permitted to be made of the Premises, nor any act done, which may increase the existing rates of insurance upon the buildings within which the Premises are located, or which may cause the cancellation of any insurance policy
covering said buildings or any portion thereof. If any act on the part of Tenant or use of the Premises by Tenant shall cause, directly or indirectly, an increase of Landlord’s insurance expense, said additional expense shall be paid by Tenant
to Landlord upon demand. Such payment by Tenant shall not limit Landlord in the exercise of any rights or remedies. Tenant, at its sole expense, shall comply with any and all requirements pertaining to the use of the Premises, or of any insurance
organization or company, which compliance may be necessary for maintenance of reasonable fire, extended coverage, public liability and other insurance upon the buildings and the appurtenances thereto. 
 (c) Tenant shall not commit, or suffer to be committed, any waste or nuisance upon the Premises. 
 (d) Tenant shall keep the Premises open for business within reasonable commercial business hours a minimum of 6 days each week during the season (March
through October) or such other hours as Landlord and Tenant may mutually agree. During the off season (November through February) Tenant may reduce its hours comparable with other marine related businesses at the Marina. 
 (e) Tenant shall not vacate or abandon the Premises at any time during the term of this Lease. If Tenant shall abandon, vacate or surrender the Premises,
or be dispossessed there from by process of law or otherwise, any personal property belonging to Tenant and left in or upon the Premises shall be deemed abandoned at the option of Landlord. 
 (f) Tenant shall not post or erect any signs at the Premises or elsewhere at the Property without Landlord’s prior written consent. During the
Lease, Landlord approves Tenant’s use of a minimum of three signs at the Property : 1) The current Highway 12 billboard sign at Tower Park Way, 2) a sign on the roof of Shed #3, and 3) a sign at the end of the building facing the entrance (Shed
#1). If Tenant wishes to add a new sign at any time, it shall submit drawings and specifications to Landlord in advance, which Landlord shall review and either approve or reject within thirty (30) days. Tenant shall pay all costs
associated with installing and maintaining its signs, except that Landlord shall pay one half of all costs associated with the existing billboard facing Highway 12; provided that, if either Tenant or Landlord desires to change the billboard message
and the other party does not, then the party initiating the change shall bear the cost of making the change. The parties shall endeavor in good faith to mutually agree to any proposed change in the billboard message prior to effecting any such
change. All signage shall be maintained in first class condition. Damage due to extraordinary or unusual wear and tear, accidents and/or vandalism shall be promptly repaired. 
 (g) Tenant assumes full responsibility for the safety and security of Tenant, Tenant’s employees and customers, any other people at the Property
because of Tenant (e.g., visitors, sales people, etc.), and all of such persons’ personal property (e.g., cars, boats, equipment) while such persons and property are at the Property. 
 6. Compliance with Laws/Hazardous Materials. 
 6.1 Compliance with Laws. Tenant shall, at Tenant’s cost and expense, cause the Premises to be used in accordance with all: (a) laws, ordinances, codes, licenses, permits, orders, rules, regulations and requirements of
every duly constituted governmental or quasi-governmental authority or agency (“Laws”) applicable to Tenant or the Premises, including without limitation, all applicable Laws pertaining to air, water and upland runoff/storm water quality,
fuel storage tanks, Hazardous Materials (as defined below), 

 
air emissions and other environmental matters (“Environmental Laws”), all zoning and other land use matters and the Americans with Disabilities
Act; (b) similar applicable orders, rules and regulations of any regulatory, licensing, accrediting, insurance underwriting or rating organization or other body exercising similar functions; (c) policies of insurance at any time in force
with respect to the Premises; and (d) the Property rules. If Tenant receives any notice that Tenant or the Premises is in default under or is not in compliance with any of the foregoing, or notice of any proceeding initiated under or with
respect to any of the foregoing, Tenant will promptly furnish a copy of such notice to Landlord. 
 6.2 Hazardous Materials Upon Premises
Prohibited; Indemnity Tenant shall not have or allow any Hazardous Materials upon, about or beneath the Premises or the Property, except (i) small quantities of Hazardous Materials commonly used in normal office operations or for Premises
cleaning and maintenance and used for those purposes by Tenant, (ii) boat fuel, oils and other fluids contained in the boat in-use fuel tank, engine or other mechanical system (iii) fuel associated with the fuel dock operations and
(iv) other Hazardous Materials associated with full service marina operations. Without limiting the provisions of Section 21.6, Tenant shall indemnify, defend and hold Landlord and all officers, directors, partners, shareholders, agents,
employees, representatives and affiliates of Landlord and of any affiliated company or person harmless from and against any and all Environmental Damages (as defined below). Tenant’s obligation under this Section shall survive the expiration of
this Lease. 
 6.3 Definitions. 
 (a) “Environmental Damages” means all claims, judgments, damages, losses, penalties, fines, liabilities (including strict liability), encumbrances, liens, costs and expenses of investigation and defense of any claim, whether or
not such claim is ultimately defeated, and of any good faith settlement of a claim, of whatever kind or nature, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable, including without limitation reasonable attorneys’ fees
and disbursements and consultants’ fees, any of which are incurred at any time as a result of (i) any Hazardous Material that comes to be present at or is disposed of or released at or from the Premises during the term of this Lease,
(ii) any Hazardous Material that comes to be present or is disposed of or released at or from the Property due to Tenant’s action or inaction, or (iii) the breach of any provision of Section 6 of this Lease involving Hazardous
Material or Environmental Laws, including without limitation lost profits, consequential damages (foreseeable or unforeseeable), diminution of property value, claims brought by or on behalf of employees of Tenant (with respect to which Tenant waives
any immunity to which it may be entitled under any industrial or workers’ compensation laws, fees incurred for the services of attorneys, consultants, contractors, experts, laboratories and all other costs incurred in connection with the
investigation or remediation of such Hazardous Materials or breach of Section 6 as required by law and as necessary to make full economic use of or restore the full economic value of the Premises or any other affected property or otherwise
expended in connection with such conditions. 
 (b) “Hazardous Material” means any substance (i) which is or becomes defined
as “hazardous” under any federal, state or local Law, (ii) which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous and which is or becomes regulated as such by any
federal, state or local governmental authority, (iii) the presence of which requires investigation or remediation under any federal, state or local law, (iv) which causes or threatens to cause a nuisance upon or waste to the Premises, the
Property or adjacent properties or threatens to pose a hazard to the health or safety of persons on or about the Property, or (v) without limitation contains gasoline, oil, diesel fuel or other petroleum products, asbestos or polychlorinated
biphenyls (PCB’s). 
 6.4 Obligation to Remediate. Notwithstanding the obligation of Tenant to indemnify Landlord pursuant to
this Lease, at Landlord’s option Tenant shall, at its sole cost and expense, promptly take all actions required by any federal, state or local governmental agency or political subdivision or reasonably necessary to mitigate Environmental
Damages. Such actions shall include, but not be limited to, the investigation of the environmental condition of the Premises, the preparation of any feasibility studies, reports or remedial plans, and the performance of any cleanup, remediation,
containment, operation, maintenance, monitoring or restoration work, whether on or off of the Premises. Tenant shall take all actions necessary to make full economic use of and restore the full economic value of the Premises and any other affected
area, notwithstanding any lesser standard of remediation allowable under applicable law or governmental policies. All such work shall be performed by one or more contractors, selected by Tenant and approved in advance and in writing by Landlord.
Tenant shall proceed continuously and diligently with such actions, provided that in all cases such actions shall be in accordance with all applicable requirements of governmental entities. Any such actions shall be performed in a good, safe and
workmanlike manner and shall minimize any impact on the business conducted at the Premises and any other affected area. Tenant shall pay all costs in connection with such investigatory and remedial activities, including but not limited to all power
and utility costs, and any and all taxes or fees that may be applicable to such activities. Tenant shall promptly provide to Landlord copies of testing results and reports that are generated in connection with the above activities. Promptly upon
completion of such investigation and remediation, Tenant shall permanently seal or cap all monitoring wells and test holes to industrial standards in compliance with applicable federal, state and local laws and regulations or such more stringent
specifications as may be necessary to make full economic use of and restore the full economic value of the Premises and any other affected area, remove all associated equipment, and restore the Premises and any other 

 
affected area to the maximum extent possible, which shall include, without limitation, the repair of any surface damage, including paving, caused by such
investigation or remediation hereunder. Within 10 days of demand therefore, Tenant shall provide Landlord with a bond, letter of credit or similar financial assurance acceptable to Landlord evidencing that the necessary funds are available to
perform the obligations established by this paragraph. 
 7. Personnel. All personnel employed by Tenant shall be clean, neat,
courteous and responsive to the needs of boat owners and other customers at all times. Tenant’s employees shall park their personal vehicles only on the Premises or in areas designated by Landlord. Failure of Tenant’s personnel to comply
with the foregoing shall constitute a default hereunder. 
 8. Alterations. Tenant shall not make nor suffer to be made any
alterations, additions or improvements to or of the Premises or any part thereof without the written consent of Landlord, and Master Landlord, if required by the Master Lease 
 9. Liens. The interest of Landlord in the Premises shall not be subject to liens for improvements made by Tenant. Tenant will not permit to remain
and will promptly discharge, at its cost and expense, all liens, encumbrances and charges upon the Premises or any part thereof. Landlord shall have and is hereby given authority to enter upon the Premises at any time to post any notices which, in
its opinion, shall be necessary to hold Landlord harmless from any claim or liability arising out of any work done on the Premises. Landlord may require Tenant to execute and cause to be recorded a memorandum of this Lease or such other documents as
Landlord may determine to be necessary to effect such purposes. If Tenant shall fail to discharge such liens as aforesaid, then, in addition to any other right or remedy of Landlord, Landlord may, but shall not be obligated to, discharge the same
either by paying the amount claimed to be due or by procuring the discharge of such lien, by depositing in court or by giving security or in such other manner as is or may be prescribed by law. Any amounts paid by Landlord for any of the aforesaid
purposes and all reasonable expenses of Landlord, including counsel fees, with interest thereon at rate of the lesser of 12% per annum or the maximum rate allowed by law, from the date of payment, shall be repaid by Tenant to Landlord on demand
and if unpaid, may be treated as Additional Rent. 
 10. Assignment and Subletting. Tenant shall not assign, transfer, mortgage,
pledge, hypothecate or encumber this Lease or any interest therein, without the prior written consent of Landlord. Landlord shall not unreasonably withhold its consent. A change in the control of Tenant shall constitute a transfer for purposes of
this Lease. A consent to one assignment or subletting shall not be deemed to be a consent to any subsequent assignment or subletting. Any such assignment or subletting without such consent shall be void, and shall, at the option of Landlord,
terminate this Lease. In any event, Landlord’s consent to any assignment or subletting shall not relieve Tenant from any obligation under this Lease, unless Tenant is assigning its entire interest in the Lease. In the event of default of any
assignee of Tenant in the performance of any of the terms hereof, other than an assignee who has been assigned all of Tenant’s interest in the Lease, Landlord may proceed directly against Tenant without the necessity of exhausting remedies
against such assignee. Landlord shall have the right to assign all or any portion of its rights under this Lease to any other entity. If Landlord so assigns its rights under this Lease, such assignee shall become Landlord hereunder. This Section
shall not apply to boat trailer or wet/dry boat storage subleases or licenses for the Premises having a term of one year or less. 
 11.
Maintenance. Landlord shall maintain (a) the structural soundness of the buildings on the Premises, which portions are limited to the foundation, exterior walls, fire sprinkler system, gutters and downspouts and the roof of any building
and (b), except as indicated in the following sentence, the roads, paved areas and landscaped/outdoor areas of the Premises, including trimming of trees (the “Infrastructure of the Premises”). Tenant shall pay for  1/2 the cost of trimming the trees along, and maintaining the portion of the levy road that is on the Premises, its
proportion share of the cost of maintaining the paving in the “Upper Parking Lot” and 100% of the cost of maintaining the “Lower Parking Lot,” the 7-acre undeveloped area, the “Lower Secure Storage” and the “Marina
Maintenance Yard.” Tenant shall also, at Tenant’s sole cost and expense, maintain all other portions of the Premises not included in the Infrastructure of the Premises, including the docks, any dry storage structure constructed by Tenant,
the interior portion of any building that is part of the Premises, the boat launch and the fuel tanks, lines and pumps and every part thereof in good, neat and sanitary condition and repair, at all times free from trash and rubbish. Tenant shall
repair all damage to the portion of the Premises for which Tenant is responsible resulting from use and wear by Tenant. Tenant shall be responsible for the repair or replacement of any broken windows or doors and shall maintain and repair all
equipment within the Premises, all heating, ventilating and air conditioning equipment and all electrical facilities within the Premises., provided that Landlord shall be responsible for such equipment if it is used jointly with Landlord or other
tenants of Landlord, e.g. in Shed #2 which is used by multiple tenants. All repairs and replacements made by Tenant under this Section or the Section entitled “Damage to Premises” shall be made under the supervision and with the approval
of Landlord, and shall be of a quality equal to the original work. At the reasonable request of Landlord, Tenant, at Tenant’s expense, shall remedy any condition on the Premises not in keeping with the pleasing appearance of the Marina. Tenant
expressly waives the benefit of any statute now or hereinafter in effect which would otherwise afford Tenant the right to make repairs at Landlord’s expense or would terminate this Lease due to Landlord’s failure to keep the Premises in
good order, condition and repair. If Tenant fails to perform its obligations under this Section or the Section entitled “Damage to Premises,” Landlord may, at its option (but shall not be required to), enter upon the Premises, after five
days’ prior written notice to Tenant, and put the same in good order, condition and repair or in such condition as required by the Master Lease, and the cost thereof together with interest at the maximum lawful rate shall become due and payable
as Additional Rent to Landlord upon its demand. 

 12. Taxes. Tenant shall pay, ten days prior to delinquency, all taxes, assessments, license fees
and public charges levied for or during the term of this Lease against or on Tenant’s business operations, trade fixtures, leasehold improvements, merchandise or any personal property in possession of Tenant, or installed by or for Tenant, in,
upon or about the Premises and for any real property taxes assessed with respect to the Premises. Such obligation is assumed by Tenant whether such assessment is made against Tenant in the first instance or is made against Landlord. If the Premises
are not separately assessed by the local assessing authority, then Landlord and Tenant shall agree on an allocation of the real property taxes between the elements of the Property and the Premises on an equitable basis. Tenant shall pay and hold
Landlord harmless from all sales taxes payable on account of this Lease and Tenant’s sales made pursuant to this Lease. 
 13.
Surrender Upon Expiration or Termination. Tenant shall, upon the expiration or earlier termination of this Lease for any reason as provided herein, immediately and without notice from Landlord, surrender and deliver up the Premises in such
condition as may be consistent with the performance of all the Tenant’s obligations in this Lease and the requirements of the Master Lease and shall deliver all keys to Landlord. Unless Landlord requires their removal, all alterations,
improvements, additions and fixtures upon the Premises shall be the property of Landlord upon the expiration or earlier termination of this Lease. 
 14. No Abatement. No abatement of Rent or other compensation shall be claimed or allowed for loss, inconvenience or discomfort arising from the making of repairs, alterations or improvements to any areas within the Property,
including the Premises. 
 15. No Representations. Tenant hereby specifically covenants that all of the terms of this Lease have been
fully and completely set forth herein and no promises or representations have been made by Landlord or any of its agents or representatives except as specifically set forth herein. No surrender of this Lease on Tenant’s part, and no
modification or waiver by Landlord of any of the terms hereof, shall be binding upon Landlord unless in writing signed by an officer of Landlord. 
 16. Holding Over. If, with Landlord’s consent, Tenant holds possession of the Premises after the termination or expiration of this Lease, Tenant shall become a tenant from month to month on the same terms and conditions
contained herein, except that Basic Rent shall be increased by fifty percent (50%). 
 17. Entry by Landlord. Landlord and its
authorized officers and employees shall be permitted during the term of this Lease to visit and inspect the Premises during normal business hours. Landlord shall not enter the Premises without cause and prior notice to Tenant outside of normal
working hours. However, in the event of an emergency requiring immediate admission, if Tenant shall not be personally present to open and permit an entry into the Premises, Landlord or its agents may forcibly enter the same without rendering
Landlord or such agents liable to any claim or cause of action for damages by reason thereof and without in any manner affecting the obligations and covenants of this Lease. 
 18. Default by Tenant; Remedies. 
 18.1 Default. The following shall constitute a default by Tenant under this Lease: 
 (i) Any failure to pay Rent within five
(5) days after written notice. 
 (ii) Any failure to perform the services and obligations agreed to be performed by Tenant pursuant to
the Section entitled “Use,” if such failure is not cured within ten (10) days after notice from Landlord as to such failure. 
 (iii) Any breach of any other covenant or agreement of Tenant contained herein where Tenant does not commence and proceed diligently to cure such breach within thirty (30) days after notice from Landlord as to such breach. 

(iv) Any abandonment of the Premises by Tenant. 
 (v) The filing by Tenant of a voluntary petition in bankruptcy, or the adjudication of Tenant as bankrupt or insolvent, or the filing by Tenant of any petition or answer seeking or acquiescing in any reorganization, arrangement, composition
or similar relief under any present or future federal, state or other law or regulation relating to bankruptcy or insolvency or a general assignment by Tenant for the benefit of creditors. 
 (vi) Any failure to perform Tenant’s Assumed Obligations within five (5) days after written notice. 
 Landlord may, at its option (but shall not be required to), cure any default by Tenant and any costs incurred by Landlord in so doing, together with
interest at the maximum lawful rate, shall become due and payable as Additional Rent to Landlord upon demand. 

 18.2 Remedies. In the event of default by Tenant, then, Landlord shall have the right, in its sole
discretion, at any time thereafter, with or without notice or demand and without limiting Landlord in the exercise of a right or remedy which Landlord may have by reason of such default or breach, pursue any of the courses of action described below.
Landlord may, with or without terminating this Lease, reenter the Premises and remove all persons and property from the Premises. Such property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of
Tenant. Landlord shall also have the right to terminate this Lease and all rights of Tenant hereunder, and the right to the appointment of a receiver of the Premises and all revenues thereof. If Landlord elects to terminate this Lease, then Landlord
may recover from Tenant: (1) the worth at the time of award of any unpaid Rent which had been earned at the time of such termination; plus (2) the worth at the time of award of the amount by which the unpaid Rent which would have been
earned after termination until the time of award exceeds the amount of such Rent loss Tenant proves could have been reasonably avoided; plus (3) the worth at the time of award of the amount by which the unpaid Rent for the balance of the term
after the time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; plus (4) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform
its obligations under this Lease or which in the ordinary course of things would be likely to result there from. As used in subparagraph (1) and (2) above, the “worth at the time of award” is computed by allowing interest at a
rate of the lesser of 12% per annum or the maximum rate allowed by law. As used in subparagraph (3) above, the “worth at the time of award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank
of San Francisco at the time of award plus 1%. Landlord also has the remedy described in California Civil Code Section 1951.4, i.e., Landlord may continue Lease in effect after Tenant’s breach and abandonment and recover Rent as it becomes
due, if Tenant has the right to sublet or assign, subject only to reasonable limitations. If this Lease provides for Percentage Rent, Landlord may use reasonable assumptions in connection with determining the amount of Percentage Rent includible in
unpaid Rent which would have been earned during the period from termination of this Lease to the date of expiration of this Lease had this Lease not been terminated. Landlord shall also have any other remedies available under the law. Pursuit of any
remedy by Landlord shall not preclude pursuit of any other remedy by Landlord. 
 19. Damage to Premises. 
 19.1 Damage to Infrastructure of Premises. If the Infrastructure of the Premises shall be partially damaged by fire, storm or other casualty,
repair shall be made by Landlord with reasonable dispatch. In the event of the substantially total destruction of the Infrastructure of the Premises by fire or otherwise, or if the damage shall be so extensive that it cannot, in the opinion of
Landlord, be repaired within three months from the date of such damage, then at Landlord’s option the Rent shall be paid only up to the time of such destruction or damage and this Lease and the term thereof shall thereupon cease, except that
Tenant shall be and continue to be liable for any destruction or damage caused or permitted by Tenant. Notwithstanding the other provisions of this Section, Landlord shall not be obligated to incur any repair or reconstruction expense for the
Infrastructure of the Premises in excess of the proceeds of any insurance policy maintained by Landlord payable to Landlord for such expense. Landlord shall have no obligation to repair or rebuild any of Tenant’s fixtures, equipment, tenant
improvements or personal property and Landlord shall not be liable for any loss or damage to any such property suffered by Tenant. Notwithstanding the provisions of the Section entitled “Maintenance” and this Section, Tenant shall pay the
cost of repair and replacement due to damage or injury done to the Infrastructure of the Premises by Tenant or Tenant’s agents, employees, contractors, licensees or invitees. Tenant shall pay such amount to Landlord upon demand as Additional
Rent, plus interest at the maximum lawful rate from demand until payment is made. 
 19.2 Nonstructural Damage to Premises. If the
Premises (other than the Infrastructure of the Premises), or any of Tenant’s fixtures, equipment, tenant improvements or personal property, including the docks, are damaged or destroyed, Tenant shall, at its sole expense, repair or replace such
damage or destruction as soon as reasonably possible and this Lease shall continue in full force and effect. Tenant waives the benefit of any law which provides that a lease terminates upon the destruction of the thing which is leased. 

20. Waiver of Claims. Landlord shall not be liable to Tenant and Tenant hereby waives all claims against Landlord for any injury or damage to
any person or property in or about the Premises by or from any cause whatsoever other than resulting from the willful misconduct or negligence of Landlord or its employees. 
 21. Insurance. 
 21.1 Liability
Insurance. Tenant shall, at its sole expense, obtain and keep in force and effect a policy of combined single limit, bodily injury and property damage insurance against any liability arising out of the conduct of Tenant’s business and the
ownership, use, occupancy or maintenance of the Premises, all areas appurtenant thereto, and the Property. The policy shall insure performance by Tenant of the indemnity provisions of this Lease and shall include premises/operations, independent
contractors and personal injury liability coverages. Such insurance shall be a combined single limit policy in an amount not less than $5,000,000. 

 21.2 Property Insurance. Tenant shall, at its sole expense, obtain and keep in force during the
term of this Lease, a policy of insurance covering loss or damage to: (i) the Premises (other than the Infrastructure of the Premises) unless such loss or damage is caused by the negligence or willful misconduct of Landlord or Landlord’s
agents, employees, contractors, licensees or invitees; (ii) the infrastructure of the Premises, if such loss or damage is caused by Tenant or Tenant’s agents, employees, contractors, licensees or invitees; and (iii) Tenant’s fixtures,
equipment, tenant improvements and personal property on the Premises against all perils included within the classification of fire, extended coverage, vandalism, malicious mischief, special extended perils (all risk) and sprinkler leakage. Such
policy shall be in the amount and on the terms reasonably required by Landlord. 
 21.3 Workers’ Compensation and Employer’s
Liability. Tenant shall maintain workers’ compensation insurance for all of Tenant’s employees who work on the Premises in compliance with applicable state regulations. Workers’ compensation insurance shall include Longshoreman
Harbor Workers Act coverage and maritime law coverage. Tenant shall maintain employer’s liability insurance in an amount that is the greater of $1,000,000 or the amount required by applicable statutes. 
 21.4 Insurance Policies. The insurance required hereunder shall be procured from a responsible insurance company or companies authorized to do
business in the State of California and satisfactory to Landlord. Each policy shall name Landlord, Master Landlord and any lenders holding mortgages on Landlord’s interest in the Property as additional insureds and shall include loss payable
clauses satisfactory to Landlord. Each policy shall state that the insurance is primary over any insurance carried by Landlord. Tenant shall deliver to Landlord the originals or certificates of all insurance policies required to be carried by Tenant
pursuant to this Section prior to: (i) the beginning of the initial Lease term; and (ii) the expiration of any policy or policies being replaced during the term of the Lease, together with evidence that the premiums therefore have been
paid. All policies shall contain an endorsement prohibiting cancellation of coverage, reduction in coverage or any other modification except after 15 days prior written notice to all parties in interest. 
 21.5 Waiver of Subrogation. Landlord and Tenant each hereby waive any and all rights for recovery against the other or against the officers,
employees, agents and representatives of the other for loss of or damage to such waiving party’s property or the property of others under its control to the extent that such loss or damage is insured under any insurance policy in force at the
time of such loss or damage. Tenant shall, upon obtaining the policies and insurance required hereunder, give notice to the insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this Lease. 
 21.6 Indemnity. Tenant shall indemnify and hold each of Landlord, all persons and companies affiliated with Landlord, and all officers, directors,
partners, shareholders, agents, employees, representatives and affiliates of Landlord and of any affiliated company or person (the “Indemnitee”) harmless from and against all cost, loss, expense, suits, judgments, claims or liability
(including attorneys’ fees) (collectively, the “Claims”) arising from Tenant’s use of the Premises and/or the Property and from the conduct of Tenant’s business or from any activity, work or thing done, permitted or suffered
by Tenant in or about the Premises and/or the Property or elsewhere and from any breach or default in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease (including Tenant’s noncompliance with
any laws, as provided in Section 6), except to the extent the Claim arises from the willful misconduct or negligence of the Indemnitee. If any action or proceeding is brought against the Indemnitee by reason of any such Claim, Tenant shall,
upon notice from the Indemnitee, defend the same at Tenant’s expense by counsel reasonably satisfactory to the Indemnitee. This Section shall survive termination of this Lease. 
 21.7 Insurance Required by Master Lease. If the Master Lease requires any insurance to be maintained with respect to the Premises in addition to
the policies required above, Tenant shall maintain such insurance. 
 22. Intentionally Deleted. 
 23. Eminent Domain. If all or any part of the Premises are taken by reason of any exercise of the power of eminent domain, whether by a
condemnation proceeding or otherwise, then this Lease shall terminate as of the date of such taking or transfer. Landlord shall be entitled to all awards and to all purchase monies attributable to the Premises, except as to any part of the award
attributable to the improvements installed in the Premises at Tenant’s cost and Tenant’s marina operations, which said part shall be payable to Tenant. 
 24. Attorneys’ Fees. In the event of any action or proceeding brought by either party against the other under this Lease, the prevailing party shall be entitled to recover, the reasonable fees of its
attorneys in such action or proceeding. The attorneys’ fee award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. Landlord shall be entitled
to attorneys’ fees, costs and expenses incurred in the preparation and service of notices of default and consultations therewith, whether or not a legal action is subsequently commenced in connection with such default. 

 25. Waiver. The failure of Landlord to insist in any one or more instances upon strict performance
of any of the covenants of this Lease shall not be construed as a waiver or relinquishment for the future of such covenant, rule or regulation, but the same shall continue and remain in full force and effect. The receipt by Landlord of Rent, with
knowledge of the breach of any covenant hereof, shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision hereof shall be deemed to have been made unless expressed in writing and signed by Landlord. Even though Landlord
shall consent to an assignment hereof, no further assignment shall be made without express consent in writing by Landlord. The delivery of keys to the Premises to any officer or employee of Landlord or to Landlord’s agent shall not operate as a
termination of this Lease or as a surrender of the Premises. 
 26. Notices. Communications relating to this Lease shall be in writing
and shall be delivered personally, sent by United States mail, first class postage prepaid, by telecopy, or by private messenger or courier service, to the parties or their assignees at the addresses as set forth in Section 1. A party may
change these addresses by written notice to the other delivered in accordance with this Section. If a communication is mailed under this provision, it shall be deemed received on the earlier of: (i) five (5) business days after it is
mailed; or (ii) the date it is actually received. A communication by any other method permitted under this Section 26 shall be effective when actually received. 
 27. Successors and Assigns. This Lease and every provision hereof shall bind, apply to and run in favor of Landlord, its successors and assigns, and of Tenant and the successors and assigns of Tenant. The term
“Landlord” as used herein shall mean only the owner or owners at the time in question of the interest in the Premises which Landlord currently holds and in the event of any transfer of such interest, Landlord herein named (and in case of
any subsequent transfers the then transferor) shall be relieved from and after the date of such transfer of all liability with respect to Landlord’s obligations thereafter to be performed. The obligations contained in this Lease to be performed
by Landlord shall be binding on Landlord’s successors and assigns only during their respective periods of ownership. 
 28. Estoppel
Certificate. 
 (a) Tenant shall at any time upon not less than ten (10) days’ prior written notice from Landlord execute,
acknowledge and deliver to Landlord a statement in writing: (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is
in full force and effect) and the date to which Rent and other charges are paid in advance, if any; and (ii) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, or specifying
such defaults if any are claimed. Any such statement may be relied upon by any prospective purchaser or encumbrancer of the Premises. 
 (b)
At Landlord’s option, Tenant’s failure to deliver such statement within such time shall be considered a material breach of this Lease or shall be conclusive upon Tenant: (i) that this Lease is in full force and effect, without any
modification except as may be represented by Landlord; (ii) that there are no uncured defaults in Landlord’s performance; and (iii) that not more than one month’s Rent has been paid in advance. 
 29. Encumbrances by Landlord; Subordination. Landlord shall have the unrestricted right to encumber its interest in the Premises. Tenant agrees
that this Lease, at Landlord’s option, shall be subordinated to any mortgage or deed of trust, whether presently encumbering the Premises, or which may hereafter be placed on the Premises, and to any advances to be made thereunder, any interest
thereon and all renewals, replacements and extensions thereof. Tenant shall execute and deliver, without cost to Tenant, whatever instruments may be required to reflect such subordination, including an agreement to attorn to any mortgagee or
beneficiary under any mortgage or deed of trust or any purchaser at a foreclosure sale or any transferee by deed in lieu of foreclosure. If Tenant fails to execute and deliver any such documents or instruments, Tenant irrevocably constitutes and
appoints Landlord as Tenant’s special attorney-in-fact to execute and deliver any such documents or instruments. 
 30. Joinder.
Upon written request from Landlord, Tenant shall promptly join in all applications for permits, licenses or other authorizations required by any governmental agencies or other body claiming jurisdiction in connection with any work which Landlord may
desire to undertake. 
 31. Miscellaneous. This Lease is governed by the laws of California and any question arising hereunder shall
be construed or determined according to such law. Headings at the beginning of each numbered Section of this Lease are solely for the convenience of the parties and are not a part of this Lease. Time is of the essence of this Lease. If any provision
of this Lease is or is held to be invalid or unenforceable, then to the extent possible all of the remaining provisions of this Lease shall remain in full force and effect and shall be fully binding upon the parties hereto. Any modification to this
Lease must be in writing and must be consented to by Master Landlord. This Lease is the entire agreement of the parties and supersedes all prior agreements, negotiations or understandings between the parties with respect to the subject matter of
this Lease. 

 32. Construction of Tenant Improvements. 
 32.1 General Construction Standard. All improvements made to the Premises shall be built in accordance with applicable laws, including building
codes. The tenant improvements shall be constructed to Landlord’s satisfaction in good and workmanlike manner, in accordance with requirements of all departments, boards, bureaus, officials and authorities having jurisdiction thereof. All
necessary permits for such construction shall be obtained by Tenant at Tenant’s sole expense. Landlord shall use its best efforts to assist Tenant in obtaining necessary permits for construction, including the approval of Master Landlord.

 32.2 Construction Approvals. Tenant shall submit working drawings and specifications for any tenant improvements to Landlord for
Landlord’s written approval prior to the start of any construction. Such approval shall not be unreasonably withheld. Such approval, if given, shall not constitute an assumption by Landlord of any liability for the design, engineering or
structural integrity of the tenant improvements proposed to be erected by Tenant. Any disapproval by Landlord shall specify in detail the reason for such disapproval. Any plans and specifications for major work or structural changes, including
flooring, shall be prepared by a duly qualified architect licensed in the State of California. 
 33. Tower Park Name. Tenant shall
have the right to use the name “Tower Park Marina” during the term of this Lease 
 34. Renewal Option. Provided Tenant is
not in default under this Lease, Tenant shall have three options to renew this Lease for a term of five (5) years each, under the same terms and conditions. The option to extend shall be deemed exercised unless Tenant notifies Landlord in
writing of its intent not to exercise the option at least thirty (30) days prior to the end of the then current term of the Lease. 
 35. Future Improvements. Tenant shall have the right to build on the Premises, at its cost, a dry storage building, a boat repair area, a staging area for boats on both land and water, and a delivery system to move the boats from
land to water. 
 36. Playground Use. Tenant’s guests and slipholders shall be permitted to use Landlord’s pools and
playground areas in common with Landlord’s customers. Tenant’s guests and slipholders are required to follow Landlord’s rules and regulations when on the Property. 
 37. Tenant’s Exclusive Right to Conduct Marina Operations. Landlord shall not conduct, nor shall Landlord permit its tenants, licensees,
assignees or any other party to conduct wet or dry boat storage operations on the Property, including boat launching, without Tenant’s prior written consent, which may be granted in Tenant’s sole discretion. For purposes of this Section,
the term “wet or dry boat storage operations” shall not include uncovered dry storage of boats on trailers. 
 38. Utilities
Expense. Tenant and Landlord acknowledge that some utilities available to the Premises are shared with Landlord and other tenants at the Property and are not separately metered. In such cases, Tenant shall reimburse Landlord for its share of
costs based on Tenant’s actual usage, as reasonably determined by Landlord. Tenant may, at Tenant’s cost install meters to more accurately determine Tenant’s usage of utilities. Tenant shall pay Landlord a monthly fee for refuse
collection and disposal based on Tenant’s actual utilization of bins., i.e, actual number of dumps, not the proportionate number of bins available to the Premises. 
 39. Tenant’s Capital Expenditures. Tenant and Landlord acknowledge that the overall appearance and upkeep of the Property is critical to the success of Landlord’s and Tenant’s operations.
Accordingly, Tenant agrees to expend a minimum of $50,000 during each year of the Lease for capital expenditures and/or major repair/maintenance projects benefiting the Premises and the operations thereon. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the date below their signature below, to be effective as of the date set forth at
the beginning of this Lease. 

					
	 “LANDLORD”

	
	 KAMPGROUNDS OF AMERICA, INC.,

	 a Montana Corporation

			
		 	 By:
	 	 
		 	 Name:
	 	 
		 	 Title:
	 	 
			
		 	 Date:
	 	 

  
  

					
	 “TENANT”

	
	 TOWER PARK MARINA INVESTORS, L.P.,

	 a California limited partnership

			
		 	 By:
	 	Westrec Investors, Inc.,
		 		 	 a California corporation,
 its general partner

		
		 	 
		 	 Jeffrey K. Ellis, Vice President

		 	 Date:
	 	 

 PREMISES 
 Exhibit A

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