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Exhibit 10.14  

 OFFICE LEASE  

 FORTY-FIVE FREMONT ASSOCIATES,

A CALIFORNIA GENERAL PARTNERSHIP,

Landlord  

 and  

 EMBARCADERO TECHNOLOGIES, INC.,

Tenant  

 DATED AS OF: November   , 2000  

 TABLE OF CONTENTS

	Paragraph
 
	 	 
	 	Page

	1.	 	Premises	 	1
	2.	 	Certain Basic Lease Terms	 	1
	3.	 	Term; Delivery of Possession of Premises	 	2
	5.	 	Monthly Rent	 	4
	6.	 	Security Deposit.	 	4
	7.	 	Additional Rent: Increases in Operating Expenses and Tax Expenses	 	5
	8.	 	Use of Premises; Compliance with Law	 	9
	9.	 	Alterations and Restoration	 	11
	10.	 	Repair	 	13
	11.	 	Abandonment	 	13
	12.	 	Liens	 	14
	13.	 	Assignment and Subletting	 	14
	14.	 	Indemnification of Landlord	 	19
	15.	 	Insurance	 	19
	16.	 	Mutual Waiver of Subrogation Rights	 	21
	17.	 	Utilities	 	21
	18.	 	Personal Property and Other Taxes	 	24
	19.	 	Rules and Regulations	 	24
	20.	 	Surrender; Holding Over	 	24
	21.	 	Subordination and Attornment	 	25
	22.	 	Financing Condition	 	26
	23.	 	Entry by Landlord	 	26
	24.	 	Insolvency or Bankruptcy	 	26
	25.	 	Default and Remedies	 	27
	26.	 	Damage or Destruction	 	30
	27.	 	Eminent Domain	 	31
	28.	 	Landlord's Liability; Sale of Building	 	31
	29.	 	Estoppel Certificates	 	32
	30.	 	Right of Landlord to Perform	 	33
	31.	 	Late Charge	 	33
	32.	 	Attorneys' Fees; Waiver of Jury Trial	 	33
	33.	 	Waiver	 	34
	34.	 	Notices	 	34
	35.	 	Deleted	 	34

	36.	 	Defined Terms and Marginal Headings	 	34
	37.	 	Time and Applicable Law	 	35
	38.	 	Successors	 	35
	39.	 	Entire Agreement; Modifications	 	35
	40.	 	Light and Air	 	35
	41.	 	Name of Building	 	35
	42.	 	Severability	 	35
	43.	 	Authority	 	35
	44.	 	No Offer	 	35
	45.	 	Real Estate Brokers	 	36
	46.	 	Consents and Approvals	 	36
	47.	 	Reserved Rights	 	36
	48.	 	Financial Statements	 	37
	49.	 	Signage	 	37
	50.	 	Nondisclosure of Lease Terms	 	37
	51.	 	Hazardous Substance Disclosure	 	37
	52.	 	Option to Renew	 	37

EXHIBITS:

	A —	 	Outline of Premises	 	 
	B —	 	Rules and Regulations	 	1

 
 
 

LEASE    
  

    THIS
LEASE is made as of the 15 day of November, 2000, between FORTY-FIVE FREMONT ASSOCIATES, a California general partnership ("Landlord"), and EMBARCADERO TECHNOLOGIES, INC., a
Delaware corporation ("Tenant"). 

    1.  Premises. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, on the terms and conditions set
forth herein, the space outlined on the attached Exhibit A (the "Premises"). The Premises are located on the floors specified in Paragraph 2 below of the building (the "Building") located at 45
Fremont Street, San Francisco, California. The Building, the parcel(s) of land (the "Land") on which the Building is located and the other improvements on the Land are referred to herein as the "Real
Property." 

    Tenant's
lease of the Premises shall include the right to use, in common with others and subject to the other provisions of this Lease, the public lobbies, entrances, stairs,
elevators and other public portions of the Building. All of the windows and outside walls of the Premises and any space in the Premises used for shafts, stacks, pipes, conduits, ducts, electrical
equipment or other utilities or Building facilities are reserved solely to Landlord and Landlord shall have rights of access through the Premises for the purpose of operating, maintaining and
repairing the same. Notwithstanding the preceding sentence, during the term of this Lease Tenant shall have the non-exclusive license, in common with use by Landlord and other tenants of the Building,
to use the vertical shafts and horizontal raceways and ducts within the Premises for purposes of installation therein of telephone, data and electrical wires and cables which are part of the Initial
Alterations (as defined in Paragraph 4.a.) or Alterations (as defined in Paragraph 9) approved by Landlord pursuant to this Lease, provided that such license is more particularly set
forth in an amendment to this Lease executed by Landlord and Tenant. 

    2.  Certain Basic Lease Terms. As used herein, the following terms shall have the meaning specified below: 

	a.
	Floor(s)
on which the Premises are located: Fourteenth (14th) Floor

	b.
	Lease
term: Approximately seven (7) years and one (1) month. The term of this Lease shall commence on the date (the "Commencement Date") Landlord delivers the Premises
to Tenant in the condition required by the first sentence of Paragraph 4.a. The term of this Lease shall end on the date (the "Expiration Date") which is the last day of the eighty-fourth
(84th) full calendar month following the Rent Commencement Date (as defined in Paragraph 5.a. below). The scheduled Commencement Date (the "Scheduled Commencement Date") with respect to the
Premises is July 1, 2001.

	c.
	Monthly
Rent: The respective sums set forth as follows: Lease Year 1 & 2: Seventy-Four Thousand Five Hundred Ninety-Two Dollars ($74,592.00); Lease Years 3, 4, & 5: Seventy-Nine
Thousand Sixty-Seven Dollars ($79,067.00); Lease Years 6 & 7: Eighty-Two Thousand Fifty-One Dollars ($82,051.00). Lease Year 1 shall commence on the Rent Commencement Date and shall end on the last
day of the twelfth (12th) full calendar month after the Rent Commencement Date, and each subsequent Lease Year shall be the twelve (12) full calendar month period following the prior Lease Year.

	d.
	Security
Deposit: $82,051.00

	e.
	Tenant's
Share: 3.27%, which percentage has been calculated by dividing (A) the rentable square footage of the Premises, which the parties stipulate as being 17,902 rentable
square feet., by (B) the total rentable square footage of the Building, which the parties stipulate as totaling 548,110 rentable square feet for purposes of this Lease. 

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	f.
	Base
Year: The calendar year 2001.

	Base
	Tax
 Year: The fiscal tax year ending June 30, 2002.

	g.
	Business
of Tenant: Software Database Tools.

	h.
	Real
estate brokers: Shorenstein Management, Inc. 

    3.  Term; Delivery of Possession of Premises. 

        a.  The
term of this Lease shall commence as provided in Paragraph 2.b., and, unless sooner terminated pursuant to the terms hereof or at law, shall expire on
the Expiration Date (defined in Paragraph 2.b.). Upon either party's request after the Commencement Date shall have occurred hereunder, the parties shall execute a written confirmation of the
Commencement Date and the Expiration Date. 

        b.  Landlord
shall act diligently and in good faith to deliver the Premises to Tenant on the Scheduled Commencement Date. If Landlord, for any reason whatsoever, cannot
deliver possession of the Premises to Tenant on the Scheduled Commencement Date, this Lease shall not be void or voidable, nor shall Landlord be liable to Tenant for any loss or damage resulting
therefrom, nor shall the same amend Tenant's obligations under this Lease; provided, however, that in the event that Landlord does not deliver the Premises to Tenant on or prior to the date that is
one-hundred twenty (120) days after the Scheduled Commencement Date, as such date shall be extended for delays caused by Force Majeure (such date, as so extended, the "Trigger Date"), then
Tenant shall have the right to terminate this Lease by notice to Landlord given, if at all, within ten (10) days after the Trigger Date. For purposes of this Lease, "Force Majeure" shall mean
strikes, lock-outs, labor disputes, shortages of material or labor, fire, earthquake, flood or other casualty, acts of God or any other cause (other than financial inability) beyond the reasonable
control of Landlord, except that for purposes of this Paragraph 3.b. a holdover of the Premises by any tenant or other occupant shall not be considered Force Majeure. 

    4.  Premises As-Is.

        a.  Premises As-Is. Landlord shall deliver the Premises to Tenant, and Tenant shall accept the Premises from Landlord,
broom clean, but otherwise in their "as is" state and condition as of the delivery date. Except as provided below in this Paragraph 4, Landlord shall have no obligation to make or pay for any
improvements or renovations in or to the Premises or to otherwise prepare the Premises for Tenant's occupancy. The parties acknowledge that Tenant intends to make certain alterations and improvements
(the "Initial Alterations") to the Premises after the delivery thereof to prepare the same for Tenant's initial occupancy. The construction of the Initial Alterations shall be governed by
Paragraph 9 hereof. The general contractor selected by Tenant in accordance with Paragraph 9 hereof to construct the Initial Alterations is referred to hereinafter as "Contractor." 

        b.  Landlord's Allowance. Landlord shall contribute toward the cost of the construction and installation of the Initial
Alterations (including, without limitation, Contractor's fee and, if Tenant does not select Turner-Shorenstein, L.P. or such other contractor designated by Landlord ("Landlord's Contractor") as
Contractor, the Alteration Operations Fee provided for in Paragraph 9) an amount not to exceed Five Dollars ($5.00) per rentable square foot of the Premises ("Landlord's Allowance"). No portion
of Landlord's Allowance may be applied to the cost of personal property, equipment, trade fixtures, moving expenses, furniture (including work stations and modular office furniture, regardless of the
method of attachment to walls and/or floors), signage or free rent, or to Tenant's design, space planning, architectural or engineering or other consultants' costs. Notwithstanding anything to the
contrary in this Paragraph 4.b., Landlord's Allowance shall be available for disbursement pursuant to the terms hereof only for the first twelve (12) months after the Commencement Date.
Accordingly, if 

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any portion of Landlord's Allowance is not utilized prior to the date that is twelve (12) months from the Commencement Date, such unused portion shall be forfeited by Tenant. 

    Landlord
shall disburse Landlord's Allowance directly to Contractor, or subcontractors, or to Tenant as Landlord and Tenant may agree, in monthly installments. Each disbursement shall
be conditioned upon Landlord's receipt of invoices to be furnished by Tenant covering work actually performed, construction in place and materials delivered to the site (as may be applicable). To the
extent permitted by law, Landlord may withhold the amount of any and all retention percentages provided for in original contracts or subcontracts until the earlier of (i) the expiration of the
applicable lien period or (ii) Landlord's receipt of a waiver of lien rights from the general contractor, subcontractors or suppliers whose invoices are applicable to the respective
disbursement for, and/or on account of, the work or materials covered by such invoice. In the event the cost of the Initial Alterations exceeds Landlord's Allowance set forth above, Tenant shall pay
all such excess costs (the "Excess Cost") directly to Contractor or the subcontractors or suppliers involved and shall furnish to Landlord copies of receipted invoices therefor and such waivers of
lien rights as Landlord may reasonably require. 

    If
the Alteration Operations Fee is applicable, then, at the time Landlord makes any disbursement of Landlord's Allowance, Landlord shall retain from Landlord's Allowance, as a
partial payment of the Alteration Operations Fee, a proportionate amount of the Alteration Operations Fee based upon Landlord's reasonable estimation of the amount required to be withheld from each
disbursement in order to ensure that the entire Alteration Operations Fee is retained over the course of construction on a prorata basis. At such time as Landlord's Allowance has been entirely
disbursed, Tenant shall, within fifteen (15) days of written demand, pay to Landlord the remainder, if any, of the Alteration Operations Fee not yet paid to Landlord. 

    In
addition to Landlord's Allowance, Landlord shall pay for the entire cost of the Landlord's Work described in Paragraph 4.c. below. 

        c.  Landlord's Work. Regardless of whether Tenant selects Landlord's Contractor or another general contractor as
Contractor, Landlord shall cause Landlord's Contractor to perform the following work ("Landlord's Work") at Landlord's cost: 

	i.
	Perform
all work necessary within the finished walls of the existing core area restrooms in the Premises to cause such restrooms to comply with
Title 24 accessibility standards, to the extent such work is required under Legal Requirements that are applicable as of the Commencement Date.

	ii.
	Perform
all work necessary (if any) to cause the common areas of the Building that are reasonably anticipated to be in Tenant's path of travel to
the Premises to comply with Title 24 accessibility standards, to the extent such work is required under Legal Requirements that are applicable as of the Commencement Date. 

In
no event shall Landlord's Work include any work required by reason of or triggered by (x) the Initial Alterations or any other Alterations of Tenant, (y) Tenant's particular use of
the Premises (as opposed to Tenant's use of the Premises for their permitted purposes in a normal and customary manner), or (z) Tenant's particular employees or employment practices. Landlord's
Work shall be completed prior to the Rent Commencement Date, subject to delays caused by Force Majeure. To the extent Landlord's Work is performed during the period of construction of the Initial
Alterations, if Tenant does not select Landlord's Contractor as Contractor, Tenant shall cause Contractor to cooperate with Landlord's Contractor in the coordination of the construction of Landlord's
Work and the construction of the Initial Alterations, and in the case of any irreconcilable conflict, the construction of Landlord's Work and the requirements of Landlord and Landlord's Contractor
with respect thereto shall be given priority. 

3

 

    5.  Monthly Rent.

        a.  Beginning
on the date (the "Rent Commencement Date") that is the earlier of (i) thirty (30) days following the Commencement Date, or (ii) the
date Tenant commences occupancy of the Premises or any portion thereof for the conduct of business, and thereafter on or before the first day of each calendar month during the term hereof, Tenant
shall pay to Landlord, as monthly rent for the Premises, the Monthly Rent specified in Paragraph 2above. If the Rent Commencement Date is a day other than the first day of a calendar month, or
if the term of this Lease terminates on a day other than the last day of a calendar month, then the Monthly Rent payable for such partial month shall be appropriately prorated on the basis of a thirty
(30)-day month. Monthly Rent and the Additional Rent specified in Paragraph 7 shall be paid by Tenant to Landlord, in advance, without deduction, offset, prior notice or demand, in immediately
available funds of lawful money of the United States of America, or by good check as described below, at the office of Shorenstein Company, L.P., at 555 California Street,
14th floor, San Francisco, California 94104, or to such other person or at such other place as Landlord may from time to time designate in writing. Payments made by check must be drawn
either on a California financial institution or on a financial institution that is a member of the federal reserve system. Notwithstanding the foregoing, Tenant shall pay to Landlord together with
Tenant's execution and delivery of this Lease to Landlord, the Monthly Rent due for the Premises for the first full calendar month after the Rent Commencement Date, and such payment shall be applied
against the Monthly Rent first due under this Lease. 

        b.  All
amounts payable by Tenant to Landlord under this Lease, or otherwise payable in connection with Tenant's occupancy of the Premises, in addition to the Monthly
Rent hereunder and Additional Rent under Paragraph 7, shall constitute rent owed by Tenant to Landlord hereunder. 

        c.  Any
rent not paid by Tenant to Landlord within five (5) days after the date due shall bear interest from the date due to the date of payment by Tenant at an
annual rate of interest (the "Interest Rate") equal to the lesser of (i) the maximum annual interest rate allowed by law on such due date for business loans (not primarily for personal, family
or household purposes) not exempt from the usury law, or (ii) a rate equal to the sum of four (4) percentage points over the six-month United States Treasury bill rate (the "Treasury
Rate") in effect from time to time during such delinquency (or if there is no such publicly announced rate, the rate quoted by the San Francisco Main Office of Bank of America, N.A., or any
successor bank thereto, in pricing ninety (90)-day commercial loans to substantial commercial borrowers). Notwithstanding the foregoing, Landlord shall give Tenant notice of non-payment of rent when
due and five (5) days after delivery of such notice to cure such non-payment once in each calendar year before assessing interest in such calendar year pursuant to this Paragraph 5.c.
Failure by Tenant to pay rent when due, including any interest accrued under this subparagraph, after the expiration of any applicable notice and cure period provided in Paragraph 25.a. below,
shall constitute an Event of Default (as defined in Paragraph 25 below) giving rise to all the remedies afforded Landlord under this Lease and at law for nonpayment of rent. 

        d.  No
security or guaranty which may now or hereafter be furnished to Landlord for the payment of rent due hereunder or for the performance by Tenant of the other
terms of this Lease shall in any way be a bar or defense to any of Landlord's remedies under this Lease or at law. 

    6.  Security Deposit. Upon execution of this Lease, Tenant shall pay to Landlord the Security Deposit specified in
Paragraph 2.d. above as security for Tenant's performance of all of Tenant's covenants and obligations under this Lease; provided, however, that the Security Deposit is not an advance rent
deposit or an advance payment of any other kind, nor a measure of Landlord's damages upon Tenant's default. Landlord shall not be required to segregate the Security Deposit from its other funds and no
interest shall accrue or be payable to Tenant with respect thereto. Landlord may (but shall not be required to) use the Security Deposit or any portion thereof to cure any Event of Default or to
compensate Landlord for any damage Landlord incurs as a result of Tenant's failure to perform 

4

 

any of its covenants or obligations hereunder, it being understood that any use of the Security Deposit shall not constitute a bar or defense to any of Landlord's remedies under this Lease or at law.
In such event and upon written notice from Landlord to Tenant specifying the amount of the Security Deposit so utilized by Landlord and the particular purpose for which such amount was applied, Tenant
shall immediately deposit with Landlord an amount sufficient to return the Security Deposit to an amount equal to one hundred ten percent (110%) of the amount specified in Paragraph 2.d. as the
same may have been increased by prior applications of this Paragraph 6. Tenant's failure to make such payment to
Landlord within five (5) days of Landlord's notice shall constitute an Event of Default. If Tenant is not in default at the expiration or termination of this Lease, Landlord shall return to
Tenant the Security Deposit or the balance thereof then held by Landlord; provided, however, that in no event shall any such return be construed as an admission by Landlord that Tenant has performed
all of its covenants and obligations hereunder. No holder of a Superior Interest (as defined in Paragraph 21 below), nor any purchaser at any judicial or private foreclosure sale of the Real
Property or any portion thereof, shall be responsible to Tenant for the Security Deposit unless and only to the extent such holder or purchaser shall have actually received the same. 

    7.  Additional Rent: Increases in Operating Expenses and Tax Expenses. 

        a.  Operating Expenses. Tenant shall pay to Landlord, at the times hereinafter set forth, Tenant's Share, as specified
in Paragraph 2.e. above, of any increase in the Operating Expenses (as defined below) incurred by Landlord in each calendar year subsequent to the Base Year specified in Paragraph 2.f.
above, over the Operating Expenses incurred by Landlord during the Base Year. The amounts payable under this Paragraph 7.a. and Paragraph 7.b. below are termed "Additional Rent" herein. 

    The
term "Operating Expenses" shall mean the total costs and expenses incurred by Landlord in connection with the management, operation, maintenance, repair and ownership of the Real
Property, including, without limitation, the following costs: (1) salaries, wages, bonuses and other compensation (including hospitalization, medical, surgical, retirement plan, pension plan,
union dues, life insurance, including group life insurance, welfare and other fringe benefits, and vacation, holidays and other paid absence benefits) relating to employees of Landlord or its agents
engaged in the operation, repair, or maintenance of the Real Property; (2) payroll, social security, workers' compensation, unemployment and similar taxes with respect to such employees of
Landlord or its agents, and the cost of providing disability or other benefits imposed by law or otherwise, with respect to such employees; (3) the cost of uniforms (including the cleaning,
replacement and pressing thereof) provided to such employees; (4) premiums and other charges incurred by Landlord with respect to fire, other casualty, rent and liability insurance, any other
insurance as is deemed necessary or advisable in the reasonable judgment of Landlord, or any insurance required by the holder of any Superior Interest (as defined in Paragraph 21 below), and,
after the Base Year, costs of repairing an insured casualty to the extent of the deductible amount under the applicable insurance policy; provided that, if Landlord does not carry earthquake insurance
during the Base Year, but obtains earthquake insurance subsequent to the Base Year, then the initial annual premium for the earthquake insurance shall not be included in Operating Expenses, and
Operating Expenses in any given year subsequent to the first calendar year in which Landlord obtains earthquake insurance shall include only the increases in the annual premium over the annual premium
paid for the earthquake insurance for the first calendar year after the Base Year in which Landlord carries the same; (5) water charges and sewer rents or fees; (6) license, permit and
inspection fees; (7) sales, use and excise taxes on goods and services purchased by Landlord in connection with the operation, maintenance or repair of the Real Property and Building systems
and equipment; (8) telephone, telegraph, postage, stationery supplies and other expenses incurred in connection with the operation, maintenance, or repair of the Real Property;
(9) management fees and
expenses; (10) costs of repairs to and maintenance of the Real Property, including building systems and appurtenances thereto and normal repair and replacement of worn-out equipment, facilities
and 

5

 

installations, but excluding the replacement of major building systems (except to the extent provided in (16) and (17) below); (11) fees and expenses for janitorial, window cleaning, guard,
extermination, water treatment, rubbish removal, plumbing and other services and inspection or service contracts for elevator, electrical, mechanical and other building equipment and systems or as may
otherwise be necessary or proper for the operation, repair or maintenance of the Real Property; (12) costs of supplies, tools, materials, and equipment used in connection with the operation,
maintenance or repair of the Real Property; (13) accounting, legal and other professional fees and expenses; (14) fees and expenses for painting the exterior or the public or common
areas of the Building and the cost of maintaining the sidewalks, landscaping and other common areas of the Real Property; (15) costs and expenses for electricity, chilled water, air
conditioning, water for heating, gas, fuel, steam, heat, lights, power and other energy related utilities required in connection with the operation, maintenance and repair of the Real Property; the
cost of any capital improvements made by Landlord to the Real Property or capital assets acquired by Landlord after the Base Year in order to comply with any local, state or federal law, ordinance,
rule, regulation, code or order of any governmental entity or insurance requirement (collectively, "Legal Requirement") with which the Real Property was not required to comply during the Base Year, or
to comply with any amendment or other change to the enactment or interpretation of any Legal Requirement from its enactment or interpretation during the Base Year; (17) the cost of any capital
improvements made by Landlord to the Building or capital assets acquired by Landlord after the Base Year for the protection of the health and safety of the occupants of the Real Property or that are
designed to reduce other Operating Expenses; (18) the cost of furniture, draperies, carpeting, landscaping and other customary and ordinary items of personal property (excluding paintings,
sculptures and other works of art) provided by Landlord for use in common areas of the Building or in the Building office (to the extent that such Building office is dedicated to the operation and
management of the Real Property); (19) any expenses and costs resulting from substitution of work, labor, material or services in lieu of any of the above itemizations, or for any additional
work, labor, services or material resulting from compliance with any Legal Requirement applicable to the Real Property or any parts thereof (excluding costs of capital improvements made in order to
comply with Legal Requirements with which the Real Property was required to comply during the Base Year); and (20) Building office rent or rental value, to the extent that such Building office
is dedicated to the operation and management of the Real Property. With respect to the costs of items included in Operating Expenses under (16) and (17), such costs shall be amortized over a
reasonable period, as determined by Landlord, together with interest on the unamortized balance at a rate per annum equal to three (3) percentage points over the Treasury Rate charged at the
time such item is constructed or acquired, or at such higher rate as may have been paid by Landlord on funds borrowed for the purpose of constructing or acquiring such item, but in either case not
more than the maximum rate permitted by law at the time such item is constructed or acquired. 

    Operating
Expenses shall not include the following: (i) depreciation on the Building or equipment or systems therein; (ii) debt service; (iii) rental under any
ground or underlying lease; (iv) interest (except as expressly provided in this Paragraph 7.a.); (v) Tax Expenses (as defined in Paragraph 7.b. below);
(vi) attorneys' and other professional fees and expenses incurred in connection with lease negotiations
with prospective Building tenants or the enforcement of leases affecting the Real Property; (vii) the cost (including any amortization thereof) of any improvements or alterations which would be
properly classified as capital expenditures according to generally accepted property management practices (except to the extent expressly included in Operating Expenses pursuant to this
Paragraph 7.a.); (viii) the cost of decorating, improving for tenant occupancy, painting or redecorating portions of the Building to be demised to tenants; (ix) wages, salaries, benefits
or other similar compensation paid to executive employees of Landlord or Landlord's agents above the rank of Building manager; (x) advertising and promotional expenditures, and costs of signage
identifying any tenant of the Building (other than Building directory or floor directory signage); (xi) real estate broker's or other leasing commissions; (xii) penalties or other costs incurred due
to a violation by Landlord, as 

6

 

determined by written admission, stipulation, final judgment or arbitration award, of any of the terms and conditions of this Lease or any other lease relating to the Building except to the extent
such costs reflect costs that would have been incurred by Landlord absent such violation; (xiii) subject to the provisions of item (4) above, repairs and other work occasioned by fire, windstorm or
other casualty, to the extent Landlord is reimbursed by insurance proceeds, and other work paid from insurance or condemnation proceeds; (xiv) costs, penalties or fines arising from Landlord's
violation of any applicable governmental rule or authority except to the extent such costs reflect costs that would have been incurred by Landlord absent such violation; (xv) overhead and
profit increments paid to subsidiaries or affiliates of Landlord for management or other services on or to the Building or for supplies or other materials to the extent that the cost of the services,
supplies or materials materially exceed the amounts normally payable for similar goods and services under similar circumstances (taking into account the market factors in effect on the date any
relevant contracts were negotiated) in comparable buildings in the San Francisco financial district; (xvi) charitable and political contributions; (xviii) rentals and other related expenses incurred
in leasing air conditioning systems, elevators or other equipment ordinarily considered to be of a capital nature (except equipment that is not affixed to the Building and is used in providing
janitorial services, and except to the extent such costs would otherwise be includable pursuant to items (16) and (17) as set forth in the immediately preceding paragraph); (xix) costs directly and
solely attributable to the garage in the Building, including, without limitation, payroll for clerks, attendants, book-keeping, parking, insurance premiums, parking management fees, parking tickets,
janitorial services, striping and painting of surfaces (provided, however, that the cost of providing utilities to the garage shall be included in Operating Expenses); (xx) any expense for
which Landlord is actually directly reimbursed by a tenant or other party (other than through a provision similar to the first Paragraph of this Paragraph 7.a.), including, without
limitation, payments for Excess Services; or (xxii) the cost of services made available at no additional charge to any tenant in the Building but not to Tenant. 

        b.  Tax Expenses. Tenant shall pay to Landlord as Additional Rent under this Lease, at the times hereinafter set forth,
Tenant's Share, as specified in Paragraph 2.e. above, of any increase in Tax Expenses (as defined below) incurred by Landlord in each calendar year, over Tax Expenses incurred by Landlord
during the Base Tax Year. Notwithstanding the foregoing, if any reassessment, reduction or recalculation of any item included in Tax Expenses during the term results in a reduction of Tax Expenses,
then for purposes of calculating Tenant's Share of increases in Tax Expenses from and after
the calendar year in which such adjustment occurs, Tax Expenses for the Base Tax Year shall be adjusted to reflect such reduction. 

    The
term "Tax Expenses" shall mean all taxes, assessments (whether general or special), excises, transit charges, housing fund assessments or other housing charges, improvement
districts, levies or fees, ordinary or extraordinary, unforeseen as well as foreseen, of any kind, which are assessed, levied, charged, confirmed or imposed on the Real Property, on Landlord with
respect to the Real Property, on the act of entering into leases of space in the Real Property, on the use or occupancy of the Real Property or any part thereof, with respect to services or utilities
consumed in the use, occupancy or operation of the Real Property, on any improvements, fixtures and equipment and other personal property of Landlord located in the Real Property and used in
connection with the operation of the Real Property, or on or measured by the rent payable under this Lease or in connection with the business of renting space in the Real Property, including, without
limitation, any gross income tax or excise tax levied with respect to the receipt of such rent, by the United States of America, the State of California, the City and County of San Francisco, any
political subdivision, public corporation, district or other political or public entity or public authority, and shall also include any other tax, fee or other excise, however described, which may be
levied or assessed in lieu of, as a substitute (in whole or in part) for, or as an addition to, any other Tax Expense. Tax Expenses shall include reasonable attorneys' fees, costs and disbursements
incurred in connection with proceedings to contest, determine or reduce Tax Expenses. If it shall not be lawful for Tenant to reimburse Landlord for any increase in Tax 

7

 

Expenses as defined herein, the Monthly Rent payable to Landlord prior to the imposition of such increases in Tax Expenses shall be increased to net Landlord the same net Monthly Rent after imposition
of such increases in Tax Expenses as would have been received by Landlord prior to the imposition of such increases in Tax Expenses. 

    Tax
Expenses shall not include income, franchise, transfer, inheritance or capital stock taxes, unless, due to a change in the method of taxation, any of such taxes is levied or
assessed against Landlord in lieu of, as a substitute (in whole or in part) for, or as an addition to, any other charge which would otherwise constitute a Tax Expense. 

        c.  Adjustment for Occupancy Factor. Notwithstanding any other provision herein to the contrary, in the event the
Building is not at least ninety-five percent (95%) occupied during the Base Year or any calendar year during the term after the Base Year, an adjustment shall be made by Landlord in computing
Operating Expenses for the Base Year and such calendar year so that those Operating Expenses which vary based on levels of occupancy shall be computed for such year as though the Building had been
ninety-five percent (95%) occupied during such year. In addition, if any particular work or service includable in Operating Expenses is not furnished to a tenant who has undertaken to perform such
work or service itself, Operating Expenses shall be deemed to be increased by an amount equal to the additional Operating Expenses which would have been incurred if Landlord had furnished
such work or service to such tenant. The parties agree that statements in this Lease to the effect that Landlord is to perform certain of its obligations hereunder at its own or sole cost and expense
shall not be interpreted as excluding any cost from Operating Expenses or Tax Expenses if such cost is an Operating Expense or Tax Expense pursuant to the terms of this Lease. 

        d.  Intention Regarding Expense Pass-Through. It is the intention of Landlord and Tenant that the Monthly Rent paid to
Landlord throughout the term of this Lease shall be absolutely net of all increases, respectively, in Tax Expenses and Operating Expenses over, respectively, Tax Expenses for the Base Tax Year and
Operating Expenses for the Base Year, and the foregoing provisions of this Paragraph 7 are intended to so provide. 

        e.  Notice and Payment. On or before the first day of each calendar year during the term hereof subsequent to the Base
Year, or as soon as practicable thereafter, Landlord shall give to Tenant notice of Landlord's estimate of the Additional Rent, if any, payable by Tenant pursuant to Paragraphs 7.a. and 7.b. for such
calendar year subsequent to the Base Year. On or before the first day of each month during each such subsequent calendar year, Tenant shall pay to Landlord one-twelfth (1/12th) of the estimated
Additional Rent; provided, however, that if Landlord's notice is not given prior to the first day of any calendar year Tenant shall continue to pay Additional Rent on the basis of the prior year's
estimate until the month after Landlord's notice is given. If at any time it appears to Landlord that the Additional Rent payable under Paragraphs 7.a. and/or 7.b. will vary from Landlord's estimate
by more than five percent (5%), Landlord may, by written notice to Tenant, revise its estimate for such year, and subsequent payments by Tenant for such year shall be based upon the revised estimate.
On the first monthly payment date after any new estimate is delivered to Tenant, Tenant shall also pay any accrued cost increases, based on such new estimate. 

        f.   Annual Accounting. Landlord shall maintain true, correct and complete records of the Operating Expenses and Tax
Expenses in accordance with sound accounting practices. Within ninety (90) days after the close of each calendar year subsequent to the Base Year, or as soon after such ninety (90) day period as
practicable, but in any event within one hundred eighty (180) days after the close of each such calendar year, Landlord shall deliver to Tenant a statement of the Additional Rent payable under
Paragraphs 7.a. and 7.b. for such year. The statement shall be based on the results of an audit of the operations of the Building prepared for the applicable year by a nationally recognized certified
public accounting firm selected by Landlord. Upon Tenant's request made no later than ninety (90) days after receipt of Landlord's annual statement, Landlord shall promptly deliver to Tenant a 

8

 

copy of the auditor's statement on which Landlord's annual statement is based, and such other information regarding the annual statement as may be reasonably requested by Tenant to ascertain
Landlord's compliance with this Paragraph 7. At Landlord's option, Landlord may deliver such auditor's statement to Tenant together with Landlord's annual statement, or otherwise deliver such
auditor's statement to Tenant prior to Tenant's request therefor. Landlord's annual statement shall be final and
binding upon Landlord and Tenant (except for revisions to take into account any subsequent reassessment affecting the calculation of Tax Expenses included in such statement, which revisions shall be
made if at all, within one hundred eighty (180) days after the close of the calendar year in which Landlord receives the revised tax bill) unless, within thirty (30) days after Tenant's receipt
thereof or Tenant's receipt of any such revisions due to a reassessment or Tenant's receipt of any correction thereof by Landlord pursuant to the following provisions, as applicable), Tenant shall
contest or Landlord shall correct any item therein by giving written notice to the other, specifying each item contested or corrected, respectively, and the reason therefor. If the annual statement
shows that Tenant's payments of Additional Rent for such calendar year pursuant to Paragraph 7.e. hereof exceeded Tenant's obligations for the calendar year, Landlord shall at its option either
(1) credit the excess to the next succeeding installments of rent or (2) pay the excess to Tenant within thirty (30) days after delivery of such statement. If the annual statement shows that Tenant's
payments of Additional Rent for such calendar year pursuant to Paragraph 7.e. hereof were less than Tenant's obligation for the calendar year, Tenant shall pay the deficiency to Landlord within
thirty (30) days after delivery of such statement. 

        g.  Proration for Partial Lease Year. If this Lease terminates on a day other than the last day of a calendar year, the
Additional Rent payable by Tenant pursuant to this Paragraph 7 applicable to the calendar year in which this Lease terminates shall be prorated on the basis that the number of days from the
commencement of such calendar year to and including such termination date bears to three hundred sixty-five (365). 

    8.  Use of Premises; Compliance with Law. 

        a.  Use of Premises. The Premises shall be used solely for general office purposes for the business of Tenant as
described in Paragraph 2.g. above or for any other general office use consistent with the operation of the Building as a first-class high-rise office building in the San Francisco financial district,
and for no other use or purpose. 

    Tenant
shall not do or suffer or permit anything to be done in or about the Premises or the Real Property, nor bring or keep anything therein, which would in any way subject Landlord,
Landlord's agents or the holder of any Superior Interest (as defined in Paragraph 21) to any liability, increase the premium rate of or affect any fire, casualty, liability, rent or other
insurance relating to the Real Property or any of the contents of the Building, or cause a cancellation of, or give rise to any defense by the insurer to any claim under, or conflict with, any
policies for such insurance. If any act or omission of Tenant results in any such increase in premium rates, Tenant shall pay to Landlord upon demand the amount of such increase. Tenant shall not do
or suffer or permit anything to be done in or about the Premises or the Real Property which will in any way unreasonably obstruct or interfere with the rights of other tenants or occupants of the
Building or injure or annoy them, or use or suffer or permit the Premises to be used for any immoral or unlawful purpose, nor shall Tenant cause, maintain, suffer or permit any nuisance in, on or
about the Premises or the Real Property. Without limiting the
foregoing, no loudspeakers or other similar device which can be heard outside the Premises shall, without the prior written approval of Landlord, be used in or about the Premises. Tenant shall not
commit or suffer to be committed any waste in, to or about the Premises. 

    Tenant
agrees not to employ any person, entity or contractor for any work in the Premises (including moving Tenant's equipment and furnishings in, out or around the Premises) whose
presence is likely to give rise to a labor or other disturbance in the Building and, if necessary to prevent such a 

9

 

disturbance in a particular situation, Landlord may require Tenant to employ union labor for the work. Landlord will advise Tenant, upon request, as to whether a given person, entity or contractor, in
Landlord's reasonable judgment, is likely to cause a labor or other disturbance. 

        b.  Compliance with Law. Tenant shall not do or permit anything to be done in or about the Premises which will in any
way conflict with any Legal Requirement (as defined in Paragraph 7.a.(16) above) now in force or which may hereafter be enacted. Tenant, at its sole cost and expense, shall promptly comply with
all such present and future Legal Requirements relating to the condition, use or occupancy of the Premises, and shall perform all work to the Premises or other portions of the Real Property required
to effect such compliance (or, as to work to the Base Building (as defined below) or outside of the Premises, Landlord, at Landlord's election, may perform such work at Tenant's cost). Notwithstanding
the foregoing, however, (I) Tenant shall not be required to perform any changes to the Base Building unless such changes are related to or affected or triggered by (i) Tenant's
Alterations (as defined in Paragraph 9 below), other than the Initial Alterations (which are addressed in clause (II) below), (ii) Tenant's particular use of the Premises (as
opposed to Tenant's use of the Premises for general office purposes in a normal and customary manner), or (iii) Tenant's particular employees or employment practices, and (II) Tenant
shall not be required to perform any changes to portions of the Building systems located outside of the Premises, or to other components of the Base Building located outside of the Premises, by reason
of the Initial Alterations unless such changes are related to or affected or triggered by (i) Tenant's failure to design and construct the Initial Alterations in compliance with applicable
building codes and other Legal Requirements, or (ii) inclusion in the Initial Alterations of improvements which are not normal and customary general office improvements (such as, without
limitation, library, file, computer or meeting rooms, classroom facilities or kitchens or cafeterias or other areas requiring floor reinforcement or enhanced systems requirements). Upon Tenant's
request with its submission to Landlord of the plans and specifications for the Initial Alterations, Landlord will advise Tenant if any of the Initial Alterations are within the preceding clause (ii).
The judgment of any court of competent jurisdiction or the admission of Tenant in an action against Tenant, whether or not Landlord is a party thereto, that Tenant has violated any Legal Requirement
shall be conclusive of that fact as between Landlord and Tenant. Tenant shall immediately furnish Landlord with any notices received from any insurance company or governmental agency or inspection
bureau regarding any unsafe or unlawful conditions within the Premises or the violation of any Legal Requirement. 

    "Base
Building" means the structural portions of the Building (including exterior walls, roof, foundation, floor slabs and core of the Building), all Building systems, including,
without limitation, elevator, plumbing, heating, electrical, security, life safety and power, except (i) those special or supplemental systems (including air-conditioning systems), and equipment used
in connection therewith, and non-Building standard lighting and electrical wiring installed specifically for Tenant or any other tenants and (ii) the portion of any Building system within the
Premises or any other specific tenant space, the maintenance, repair or compliance of which is the responsibility of Tenant or such other tenant, respectively. 

        c.  Hazardous Materials. Tenant shall not cause or permit the storage, use, generation, release, handling or disposal
(collectively, "Handling") of any Hazardous Materials (as defined below), in, on, or about the Premises or the Real Property by Tenant or any agents, employees, contractors, licensees, subtenants,
customers, guests or invitees of Tenant (collectively with Tenant, "Tenant Parties"), except that Tenant shall be permitted to use normal quantities of office supplies or products (such as copier
fluids or cleaning supplies) customarily used in the conduct of general business office activities ("Common Office Chemicals"), provided that the Handling of such Common Office Chemicals shall comply
at all times with all Legal Requirements, including Hazardous Materials Laws (as defined below). Notwithstanding anything to the contrary contained herein, however, in no event shall Tenant permit any
usage of Common Office Chemicals in a manner that may cause the Premises or the Real Property to be contaminated by any Hazardous Materials or in violation of any Hazardous 

10

 

Materials Laws. Tenant shall immediately advise Landlord in writing of (a) any and all enforcement, cleanup, remedial, removal, or other governmental or regulatory actions instituted, completed, or
threatened pursuant to any Hazardous Materials Laws relating to any Hazardous Materials affecting the Premises; and (b) all claims made or threatened by any third party against Tenant, Landlord, the
Premises or the Real Property relating to damage, contribution, cost recovery, compensation, loss, or injury resulting from any Hazardous Materials on or about the Premises. Without Landlord's prior
written consent, Tenant shall not take any remedial action or enter into any agreements or settlements in response to the presence of any Hazardous Materials in, on, or about the Premises. Tenant
shall be solely responsible for and shall indemnify, defend and hold Landlord and all other Indemnitees (as defined in Paragraph 14.b. below), harmless from and against all Claims (as defined
in Paragraph 14.b. below), arising out of or in connection with, or otherwise relating to (i) any Handling of Hazardous Materials by any Tenant Party or Tenant's breach of its
obligations hereunder, or (ii) any removal, cleanup, or restoration work and materials necessary to return the Real Property or any other property of whatever nature located on the Real
Property to their condition existing prior to the Handling of Hazardous Materials in, on or about the Premises by Tenant or any Tenant Party. Tenant's obligations under this Paragraph shall
survive the expiration or other termination of this Lease. For purposes of this Lease, "Hazardous Materials" means any explosive, radioactive materials, hazardous wastes, or hazardous substances,
including without limitation asbestos containing materials, PCB's, CFC's, or substances defined as "hazardous substances" in the Comprehensive Environmental Response, Compensation and Liability Act of
1980, as amended, 42 U.S.C. Section 9601-9657; the Hazardous Materials Transportation Act of 1975, 49 U.S.C. Section 1801-1812; the Resource Conservation and Recovery Act of 1976, 42 U.S.C. Section
6901-6987; or any other Legal Requirement regulating,
relating to, or imposing liability or standards of conduct concerning any such materials or substances now or at any time hereafter in effect (collectively, "Hazardous Materials Laws"). 

        d.  Applicability of Paragraph. The provisions of this Paragraph 8 are for the benefit of Landlord, the holder of
any Superior Interest (as defined in Paragraph 21 below), and the other Indemnitees only and are not nor shall they be construed to be for the benefit of any tenant or occupant of the Building. 

    9.  Alterations and Restoration.

        a.  Tenant
shall not make or permit to be made any alterations, modifications, additions, decorations or improvements to the Premises, or any other work whatsoever that
would directly or indirectly involve the penetration or removal (whether permanent or temporary) of, or require access through, in, under, or above any floor, wall or ceiling, or surface or covering
thereof in the Premises (collectively, "Alterations"), except as expressly provided in this Paragraph 9. If Tenant desires any Alteration, except for Cosmetic Alterations as described in the
next paragraph, Tenant must obtain Landlord's prior written approval of such Alteration. 

    Notwithstanding
the foregoing or anything to the contrary contained elsewhere in this Paragraph 9, Tenant shall have the right, without Landlord's consent, to make any
Alteration to the Premises that meets all of the following criteria (a "Cosmetic Alteration"): (a) the Alteration is decorative in nature (such as paint, carpet or other wall or floor finishes,
movable partitions or other such work), (b) Tenant provides Landlord with ten (10) days' advance written notice of the commencement of such Alteration, (c) such Alteration does not
affect the Building's electrical, mechanical, life safety, plumbing, security, or HVAC systems or any other portion of the Base Building or any part of the Building other than the Premises,
(d) the work will not decrease the value of the Premises, does not require a building permit or other governmental permit, uses only new materials comparable in quality to those being replaced
and is performed in a workman-like manner and in accordance with all Legal Requirements, and (e) the cost of such Alteration, when aggregated with the cost of all other Cosmetic Alterations
performed during the previous twelve (12) month period, does not exceed Fifty Thousand Dollars ($50,000.00). At the time Tenant notifies Landlord of any Cosmetic Alteration, Tenant shall give 

11

 

Landlord a copy of Tenant's plans for the work. If the Cosmetic Alteration is of such a nature that formal plans will not be prepared for the work, Tenant shall provide Landlord with a reasonably
specific description of the work. 

    All
Alterations shall be made at Tenant's sole cost and expense, including the expense of complying with all present and future Legal Requirements, and the expense of any other work
required to be performed in other areas within or outside the Premises by reason of the Alterations; provided, however, that as to the Initial Alterations Tenant's duty to perform compliance work
outside of the Premises shall be subject to clause (II) of Paragraph 8.b. Alterations shall be made, at Tenant's election, by Landlord's Contractor or by a contractor reasonably approved by
Landlord. If Tenant hires Landlord's Contractor to perform the Alterations (including, without limitation, the Initial Alterations), Landlord's Contractor shall be entitled to receive a fee for such
work of fifteen percent (15%) of the first $100,000 of the construction costs of such work, and the fee for any construction costs over such amount shall be as negotiated by Tenant and Landlord's
Contractor. If Landlord's Contractor does not perform the Alterations pursuant to the above, Tenant shall pay Landlord on demand prior to or during the course of such construction an amount (the
"Alteration Operations Fee") equal to five percent (5%) of the total cost of the Alterations (and for purposes of calculating the Alteration Operations Fee, such cost shall include architectural and
engineering fees, but shall not include permit fees) as compensation to Landlord for electrical energy consumed in connection with the work, freight elevator operation, additional cleaning expenses,
additional security services, review of plans and specifications, and for other miscellaneous costs incurred by Landlord as result of the work. Notwithstanding the foregoing, the Alteration Operations
Fee shall not be due with respect to Cosmetic Alterations, and in lieu thereof Tenant shall reimburse Landlord within thirty (30) days after Landlord's demand for the actual and reasonable fees paid
by Landlord to third party architects, engineers or other consultants retained by Landlord to review the Cosmetic Alterations and confirm that they qualify as such. 

    All
such work shall be performed diligently and in a first-class workmanlike manner and in accordance with plans and specifications approved by Landlord, and shall comply with all
Legal Requirements and Landlord's reasonable construction procedures and requirements for the Building (including Landlord's requirements relating to insurance and contractor qualifications). In no
event shall Tenant employ any person, entity or contractor to perform work in the Premises whose presence may give rise to a labor or other disturbance in the Building. Default by Tenant in the
payment of any sums agreed to be paid by Tenant for or in connection with an Alteration (regardless of whether such agreement is pursuant to this Paragraph 9 or separate instrument) shall
entitle Landlord to all the same remedies as for non-payment of rent hereunder, subject to the expiration of any applicable notice and cure period under Paragraph 25.a. below. Any Alterations,
including, without limitation, moveable partitions that are affixed to the Premises (but excluding moveable, free standing partitions) and all carpeting, shall at once become part of the Building and
the property of Landlord. Tenant shall give Landlord not less than five (5) days prior written notice of the date the construction of the Alteration is to commence. Landlord may post and record an
appropriate notice of nonresponsibility with respect to any Alteration and Tenant shall maintain any such notices posted by Landlord in or on the Premises. 

        b.  Upon
Tenant's written request expressly referring to this Paragraph 9.b., Landlord shall advise Tenant at the time of Landlord's approval of any Alteration
requested by Tenant or, if pursuant to Paragraph 9.a. Landlord's approval is not required, within five (5) Business Days after such written request by Tenant, whether Landlord will require the
removal of the Alteration and restoration of the Premises to its previous condition at the expiration or sooner termination of this Lease. Those Alterations so required by Landlord to be removed from
the Premises at the expiration or sooner
termination of this Lease shall be so removed by Tenant and the Premises shall be restored by Tenant to their condition prior to the making of the Alterations, ordinary wear and tear excepted. If
Tenant fails to request such determination by Landlord as set forth above, then at Landlord's sole election 

12

 

exercised at the expiration or sooner termination of this Lease any or all such Alterations shall be removed and the Premises so restored. If Tenant requests such determination by Landlord as set
forth above, and Landlord fails to timely respond thereto, Landlord shall be deemed to have exercised its right to require that Tenant remove such Alterations at the expiration or sooner termination
of this Lease and restore the Premises as set forth above. Notwithstanding the foregoing, Tenant shall not be obligated to remove from the Premises any of the Initial Alterations which are normal and
customary general office improvements. In addition, except to the extent Landlord shall elect otherwise at the expiration or sooner termination of this Lease, Tenant shall in any event remove any
internal stairways installed in the Premises as part of the Initial Alterations or any subsequent Alterations and close-up and otherwise restore to their pre-existing condition areas of the Premises
in which internal stairways have been installed. The removal of the Alterations and the restoration of the Premises shall be performed by a general contractor selected by Tenant and reasonably
approved by Landlord, in which event Tenant shall pay the general contractor's fees and costs in connection with such work. Any separate work letter or other agreement which is hereafter entered into
between Landlord and Tenant pertaining to Alterations shall be deemed to automatically incorporate the terms of this Lease without the necessity for further reference thereto. 

    10. Repair. 

        a.  By
taking possession of the Premises, Tenant agrees that the Premises are in good condition and repair. Tenant, at Tenant's sole cost and expense, shall keep the
Premises and every part thereof (including the interior walls and ceilings of the Premises, those portions of the Building systems located within and exclusively serving the Premises, and improvements
and Alterations) in good condition and repair. Tenant waives all rights to make repairs at the expense of Landlord as provided by any Legal Requirement now or hereafter in effect. It is specifically
understood and agreed that, except as specifically set forth in this Lease, Landlord has no obligation and has made no promises to alter, remodel, improve, repair, decorate or paint the Premises or
any part thereof, and that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant. Tenant hereby waives the provisions of California Civil
Code Sections 1932(1), 1941 and 1942 and of any similar Legal Requirement now or hereafter in effect. 

        b.  Landlord
shall repair and maintain in good condition and repair the Base Building (other than the portions of Building systems that are Tenant's responsibility to
maintain and repair pursuant to Paragraph 10.a. above) and common areas of the Real Property; provided, however, that to the extent repairs which Landlord is required to make pursuant to this
Paragraph 10.b. are necessitated by the negligence or willful misconduct of Tenant or Tenant's agents, employees or contractors, then Tenant
shall reimburse Landlord for the cost of such repair within thirty (30) days after Landlord's demand to the extent Landlord is not reimbursed therefor by insurance. Landlord shall in no event be
obligated to repair any ordinary wear and tear to the Premises. Landlord shall repair and maintain the Real Property in accordance with the foregoing provisions to the standards of other first-class
high-rise office buildings in the San Francisco financial district. 

    11. Abandonment. Tenant shall not abandon the Premises or any part thereof at any time during the term hereof. Tenant
understands that if Tenant abandons the Premises, the risk of fire, other casualty and vandalism to the Premises and the Building will be increased. Accordingly, such action by Tenant shall constitute
an Event of Default hereunder regardless of whether Tenant continues to pay Monthly Rent and Additional Rent under this Lease. Upon the expiration or earlier termination of this Lease, or if Tenant
abandons or surrenders all or any part of the Premises or is dispossessed of the Premises by process of law, or otherwise, any movable furniture, equipment, trade fixtures, or other personal property
belonging to Tenant and left on the Premises shall at the option of Landlord be deemed to be abandoned and, whether or not the property is deemed abandoned, Landlord shall have the right to remove
such property from the Premises and charge Tenant for the removal and any restoration of the Premises as provided in Paragraph 9. Landlord may charge Tenant for the storage of 

13

 

Tenant's property left on the Premises at such rates as Landlord may from time to time reasonably determine, or, Landlord may, at its option, store Tenant's property in a public warehouse at Tenant's
expense. Notwithstanding the foregoing, neither the provisions of this Paragraph 11 nor any other provision of this Lease shall impose upon Landlord any obligation to care for or preserve any
of Tenant's property left upon the Premises, and Tenant hereby waives and releases Landlord from any claim or liability in connection with the removal of such property from the Premises and the
storage thereof and specifically waives the provisions of California Civil Code Section 1542 with respect to such release. Landlord's action or inaction with regard to the provisions of this
Paragraph 11 shall not be construed as a waiver of Landlord's right to require Tenant to remove its property, restore any damage to the Premises and the Building caused by such removal, and
make any restoration required pursuant to Paragraph 9 above. 

    12. Liens. Tenant shall not permit any mechanic's, materialman's or other liens arising out of work performed at the
Premises by or on behalf of Tenant to be filed against the fee of the Real Property nor against Tenant's interest in the Premises. Landlord shall have the right to post and keep posted on the Premises
any notices which it deems necessary for protection from such liens. If any such liens are filed, Landlord may, upon twenty (20) days' written notice to Tenant, without waiving its rights based on
such breach by Tenant and without releasing Tenant from any obligations hereunder, pay and satisfy the same and in such event the sums so paid by Landlord shall be due and payable by Tenant
immediately without notice or demand, with interest from the date paid by Landlord through the date Tenant pays Landlord, at the Interest Rate. Tenant agrees to indemnify, defend and hold Landlord and
the other Indemnitees (as defined in Paragraph 14.b. below) harmless from and against any Claims (as defined in Paragraph 14.b. below) for mechanics', materialmen's or other liens in
connection with any
Alterations, repairs or any work performed, materials furnished or obligations incurred by or for Tenant. 

    13. Assignment and Subletting. 

        a.  Landlord's Consent. Landlord's and Tenant's agreement with regard to Tenant's right to transfer all or part of its
interest in the Premises is as expressly set forth in this Paragraph 13. Tenant agrees that, except upon Landlord's prior written consent, which consent shall not (subject to Landlord's rights
under Paragraph 13.d. below) be unreasonably withheld, neither this Lease nor all or any part of the leasehold interest created hereby shall, directly or indirectly, voluntarily or
involuntarily, by operation of law or otherwise, be assigned, mortgaged, pledged, encumbered or otherwise transferred by Tenant or Tenant's legal representatives or successors in interest
(collectively an "assignment") and neither the Premises nor any part thereof shall be sublet or be used or occupied for any purpose by anyone other than Tenant (collectively, a "sublease"). Except
where Landlord's consent is expressly not required hereunder, any assignment or subletting without Landlord's prior written consent shall, at Landlord's option, be void and shall constitute an Event
of Default entitling Landlord to exercise all remedies available to Landlord under this Lease and at law. 

    The
parties hereto agree and acknowledge that, among other circumstances for which Landlord may reasonably withhold its consent to an assignment or sublease, it shall be reasonable
for Landlord to withhold its consent where: (i) the assignment or subletting would increase the operating costs for the Building or the burden on the Building services, or generate additional
foot traffic, elevator usage or security concerns in the Building, or create an increased probability of the comfort and/or safety of Landlord and other tenants in the Building being compromised or
reduced, (ii) the space will be used for a school or training facility, an entertainment, sports or recreation facility, retail sales to the public (unless Tenant's permitted use is retail
sales), a personnel or employment agency (other than executive offices of the same not having substantial dealings with the public), an office or facility of any governmental or quasi-governmental
agency or authority having any on-premises dealings with the general public, a place of public assembly (including without limitation a meeting center, theater or public forum), any use by or
affiliation with a foreign government (including without limitation an 

14

 

embassy or consulate or similar office), or a facility for the provision of social, welfare or clinical health services or sleeping accommodations (whether temporary, daytime or overnight);
(iii) the proposed assignee or subtenant is a current tenant of the Building, or is a prospective tenant of the Building with whom Landlord has entered into a letter of intent (or similar
document) or exchanged an offer and counteroffer, and Landlord has or will have available space in the Building that is comparable to the Premises or the portion thereof subject to such subletting, as
applicable, or that otherwise meets such tenant's or prospective tenant's needs; (iv) Landlord reasonably disapproves of the proposed assignee or subtenant's reputation or creditworthiness;
(v) Landlord reasonably determines that the character of the business that would be conducted by the proposed assignee or subtenant at the Premises, or the
manner of conducting such business, would be inconsistent with the character of the Building as a first-class office building; (vi) the assignment or subletting may conflict with any exclusive uses
granted to other tenants of the Real Property, or with the terms of any easement, covenant, condition or restriction, or other agreement affecting the Real Property; (vii) the assignment or subletting
would involve a change in use from that expressly permitted under this Lease; or (viii) Landlord reasonably determines that there is a material risk that the proposed assignee may be unable to perform
all of Tenant's obligations under this Lease or the proposed subtenant may be unable to perform all of its obligations under the proposed sublease. Landlord's foregoing rights and options shall
continue throughout the entire term of this Lease. 

    For
purposes of this Paragraph 13, the following events shall be deemed an assignment or sublease, as appropriate: (i) the issuance of equity interests (whether stock,
partnership interests or otherwise) in Tenant or any subtenant or assignee, or any entity controlling any of them, to any person or group of related persons, in a single transaction or a series of
related or unrelated transactions, such that, following such issuance, such person or group shall have Control (as defined below) of Tenant or any subtenant or assignee; (ii) a transfer of
Control of Tenant or any subtenant or assignee, or any entity controlling any of them, in a single transaction or a series of related or unrelated transactions (including, without limitation, by
consolidation, merger, acquisition or reorganization), except that the transfer of outstanding capital stock or other listed equity interests by persons or parties other than "insiders" within the
meaning of the Securities Exchange Act of 1934, as amended, through the "over-the-counter" market or any recognized national or international securities exchange, shall not be included in determining
whether Control has been transferred; (iii) a reduction of Tenant's assets to the point that this Lease is substantially Tenant's only asset; or (iv) a change or conversion in the form
of entity of Tenant, any subtenant or assignee, or any entity controlling any of them, which has the effect of limiting the liability of any of the partners, members or other owners of such entity.
"Control" shall mean direct or indirect ownership of 50% or more of all of the voting stock of a corporation or 50% or more of the legal or equitable interest in any other business entity, or the
power to direct the operations of any entity (by equity ownership, contract or otherwise). 

    If
this Lease is assigned, whether or not in violation of the terms of this Lease, Landlord may collect rent from the assignee. If the Premises or any part thereof is sublet, Landlord
may, upon an Event of Default by Tenant hereunder, collect rent from the subtenant. In either event, Landlord may apply the amount collected from the assignee or subtenant to Tenant's monetary
obligations hereunder. 

    The
consent by Landlord to an assignment or subletting hereunder shall not relieve Tenant or any assignee or subtenant from obtaining Landlord's express prior written consent to any
other or further assignment or subletting. Neither an assignment or subletting nor the collection of rent by Landlord from any person other than Tenant, nor the application of any such rent as
provided in this Paragraph 13.a. shall be deemed a waiver of any of the provisions of this Paragraph 13.a. or release Tenant from its obligation to comply with the provisions of this
Lease and Tenant shall remain fully and primarily liable for all of Tenant's obligations under this Lease. 

        b.  Processing Expenses. Tenant shall pay to Landlord, as Landlord's cost of processing each proposed assignment or
subletting for which Landlord's consent is required hereunder, an amount 

15

 

equal to the sum of (i) Landlord's reasonable attorneys' and other professional fees, plus (ii) the sum of $750.00 for the cost of Landlord's administrative, accounting and clerical time
(collectively, "Processing Costs"), and the amount of all direct and indirect costs and expenses incurred by Landlord arising from the assignee or sublessee moving into the subject space (including,
without limitation, costs of freight elevator operation for moving of furnishings and trade fixtures, security service, janitorial and cleaning service, and rubbish removal service). Notwithstanding
anything to the contrary herein, Landlord shall not be required to process any request for Landlord's consent to an assignment or subletting until Tenant has paid to Landlord the amount of Landlord's
estimate of the Processing Costs and all other direct and indirect costs and expenses of Landlord and its agents arising from the assignee or subtenant taking occupancy. 

        c.  Consideration to Landlord. In the event of any assignment or sublease, except with respect to an assignment or
sublease pursuant to Paragraph 13.g., Landlord shall be entitled to receive, as additional rent hereunder, seventy-five percent (75%) of any consideration (including, without limitation,
payment for leasehold improvements and any "Leasehold Profit" as defined below) paid by the assignee or subtenant for the assignment or sublease and, in the case of a sublease, seventy-five percent
(75%) of the excess of the amount of rent paid for the sublet space by the subtenant over the amount of Monthly Rent under Paragraph 5 above and Additional Rent under Paragraph 7 above
attributable to the sublet space for the corresponding month; except that Tenant may recapture, on an amortized basis over the term of the sublease or assignment, together with interest on the
unamortized balance at a rate per annum equal to three (3) percentage points over the Treasury Rate charged as of the commencement date of such assignment or sublease (i) any brokerage
commissions paid by Tenant in connection with the subletting or assignment (not to exceed commissions typically paid in the market at the time of such subletting or assignment), (ii) reasonable
legal fees paid by Tenant in connection with such assignment or subletting (provided that such legal fees shall not exceed One Thousand Five Hundred Dollars ($1,500.00) for an assignment of the Lease
and shall not exceed Seven Hundred Fifty Dollars ($750.00) for any single sublease) and (iii) any improvement allowance or construction costs incurred by Tenant in connection with the
assignment or sublease (collectively the "Assignment or Subletting Costs"), provided that, as a condition to Tenant recapturing the Assignment or Subletting Costs, Tenant shall provide to Landlord,
within ninety (90) days of Landlord's execution of Landlord's consent to the assignment or subletting, a detailed accounting of the Assignment or Subletting Costs theretofore incurred by Tenant and
supporting documents, such as receipts and construction invoices, and within one-hundred eighty (180) days of Landlord's execution of Landlord's consent to the assignment or subletting, a detailed
accounting of all Assignment or Subletting Costs to be taken into account hereunder and supporting documents, such as receipts and construction invoices. To effect the foregoing, Tenant shall deduct
from the monthly amounts received by Tenant from the subtenant or assignee as rent or consideration (i) the Monthly Rent and Additional Rent payable by Tenant to Landlord for the subject space
and (ii) the incremental amount, on an amortized basis, of the Assignment or Subletting Costs, and seventy-five percent (75%) of the then remaining sum shall be paid promptly to Landlord.
"Leasehold Profit" shall be the value allocated to the leasehold between
the parties to the assignment or sublease, but in no event less than the excess of the present value of the fair market rent of the Premises for the remaining term of this Lease after such assignment
or sublease, over the present value of the Monthly Rent payable hereunder for such remaining term, as reasonably determined by Landlord. Upon Landlord's request, Tenant shall assign to Landlord all
amounts to be paid to Tenant by any such subtenant or assignee and that belong to Landlord, and shall direct such subtenant or assignee to pay the same directly to Landlord. If there is more than one
sublease under this Lease, the amounts (if any) to be paid by Tenant to Landlord pursuant to the preceding sentence shall be separately calculated for each sublease and amounts due Landlord with
regard to any one sublease may not be offset against rental and other consideration pertaining to or due under any other sublease. 

16

 

        d.  Procedures. If Tenant desires to assign this Lease or any interest therein or sublet all or part of the Premises,
Tenant shall give Landlord written notice thereof and the terms proposed (the "Sublease Notice"), which Sublease Notice, in the case of a proposed sublease, shall designate the space proposed to be
sublet. Landlord shall have the prior right and option (to be exercised by written notice to Tenant given within thirty (30) days after receipt of Tenant's notice) (i) to sublet from Tenant the
portion of the Premises proposed by Tenant to be sublet, for the term for which such portion is proposed to be sublet, but at the lesser of the proposed sublease rent or the same rent (including
Additional Rent as provided for in Paragraph 7 above) as Tenant is required to pay to Landlord under this Lease for the same space, computed on a pro rata square footage basis, and during the
term of such sublease Tenant shall be released of its obligations under this Lease with regard to the subject space, provided, however, that if the portion of the Premises proposed by Tenant to be
sublet consists of space on more than one floor of the Building, Landlord may exercise (or not exercise) its sublet option under this clause (i) separately as to the proposed sublet space on
each such floor, (ii) in the case of any proposed assignment of this Lease or any proposed sublet of all or any portion of the Premises the term of which expires during the last twelve (12)
months of the term of this Lease, to terminate this Lease in its entirety (in the case of any proposed assignment) or as it pertains to the portion of the Premises so proposed by Tenant to be sublet
(in the case of any such proposed sublet), provided, however, that if the portion of the Premises proposed by Tenant to be sublet consists of space on more than one floor of the Building, Landlord may
exercise (or not exercise) its termination option under this clause (ii) separately as to the proposed sublet space on each such floor, or (iii) to approve Tenant's proposal to assign or
sublet conditional upon Landlord's subsequent written approval of the specific assignment or sublease obtained by Tenant and the specific assignee or subtenant named therein. If Landlord exercises its
option in (i) above, then Landlord may, at Landlord's sole cost, construct improvements in the subject space and, so long as the improvements are suitable for general office purposes, Landlord
shall have no obligation to restore the subject space to its original condition following the termination of the sublease. If Landlord exercises its option described in (iii) above, then Tenant
shall have six (6) months thereafter to submit to Landlord, for Landlord's written approval, Tenant's proposed assignment or sublease agreement (in which the proposed assignee or subtenant shall be
named, and which agreement shall otherwise meet the requirements of Paragraph 13.e. below), together with a current financial statement of such proposed assignee or subtenant and any other
information reasonably requested by Landlord. If Tenant fails to submit the specific assignment or sublease and other required information within such time, or if the terms of the specific assignment
or sublease submitted by Tenant vary from the terms set forth in the Sublease Notice approved by Landlord pursuant to (iii) above, then Tenant
shall be required to submit a new Sublease Notice for Landlord's evaluation pursuant to the procedures set forth in this paragraph. If Landlord fails to exercise any such option to sublet or to
terminate, this shall not be construed as or constitute a waiver of any of the provisions of Paragraphs 13.a., b., c. or d. herein. If Landlord exercises any option to sublet or to terminate, any
costs of demising the portion of the Premises affected by such subleasing or termination shall be borne by Tenant. In addition, Landlord shall have no liability for any real estate brokerage
commission(s) or with respect to any of the costs and expenses that Tenant may have incurred in connection with its proposed assignment or subletting, and Tenant agrees to indemnify, defend and hold
Landlord and all other Indemnitees harmless from and against any and all Claims (as defined in Paragraph 14.b. below), including, without limitation, claims for commissions arising from such
proposed assignment or subletting. Landlord's foregoing rights and options shall continue throughout the entire term of this Lease. 

        e.  Documentation. No permitted assignment or subletting by Tenant shall be effective until there has been delivered to
Landlord a fully executed counterpart of the assignment or sublease which expressly provides that (i) the assignee or subtenant may not further assign or sublet the assigned or sublet space
without Landlord's prior written consent (which, in the case of a further assignment proposed by an assignee, shall not be unreasonably withheld, subject to Landlord's rights under the 

17

 

provisions of this Paragraph 13), subject, however, to an assignee's right to further assign this Lease without Landlord's consent pursuant to Paragraph 13.g. below, (ii) the
assignee or subtenant will comply with all of the provisions of this Lease, and Landlord may enforce the Lease provisions directly against such assignee or subtenant, (iii) in the case of an
assignment, the assignee assumes all of Tenant's obligations under this Lease arising on or after the date of the assignment, and (iv) in the case of a sublease, the subtenant agrees to be and
remain jointly and severally liable with Tenant for the payment of rent pertaining to the sublet space in the amount set forth in the sublease, and for the performance of all of the terms and
provisions of this Lease which are applicable to the sublet space. In addition to the foregoing, no sublease by Tenant shall be effective until there has been delivered to Landlord a fully executed
counterpart of Landlord's consent to sublease form. The failure or refusal of a subtenant or assignee to execute any such instrument shall not release or discharge the subtenant or assignee from its
liability as set forth above. Notwithstanding the foregoing, however, no subtenant or assignee shall be permitted to occupy the Premises unless and until such subtenant or assignee provides Landlord
with certificates evidencing that such subtenant or assignee is carrying all insurance coverage required of such subtenant or assignee under this Lease. 

        f.   No Merger. Without limiting any of the provisions of this Paragraph 13, if Tenant has entered into any
subleases of any portion of the Premises, the voluntary or other surrender of this Lease by Tenant, or a mutual cancellation by Landlord and Tenant, shall not work a merger, and shall, at the option
of Landlord, terminate all or any existing subleases or subtenancies or, at the option of Landlord, operate as an assignment to Landlord of any or all such subleases or subtenancies. If Landlord does
elect that such surrender or cancellation operate as an assignment of such subleases or subtenancies, Landlord shall in no way be liable for any previous act or omission by Tenant under the subleases
or for the return of any deposit(s) under the subleases that have not been actually delivered to Landlord, nor
shall Landlord be bound by any sublease modification(s) executed without Landlord's consent or for any advance rental payment by the subtenant in excess of one month's rent. 

        g.  Affiliates. Notwithstanding anything to the contrary in Paragraphs 13.a. through 13.d., but subject to Paragraphs
13.e. and 13.f., Tenant may assign this Lease or sublet the Premises or any portion thereof, without Landlord's consent, to any partnership, corporation or other entity which controls, is controlled
by, or is under common control with Tenant or Tenant's parent (control being defined for such purposes as ownership of at least 50% of the equity interests in, and the power to direct the management
of, the relevant entity) or to any partnership, corporation or other entity resulting from a merger or consolidation with Tenant, or to any person or entity which acquires substantially all the assets
of Tenant as a going concern (collectively, an "Affiliate"), provided that (i) Landlord receives at least ten (10) days' prior written notice of an assignment or subletting, (ii) the
Affiliate's net worth is not less than Tenant's net worth immediately prior to the assignment or subletting, (iii) the Affiliate has proven experience in the operation of a first-class business
of a type consistent with the use of the Building as a first-class office Building in the San Francisco financial district, (iv) the Affiliate remains an Affiliate for the duration of the
subletting or the balance of the term in the event of an assignment, (v) the Affiliate assumes (in the event of an assignment) in writing all of Tenant's obligations under this Lease and agrees
(in the event of a sublease) that such subtenant will, at Landlord's election, attorn directly to Landlord in the event that this Lease is terminated for any reason, (vi) Landlord receives a fully
executed copy of an assignment or sublease agreement between Tenant and the Affiliate at least ten (10) days prior to the effective date of such assignment or sublease, and (vii) in the case of an
assignment, the essential purpose of such assignment is to transfer an active, ongoing business with substantial assets in addition to this Lease, and in the case of an assignment or sublease the
transaction is for legitimate business purposes unrelated to this lease and the transaction is not a subterfuge by Tenant to avoid it obligations under this Lease or the restrictions on assignment and
subletting contained herein. 

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    14. Indemnification of Landlord. 

        a.  Landlord
and the holders of any Superior Interests (as defined in Paragraph 21 below) shall not be liable to Tenant and Tenant hereby waives all claims
against such parties for any loss, injury or other damage to person or property in or about the Premises or the Real Property from any cause whatsoever, including without limitation, water leakage of
any character from the roof, walls, basement, fire sprinklers, appliances, air conditioning, plumbing or other portion of the Premises or the Real Property, or gas, fire, explosion, falling plaster,
steam, electricity, or any malfunction within the Premises or the Real Property, or acts of other tenants of the Building; provided, however, that the foregoing waiver shall be inapplicable to any
loss, injury or damage resulting directly from Landlord's gross negligence or willful misconduct. Tenant acknowledges that from time to time throughout the term of this Lease, construction work may be
performed in and about the Building and the Real
Property by Landlord, contractors of Landlord, or other tenants or their contractors, and that such construction work may result in noise and disruption to Tenant's business. In addition to and
without limiting the foregoing waiver or any other provision of this Lease, Tenant agrees that Landlord shall not be liable for, and Tenant expressly waives and releases Landlord and the other
Indemnitees (as defined in Paragraph 14.b. below) from any Claims (as defined in Paragraph 14.b. below), including without limitation, any and all consequential damages or interruption
or loss of business, income or profits, or claims of constructive eviction, arising or alleged to be arising as a result of any such construction activity. Landlord shall use its good faith efforts to
minimize such noise and disruption to Tenant's business, and, without limitation, Landlord shall perform any extraordinarily noisy or disruptive work after Business Hours or on weekends to the extent
such procedures would be generally followed by managers of other first class high rise office buildings in the San Francisco financial district (except to the extent an emergency and/or Legal
Requirements require otherwise, as reasonably determined by Landlord). 

        b.  Tenant
shall hold Landlord and the holders of any Superior Interest, and the constituent shareholders, partners or other owners thereof, and all of their agents,
contractors, servants, officers, directors, employees and licensees (collectively with Landlord, the "Indemnitees") harmless from and indemnify the Indemnitees against any and all claims, liabilities,
damages, costs and expenses, including reasonable attorneys' fees and costs incurred in defending against the same (collectively, "Claims"), to the extent arising from (a) the acts or omissions of
Tenant or any other Tenant Parties (as defined in Paragraph 8.c. above) in, on or about the Real Property, or (b) any construction or other work undertaken by or on behalf of Tenant in, on or
about the Premises, whether prior to or during the term of this Lease (but excluding any construction work undertaken by or on behalf of Landlord), or (c) any breach or Event of Default under this
Lease by Tenant, or (d) any accident, injury or damage, howsoever and by whomsoever caused, to any person or property, occurring in, on or about the Premises; except to the extent such Claims are
caused directly by the gross negligence or willful misconduct of Landlord or its authorized representatives. In case any action or proceeding be brought against any of the Indemnitees by reason of any
such Claim, Tenant, upon notice from Landlord, covenants to resist and defend at Tenant's sole expense such action or proceeding by counsel reasonably satisfactory to Landlord. The provisions of this
Paragraph 14.b. shall survive the expiration or earlier termination of this Lease with respect to any injury, illness, death or damage occurring prior to such expiration or termination. 

    15. Insurance. 

        a.  Tenant's Insurance. Tenant shall, at Tenant's expense, maintain during the term of this Lease (and, if Tenant
occupies or conducts activities in or about the Premises prior to or after the term hereof, then also during such pre-term or post-term period): (i) commercial general liability insurance
including contractual liability coverage, with minimum coverages of $1,000,000 per occurrence combined single limit for bodily injury and property damage, $1,000,000 for products-completed operations
coverage, $100,000 fire legal liability, $1,000,000 for personal and advertising injury (which 

19

 

coverage shall not be subject to the contractual liability exclusion), with a $2,000,000 general aggregate limit, for injuries to, or illness or death of, persons and damage to property occurring in
or about the Premises or otherwise resulting from Tenant's operations in the Building, (ii) property insurance protecting Tenant against loss or damage by fire and such other risks as are
insurable under then-available standard forms of "all risk" insurance policies (excluding earthquake and flood but including water damage), covering Tenant's personal property and trade fixtures in or
about the Premises or the Real Property, and any improvements and/or Alterations in the Premises, for the full replacement value thereof without deduction for depreciation, except that Tenant shall
not be required to insure any of the Initial Alterations in the Premises which are normal and customary general office improvements; (iii) workers' compensation insurance in statutory limits;
(iv) at least three months' coverage for loss of business income and continuing expenses, providing protection against any peril included within the classification "all risk," excluding
earthquake and flood but including water damage; and (v) if Tenant operates owned, leased or non-owned vehicles on the Real Property, comprehensive automobile liability insurance with a minimum
coverage of $1,000,000 per occurrence, combined single limit. The above described policies shall protect Tenant, as named insured, and Landlord and all the other Indemnitees and any other parties
designated by Landlord, as additional insureds; shall insure Landlord's and such other parties' contingent liability with regard to acts or omissions of Tenant; shall specifically include all
liability assumed by Tenant under this Lease (provided, however, that such contractual liability coverage shall not limit or be deemed to satisfy Tenant's indemnity obligations under this Lease); and,
if subject to deductibles, shall provide for deductible amounts not in excess of those approved in advance in writing by Landlord in its reasonable discretion. Landlord reserves the right to increase
the foregoing amount of liability coverage from time to time as Landlord reasonably determines is required to adequately protect Landlord and the other parties designated by Landlord from the matters
insured thereby (provided, however, that Landlord makes no representation that the limits of liability required hereunder from time to time shall be adequate to protect Tenant), and to require that
Tenant cause any of its contractors, vendors, movers or other parties conducting activities in or about or occupying the Premises to obtain and maintain insurance as reasonably determined by Landlord
and as to which Landlord and such other parties designated by Landlord shall be additional insureds. 

        b.  Policy Form. Each insurance policy required pursuant to Paragraph 15.a. above shall be issued by an insurance
company licensed in the State of California and with a general policyholders' rating of "A+" or better and a financial size ranking of "Class VIII" or higher in the most recent edition of Best's
Insurance Guide. Each insurance policy, other than Tenant's workers' compensation insurance, shall (i) provide that it may not be materially changed, cancelled or allowed to lapse unless thirty
(30) days' prior written notice to Landlord and any other insureds designated by Landlord is first given, (ii) provide that no act or omission of Tenant shall affect or limit the obligations of
the insurer with respect to any other insured, (iii) include all waiver of subrogation rights endorsements necessary to effect the provisions of Paragraph 16 below, and
(iv) provide that the policy and the coverage provided shall be primary, that Landlord, although an additional insured, shall nevertheless be entitled to recovery under such policy for any
damage to Landlord or the other Indemnitees by reason of acts or omissions of Tenant, and that any coverage carried by Landlord shall be noncontributory with respect to policies carried by Tenant.
Each such insurance policy or a certificate thereof shall be delivered to Landlord by Tenant on or before the effective date of such policy and thereafter Tenant shall deliver to Landlord renewal
policies or certificates at least thirty (30) days prior to the expiration dates of expiring policies. If Tenant fails to procure such insurance or to deliver such policies or certificates, and
such failure shall continue for three (3) Business Days after notice thereof from Landlord to Tenant, Landlord may, at its option, procure the same for Tenant's account, and the cost thereof shall be
paid to Landlord by Tenant upon demand. Landlord may at any time, and from time to time, inspect and/or copy any and all insurance policies required by this Lease. 

        c.  No Implication. Nothing in this Paragraph 15 shall be construed as creating or implying the existence of
(i) any ownership by Tenant of any fixtures, additions, Alterations, or improvements in 

20

 

or to the Premises or (ii) any right on Tenant's part to make any addition, Alteration or improvement in or to the Premises. 

        d.  Landlord's Insurance. During the term hereof, Landlord shall keep the Building and all Initial Alterations in the
Premises made pursuant to Paragraph 4 hereof (but excluding any Initial Alterations which are not normal and customary general office improvements, and any personal property, trade fixtures or
other fixtures, office equipment, furniture, artwork and other decorations in any portion of the Premises not affixed to and a part of the Building) insured through reputable insurance underwriters
against perils covered by a standard "all risk" insurance policy or policies as such policies are in use from time to time for comparable first-class high-rise office buildings in the San Francisco
financial district (excluding, at Landlord's option, perils such as earthquake, flood and other standard "all risk" policy form exclusions), with a deductible provision, if any, that does not
materially exceed that which prudent, efficient operators of first-class high-rise office buildings in the San Francisco financial district would carry from time-to-time in the exercise of reasonable
business judgment, in an amount or amounts equal to not less than eighty percent (80%) of the full replacement value of the Building (excluding the land and the footings, foundations and installations
below the basement level) and such Initial Alterations (or such greater percentage as shall be required to preclude Landlord from being deemed a coinsurer) , without deduction for depreciation,
including the costs of demolition and debris removal, or such other fire and property damage insurance as Landlord shall reasonably determine to give substantially equal or greater protection. During
the term hereof, Landlord shall keep in force general liability insurance in the amount and coverage as Landlord deems commercially reasonable. 

    16. Mutual Waiver of Subrogation Rights. Each party hereto hereby releases the other respective party and, in the case
of Tenant as the releasing party, the other Indemnitees, and the respective partners, shareholders, agents, employees, officers, directors and authorized representatives of such released party, from
any claims such releasing party may have for damage to the Building, the Premises or any of such releasing party's fixtures, personal property, improvements and alterations in or about the Premises,
the Building or the Real Property that is caused by or results from risks insured against under any fire and extended coverage insurance policies actually carried by such releasing party or deemed to
be carried by such releasing party; provided, however, that such waiver shall be limited to
the extent of the net insurance proceeds payable by the relevant insurance company with respect to such loss or damage (or in the case of deemed coverage, the net proceeds that would have been
payable). For purposes of this Paragraph 16, Landlord and Tenant shall be deemed to be carrying the insurance policies that they are required to carry pursuant to Paragraph 15 but do not
actually carry. Each party hereto shall cause each such fire and extended coverage insurance policy obtained by it to provide that the insurance company waives all rights of recovery by way of
subrogation against the other respective party and the other released parties in connection with any matter covered by such policy. 

    17. Utilities. 

        a.  Basic Services. Landlord shall furnish the following utilities and services ("Basic Services") for the Premises:
(i) during the hours of 8 A.M. to 6 P.M. ("Business Hours") Monday through Friday (except public holidays) ("Business Days"), electricity for Building standard lighting and power suitable for
the use of the Premises for ordinary general office purposes, (ii) during Business Hours on Business Days, heat and air conditioning required in Landlord's judgment for the comfortable use and
occupancy of the Premises for ordinary general office purposes, (iii) unheated water for the restroom(s) and drinking fountain(s), if any, in the public areas serving the Premises,
(iv) elevator service to the floor(s) of the Premises by nonattended automatic elevators for general office pedestrian usage, and (v) on Business Days, janitorial services limited to
emptying and removal of general office refuse, light vacuuming as needed and window washing as determined by Landlord. Notwithstanding the above, but subject to any temporary shutdown for repairs, for
security purposes, for compliance with any Legal 

21

 

Requirements, or due to Force Majeure, (A) Tenant shall have access to the Premises 24 hours a day, each day of the Lease term, and (B) the services described in (iii) and
(iv) above shall be provided to the Premises 24 hours a day, each day of the Lease term, without additional charge to Tenant. In addition, Tenant may use and Landlord shall make available to
Tenant water, heat, air conditioning, electric current, elevator and janitorial service in excess of that provided in Basic Services ("Excess Services," which shall include without limitation any
power usage other than through existing standard 110-volt AC outlets; electricity and/or water consumed by Tenant in connection with any dedicated or supplemental heating, ventilating and/or air
conditioning, computer power, telecommunications and/or other special units or systems of Tenant; chilled, heated or condenser water; or water used for any purpose other than ordinary drinking and
lavatory purposes), provided that the Excess Services desired by Tenant are reasonably available to Landlord and to the Premises (it being understood that in no event shall Landlord be obligated to
make available to the Premises more than the pro rata share of the capacity of any Excess Service available to the Building or the applicable floor of the Building, as the case may be), and provided
further that Tenant complies with the non-discriminatory procedures established by Landlord from time to time for requesting and paying for such Excess Services and with all other provisions of this
Paragraph 17. Landlord reserves the right to install in the Premises or the Real Property electric current and/or water meters (including, without limitation, any additional wiring, conduit or
panel required therefor) to measure the electric current or water consumed by Tenant or to
cause the usage to be measured by other reasonable methods (e.g. by temporary "check" meters or by survey). 

        b.  Payment for Utilities and Services. The cost of Basic Services shall be included in Operating Expenses. In addition,
Tenant shall pay to Landlord upon demand (i) the cost, at Landlord's prevailing rate in the Building, of any Excess Services used by Tenant, (ii) the cost of installing, operating,
maintaining or repairing any meter or other device used to measure Tenant's consumption of utilities, but only if such meter or other device establishes Tenant's use of Excess Services,
(iii) the cost of installing, operating, maintaining or repairing any Temperature Balance Equipment (as defined in Paragraph 17.c. below) for the Premises and/or any equipment required
in connection with any Excess Services requested by Tenant, and (iv) any cost otherwise incurred by Landlord in keeping account of or determining any Excess Services used by Tenant. Landlord's
failure to bill Tenant for any of the foregoing shall not waive Landlord's right to bill Tenant for the same at a later time, provided that such bill is delivered to Tenant no later than hundred
eighty (180) days from the end of the calendar year in which such utilities or services were performed or such costs incurred by Landlord, as applicable. 

        c.  Temperature Balance. If the temperature otherwise maintained in any portion of the Premises by the heating, air
conditioning or ventilation system is affected as a result of (i) the type or quantity of any lights, machines or equipment (excluding typical office equipment in typical densities for office
use, which typical equipment and densities shall in no event include dedicated computer rooms) used by Tenant in the Premises, (ii) the occupancy of such portion of the Premises by more than
one person per one hundred seventy-five (175) square feet of rentable area therein, (iii) an electrical demand load in excess of 1.0 watt per rentable square foot for overhead lighting or 2.0
watts per rentable square foot for convenience outlets, or (iv) any rearrangement of partitioning or other improvements, then at Tenant's sole cost, Landlord may install any equipment, or
modify any existing equipment (including the standard air conditioning equipment) Landlord reasonably determines to be necessary to restore the temperature balance (such new equipment or modifications
to existing equipment termed herein "Temperature Balance Equipment"). Tenant agrees to keep closed, when necessary, draperies which, because of the sun's position, must be closed to provide for the
efficient operation of the air conditioning system, and Tenant agrees to cooperate with Landlord and to abide by the regulations and requirements which Landlord may prescribe for the proper
functioning and protection of the heating, ventilating and air conditioning system. Landlord makes no representation to Tenant regarding the adequacy or fitness of the heating, air conditioning or
ventilation equipment in 

22

 

the Building to maintain temperatures that may be required for, or because of, any computer or communications rooms, machine rooms, conference rooms or other areas of high concentration of personnel
or electrical usage, or any other uses other than or in excess of the fractional horsepower normally required for office equipment, and Landlord shall have no liability for loss or damage suffered by
Tenant or others in connection therewith. 

        d.  Utility Connections. Tenant shall not connect or use any apparatus or device in the Premises (i) using
current in excess of 110 volts, or (ii) which would cause Tenant's electrical demand load to exceed 1.0 watts per rentable square foot for overhead lighting or 2.0 watts per rentable square
foot for convenience outlets, or (iii) which would exceed the capacity of the existing panel or transformer serving the Premises. Tenant shall not connect with electric current (except through
existing outlets in the Premises or such additional outlets as may be installed in the Premises as part of initial improvements or Alterations approved by Landlord), or water pipes, any apparatus or
device for the purpose of using electrical current or water. 

    Landlord
will not permit additional coring of the floor of the Premises in order to install new electric outlets in the Premises unless Landlord is satisfied, on the basis of such
information to be supplied by Tenant at Tenant's expense, that coring of the floor in order to install such additional outlets will not weaken the structure of the floor. 

        e.  Interruption of Services. Landlord's obligation to provide access to and utilities and services for the Premises are
subject to the Rules and Regulations of the Building, applicable Legal Requirements (including the rules or actions of the public utility company furnishing the utility or service), and shutdowns for
maintenance and repairs, for security purposes, or due to strikes, lockouts, labor disputes, fire or other casualty, acts of God, or other causes beyond the control of Landlord. In the event of an
interruption in, or failure or inability to provide access to or any service or utility for the Premises for any reason, such interruption, failure or inability shall not constitute an eviction of
Tenant, constructive or otherwise, or impose upon Landlord any liability whatsoever, including, but not limited to, liability for consequential damages or loss of business by Tenant. Tenant hereby
waives the provisions of California Civil Code Section 1932(1) or any other applicable existing or future Legal Requirement permitting the termination of this Lease due to such interruption, failure
or inability. Notwithstanding the foregoing, if any interruption in, or failure or inability to provide access to the Premises or any of the services or utilities described in Paragraph 17.a.
is within Landlord's reasonable control and continues for ten (10) or more consecutive days after Tenant's written notice thereof to Landlord, and Tenant is unable to conduct and does not conduct any
business in a material portion of the Premises as a result thereof, then Tenant shall be entitled to an abatement of Monthly Rent under Paragraph 5 hereof and Additional Rent under
Paragraph 7 hereof, which abatement shall commence as of the first day after the expiration of such ten (10) day period and terminate upon the cessation of such interruption, failure or
inability, and which abatement shall be based on the portion of the Premises rendered inaccessible or unusable for Tenant's business by such interruption, failure or inability. The abatement provision
set forth above shall be inapplicable to any interruption, failure or inability described in this Paragraph 17.e. that is caused by (x) damage from fire or other casualty (it being acknowledged
that such situation shall be governed by Paragraph 26, or (y) the gross negligence or willful misconduct of Tenant or its agents, employees or contractors, except where Tenant reimburses
Landlord for the deductible required under Landlord's property damage/rental loss insurance. 

        f.   Governmental Controls. In the event any governmental authority having jurisdiction over the Real Property or the
Building promulgates or revises any Legal Requirement or building, fire or other code or imposes mandatory or voluntary controls or guidelines on Landlord or the Real Property or the
Building relating to the use or conservation of energy or utilities or the reduction of automobile or other emissions (collectively "Controls") or in the event Landlord is required or elects to make
alterations to the Real Property or the Building in order to comply with such mandatory or voluntary Controls, Landlord may, in its sole discretion, comply with such Controls or make such alterations
to 

23

 

the Real Property or the Building related thereto. Such compliance and the making of such alterations shall not constitute an eviction of Tenant, constructive or otherwise, or impose upon Landlord any
liability whatsoever, including, but not limited to, liability for consequential damages or loss of business by Tenant. Landlord shall use its good faith efforts to minimize disruption to Tenant's
business caused by any such alterations, and, without limitation, Landlord shall perform any extraordinarily noisy or disruptive work after Business Hours or on weekends to the extent such procedures
would be generally followed by managers of other first class high rise office buildings in the San Francisco financial district (except to the extent an emergency and/or Legal Requirements require
otherwise, as reasonably determined by Landlord). 

    18. Personal Property and Other Taxes. Tenant shall pay, at least ten (10) days before delinquency, any and all taxes,
fees, charges or other governmental impositions levied or assessed against Landlord or Tenant (a) upon Tenant's equipment, furniture, fixtures, improvements and other personal property (including
carpeting installed by Tenant) located in the Premises, (b) by virtue of any Alterations made by Tenant to the Premises, and (c) upon this transaction or any document to which Tenant is a party
creating or transferring an interest or an estate in the Premises. If any such fee, charge or other governmental imposition is paid by Landlord, Tenant shall reimburse Landlord for Landlord's payment
upon demand. 

    19. Rules and Regulations. Tenant shall comply with the rules and regulations set forth on Exhibit B attached hereto, as
such rules and regulations may be modified or amended by Landlord from time to time (the "Rules and Regulations"), provided such amendments or modifications shall be reasonable and non-discriminatory
and shall not materially increase the burdens or obligations imposed by this Lease upon Tenant and shall not prohibit the conduct of any business in the Premises which Tenant is permitted to conduct
pursuant to Paragraphs 2.g. and 8 hereof. Landlord shall not be responsible to Tenant for the nonperformance or noncompliance by any other tenant or occupant of the Building of or with any of the
Rules and Regulations, but Landlord shall not enforce the Rules and Regulations in a discriminatory manner. 

    20. Surrender; Holding Over.

        a.  Surrender. Upon the expiration or other termination of this Lease, Tenant shall surrender the Premises to Landlord
vacant and broom-clean, with all improvements and Alterations (except as
provided in Paragraph 9 above) in their original condition, except for reasonable wear and tear and damage from casualty or condemnation; provided, however, that prior to the expiration or
termination of this Lease Tenant shall remove from the Premises any Alterations that Tenant is required by Landlord to remove under the provisions of Paragraph 9, and all of Tenant's equipment
and other personal property, trade fixtures, and furniture. If such removal is not completed at the expiration or other termination of this Lease, Landlord may remove the same at Tenant's expense. Any
damage to the Premises or the Building caused by such removal shall be repaired promptly by Tenant (including the patching or repairing of ceilings and walls) or, if Tenant fails to do so, Landlord
may do so at Tenant's expense. The removal of the Initial Alterations and other Alterations from the Premises shall be governed by Paragraph 9 above. Tenant's obligations under this
Paragraph shall survive the expiration or other termination of this Lease. Upon expiration or termination of this Lease or of Tenant's possession, Tenant shall surrender all keys to the
Premises or any other part of the Building and shall make known to Landlord the combination of locks on all safes, cabinets and vaults that may be located in the Premises. 

        b.  Holding Over. If Tenant remains in possession of the Premises after the expiration or earlier termination of this
Lease with the express written consent of Landlord, Tenant's occupancy shall be a month-to-month tenancy at a rent agreed upon by Landlord and Tenant, but in no event less than the greater of
(i) one hundred fifty percent (150%) of the Monthly Rent and Additional Rent payable under this Lease during the last full month prior to the date of the expiration of this Lease or
(ii) the 

24

 

then fair market rental (as reasonably determined by Landlord) for the Premises. Except as provided in the preceding sentence, the month-to-month tenancy shall be on the terms and conditions of this
Lease, except that any renewal options, expansion options, rights of first refusal, rights of first negotiation or any other rights or options pertaining to additional space in the Building contained
in this Lease shall be deemed to have terminated and shall be inapplicable thereto. Landlord's acceptance of rent after such holding over with Landlord's written consent shall not result in any other
tenancy or in a renewal of the original term of this Lease. If Tenant remains in possession of the Premises after the expiration or earlier termination of this Lease without Landlord's consent,
Tenant's continued possession shall be on the basis of a tenancy at sufferance and Tenant shall pay as Monthly Rent during the holdover period an amount equal to the greater of (i) one hundred
fifty percent (150%) of the fair market rental (as reasonably determined by Landlord) for the Premises or (ii) two hundred percent (200%) of the Monthly Rent and Additional Rent payable under
this Lease for the last full month prior to the date of such expiration or termination. 

        c.  Indemnification. If Tenant remains in possession of the Premises after the expiration or earlier termination of this
Lease without the express written consent of Landlord, and such occupancy shall continue for more than ten (10) days Landlord's written demand to Tenant that Tenant surrender possession of the
Premises to Landlord, Tenant shall indemnify, defend and hold Landlord harmless from and against all Claims incurred by or asserted against Landlord and arising directly or indirectly from Tenant's
failure to timely surrender the Premises, including but not limited to (i) any rent payable by or any loss, cost, or damages, including lost profits, claimed by any prospective tenant of the
Premises or any portion thereof, and (ii) Landlord's damages as a result of such prospective tenant rescinding or terminating a lease of the Premises or any portion thereof by reason of such
failure to timely surrender the Premises. 

    21. Subordination and Attornment.

        a.  This
Lease is expressly made subject and subordinate to any mortgage, deed of trust, ground lease, underlying lease or like encumbrance affecting any part of the
Real Property or any interest of Landlord therein which is now existing or hereafter executed or recorded, any present or future modification, amendment or supplement to any of the foregoing, and to
any advances made thereunder (any of the foregoing being a "Superior Interest") without the necessity of any further documentation evidencing such subordination. Notwithstanding the foregoing, Tenant
shall, within ten (10) days after Landlord's request, execute and deliver to Landlord a document evidencing the subordination of this Lease to a particular Superior Interest. Tenant hereby irrevocably
appoints Landlord as Tenant's attorney-in-fact to execute and deliver any such instrument in the name of Tenant if Tenant fails to do so within such time. If the interest of Landlord in the Real
Property or the Building is transferred to any person ("Purchaser") pursuant to or in lieu of proceedings for enforcement of any Superior Interest, Tenant shall immediately and automatically attorn to
the Purchaser, and this Lease shall continue in full force and effect as a direct lease between the Purchaser and Tenant on the terms and conditions set forth herein. Notwithstanding the foregoing, if
a Superior Interest is created following the execution of this Lease, Landlord's delivery to Tenant of a non-disturbance agreement with respect thereto as described in Paragraph 21.b. below and
otherwise in such holder's standard institutional form or other reasonable form shall be a condition to the subordination of this Lease thereto, provided that Tenant pays any fees or charges required
by such holder in order to obtain such non-disturbance agreement. 

        b.  Landlord
will request that the holders of any Superior Interests in place as of the date of this Lease execute a written "non-disturbance agreement" on Tenant's
behalf providing that, if Tenant is not in default under this Lease beyond any applicable grace period, that such party will recognize this Lease and Tenant's rights hereunder and will not disturb
Tenant's possession hereunder, and if this Lease is by operation of law terminated in a foreclosure, that a new lease will be entered into on the same terms as this Lease for the remaining term
hereof. The failure of any such holder of a Superior 

25

 

Interest to execute and deliver such a non-disturbance agreement upon Landlord's request shall not constitute a default hereunder by Landlord, it being understood that Landlord's sole obligation is to
request in good faith the execution and delivery of such agreement. Further, if in order to obtain such non-disturbance agreement from any such holder of a Superior Interest Landlord is required to
expend any sum, Landlord shall so notify Tenant and Tenant shall either pay such sum or be deemed to have released Landlord from any further obligation to obtain such non-disturbance agreement. In no
event shall Landlord be required to expend any sums in connection therewith. 

    22. Financing Condition. If any lender or ground lessor that intends to acquire an interest in, or holds a mortgage,
ground lease or deed of trust encumbering any portion of the Real Property should require either the execution by Tenant of an agreement requiring Tenant to send such lender written notice of any
default by Landlord under this Lease, giving such lender the right to cure such default until such lender has completed foreclosure, and preventing Tenant from terminating this Lease unless such
default remains uncured after foreclosure has been completed, and/or any modification of the agreements, covenants, conditions or provisions of this Lease, then Tenant agrees that it shall, within
fifteen (15) days after Landlord's request, execute and deliver such agreement and modify this Lease as required by such lender or ground lessor; provided, however, that no such modification shall
affect the length of the term or increase the rent payable by Tenant under Paragraphs 5 and 7 or otherwise increase Tenant's obligations (other than notice requirements and other similar ministerial
obligations). Tenant acknowledges and agrees that its failure to timely execute any such agreement or modification required by such lender or ground lessor may cause Landlord serious financial damage
by causing the failure of a financing transaction and giving Landlord all of its rights and remedies under Paragraph 25 below, including its right to damages caused by the loss of such
financing. 

    23. Entry by Landlord. Landlord may, at any and all reasonable times, and upon reasonable advance notice (provided that
no advance notice need be given if an emergency (as determined by Landlord in its reasonable judgment) necessitates an immediate entry or prior to entry to provide routine janitorial services), enter
the Premises to (a) inspect the same and to determine whether Tenant is in compliance with its obligations hereunder, (b) supply janitorial and any other service Landlord is required to provide
hereunder, (c) show the Premises to prospective lenders, purchasers or tenants, (d) post notices of nonresponsibility, and (e) alter, improve or repair the Premises or any other portion of the Real
Property. In connection with any such alteration, improvement or repair, Landlord may erect in the Premises or elsewhere in the Real Property scaffolding and other structures reasonably required for
the work to be performed. Except as otherwise expressly provided in this Lease, in no event shall such entry or work entitle Tenant to an abatement of rent, constitute an eviction of Tenant,
constructive or otherwise, or impose upon Landlord any liability whatsoever, including but not limited to liability for consequential damages or loss of business or profits by Tenant; provided,
however, that Landlord shall use good faith efforts to cause all such work to be done in such a manner as to cause as little interference to Tenant as reasonably possible without incurring additional
expense. Landlord shall at all times retain a key with which to unlock all of the doors in the Premises, except Tenant's vaults and safes. If an emergency necessitates immediate access to the
Premises, Landlord may use whatever force is necessary to enter the Premises and any such entry to the Premises shall not constitute a forcible or unlawful entry into the Premises, a detainer of the
Premises, or an eviction of Tenant from the Premises, or any portion thereof. 

    24. Insolvency or Bankruptcy. The occurrence of any of the following shall constitute an Event of Default under
Paragraph 25 below: 

        1.  Tenant
ceases doing business as a going concern, makes an assignment for the benefit of creditors, is adjudicated an insolvent, files a petition (or files an answer
admitting the material allegations of such petition) seeking for Tenant any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar arrangement under any state or
federal bankruptcy or other law, or Tenant consents to or acquiesces in the appointment, pursuant to any state or federal 

26

 

bankruptcy or other law, of a trustee, receiver or liquidator for the Premises, for Tenant or for all or any substantial part of Tenant's assets; or 

        2.  Tenant
fails within sixty (60) days after the commencement of any proceedings against Tenant seeking reorganization, arrangement, composition, readjustment,
liquidation, dissolution or similar relief under any state or federal bankruptcy or other Legal Requirement, to have such proceedings dismissed, or Tenant fails, within sixty (60) days after an
appointment pursuant to any state or federal bankruptcy or other Legal Requirement without Tenant's consent or acquiescence, of any trustee, receiver or liquidator for the Premises, for Tenant or for
all or any substantial part of Tenant's assets, to have such appointment vacated; or 

        3.  Tenant
is unable, or admits in writing its inability, to pay its debts as they mature; or 

        4.  Tenant
gives notice to any governmental body of its insolvency or pending insolvency, or of its suspension or pending suspension of operations. 

    In
no event shall this Lease be assigned or assignable by reason of any voluntary or involuntary bankruptcy, insolvency or reorganization proceedings, nor shall any rights or
privileges hereunder be an asset of Tenant, the trustee, debtor-in-possession, or the debtor's estate in any bankruptcy, insolvency or reorganization proceedings. 

    25. Default and Remedies. 

        a.  Events of Default. The occurrence of any of the following shall constitute an "Event of Default" by Tenant: 

            1.  Tenant
fails to pay when due Monthly Rent, Additional Rent or any other rent due hereunder within five (5) days after written notice from Landlord that such sum is
due, except that Landlord shall only be required to give one such notice in any calendar year, and after any such notice is given any failure by Tenant in such calendar year to pay Monthly Rent,
Additional Rent or any other rent due hereunder within five (5) days after due shall itself constitute an Event of Default, without the requirement of notice from Landlord of such failure; or 

            2.  Tenant
abandons the Premises or any portion thereof; or 

            3.  Tenant
fails to deliver any estoppel certificate pursuant to Paragraph 29 below, subordination agreement pursuant to Paragraph 21 above, or document
required pursuant to Paragraph 22 above, within the applicable period set forth therein; or 

            4.  Tenant
violates the bankruptcy and insolvency provisions of Paragraph 24 above; or 

            5.  Tenant
makes or has made or furnishes or has furnished any warranty, representation or statement to Landlord in connection with this Lease, or any other agreement
made by Tenant for the benefit of Landlord, which is or was false or misleading in any material respect when made or furnished; or 

            6.  Tenant
assigns this Lease or subleases any portion of the Premises in violation of Paragraph 13 above; or 

            7.  Tenant
fails to comply with any other provision of this Lease in the manner required pursuant to this Lease within thirty (30) days after written notice from
Landlord of such failure (or if the noncompliance cannot by its nature be cured within the 30-day period, if Tenant fails to commence to cure such noncompliance within the 30-day period and thereafter
diligently prosecute such cure to completion). 

27

 

        b.  Remedies. Upon the occurrence of an Event of Default Landlord shall have the following remedies, which shall not be
exclusive but shall be cumulative and shall be in addition to any other remedies now or hereafter allowed by law: 

            1.  Landlord
may terminate Tenant's right to possession of the Premises at any time by written notice to Tenant. Tenant expressly acknowledges that in the absence of
such written notice from Landlord, no other act of Landlord, including, but not limited to, its re-entry into the Premises, its efforts to relet the Premises, its reletting of the Premises for
Tenant's account, its storage of Tenant's personal property and trade fixtures, its acceptance of keys to the Premises from Tenant, its appointment of a receiver, or its exercise of any other rights
and remedies under this Paragraph 25 or otherwise at law, shall constitute an acceptance of Tenant's surrender of the Premises or constitute a termination of this Lease or of Tenant's right to
possession of the Premises. 

    Upon
such termination in writing of Tenant's right to possession of the Premises, this Lease shall terminate and Landlord shall be entitled to recover damages from Tenant as provided
in California Civil Code Section 1951.2 or any other applicable existing or future Legal Requirement providing for recovery of damages for such breach, including but not limited to the following: 

	(i)
	The
reasonable cost of recovering the Premises; plus

	(ii)
	The
reasonable cost of removing Tenant's Alterations, trade fixtures and improvements; plus

	(iii)
	All
unpaid rent due or earned hereunder prior to the date of termination, less the proceeds of any reletting or any rental received from
subtenants prior to the date of termination applied as provided in Paragraph 25.b.2. below, together with interest at the Interest Rate, on such sums from the date such rent is due and payable
until the date of the award of damages; plus

	(iv)
	The
amount by which the rent which would be payable by Tenant hereunder, including Additional Rent under Paragraph 7 above, as reasonably
estimated by Landlord, from the date of termination until the date of the award of damages, exceeds the amount of such rental loss as Tenant proves could have been reasonably avoided, together with
interest at the Interest Rate on such sums from the date such rent is due and payable until the date of the award of damages; plus

	(v)
	The
amount by which the rent which would be payable by Tenant hereunder, including Additional Rent under Paragraph 7 above, as reasonably
estimated by Landlord, for the remainder of the then
term, after the date of the award of damages exceeds the amount such rental loss as Tenant proves could have been reasonably avoided, discounted at the discount rate published by the Federal Reserve
Bank of San Francisco for member banks at the time of the award plus one percent (1%); plus

	(vi)
	Such
other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable law, including without
limitation 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. 

            2.  Landlord
has the remedy described in California Civil Code Section 1951.4 (a landlord may continue the lease in effect after the tenant's breach and abandonment
and recover rent as it becomes due, if the tenant has the right to sublet and assign subject only to reasonable limitations), and may continue this Lease in full force and effect and may enforce all
of its rights and remedies under this Lease, including, but not limited to, the right to recover rent as it becomes due. After the occurrence of an Event of Default, Landlord may enter the Premises
without terminating this Lease and sublet all or any part of the Premises for Tenant's account to any person, for such term (which may be a period beyond the remaining term of this Lease), at such
rents and on such other 

28

 

terms and conditions as Landlord deems advisable. In the event of any such subletting, rents received by Landlord from such subletting shall be applied (i) first, to the payment of the costs of
maintaining, preserving, altering and preparing the Premises for subletting, the other costs of subletting, including but not limited to brokers' commissions, attorneys' fees and expenses of removal
of Tenant's personal property, trade fixtures and Alterations; (ii) second, to the payment of rent then due and payable hereunder; (iii) third, to the payment of future rent as the same
may become due and payable hereunder; (iv) fourth, the balance, if any, shall be paid to Tenant upon (but not before) expiration of the term of this Lease. If the rents received by Landlord
from such subletting, after application as provided above, are insufficient in any month to pay the rent due and payable hereunder for such month, Tenant shall pay such deficiency to Landlord monthly
upon demand. Notwithstanding any such subletting for Tenant's account without termination, Landlord may at any time thereafter, by written notice to Tenant, elect to terminate this Lease by virtue of
a previous Event of Default. 

    During
the continuance of an Event of Default, for so long as Landlord does not terminate Tenant's right to possession of the Premises and subject to Paragraph 13, entitled
Assignment and Subletting, and the options granted to Landlord thereunder, Landlord shall not unreasonably withhold its consent to an assignment or sublease of Tenant's interest in the Premises or in
this Lease. 

            3.  During
the continuance of an Event of Default, and after Tenant's abandonment of the Premises (within the meaning of California Civil Code Section 1951.2) or
Landlord's eviction of Tenant from the
Premises by appropriate legal proceedings, Landlord may enter the Premises without terminating this Lease and remove all Tenant's personal property, Alterations and trade fixtures from the Premises
and store them at Tenant's risk and expense. If Landlord removes such property from the Premises and stores it at Tenant's risk and expense, and if Tenant fails to pay the cost of such removal and
storage after written demand therefor and/or to pay any rent then due, then after the property has been stored for a period of thirty (30) days or more Landlord may sell such property at public or
private sale, in the manner and at such times and places as Landlord deems commercially reasonable following reasonable notice to Tenant of the time and place of such sale. The proceeds of any such
sale shall be applied first to the payment of the expenses for removal and storage of the property, the preparation for and the conducting of such sale, and for attorneys' fees and other legal
expenses incurred by Landlord in connection therewith, and the balance shall be applied as provided in Paragraph 25.b.2. above. 

    Tenant
hereby waives all claims for damages that may be caused by Landlord's reentering and taking possession of the Premises or removing and storing Tenant's personal property
pursuant to this Paragraph 25, and Tenant shall indemnify, defend and hold Landlord harmless from and against any and all Claims resulting from any such act. No reentry by Landlord shall
constitute or be construed as a forcible entry by Landlord. 

            4.  Landlord
may require Tenant to remove any and all Alterations from the Premises or, if Tenant fails to do so within ten (10) days after Landlord's request,
Landlord may do so at Tenant's expense. 

            5.  Landlord
may cure the Event of Default at Tenant's expense, it being understood that such performance shall not waive or cure the subject Event of Default. If
Landlord pays any sum or incurs any expense in curing the Event of Default, Tenant shall reimburse Landlord upon demand for the amount of such payment or expense with interest at the Interest Rate
from the date the sum is paid or the expense is incurred until Landlord is reimbursed by Tenant. Any amount due Landlord under this subsection shall constitute additional rent hereunder. 

        c.  Waiver of Redemption. Tenant hereby waives, for itself and all persons claiming by and under Tenant, all rights and
privileges which it might have under any present or future Legal Requirement to redeem the Premises or to continue this Lease after being dispossessed or ejected from the Premises. 

29

 

    26. Damage or Destruction. If all or a part of the Premises are damaged by fire or other casualty, or if the Building is
so damaged that access to or use and occupancy of the Premises is materially impaired,
within thirty (30) days of the date of the damage Landlord shall give Tenant notice of Landlord's reasonable estimate of the time required from the date of the damage to repair the damage (the "Damage
Estimate"). If the Damage Estimate is one hundred twenty (120) days or less, then Landlord shall repair the damage and this Lease shall remain in full force and effect. If the Damage Estimate is more
than one hundred twenty (120) days, Landlord, at its option exercised by written notice to Tenant within sixty (60) days of the date of the damage, shall either (a) repair the damage, in which event
this Lease shall continue in full force and effect, or (b) terminate this Lease as of the date specified by Landlord in the notice, which date shall be not less than thirty (30) days nor more than
sixty (60) days after the date such notice is given, and this Lease shall terminate on the date specified in the notice. If the Damage Estimate is more than one (1) year, and Landlord does not give
notice terminating this Lease, then Tenant may give notice to Landlord, within thirty (30) calendar days after Tenant receives the Damage Estimate, terminating this Lease as of the date specified in
Tenant's termination notice, which date shall not be before the date of such notice or more than thirty (30) days after the date of Tenant's termination notice. 

    Notwithstanding
anything to contrary contained in this Paragraph 26, if the initial Damage Estimate is more than ninety (90) days, and the date on which Landlord reasonably
anticipates the repairs of such damage will be completed is during the last twelve (12) months of the Lease term, Landlord and Tenant shall each have the option to terminate this Lease by giving
written notice to the other, in the case of Landlord together with the Damage Estimate, or, in the case of Tenant, within thirty (30) days of Tenant's receipt of the Damage Estimate, and this Lease
shall terminate as of the date specified by the party in its termination notice, which date shall not be before the date of such notice or more than thirty (30) days after the date of such notice. 

    Notwithstanding
the foregoing, if Landlord shall purport to exercise its termination right pursuant to this paragraph, and within fifteen (15) days thereafter Tenant shall validly
exercise any theretofore unexercised renewal option under Paragraph 52 below, Landlord's exercise of such termination right shall be deemed void and of no force and effect, but the remaining
provisions of this Paragraph 26 shall fully apply with respect to such fire or other casualty, and any rights of Landlord (but not Tenant) to terminate this Lease pursuant to the first
Paragraph of this Paragraph 26 shall survive and remain exercisable in accordance with the terms of such first paragraph. 

    Notwithstanding
anything to the contrary in the Paragraph 26, if damage which would otherwise lead to a right to terminate this Lease results from the willful misconduct of
Landlord or Tenant, the party from whose misconduct such damage results shall have no right to terminate this Lease. 

    If
the fire or other casualty damages the Premises or the common areas of the Real Property necessary for Tenant's use and occupancy of the Premises, and Tenant ceases to use any
portion of the Premises as a result of such damage, then during the period the Premises or portion thereof are rendered unusable by such damage and repair, Tenant's Monthly Rent and Additional Rent
under Paragraphs 5 and 7 above shall be proportionately reduced based upon the extent to which the damage and repair
prevents Tenant from conducting, and Tenant does not conduct, its business at the Premises; provided, however, if the damage results from the negligence or willful misconduct of Tenant or Tenant's
agents, employees, contractors, licensees or invitees, then Tenant's Monthly Rent and Additional Rent will not abate unless Tenant reimburses Landlord for the deductible required under Landlord's
property damage/rental loss insurance. Landlord shall not be obligated to repair or replace any of Tenant's movable furniture, equipment, trade fixtures, and other personal property, nor any
Alterations installed in the Premises by Tenant (other than those of the Initial Alterations which are normal and customary general office improvements), and no damage to any of the foregoing shall
entitle Tenant to any abatement, and Tenant shall, at Tenant's sole cost and expense, repair and replace 

30

 

such items. All such repair and replacement of Alterations shall be constructed in accordance with Paragraph 9 above regarding Alterations. 

    A
total destruction of the Building shall automatically terminate this Lease. In no event shall Tenant be entitled to any compensation or damages from Landlord for loss of use of the
whole or any part of the Premises or for any inconvenience occasioned by any such destruction, rebuilding or restoration of the Premises, the Building or access thereto, except for the rent abatement
expressly provided above. Tenant hereby waives California Civil Code Sections 1932(2) and 1933(4), providing for termination of hiring upon destruction of the thing hired and Sections 1941 and 1942,
providing for repairs to and of premises. 

    27. Eminent Domain.

        a.  If
all or any part of the Premises are taken by any public or quasi-public authority under the power of eminent domain, or any agreement in lieu thereof (a
"taking"), this Lease shall terminate as to the portion of the Premises taken effective as of the date of taking. If only a portion of the Premises is taken, Landlord or Tenant may terminate this
Lease as to the remainder of the Premises upon written notice to the other party within ninety (90) days after the taking; provided, however, that Tenant's right to terminate this Lease is conditioned
upon the remaining portion of the Premises being of such size or configuration that such remaining portion of the Premises is unusable or uneconomical for Tenant's business. Landlord shall be entitled
to all compensation, damages, income, rent awards and interest thereon whatsoever which may be paid or made in connection with any taking and Tenant shall have no claim against Landlord or any
governmental authority for the value of any unexpired term of this Lease or of any of the improvements or Alterations in the Premises; provided, however, that the foregoing shall not prohibit Tenant
from prosecuting a separate claim against the taking authority for an amount separately designated for Tenant's relocation expenses or the interruption of or damage to Tenant's business or as
compensation for Tenant's personal property, trade fixtures, Alterations or other improvements paid for by Tenant so long as any award to Tenant will not reduce the award to Landlord. In the event of
a partial taking of the Premises which does not result in a termination of this Lease, the Monthly Rent and Additional Rent under Paragraphs 5 and 7 hereunder shall be equitably
reduced. If all or any part of the Real Property other than the Premises is taken, Landlord may terminate this Lease upon written notice to Tenant given within ninety (90) days after the date of
taking. If a portion of the Real Property other than the Premises is taken, and such taking renders Tenant without reasonable access to the Premises, Tenant may terminate this Lease upon written
notice to Landlord given within thirty (30) days after the date of taking. Any termination pursuant to this Paragraph shall be effective as of the date specified by the party in its termination
notice, which date shall not be before the date of such notice or more than thirty (30) days after the date of such notice. 

        b.  Notwithstanding
the foregoing, if all or any portion of the Premises is taken for a period of time not exceeding one (1) year ending prior to the end of the term of
this Lease, this Lease shall remain in full force and effect and Tenant shall continue to pay all rent and to perform all of its obligations under this Lease; provided, however, that Tenant shall be
entitled to all compensation, damages, income, rent awards and interest thereon that is paid or made in connection with such temporary taking of the Premises (or portion thereof), except that any such
compensation in excess of the rent or other amounts payable to Landlord hereunder shall be promptly paid over to Landlord as received. Landlord and Tenant each hereby waive the provisions of
California Code of Civil Procedure Section 1265.130 and any other applicable existing or future Legal Requirement providing for, or allowing either party to petition the courts of the state in which
the Real Property is located for, a termination of this Lease upon a partial taking of the Premises and/or the Building. 

    28. Landlord's Liability; Sale of Building. The term "Landlord," as used in this Lease, shall mean only the owner or
owners of the Real Property at the time in question. Notwithstanding any other provision of this Lease, the liability of Landlord for its obligations under this Lease is limited solely to 

31

 

Landlord's interest in the Real Property as the same may from time to time be encumbered, and no personal liability shall at any time be asserted or enforceable against any other assets of Landlord or
against the constituent shareholders, partners or other owners of Landlord, or the directors, officers, employees and agents of Landlord or such constituent shareholder, partner or other owner, on
account of any of Landlord's obligations or actions under this Lease. In addition, in the event of any conveyance of title to the Real Property, then the grantor or transferor shall be relieved of all
liability with respect to Landlord's obligations to be performed under this Lease after the date of such conveyance. In no event shall Landlord be deemed to be in default under this Lease unless
Landlord fails to perform its obligations under this Lease, Tenant delivers to Landlord written notice specifying the nature of Landlord's alleged default, and Landlord fails to cure such default
within thirty (30) days following receipt of such notice (or, if the default cannot reasonably be cured within such period, to commence action within such thirty (30)-day period and proceed diligently
thereafter to cure such default). Upon any conveyance of title to the Real Property, the grantee or transferee shall be deemed to have assumed Landlord's obligations to be performed under this Lease
from and after the date of such conveyance, subject to the limitations on liability set forth above in this Paragraph 28. If Tenant provides Landlord with any security for Tenant's performance
of its obligations hereunder, and Landlord transfers such security to the grantee or transferee of Landlord's interest in the Real Property, Landlord shall be released from any further responsibility
or liability for such security.
Notwithstanding any other provision of this Lease, but not in limitation of the provisions of Paragraph 14.a. above, Landlord shall not be liable for any consequential damages or interruption
or loss of business, income or profits, or claims of constructive eviction, nor shall Landlord be liable for loss of or damage to artwork, currency, jewelry, bullion, unique or valuable documents,
securities or other valuables, or for other property not in the nature of ordinary fixtures, furnishings and equipment used in general administrative and executive office activities and functions.
Wherever in this Lease Tenant (a) releases Landlord from any claim or liability, (b) waives or limits any right of Tenant to assert any claim against Landlord or to seek recourse against any property
of Landlord or (c) agrees to indemnify Landlord against any matters, the relevant release, waiver, limitation or indemnity shall run in favor of and apply to Landlord, the constituent shareholders,
partners or other owners of Landlord, and the directors, officers, employees and agents of Landlord and each such constituent shareholder, partner or other owner. 

    Notwithstanding
anything to the contrary contained above in this Paragraph 28 or elsewhere in this Lease, in the event that Landlord's interest in the Real Property, as the
same may from time to time be encumbered, shall be in excess of Ten Million Dollars ($10,000,000.00), then such excess shall not be subject to any claims by Tenant or liability to Tenant arising out
of or in connection with this Lease. 

    29. Estoppel Certificates. At any time and from time to time, upon not less than ten (10) Business Days' prior notice
from Landlord, Tenant shall execute, acknowledge and deliver to Landlord a statement certifying the commencement date of this Lease, stating that this Lease is unmodified and in full force and effect
(or if there have been modifications, that this Lease is in full force and effect as modified and the date and nature of each such modification), that to the best of Tenant's knowledge Landlord is not
in default under this Lease (or, if Landlord is in default, specifying the nature of such default), that Tenant is not in default under this Lease (or if Tenant is in default, specifying the nature of
such default), the current amounts of and the dates to which the Monthly Rent and Additional Rent has been paid, and setting forth such other matters as may be reasonably requested by Landlord. Any
such statement may be conclusively relied upon by a prospective purchaser of the Real Property or by a lender obtaining a lien on the Real Property as security. If Tenant fails to deliver such
statement within the time required hereunder, such failure shall be conclusive upon Tenant that (i) this Lease is in full force and effect, without modification except as may be represented by
Landlord, (ii) there are no uncured defaults in Landlord's performance of its obligations hereunder, (iii) not more than one month's installment of Monthly Rent has been paid in advance, and
(iv) any other statements of fact included by Landlord in such statement are correct. Tenant acknowledges and agrees that its failure to 

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execute such certificate may cause Landlord serious financial damage by causing the failure of a sale or financing transaction and giving Landlord all of its rights and remedies under
Paragraph 25 above, including its right to damages caused by the loss of such sale or financing. 

    30. Right of Landlord to Perform. If Tenant fails to make any payment required hereunder (other than Monthly Rent and
Additional Rent) or fails to perform any other of its obligations hereunder, after the expiration of any applicable grace or cure period (unless waiting for such period to expire would jeopardize the
health, safety or quiet enjoyment of the Building by its tenants and occupants or cause further damage or loss to Landlord or the Real Property, as reasonably determined by Landlord, or result in any
violation (or continuance of any violation) of any Legal Requirement), Landlord may, but shall not be obliged to, and without waiving any default of Tenant or releasing Tenant from any obligations to
Landlord hereunder, make any such payment or perform any other such obligation on Tenant's behalf. All sums so paid by Landlord and all necessary incidental costs in connection with the performance by
Landlord of an obligation of Tenant (together with interest thereon from the date of such payment by Landlord until paid at the Interest Rate) shall be payable by Tenant to Landlord upon demand, and
Tenant's failure to make such payment upon demand shall entitle Landlord to the same rights and remedies provided Landlord in the event of non-payment of rent. 

    31. Late Charge. Tenant acknowledges that late payment of any installment of Monthly Rent or Additional Rent or any
other amount required under this Lease will cause Landlord to incur costs not contemplated by this Lease and that the exact amount of such costs would be extremely difficult and impracticable to fix.
Such costs include, without limitation, processing and accounting charges, late charges that may be imposed on Landlord by the terms of any encumbrance or note secured by the Real Property and the
loss of the use of the delinquent funds. Therefore, if any installment of Monthly Rent or Additional Rent or any other amount due from Tenant is not received within five (5) days after due, Tenant
shall pay to Landlord on demand, on account of the delinquent payment, an additional sum equal to the greater of (i) five percent (5%) of the overdue amount, or (ii) $100.00, which
additional sum represents a fair and reasonable estimate of the costs that Landlord will incur by reason of late payment by Tenant. Notwithstanding the foregoing, Landlord shall give Tenant notice of
non-payment of any amounts required of Tenant under this Lease and five (5) days after delivery of such notice to cure such non-payment once in each calendar year before assessing the late charge in
such calendar year pursuant to this Paragraph 31. Acceptance of any late charge shall not constitute a waiver of Tenant's default with respect to the overdue amount, nor prevent Landlord from
exercising its right to collect interest as provided above, rent, or any other damages, or from exercising any of the other rights and remedies available to Landlord. 

    32. Attorneys' Fees; Waiver of Jury Trial. In the event of any action or proceeding between Landlord and Tenant
(including an action or proceeding between Landlord and the trustee or debtor in possession while Tenant is a debtor in a proceeding under any bankruptcy law) to enforce any provision of this Lease,
the losing party shall pay to the prevailing party all costs and expenses, including, without limitation, reasonable attorneys' fees and expenses, incurred in such action and in any appeal in
connection therewith by such prevailing party. The "prevailing party" will be determined by the court before whom the action was brought based upon an assessment of which party's major arguments or
positions taken in the suit or proceeding could fairly be said to have prevailed over the other party's major arguments or positions on major disputed issues in the court's decision. Notwithstanding
the foregoing, however, Landlord shall be deemed the prevailing party in any unlawful detainer or other action or proceeding instituted by Landlord based upon any default or alleged default of Tenant
hereunder if (i) judgment is entered in favor of Landlord, or (ii) prior to trial or judgment Tenant pays
all or any portion of the rent claimed by Landlord, vacates the Premises, or otherwise cures the default claimed by Landlord. 

    If
Landlord becomes involved in any litigation or dispute, threatened or actual, by or against anyone not a party to this Lease, but arising by reason of or related to any act or
omission of Tenant 

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or any Tenant Party, Tenant agrees to pay Landlord's reasonable attorneys' fees and other costs incurred in connection with the litigation or dispute, regardless of whether a lawsuit is actually
filed. 

    IF
ANY ACTION OR PROCEEDING BETWEEN LANDLORD AND TENANT TO ENFORCE THE PROVISIONS OF THIS LEASE (INCLUDING AN ACTION OR PROCEEDING BETWEEN LANDLORD AND THE TRUSTEE OR DEBTOR IN
POSSESSION WHILE TENANT IS A DEBTOR IN A PROCEEDING UNDER ANY BANKRUPTCY LAW) PROCEEDS TO TRIAL, LANDLORD AND TENANT HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO A JURY IN SUCH TRIAL. Landlord and Tenant
agree that this paragraph constitutes a written consent to waiver of trial by jury within the meaning of California Code of Civil Procedure Section 631(a)(2), and Tenant does hereby authorize and
empower Landlord to file this paragraph and/or this Lease, as required, with the clerk or judge of any court of competent jurisdiction as a written consent to waiver of jury trial. 

    33. Waiver. No provisions of this Lease shall be deemed waived by Landlord or Tenant unless such waiver is in a writing
signed by the party giving such waiver. The waiver by either party of any breach of any provision of this Lease by the other party shall not be deemed a waiver of any subsequent breach of the same or
any other provision of this Lease. No delay or omission in the exercise of any right or remedy of Landlord upon any default by Tenant, or of Tenant upon any default of Landlord, shall impair such
right or remedy or be construed as a waiver. Landlord's acceptance of any payments of rent due under this Lease shall not be deemed a waiver of any default by Tenant under this Lease (including
Tenant's recurrent failure to timely pay rent) other than Tenant's nonpayment of the accepted sums, and no endorsement or statement on any check or accompanying any check or payment shall be deemed an
accord and satisfaction. Tenant's payment of rent due and Tenant's continuance in possession shall not constitute a waiver by Tenant of any default of Landlord. Landlord's consent to or approval of
any act by Tenant requiring Landlord's consent or approval shall not be deemed to waive or render unnecessary Landlord's consent to or approval of any subsequent act by Tenant. 

    34. Notices. All notices and demands which may or are required to be given by either party to the other hereunder shall
be in writing. All notices and demands by Landlord to Tenant shall be delivered personally or sent by United States mail, postage prepaid, or by any reputable overnight or same-day courier, addressed
to Tenant at the Premises, or to such other place as Tenant may from time to time designate by notice to Landlord hereunder. All notices and demands by Tenant to Landlord shall be
sent by United States mail, postage prepaid, or by any reputable overnight or same-day courier, addressed to Landlord in care of Shorenstein Company, L.P., 555 California Street, 49th floor, San
Francisco, California 94104, or to such other place as Landlord may from time to time designate by notice to Tenant hereunder. Notices delivered personally or sent same-day courier will be effective
immediately upon delivery to the addressee at the designated address; notices sent by overnight courier will be effective one (1) Business Day after acceptance by the service for delivery; notices
sent by mail will be effective two (2) Business Days after mailing. In the event Tenant requests multiple notices hereunder, Tenant will be bound by such notice from the earlier of the effective times
of the multiple notices. 

    35. Deleted.

    36. Defined Terms and Marginal Headings. When required by the context of this Lease, the singular includes the plural.
If more than one person or entity signs this Lease as Tenant, the obligations hereunder imposed upon Tenant shall be joint and several, and the act of, written notice to or from, refund to, or
signature of, any Tenant signatory to this Lease (including without limitation modifications of this Lease made by fewer than all such Tenant signatories) shall bind every other Tenant signatory as
though every other Tenant signatory had so acted, or received or given the written notice or refund, or signed. The headings and titles to the paragraphs of this Lease are for convenience only and are
not to be used to interpret or construe this Lease. Wherever the term "including" or 

34

 

"includes" is used in this Lease it shall be construed as if followed by the phrase "without limitation." The language in all parts of this Lease shall in all cases be construed as a whole and in
accordance with its fair meaning and not construed for or against any party simply because one party was the drafter thereof. 

    37. Time and Applicable Law. Time is of the essence of this Lease and of each and all of its provisions. This Lease
shall be governed by and construed in accordance with the laws of the State of California, and the venue of any action or proceeding under this Lease shall be the City and County of San Francisco,
California. 

    38. Successors. Subject to the provisions of Paragraphs 13 and 28 above, the covenants and conditions hereof shall be
binding upon and inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors, executors, administrators and assigns. 

    39. Entire Agreement; Modifications. This Lease (including any exhibit, rider or attachment hereto) constitutes the
entire agreement between Landlord and Tenant with respect to Tenant's lease of the Premises. No provision of this Lease may be amended or otherwise modified except by an agreement in writing signed by
the parties hereto. Neither Landlord nor Landlord's agents have made any representations or warranties with respect to the Premises, the Building, the Real Property or this Lease except as expressly
set forth herein, including without limitation any representations or warranties as to the suitability or fitness of the Premises for the conduct of Tenant's business or for any other purpose, nor has
Landlord or its agents agreed to undertake any alterations or construct any improvements to the Premises except those, if any, expressly provided in this Lease, and no rights, easements or licenses
shall be acquired by Tenant by implication or otherwise unless expressly set forth herein. Neither this Lease nor any memorandum hereof shall be recorded by Tenant. 

    40. Light and Air. Tenant agrees that no diminution of light, air or view by any structure which may hereafter be
erected (whether or not by Landlord) shall entitle Tenant to any reduction of rent hereunder, result in any liability of Landlord to Tenant, or in any other way affect this Lease. 

    41. Name of Building. Tenant shall not use the name of the Building for any purpose other than as the address of the
business conducted by Tenant in the Premises without the written consent of Landlord. Landlord reserves the right to change the name of the Building at any time in its sole discretion by written
notice to Tenant and Landlord shall not be liable to Tenant for any loss, cost or expense on account of any such change of name. 

    42. Severability. If any provision of this Lease or the application thereof to any person or circumstance shall be
invalid or unenforceable to any extent, the remainder of this Lease and the application of such provisions to other persons or circumstances shall not be affected thereby and shall be enforced to the
greatest extent permitted by law. 

    43. Authority. If Tenant is a corporation, partnership, trust, association or other entity, Tenant and each person
executing this Lease on behalf of Tenant, hereby covenants and warrants that (a) Tenant is duly incorporated or otherwise established or formed and validly existing under the laws of its state of
incorporation, establishment or formation, (b) Tenant has and is duly qualified to do business in the state in which the Real Property is located, (c) Tenant has full corporate, partnership, trust,
association or other appropriate power and authority to enter into this Lease and to perform all Tenant's obligations hereunder, and (d) each person (and all of the persons if more than one signs)
signing this Lease on behalf of Tenant is duly and validly authorized to do so. 

    44. No Offer. Submission of this instrument for examination and signature by Tenant does not constitute an offer to
lease or a reservation of or option for lease, and is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 

35

 

    45. Real Estate Brokers. Tenant represents and warrants that it has negotiated this Lease directly with the real estate
broker(s) identified in Paragraph 2 and has not authorized or employed, or acted by implication to authorize or to employ, any other real estate broker or salesman to act for Tenant in
connection with this Lease. Tenant shall indemnify, defend and hold Landlord harmless from and against any and all Claims by any real estate broker or salesman other than the real estate broker(s)
identified in Paragraph 2 for a commission, finder's fee or other compensation as a result of Tenant's entering into this Lease. Landlord shall pay any commission owing to the Real Estate
Brokers identified in Paragraph 2 above pursuant to a separate agreement, and shall indemnify, defend and hold Tenant harmless from and against any and all Claims by such real estate brokers. 

    46. Consents and Approvals. Wherever the consent, approval, judgment or determination of Landlord is required or
permitted under this Lease, Landlord may exercise its sole discretion in granting or withholding such consent or approval or in making such judgment or determination without reference to any extrinsic
standard of reasonableness, unless the provision providing for such consent, approval, judgment or determination specifies that Landlord's consent or approval is not to be unreasonably withheld, or
that the standard for such consent, approval, judgment or determination is to be reasonable, or otherwise specifies the standards under which Landlord may withhold its consent. Whenever Tenant
requests Landlord to take any action or give any consent or approval, Tenant shall reimburse Landlord for all of Landlord's reasonable costs incurred in reviewing the proposed action or consent
(whether or not Landlord consents to any such proposed action), including without limitation reasonable attorneys' or consultants' fees and expenses, within thirty (30) days after Landlord's delivery
to Tenant of a statement of such costs. The review and/or approval by Landlord of any item shall not impose upon Landlord any liability for accuracy or sufficiency of any such item or the quality or
suitability of such item for its intended use. Any such review or approval is for the sole purpose of protecting Landlord's interest in the Real Property, and neither Tenant nor any Tenant Party nor
any person or entity claiming by, through or under Tenant, nor any other third party shall have any rights hereunder by virtue of such review and/or approval by Landlord. 

    47. Reserved Rights. Landlord retains and shall have the rights set forth below, exercisable without notice and without
liability to Tenant for damage or injury to property, person or business and without effecting an eviction, constructive or actual, or disturbance of Tenant's use or possession of the Premises or
giving rise to any claim for rent abatement: 

	(a)
	To
grant to anyone the exclusive right to conduct any business or render any service in or to the Building and its tenants, provided that such exclusive right shall not operate to
require Tenant to use or patronize such business or service or to exclude Tenant from its use of the Premises expressly permitted herein.

	(b)
	To
perform, or cause or permit to be performed, at any time and from time to time, including during Business Hours, construction in the common areas and facilities or other leased
areas in the Real Property. Landlord shall use its good faith efforts to minimize disruption to Tenant's business caused by any such work, and, without limitation, Landlord shall perform any
extraordinarily noisy or disruptive work after Business Hours or on weekends to the extent such procedures would be generally followed by managers of other first class high rise office buildings in
the San Francisco financial district (except to the extent an emergency and/or Legal Requirements require otherwise, as reasonably determined by Landlord).

	(c)
	To
reduce, increase, enclose or otherwise change at any time and from time to time the size, number, location, lay-out and nature of the common areas and facilities and other
tenancies and premises in the Real Property and to create additional rentable areas through use or enclosure of common areas. 

36

 

    48. Financial Statements. Within thirty (30) days after Landlord's request therefor, Tenant shall furnish to Landlord,
and to any lender, prospective lender, purchaser or prospective purchaser designated by Landlord, copies of Tenant's most recent audited financial statements reflecting Tenant's financial situation
(including without limitation balance sheets, statements of profit and loss, and changes in financial condition), and in addition shall cause to be furnished to Landlord similar financial statements
for any guarantor(s) of this Lease. So long as Tenant or such guarantor shall be a publicly traded entity, it may satisfy the requirements of this Paragraph 48 by delivery of its most recent
publicly available financial statements. Landlord shall use its good faith efforts to keep any financial statements delivered to it pursuant to this Paragraph 48 (other than publicly available
financial statements) confidential, and shall inform any party to whom it delivers such non-public financial statements of the confidential nature of the same. Landlord shall not deliver any such
non-public financial statements to any party which does not have a legitimate interest in receiving the same by reason of such party's interest or prospective interest in Landlord or the Real
Property. 

    49. Signage. Tenant may, at Tenant's expense, install a sign identifying Tenant's business at the entrance to the
Premises, provided that the design, size, color and location of the sign shall be subject to Landlord's prior reasonable approval. Tenant shall be entitled, at no cost to Tenant, to have the name of
Tenant's company listed on (i) the Building directory situated in the lobby of the Building and (ii) the Tenant directory in the lobby of each multi-tenant floor on which any portion of
the Premises is located. If, subsequent to the time Tenant's name is initially listed on the directories, Tenant requests a change in Tenant's name as printed thereon, Tenant shall pay Landlord's
standard charge as in effect from time to time for any such change. 

    50. Nondisclosure of Lease Terms. Tenant agrees that the terms of this Lease are confidential and constitute proprietary
information of Landlord, and that disclosure of the terms hereof could adversely affect the ability of Landlord to negotiate with other tenants. Tenant hereby agrees that Tenant shall use its
commercially reasonable efforts to ensure that Tenant and its partners, officers, directors, employees, agents, real estate brokers and sales persons and attorneys shall not disclose the terms of this
Lease to any other person without Landlord's prior written consent, except to any accountants of Tenant in connection with the preparation of Tenant's financial statements or tax returns, to an
assignee of this Lease or sublessee of the Premises, or to an entity or person to whom disclosure is required by applicable law or in connection with any action brought to enforce this Lease. 

    51. Hazardous Substance Disclosure. California law requires landlords to disclose to tenants the existence of certain
hazardous substances. Accordingly, the existence of gasoline and other automotive fluids, maintenance fluids, copying fluids and other office supplies and equipment, certain construction and finish
materials, tobacco smoke, cosmetics and other personal items must be disclosed. Gasoline and other automotive fluids are found in the garage area of the Building. Cleaning, lubricating and hydraulic
fluids used in the operation and maintenance of the Building are found in the utility areas of the Building not generally accessible to Building occupants or the public. Many Building occupants use
copy machines and printers with associated fluids and toners, and pens, markers, inks, and office equipment that may contain hazardous substances. Certain adhesives, paints and other construction
materials and finishes used in portions of the Building may contain hazardous substances. Although smoking is prohibited in the public areas of the Building, these areas may, from time to time, be
exposed to tobacco smoke. Building occupants and other persons entering the Building from time-to-time may use or carry prescription and non-prescription drugs, perfumes, cosmetics and other
toiletries, and foods and beverages, some of which may contain hazardous substances. Landlord has made no special investigation of the Premises with respect to any hazardous substances. 

    52. Option to Renew.

        a.  Option to Renew. Tenant shall have the option to renew this Lease for one (1) additional term of five (5) years,
commencing upon the expiration of the initial term of this Lease. Such renewal 

37

 

option must be exercised, if at all, by written notice given by Tenant to Landlord not later than twelve (12) months prior to the expiration of the initial term of this Lease. Notwithstanding the
foregoing, at Landlord's option this renewal option shall be null and void and Tenant shall have no right to renew this Lease if (i) as of the date immediately preceding the commencement of the
renewal period the Tenant originally named under this Lease and/or any Affiliate of such Tenant is not in occupancy of the entire Premises then demised pursuant to this Lease or the Tenant originally
named under this Lease and/or any Affiliate of such Tenant does not intend to continue to remain in such occupancy (but intends to assign this Lease or sublet the space in whole or in part), or
(ii) on the date Tenant exercises
the option or on the date immediately preceding the commencement date of the renewal period an Event of Default shall have occurred and be continuing under this Lease. 

        b.  Terms and Conditions. If Tenant exercises a renewal option, then during the applicable renewal period all of the
terms and conditions set forth in this Lease as applicable to the Premises during the initial term shall apply during the renewal term, except that (i) Tenant shall have no further right to
renew this Lease, (ii) Tenant shall take the Premises in their then "as-is" state and condition for the applicable renewal period, (iii) the Base Year for the Premises shall be the
calendar year in which the renewal term commences and the Base Tax Year for the Premises shall be the fiscal tax year in which the renewal term commences, and (iv) the Monthly Rent payable by
Tenant for the Premises shall be the then-fair market rent for the Premises based upon the terms of this Lease, as renewed. Fair market rent shall include the periodic rental increases, if any, that
would be included for space leased for the period the space will be covered by the Lease. For purposes of this Paragraph 52, the term "fair market rent" shall mean the rental rate that would be
applicable for a lease term commencing on the commencement date of the renewal term and that would be payable in any arms length negotiations for the Premises in their then as-is condition, for the
renewal term, which rental rate may be established by reference to rental terms actually negotiated for comparable space under primary lease (and not sublease), taking into consideration the Base Year
and Base Tax Year with respect to the Premises as set forth above, the location of the Building and such amenities as existing improvements, view, floor on which the Premises are situated and the
like, situated in first class, reputable, established high-rise office buildings in the San Francisco Financial District, in sound physical and economic condition, engaged in then-prevailing ordinary
rental market practices with respect to tenant concessions (if any) (e.g. not offering extraordinary rental, promotional deals and other concessions to tenants in an effort to alleviate cash flow
problems, difficulties in meeting loan obligations or other financial distress, or in response to a greater than average vacancy rate or to entice an anchor tenant into a newly constructed building).
The fair market rent shall be mutually agreed upon by Landlord and Tenant in writing within the thirty (30) calendar day period commencing three (3) months prior to commencement of the renewal period.
If Landlord and Tenant are unable to agree upon the fair market monthly rent within such thirty (30)-day period, then the fair market rent shall be established by the appraisal procedures set forth in
Paragraph 53.c. below. 

        c.  Appraisal. Within thirty (30) days after the expiration of the thirty (30)-day period provided in
Paragraph 52.b. above for the mutual agreement of Landlord and Tenant as to the fair market rent, each party hereto, at its cost, shall engage a California licensed real estate broker to act on
its behalf in determining the fair market monthly rent. The brokers each shall have at least ten (10) years' experience with leases in first-class high-rise office buildings in the San Francisco
Financial District. If a party does not appoint a broker within such thirty (30)-day period but a broker is appointed by the other respective party, the single broker appointed shall be the sole
broker and shall set the fair market rent. If the two brokers are appointed by the parties as stated in this paragraph, such brokers shall meet promptly and attempt to set the fair market rent taking
into account all of the parameters set forth in Paragraph 52.b. above. If such brokers are unable to agree within thirty (30) days after appointment of the second broker, the brokers shall
inform Landlord and Tenant in writing of their respective determinations of the fair market rent (each an "Initial Fair Market Rent Determination"), and shall elect a third broker meeting the
qualifications stated in this 

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Paragraph within ten (10) days after the last date the two brokers are given to set the fair market rent. If the two brokers are unable to agree on a third broker, the third broker shall be
selected by the office of JAMS/ENDISPUTE located in San Francisco, California or by such other procedure as the two brokers shall agree. Each of the parties hereto shall bear one-half (1/2) the cost
of appointing the third broker and of the third broker's fee. The third broker shall be a person who has not previously acted in any capacity for either party. 

    Neither
Landlord nor Tenant shall advise the third broker of the fair market rent determinations delivered by the first two brokers, and Landlord and Tenant shall instruct the first
two brokers not to advise the third broker of such determinations. The third broker shall make his own determination of the fair market rent within thirty (30) days of his appointment, and shall be
instructed not to advise either party or the other two brokers of his determination except as follows: When the third broker has made his determination, he shall so advise Landlord and Tenant and
shall establish a date, at least five (5) days after the giving of notice by the third broker to Landlord and Tenant, on which he shall meet with the parties to disclose his determination of the fair
market rent. Such meeting shall take place in the third broker's office unless otherwise agreed by the parties. 

    If
the fair market rent determined by the third broker is the average of the determinations of the fair market rent delivered by Landlord's broker and Tenant's broker, the third
broker's determination of fair market rent shall be the fair market rent. If such is not the case, fair market rent shall be whichever of the Initial Fair Market Rent Determinations is closest to the
determination of fair market rent by the third broker. 

        d.  Minimum Rental. Notwithstanding the foregoing, in no event shall the Monthly Rent during the renewal period be less
than the aggregate of the amounts of Monthly Rent and Additional Rent payable by Tenant (for all of the Premises leased hereunder) under Paragraphs 2.c., 5 and 7 hereof for the calendar month
immediately preceding the commencement of the renewal period. 

    THIS LEASE IS EXECUTED by Landlord and Tenant as of the date set forth at the top of page 1 hereof. 

	Landlord:	 	Tenant:
	

FORTY-FIVE FREMONT ASSOCIATES,

a California general partnership,	
 	

EMBARCADERO TECHNOLOGIES, INC.,

a Delaware corporation
	

By: Shorenstein Company, L.P., a

   California limited partnership,

   General Partner	
 	

By: /s/ Raj P. Sabhlok

	

   By: Shorenstein Management, Inc.,

       a California corporation,

       General Partner	
 	

 
	

By: /s/ Douglas W. Shorenstein
   Douglas W. Shorenstein

   Chairman and Chief Executive Officer	
 	

Name: Raj P. Sabhlok
Title: SVP, Finance & Corp. Dev.

39

 
 
 

EXHIBIT B
  
    RULES AND REGULATIONS
  
    45 FREMONT STREET    
  

    1.  No
sign, placard, picture, advertisement, name or notice shall be inscribed, displayed or printed or affixed on or to any part of the outside or inside of the
Building or any part of the Premises visible from the exterior of the Premises without the prior written consent of Landlord, which consent may be withheld in Landlord's sole discretion. Landlord
shall have the right to remove, at Tenant's expense and without notice to Tenant, any such sign, placard, picture, advertisement, name or notice that has not been approved by Landlord. 

    All
approved signs or lettering on doors and walls shall be printed, painted, affixed or inscribed at the expense of Tenant by a person approved of by Landlord. 

    If
Landlord notifies Tenant in writing that Landlord objects to any curtains, blinds, shades or screens attached to or hung in or used in connection with any window or door of the
Premises, such use of such curtains, blinds, shades or screens shall be removed immediately by Tenant. No awning shall be permitted on any part of the Premises. 

    2.  No
ice, drinking water, towel, barbering or bootblacking, shoeshining or repair services, or other similar services shall be provided to the Premises, except from
persons authorized by Landlord and at the hours and under regulations fixed by Landlord. 

    3.  The
bulletin board or directory of the Building will be provided exclusively for the display of the name and location of tenants only and Landlord reserves the
right to exclude any other names therefrom. 

    4.  The
sidewalks, halls, passages, exits, entrances, elevators and stairways shall not be obstructed by any of the Tenant Parties or used by Tenant for any purpose
other than for ingress to and egress from its Premises. The halls, passages, exits, entrances, elevators, stairways, balconies and roof are not for the use of the general public and Landlord shall in
all cases retain the right to control and prevent access thereto by all persons whose presence in the judgment of Landlord shall be prejudicial to the safety, character, reputation and interests of
the Building and its tenants. No tenant and no employees or invitees of any tenant shall go upon the roof of the Building. 

    5.  Tenant
shall not alter any lock or install any new or additional locks or any bolts on any interior or exterior door of the Premises without the prior written
consent of Landlord. 

    6.  The
toilet rooms, toilets, 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 and the expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the tenant who, or whose
employees or invitees, shall have caused it. 

    7.  Tenant
shall not overload the floor of the Premises or mark, drive nails, screw or drill into the partitions, woodwork or plaster or in any way deface the Premises
or any part thereof. 

    8.  No
furniture, freight or equipment of any kind shall be brought into the Building without the consent of Landlord and all moving of the same into or out of the
Building shall be done at such time and in such manner as Landlord shall designate. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy equipment
brought into the Building and also the times and manner of moving the same in and out of the Building. Safes or other heavy objects shall, if considered necessary by Landlord, stand on a platform of
such thickness as is necessary to properly 

1

 

distribute the weight. Landlord will not be responsible for loss of or damage to any such safe or property from any cause, and all damage done to the Building by moving or maintaining any such safe or
other property shall be repaired at the expense of Tenant. The elevator designated for freight by Landlord shall be available for use by all tenants in the Building during the hours and pursuant to
such procedures as Landlord may determine from time to time. The persons employed to move Tenant's equipment, material, furniture or other property in or out of the Building must be acceptable to
Landlord. The moving company must be a locally recognized professional mover, whose primary business is the performing of relocation services, and must be bonded and fully insured. In no event shall
Tenant employ any person or company whose presence may give rise to a labor or other disturbance in the Real Property. A certificate or other verification of such insurance must be received and
approved by Landlord prior to the start of any moving operations. Insurance must be sufficient in Landlord's sole opinion, to cover all personal liability, theft or damage to the Real Property,
including, but not limited to, floor coverings, doors, walls, elevators, stairs, foliage and landscaping. Special care must be taken to prevent damage to foliage and landscaping during adverse
weather. All moving operations shall be conducted at such times and in such a manner as Landlord shall direct, and all moving shall take place during non-business hours unless Landlord agrees in
writing otherwise. 

    9.  Tenant
shall not employ any person or persons other than the janitor of Landlord for the purpose of cleaning the Premises, unless otherwise agreed to by Landlord.
Except with the written consent of Landlord, no person or persons other than those approved by Landlord shall be permitted to enter the Building for the purpose of cleaning the Building or the
Premises. Tenant shall not cause any unnecessary labor by reason of Tenant's carelessness or indifference in the preservation of good order and cleanliness. 

    10. Tenant
shall not use, keep or permit to be used or kept any foul or noxious gas or substance in the Premises, or permit or suffer the Premises to be occupied or
used in a manner offensive or objectionable to Landlord or other occupants of the Building by reason of noise, odors and/or vibrations, or interfere in any way with other tenants or those having
business therein, nor shall any animals or birds be brought in or kept in or about the Premises or the Building. In no event shall Tenant keep, use, or permit to be used in the Premises or the
Building any guns, firearm, explosive devices or ammunition. 

    11. No
cooking shall be done or permitted by Tenant in the Premises, nor shall the Premises be used for the storage of merchandise, for washing clothes, for lodging, or
for any improper, objectionable or immoral purposes. 

    Notwithstanding
the foregoing, Tenant may maintain and use in the Premises a small food preparation area with a refrigerator, microwave oven, toaster, coffee maker and other small
appliances; provided that Tenant shall (i) prevent the emission of any food or cooking odor from leaving the Premises, (ii) be solely responsible for cleaning the appliances and food
preparation surfaces and removing food-related waste from the Premises and the Building, or shall pay Landlord's standard rate for such service as an addition to cleaning services ordinarily provided,
(iii) maintain and use such areas solely for Tenant's employees and business invitees, not as public facilities, and (iv) keep the Premises free of vermin and other pest infestation and
shall exterminate, as needed, in a manner and through contractors reasonably approved by Landlord, preventing any emission of odors, due to extermination, from leaving the Premises. Notwithstanding
clause (ii) above, Landlord shall, without special charge, empty and remove the contents of one (i) 15 gallon (or smaller) waste container from the food preparation area so long as such
container is fully lined with, and the contents can be removed in, a waterproof plastic liner or bag, supplied by Tenant, which will prevent any leakage of food related waste or odors; provided,
however, that if at any time Landlord must pay a premium or special charge to Landlord's cleaning or scavenger contractors for the handling of food-related or so-called "wet" refuse, Landlord's
obligation to provide such removal, without special charge, shall cease. 

2

 

    12. Tenant shall not use or keep in the Premises or the Building any kerosene, gasoline, or inflammable or combustible fluid or material, or use any method of heating
or air conditioning other than that supplied by Landlord. 

    13. Landlord
will direct electricians as to where and how telephone and telegraph wires are to be introduced into the Premises and the Building. No boring or cutting
for wires will be allowed without the prior consent of Landlord. The location of telephones, call boxes and other office equipment affixed to the Premises shall be subject to the prior approval of
Landlord. 

    14. Upon
the expiration or earlier termination of the Lease, Tenant shall deliver to Landlord the keys of offices, rooms and toilet rooms which have been furnished by
Landlord to Tenant and any copies of such keys which Tenant has made. In the event Tenant has lost any keys furnished by Landlord, Tenant shall pay Landlord for such keys. 

    15. Tenant
shall not lay linoleum, tile, carpet or other similar floor covering so that the same shall be affixed to the floor of the Premises, except to the extent and
in the manner approved in advance by Landlord. The expense of repairing any damage resulting from a violation of this rule or removal of any floor covering shall be borne by the tenant by whom, or by
whose contractors, employees or invitees, the damage shall have been caused. 

    16. 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 and in
such elevators as shall be designated by Landlord, which elevator usage shall be subject to the Building's customary charge therefor as established from time to time by Landlord. 

    17. On
Saturdays, Sundays and legal holidays, and on other days between the hours of 6:00 P.M. and 8:00 A.M., access to the Building, or to the halls, corridors,
elevators or stairways in the Building, or to the Premises may be refused unless the person seeking access is known to the person or employee of the Building in charge and has a pass or is properly
identified. Landlord 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 during the continuance of the same by closing the doors or otherwise, for the safety of the tenants and
protection of property in the Building. 

    18. Tenant
shall be responsible for insuring that the doors of the Premises are closed and securely locked before leaving the Building and must observe strict care and
caution that all water faucets or water apparatus are entirely shut off before Tenant or Tenant's employees leave the Building, and that all electricity, gas or air shall likewise be carefully shut
off, so as to prevent waste or damage, and for any default or carelessness Tenant shall make good all injuries sustained by other tenants or occupants of the Building or Landlord. Landlord shall not
be responsible to Tenant for loss of property on the Premises, however occurring, or for any damage to the property of Tenant caused by the employees or independent contractors of Landlord or by any
other person. 

    19. Landlord
reserves the right to exclude or expel from the Building 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 the rules and regulations of the Building. 

    20. The
requirements of any tenant will be attended to only upon application at the office of the Building. Employees of Landlord shall not perform any work or do
anything outside of their regular duties unless under special instructions from Landlord, and no employee will admit any person (tenant or otherwise) to any office without specific instructions from
Landlord. 

    21. No
vending machine or machines of any description shall be installed, maintained or operated upon the Premises without the prior written consent of Landlord. 

3

 

    22. Subject to Tenant's right of access to the Premises in accordance with Building security procedures, Landlord reserves the right to close and keep locked all
entrance and exit doors of the Building on Saturdays, Sundays and legal holidays and on other days between the hours of 6:00 P.M. and 8:00 A.M., and during such further hours as Landlord may deem
advisable for the adequate protection of the Building and the property of its tenants. 

4

QuickLinks

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EXHIBIT B RULES AND REGULATIONS 45 FREMONT STREET<PAGE>

                    SECOND AMENDMENT TO TRANSACTION DOCUMENTS

         THIS SECOND AMENDMENT TO TRANSACTION DOCUMENTS (herein called this
"AMENDMENT") made as of the 9th day of November, 1994 by and among
SOUTHWESTERN PUBLIC SERVICE COMPANY (the "SUPPLIER"), CAP ROCK ELECTRIC
COOPERATIVE, INC. (the "USER"), OTP, INC. (the "ISSUER"), METROPOLITAN LIFE
INSURANCE COMPANY, METROPOLITAN INSURANCE AND ANNUITY COMPANY AND METROPOLITAN
PROPERTY AND CASUALTY COMPANY (collectively, the "PURCHASER"), and TEXAS
COMMERCE BANK NATIONAL ASSOCIATION, as the Indenture Trustee (the "INDENTURE
TRUSTEE"), in its individual capacity only to the extent expressly stated
herein and otherwise not in its individual capacity but solely as the
Indenture Trustee under the Trust Indenture.

                              W I T N E S S E T H:

         WHEREAS, the Supplier, the User, the Issuer, the Purchaser and the
Indenture Trustee have entered into that certain Transaction Agreement dated
as of September 9, 1993 and the other Transaction Documents, as amended by
that certain First Amendment to Transaction Documents dated as of June 24,
1994 (as so amended, collectively, the "ORIGINAL DOCUMENTS") to finance the
construction of the New Equipment and the Existing Equipment and the sale of
electric power and energy as therein expressed; and

         WHEREAS, the Supplier, the User, the Issuer, the Purchaser and the
Indenture Trustee desire to amend the Original Documents to provide for the
issuance of the Issuer's 8.44% senior secured notes;

         NOW, THEREFORE, in consideration of the premises and the mutual
covenants and agreements contained herein and in the Original Documents, and
for other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the parties hereto do hereby agree as follows:

                                   ARTICLE I.

                           DEFINITIONS AND REFERENCES

         Section 1.1. TERMS USED IN THIS AMENDMENT. Unless the context
otherwise requires or unless otherwise expressly defined herein, the terms
defined in the Original Documents shall have the same meanings whenever used
in this Amendment. Unless the context otherwise requires, the following terms
when used in this Amendment shall have the meanings assigned to them in this
Section 1.1.

                      "AMENDMENT" means this Second Amendment to Transaction
Documents.

                                       1

<PAGE>

                      "TRANSACTION DOCUMENTS" means the Original Documents as
amended hereby.

         Section 1.2. AMENDMENTS TO DEFINED TERMS.

         (a)          The following paragraph is hereby added to Appendix A to
the Transaction Agreement, the Note Purchase Agreement, the Receivables
Purchase Agreement, the Trust Indenture and the Transmission Agreement
immediately preceding the definition of "Adjustment Factor":

                      "Unless the context otherwise requires or unless otherwise
         provided in a Transaction Document the terms defined herein which refer
         to a particular agreement, instrument or document also refer to and
         include all renewals, extensions, modifications, amendments and
         restatements of such agreement, instrument or document, provided that
         nothing contained in this paragraph shall be construed to authorize any
         such renewal, extension, modification, amendment or restatement."

         (b)          The definition of "Note Allocation" in Appendix A to the
Transaction Agreement, the Note Purchase Agreement, the Receivables Purchase
Agreement, the Trust Indenture and the Transmission Agreement is hereby
amended in its entirety to read as follows:

         "NOTE ALLOCATION" shall mean (a) with respect to the Northern Segment,
         the lesser of the amount advanced from the Construction Fund for the
         purchase thereof or the outstanding principal balance of the Notes on
         the date such Segment is conveyed to the Supplier, (b) with respect to
         the Southern Segment, the lesser of the amount advanced from the
         Construction Fund for the purchase thereof or the outstanding principal
         balance of the Notes on the date such Segment is conveyed to the
         Supplier, (c) with respect to the Final Segment, the lesser of the
         amount advanced from the Construction Fund for the purchase thereof or
         the outstanding principal balance of the Notes on the date such Segment
         is conveyed to the Supplier; provided that if the Supplier, Issuer and
         User shall have mutually agreed to bifurcate the Final Segment into the
         East Segment and the Lone Wolf Segment, "NOTE ALLOCATION" shall mean
         with respect to the East Segment, the lesser of the amount advanced
         from the Construction Fund for the purchase thereof or the outstanding
         principal balance of the Notes on the date such Segment is conveyed to
         the Supplier, and with respect to the Lone Wolf Segment, the lesser of
         the amount advanced from the Construction Fund for the purchase thereof
         or the outstanding principal balance of the Notes on the date such
         Segment is conveyed to the Supplier, provided that the aggregate amount
         allocated to all such Segments shall not exceed $44,000,000."

         (c)          The definition of "Closing" or "Date of Closing" in
Appendix A to the Transaction Agreement, the Note Purchase Agreement, the
Receivables Purchase Agreement, the Trust Indenture and the Transmission
Agreement is hereby amended in its entirety to read as follows:

                                     -2-

<PAGE>

         "CLOSING" or "DATE OF CLOSING" shall mean either the 1993 Date of
         Closing or the 1994 Date of Closing, as applicable."

         (d)          The following definitions of "1993 Date of Closing" and
"1994 Date of Closing" are hereby added to Appendix A to the Transaction
Agreement, the Note Purchase Agreement, the Receivables Purchase Agreement,
the Trust Indenture and the Transmission Agreement, immediately following the
definition of "New Equipment":

         "1993 DATE OF CLOSING" shall mean September 9, 1993 or any other date
         on or before September 15, 1993 upon which the Supplier, the User, the
         Issuer, the Purchaser and the Indenture Trustee may mutually agree.

         "1994 DATE OF CLOSING" shall mean November 9,1994 or any other date on
         or before December 19,1994 upon which the Supplier, the User, the
         Issuer, the Purchaser and the Indenture Trustee may mutually agree."

         (e)          The following definitions of "1993 Notes" and "1994
Notes" are hereby added to Appendix A to the Transaction Agreement, the Note
Purchase Agreement, the Receivables Purchase Agreement, the Trust Indenture
and the Transmission Agreement, immediately following the definition of "1994
Date of Closing":

         "1993 NOTES" has the meaning given it in Paragraph 2(a) of the Note
Purchase Agreement.

         "1994 NOTES" has the meaning given it in Paragraph 2(b) of the Note
Purchase Agreement."

         (f)          The definition of "Reference Rate" in Appendix A to the
Transaction Agreement, the Note Purchase Agreement, the Receivables Purchase
Agreement, the Trust Indenture and the Transmission Agreement is hereby
amended in its entirety to read as follows:

         "REFERENCE RATE" shall mean, (a) 6.44% per annum, with respect to the
         1993 Notes, and (b) 8.44% per annum, with respect to the 1994 Notes;
         provided that in the event either (i) Moody's reduces its credit rating
         of the Supplier's first mortgage bonds to A2 or below, or (ii) S&P
         reduces its credit rating of the Supplier's first mortgage bonds to A
         or below within 270 days following the closing of the first El Paso
         Transaction, if any, and such reduction in credit rating is due in
         whole or in part to the closing of such El Paso Transaction, then the
         Reference Rate will automatically increase to (a) 6.59% per annum, with
         respect to the 1993 Notes, and (b) 8.59% per annum, with respect to the
         1994 Notes, effective as of the first day of the first month following
         such credit rating reduction and provided further that there shall be
         no more than one such increase in the Reference Rate."

                                   ARTICLE II.

                                     -3-

<PAGE>

                       AMENDMENTS TO NOTE PURCHASE AGREEMENT

         Section 2.1. NOTE PURCHASE AGREEMENT - PARAGRAPH 1. The reference to
"$31,000,000" in the fourth line of Paragraph 1 of the Note Purchase Agreement
is hereby amended to read "$44,000,00".

         Section 2.2. NOTE PURCHASE AGREEMENT - PARAGRAPH 2. Paragraph 2 of the
Note Purchase Agreement is hereby amended in its entirety to read as follows:

                      "2.   PURCHASE AND SALE OF NOTES.

                           (a) 1993 NOTES. The Issuer has sold to the Note
                      Purchaser on the 1993 Date of Closing and, subject to
                      the terms and conditions herein set forth, the Note
                      Purchaser has purchased from the Issuer, Notes in the
                      principal amounts set forth in Schedule 1 attached
                      hereto (the "1993 Notes"). The Issuer has delivered to
                      each Note Purchaser at its address set forth in Schedule
                      1 attached hereto, one or more 1993 Notes registered in
                      the name of such Note Purchaser, evidencing the
                      aggregate principal amount of 1993 Notes purchased by
                      the Note Purchaser and in the denomination or
                      denominations specified by the Note Purchaser, against
                      payment of the purchase price thereof by transfer of
                      immediately available funds for credit to the
                      Construction Account on the 1993 Date of Closing.

                           (b) 1994 NOTES. The Issuer hereby agrees to sell to
                      the Note Purchaser and, subject to the terms and
                      conditions herein set forth, the Note Purchaser agrees
                      to purchase from the Issuer, Notes in the principal
                      amounts set forth in Schedule 1 attached hereto (the
                      "1994 Notes"). The Issuer will deliver to each Note
                      Purchaser at its address set forth in Schedule 1
                      attached hereto, one or more 1994 Notes registered in
                      the name of such Note Purchaser, evidencing the
                      aggregate principal amount of 1994 Notes to be purchased
                      by the Note Purchaser and in the denomination or
                      denominations specified by the Note Purchaser, against
                      payment of the purchase price thereof by transfer of
                      immediately available funds for credit to the
                      Construction Account on the 1994 Date of Closing."

         Section 2.3. NOTE PURCHASE AGREEMENT - PARAGRAPH 4C. Paragraph 4C(i)
of the Note Purchase Agreement is hereby amended in its entirety to read as
follows:

                           "(i) As provided in each Note, on the ninth day of
                      each calendar month, commencing on (a) October 9, 1993,
                      with respect to the 1993 Notes, and (b) December 9,
                      1994, with respect to the 1994 Notes, and continuing
                      through September 9, 2003, the Issuer shall pay the
                      principal and interest on each Note as set forth on
                      Schedule 1 to such Note, without any Yield-Maintenance
                      Amount;"

         Section 2.4. NOTE PURCHASE AGREEMENT - SCHEDULE 1; EXHIBIT A. Schedule
1 to the Note Purchase Agreement is hereby amended by in its entirety as set
forth in Appendix

                                     -4-

<PAGE>

A attached hereto. Exhibit A to the Note Purchase Agreement is hereby amended in
its entirety to read as set forth in Appendix B attached hereto.

                                   ARTICLE III.

                       AMENDMENTS TO TRANSACTION AGREEMENT

         Section 3.1. TRANSACTION AGREEMENT -- SECTION 2.1(a). Section 2.1(a) of
the Transaction Agreement is hereby amended in its entirety to read as follows:

                  "(a) THE PURCHASER. The Purchaser will, subject to the terms
         and conditions set forth herein and in the Note Purchase Agreement in
         the form of Exhibit B attached hereto, purchase Notes issued by the
         Issuer pursuant to the Note Purchase Agreement in an amount not to
         exceed $44,000,000. In addition, the Purchaser will, subject to the
         terms and conditions set forth herein and in the Receivables Purchase
         Agreement in the form of Exhibit C attached hereto, purchase from the
         Supplier the Receivables owed by the User under the Transmission
         Agreement in an amount not to exceed $49,000,000; provided that at the
         time each Receivable is purchased, the outstanding principal balance of
         the Notes is reduced by an amount equal to the purchase price for such
         Receivable."

         Section 3.2. TRANSACTION AGREEMENT -- SECTION 3.3. Each reference in
Section 3.3 of the Transaction Agreement to "Date of Closing" is hereby amended
to read "1993 Date of Closing".

         Section 3.3. TRANSACTION AGREEMENT -- SECTION 3.13. Section 3.13 of the
Transaction Agreement is hereby amended in its entirety to read as follows:

                  "Section 3.13. DATE OF CLOSING. The 1993 Date of Closing shall
         occur on September 9, 1993 or such later date prior to September 15,
         1993 as agreed to by the parties hereto. The 1994 Date of Closing shall
         occur on November 9, 1994 or such later date prior to December 19, 1994
         as agreed to by the parties hereto."

                                   ARTICLE IV.

                          AMENDMENTS TO TRUST INDENTURE

         Section 4.1. TRUST INDENTURE -- SECTION 4.03. Section 4.03 to the Trust
Indenture is hereby amended in its entirety to read as follows:

                  "SECTION 4.03. DISTRIBUTION FROM CONSTRUCTION ACCOUNT. The
         Trustee shall distribute funds from the Construction Account to the
         Issuer upon receipt (by telecopy or mail) of a Request for Distribution
         in the form of Exhibit C hereto signed by the Issuer and the User,
         together with a list of invoices paid or to be paid with such
         distribution, identifying the payee, invoice number and dollar

                                     -5-

<PAGE>

         amount and specific descriptions of equipment and other property
         constituting the Facility; provided that no distributions shall be
         made from the Construction Account upon the occurrence and during the
         continuance of an Event of Default or in the event an environmental
         or other material claim against the Issuer has been raised by any
         Person in any legal proceeding. The Issuer shall also provide a copy
         of the Request for Distribution and the list of invoices to be
         attached to such request to each of the Purchaser and the Supplier.
         At the time of the final distribution of Note Proceeds from the
         Construction Account, all accrued interest shall be distributed to
         the Issuer, which hereby agrees to use such amounts for the payment
         of construction costs or, if all construction costs have been paid,
         for payment on the Notes and Receivables."

         Section 4.2. TRUST INDENTURE -- EXHIBIT C. Exhibit C to the Trust
Indenture is hereby amended in its entirety to read as set forth in Appendix C
attached hereto.

                                   ARTICLE V.

                            AMENDMENTS TO GUARANTIES

         Section 5.1. SUPPLIER'S GUARANTEE -- RECITAL. The reference to the
amount of "$31,000,000" in the first Whereas clause of the Supplier's Guaranty
shall be amended to read "$44,000,000".

         Section 5.2. SUPPLIER'S GUARANTEE -- GLOBAL. All references in the
Supplier's Guaranty to "Notes" shall be expressly deemed to refer to both the
1993 Notes and the 1994 Notes.

         Section 5.3. USER'S GUARANTEE -- RECITAL. The reference to the amount
of "$31,000,000" in the first Whereas clause of the User's Guaranty shall be
amended to read "$44,000,000".

         Section 5.4. USER'S GUARANTEE -- GLOBAL. All references in the
Supplier's Guaranty to "Notes" shall be expressly deemed to refer to both the
1993 Notes and the 1994 Notes.

                                   ARTICLE VI.

                           CONDITIONS OF EFFECTIVENESS

         Section 6.1. EFFECTIVE DATE. This Amendment shall become effective as
of the date first above written when and only when (i) the Purchaser shall have
received, at the offices of Thompson & Knight, a Professional Corporation, 1700
Pacific Street, Suite 3300, Dallas, Texas or at such other time and place as the
parties hereto shall agree, a counterpart of this Amendment executed and
delivered by each of the parties hereto and (ii) the Purchaser shall have
additionally received all of the following documents, each document (unless
otherwise indicated) being dated the date of receipt thereof by the Purchaser,
duly authorized, executed and delivered, and in form and substance satisfactory
to the Purchaser:

                                     -6-

<PAGE>

                  (a) OPINIONS OF COUNSEL FOR THE TRANSACTION PARTIES. Written
         opinions addressed to the Purchaser from (i) Hinkle, Cox, Eaton,
         Coffield & Hensley, special counsel for the Supplier, (ii) Wright &
         Greenhill, P.C., special counsel for the Issuer and the User, (iii)
         Lloyd, Gosselink, Fowler, Blevins & Matthews, P.C., special Texas
         regulatory counsel for the Issuer and the User, and (iv) McGowen &
         Lyon, P.C., counsel for the Issuer and the User, each dated as of the
         date hereof and in the respective forms of Appendices D-1, D-2, D-3 and
         D-4 attached hereto;

                  (b) TRANSACTION PARTIES' CERTIFICATES. A certificate of a duly
         authorized officer and the Secretary of each of the Transaction Parties
         (i) to the effect that all of the representations and warranties of
         such Transaction Party set forth in Article VII hereof are true and
         correct at and as of the time of such effectiveness, and (ii)
         certifying that attached thereto is a true and complete copy of
         resolutions adopted by the Board of Directors of such Transaction Party
         authorizing the execution, delivery and performance of this Amendment
         and certifying the names and true signatures of the officers of such
         Transaction Party authorized to sign this Amendment; and

                  (c) SUPPORTING DOCUMENTS. Such other supporting documents as
         the Purchaser may reasonably request.

                                  ARTICLE VII.

                         REPRESENTATIONS AND WARRANTIES

         Section 7.1. REPRESENTATIONS AND WARRANTIES OF THE ISSUER. In order to
induce the parties hereto to enter into this Amendment, the Issuer represents
and warrants to each other party hereto that:

                 (a) The representations and warranties contained in Section
         4.1 of the Transaction Agreement are true and correct at and as of the
         time of the effectiveness hereof

                  (b) The Issuer is duly authorized to execute and deliver this
         Amendment and is and will continue to be duly authorized to perform its
         obligations under the Transaction Documents to which it is a party. The
         Issuer has duly taken all corporate action necessary to authorize the
         execution and delivery of this Amendment and to authorize the
         performance of the obligations of the Issuer hereunder.

                  (c) The execution and delivery by the Issuer of this
         Amendment, the performance by the Issuer of its obligations hereunder
         and the consummation of the transactions contemplated hereby do not and
         will not conflict with any provision of law, statute, rule or
         regulation or of the articles of incorporation and bylaws of the
         Issuer, or of any material agreement, judgment, license, order or
         permit applicable to or binding upon the Issuer, or result in the
         creation of any lien, charge or encumbrance upon any assets or
         properties of the Issuer. Except

                                     -7-

<PAGE>

THE STATE OF TEXAS WITHOUT REGARD TO PRINCIPLES OF CONFLICTS OF LAWS.

         Section 8.5. COUNTERPARTS. This Amendment may be separately executed in
counterparts and by the different parties hereto in separate counterparts, each
of which when so executed shall be deemed to constitute one and the same
Amendment.

         IN WITNESS WHEREOF, this Amendment is executed as of the date first
above written.

                             SOUTHWESTERN PUBLIC SERVICE COMPANY

                             By:
                                ------------------------------------------------
                                Robert D. Dickerson
                                Secretary and Treasurer

                             CAP ROCK ELECTRIC COOPERATIVE, INC..

                             By:   /s/ David Pruitt
                                ------------------------------------------------
                                David Pruitt
                                President

                             OTP, INC.

                             By:   /s/ David Pruitt
                                ------------------------------------------------
                                David Pruitt
                                President

                                    -11

<PAGE>

                             METROPOLITAN LIFE INSURANCE COMPANY

                             By:
                                ------------------------------------------------
                                Name:
                                Title:

                             METROPOLITAN PROPERTY AND CASUALTY
                             INSURANCE COMPANY

                             By:
                                ------------------------------------------------
                                Name:
                                Title:

                             METROPOLITAN INSURANCE AND ANNUITY
                             COMPANY

                             By:
                                ------------------------------------------------
                                Name:
                                Title:

                             TEXAS COMMERCE BANK NATIONAL
                             ASSOCIATION

                             By:
                                ------------------------------------------------
                                Michael A. Eggert
                                Vice President and Trust Officer

                                    -12-

<PAGE>

                                   APPENDIX A
                 to Second Amendment to Transaction Documents

<PAGE>

                                                                      SCHEDULE 1

                               PURCHASER SCHEDULE
                               ------------------

Name, Address and Payment                             Principal Amount
Provisions of Holder                                   of Notes to be
                                                         Purchased

--------------------------------------------------------------------------------

METROPOLITAN LIFE INSURANCE COMPANY                      1993 Notes:
                                                       $18,083,333.33

                                                         1994 Notes:
                                                       $ 7,917,326.00

IN THE CASE OF ALL PAYMENTS ON ACCOUNT
OF THE NOTES BY:

         (a)      crediting (in the form of a bank wire transfer of federal or
                  other immediately available funds) its account no.
                  002-2-410591 at The Chase Manhattan Bank N.A., Metropolitan
                  Branch, 33 East 23rd Street, New York, NY 10010; and

         (b)      providing sufficient information (including PPN number       )
                  to identify the source and application of funds and requesting
                  the bank to send a credit advice thereof to Metropolitan Life
                  Insurance Company.

IN THE CASE OF ALL OTHER COMMUNICATIONS:

         Metropolitan Life Insurance Company
         Capital Markets Group
         One Lincoln Centre, Suite 800
         Oakbrook Terrace, IL 60181

         Attention: Vice President

                                      -1-
<PAGE>

Name, Address and Payment                             Principal Amount
Provisions of Holder                                   of Notes to be
                                                         Purchased

--------------------------------------------------------------------------------

         with a copy to:

         Metropolitan Life Insurance Company
         One Madison Avenue
         New York, NY 10010

         Attention: Treasurer

                                      -2-
<PAGE>

METROPOLITAN INSURANCE AND ANNUITY COMPANY               1993 Notes:
                                                        $6,027,777.78

                                                         1994 Notes:
                                                        $4,948,329.00

IN THE CASE OF ALL PAYMENTS ON ACCOUNT
OF THE NOTES BY:

         (a)      crediting (in the form of a bank wire transfer of federal or
                  other immediately available funds) its account no.
                  002-1-072301 at The Chase Manhattan Bank, N.A., Metropolitan
                  Branch, 33 East 23rd Street, New York, NY 10010; and

         (b)      providing sufficient information (including PPN        ) to
                  identify the source and application of funds and requesting
                  the bank to send a credit advice thereof to Metropolitan
                  Insurance and Annuity Company.

IN THE CASE OF ALL OTHER COMMUNICATIONS:

         Metropolitan Insurance and Annuity Company
         One Madison Avenue
         New York, NY 10010

         Attention: Vice-President

                                      -3-
<PAGE>

Name, Address and Payment                             Principal Amount
Provisions of Holder                                   of Notes to be
                                                         Purchased

--------------------------------------------------------------------------------

METROPOLITAN PROPERTY AND
CASUALTY INSURANCE COMPANY                               1993 Notes:
                                                        $6,888,888.89

                                                         1994 Notes:
                                                         $0

IN THE CASE OF ALL PAYMENTS ON ACCOUNT
OF THE NOTES BY:

         (a)      crediting (in the form of a bank wire transfer of federal or
                  other immediately available funds) its account no.
                  002-1-025432 at The Chase Manhattan Bank, N.A., Metropolitan
                  Branch, 33 East 23rd Street, New York NY 10010; and

         (b)      providing sufficient information (including PPN        ) to
                  identify the source and application of funds and requesting
                  the bank to send a credit advice thereof to Metropolitan
                  Property and Casualty Insurance Company.

IN THE CASE OF ALL OTHER COMMUNICATIONS:

         Metropolitan Property and Casualty
         Insurance Company
         700 Quaker Lane
         Warwick, RI 02886

         Attention: Treasurer

                                      -4-
<PAGE>

                                   APPENDIX B
                 to Second Amendment to Transaction Documents

<PAGE>

                                                                     EXHIBIT A-1

                             [FORM OF NOTE]

THIS NOTE HAS NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED, OR REGISTERED OR QUALIFIED UNDER ANY STATE SECURITIES LAWS. THIS
NOTE HAS BEEN ACQUIRED FOR INVESTMENT AND MAY NOT BE SOLD, TRANSFERRED,
PLEDGED OR HYPOTHECATED UNLESS THE PROPOSED TRANSACTION DOES NOT REQUIRE
REGISTRATION OR QUALIFICATION UNDER FEDERAL OR STATE SECURITIES LAWS.

                                  OTP, INC.

     ADJUSTABLE RATE SENIOR SECURED NOTE DUE SEPTEMBER 9, 2003

No. ___________                                                         [Date]

$________________

         FOR VALUE RECEIVED, the undersigned, OTP, INC. (the "ISSUER"), a
corporation organized and existing under the laws of the State of Texas,
hereby promises to pay to _________________, or registered assigns, the
principal sum of ________________________________ DOLLARS on September 9, 2003,
with interest (computed on the basis of a 360-day year--30-day month) (a) on the
unpaid balance thereof at the Reference Rate from the date hereof, payable
monthly on the ninth day of each calendar month, commencing with October 9,1993,
until the principal hereof shall have become due and payable, and (b) on any
overdue payment (including any overdue prepayment) of principal, any overdue
payment of interest and any overdue payment of any Yield-Maintenance Amount (as
defined in the Agreement), payable monthly as aforesaid (or, at the option of
the registered holder hereof, on demand), at the Late Payment Rate.

         Payments of principal of, interest on and any Yield-Maintenance
Amount payable with respect to this Note are to be made at the main office of
Metropolitan Life Insurance Company in New York, New York or at such other
place as the holder hereof shall designate to the Issuer in writing, in
lawful money of the United States of America.

         This Note is one of a series of Adjustable Rate Senior Secured
Notes (the "NOTES") issued pursuant to a Note Purchase Agreement, dated as of
September 9, 1993 (the "AGREEMENT"), between the Issuer and the Note Purchaser
and is entitled to the benefits thereof. Terms which are defined in the
Agreement and which are used but not

                                     -1-
<PAGE>

defined herein shall have the meanings given them in the Agreement. This Note
is secured by liens and security interests under the Security Documents
described in the Agreement.

         This Note is a registered Note and, as provided in the Agreement,
upon surrender of this Note for registration of transfer, duly endorsed, or
accompanied by a written instrument of transfer duly executed, by the
registered holder hereof or such holder's attorney duly authorized in
writing, a new Note for a like principal amount will be issued to, and
registered in the name of, the Transferee. Prior to due presentment for
registration of transfer, the Issuer may treat the person in whose name this
Note is registered as the owner hereof for the purpose of receiving payment
and for all other purposes, and the Issuer shall not be affected by any
notice to the contrary.

         On the ninth day of each calendar month, commencing October 9, 1993
and continuing through September 9, 2003, the Issuer shall pay the principal
and interest on each Note as set forth on Schedule 1 attached hereto and made
a part hereof, without any Yield-Maintenance Amount. The Issuer agrees to
make all other required prepayments of principal and interest specified in
the Agreement. This Note is also subject to optional prepayment, in whole or
from time to time in part, during the periods and on the terms specified in
the Agreement.

         If an Event of Default, as defined in the Agreement, shall occur and
be continuing, the principal of this Note may be declared or otherwise become
due and payable in the manner and with the effect provided in the Agreement.

         The Issuer and any and all endorsers, guarantors and sureties
severally waive grace, demand, presentment for payment, notice of dishonor or
default, notice of intent to accelerate, notice of acceleration (to the extent
set forth in the Agreement), protest and diligence in collecting.

         Should any indebtedness represented by this Note be collected at law
or in equity, or in bankruptcy or other proceedings, or should this Note be
placed in the hands of attorneys for collection, the Issuer agrees to pay, in
addition to the principal, premium, if any, and interest due and payable
hereon, all costs of collecting or attempting to collect this Note, including
reasonable attorneys' fees and expenses (including those incurred in
connection with any appeal).

         The Issuer, and the purchaser and the registered holder of this Note
specifically intend and agree to limit contractually the amount of interest
payable under this Note to the maximum amount of interest lawfully permitted
to be charged under applicable law. Therefore, none of the terms of this Note
shall ever be construed to create a contract to pay interest at a rate in
excess of the maximum rate permitted to be charged under applicable law, and
neither the Issuer nor any other party liable or to become liable hereunder
shall ever be liable for interest in excess of the amount determined at such
maximum rate, and the provisions of Paragraph 7G of the Agreement shall
control over any contrary provision of this Note.

                                     -2-
<PAGE>

         THIS NOTE IS INTENDED TO BE PERFORMED IN THE STATE OF TEXAS AND SHALL
BE CONSTRUED AND ENFORCED IN ACCORDANCE WITH THE LAW OF SUCH STATE.

                                       OTP, INC.

                                       By:  /s/ DAVID PRUITT
                                          ---------------------------------
                                          David Pruitt, President

                                     -3-
<PAGE>

                                                                   EXHIBIT A-2

                             [FORM OF NOTE]

THIS NOTE HAS NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED, OR REGISTERED OR QUALIFIED UNDER ANY STATE SECURITIES LAWS. THIS
NOTE HAS BEEN ACQUIRED FOR INVESTMENT AND MAY NOT BE SOLD, TRANSFERRED,
PLEDGED OR HYPOTHECATED UNLESS THE PROPOSED TRANSACTION DOES NOT REQUIRE
REGISTRATION OR QUALIFICATION UNDER FEDERAL OR STATE SECURITIES LAWS.

                                   OTP, INC.

         ADJUSTABLE RATE SENIOR SECURED NOTE DUE SEPTEMBER 9, 2003

No. ___________                                                         [Date]
$________________

         FOR VALUE RECEIVED, the undersigned, OTP, INC. (the "ISSUER"), a
corporation organized and existing under the laws of the State of Texas,
hereby promises to pay to _________________________, or registered assigns,
the principal sum of ________________________________ DOLLARS on September 9,
2003, with interest (computed on the basis of a 360-day year--30-day month)
(a) on the unpaid balance thereof at the Reference Rate from the date hereof,
payable monthly on the ninth day of each calendar month, commencing with
December 9, 1994, until the principal hereof shall have become due and
payable, and (b) on any overdue payment (including any overdue prepayment) of
principal, any overdue payment of interest and any overdue payment of any
Yield-Maintenance Amount (as defined in the Agreement), payable monthly as
aforesaid (or, at the option of the registered holder hereof, on demand), at
the Late Payment Rate.

         Payments of principal of, interest on and any Yield-Maintenance
Amount payable with respect to this Note are to be made at the main office of
Metropolitan Life Insurance Company in New York, New York or at such other
place as the holder hereof shall designate to the Issuer in writing, in
lawful money of the United States of America.

         This Note is one of a series of Adjustable Rate Senior Secured Notes
(the "NOTES") issued pursuant to a Note Purchase Agreement, dated as of
September 9, 1993 (as heretofore amended, the "AGREEMENT"), between the
Issuer and the Note Purchaser

                                     -1-
<PAGE>

and is entitled to the benefits thereof. Terms which are defined in the
Agreement and which are used but not defined herein shall have the meanings
given them in the Agreement. This Note is secured by liens and security
interests under the Security Documents described in the Agreement.

         This Note is a registered Note and, as provided in the Agreement,
upon surrender of this Note for registration of transfer, duly endorsed, or
accompanied by a written instrument of transfer duly executed, by the
registered holder hereof or such holder's attorney duly authorized in
writing, a new Note for a like principal amount will be issued to, and
registered in the name of, the Transferee. Prior to due presentment for
registration of transfer, the Issuer may treat the person in whose name this
Note is registered as the owner hereof for the purpose of receiving payment
and for all other purposes, and the Issuer shall not be affected by any
notice to the contrary.

         On the ninth day of each calendar month, commencing December 9, 1994
and continuing through September 9, 2003, the Issuer shall pay the principal
and interest on each Note as set forth on Schedule 1 attached hereto and made
a part hereof, without any Yield-Maintenance Amount. The Issuer agrees to
make all other required prepayments of principal and interest specified in
the Agreement. This Note is also subject to optional prepayment, in whole or
from time to time in part, during the periods and on the terms specified in
the Agreement.

         If an Event of Default, as defined in the Agreement, shall occur and
be continuing, the principal of this Note may be declared or otherwise
become due and payable in the manner and with the effect provided in the
Agreement.

         The Issuer and any and all endorsers, guarantors and sureties
severally waive grace, demand, presentment for payment, notice of dishonor or
default, notice of intent to accelerate, notice of acceleration (to the
extent set forth in the Agreement), protest and diligence in collecting.

         Should any indebtedness represented by this Note be collected at law
or in equity, or in bankruptcy or other proceedings, or should this Note be
placed in the hands of attorneys for collection, the Issuer agrees to pay, in
addition to the principal, premium, if any, and interest due and payable
hereon, all costs of collecting or attempting to collect this Note, including
reasonable attorneys' fees and expenses (including those incurred in
connection with any appeal).

         The Issuer, and the purchaser and the registered holder of this Note
specifically intend and agree to limit contractually the amount of interest
payable under this Note to the maximum amount of interest lawfully permitted
to be charged under applicable law. Therefore, none of the terms of this Note
shall ever be construed to create a contract to pay interest at a rate in
excess of the maximum rate permitted to be charged under applicable law, and
neither the Issuer nor any other party liable or to become liable hereunder
shall ever be liable for interest in excess of the amount determined at such
maximum rate, and the provisions of Paragraph 7G of the Agreement shall
control over any contrary provision of this Note.

                                     -2-
<PAGE>

         THIS NOTE IS INTENDED TO BE PERFORMED IN THE STATE OF TEXAS AND SHALL
BE CONSTRUED AND ENFORCED IN ACCORDANCE WITH THE LAW OF SUCH STATE.

                                       OTP, INC.

                                       By:  /s/ DAVID PRUITT
                                          ---------------------------------
                                          David Pruitt, President

                                     -3-
<PAGE>

                                   APPENDIX C
               to Second Amendment to Transaction Documents

<PAGE>

                                                                      EXHIBIT C

                            REQUEST FOR DISTRIBUTION

         Reference is made to that certain Indenture and Security Agreement
dated as of September 9, 1993 (as from time to time amended, the "Trust
Indenture"), by and among Southwestern Public Service Company (the "Supplier"),
Cap Rock Electric Cooperative, Inc. (the "User"), OTP, Inc. (the "Issuer"),
Metropolitan Life Insurance Company, Metropolitan Insurance and Annuity Company
and Metropolitan Property and Casualty Insurance Company (collectively, the
"Purchaser") and Texas Commerce Bank National Association (the "Indenture
Trustee"). Terms which are defined in the Trust Indenture are used herein with
the meanings given them in the Trust Indenture. Pursuant to Section 4.03 of the
Trust Indenture, the Issuer hereby requests the Indenture Trustee to distribute
from the Construction Account the sum of $_______________.

         Pursuant to such request for distribution, each of the Issuer and the
User hereby represents, warrants, acknowledges, and agrees that:

                  (a) The Responsible Officer of each of the Issuer and the User
         signing this instrument is a duly elected, qualified and acting
         Responsible Officer of the Issuer or the User, as applicable, holding
         the office indicated below such Responsible Officer's signature hereto,
         having all necessary authority to act for the Issuer or the User, as
         applicable, in making the request herein contained.

                  (b) The representations and warranties of the Issuer and the
         User set forth in the Transaction Agreement and the other Transaction
         Documents are true and correct on and as of the date hereof (except to
         the extent that the facts on which such representations and warranties
         are based have been changed by the transactions contemplated by the
         Transaction Documents), with the same effect as though such
         representations and warranties had been made on and as of the date
         hereof.

                  (c) There does not exist on the date hereof any condition or
         event which constitutes a Default which has not been waived in writing
         as provided in Section 10.07 of the Trust Indenture; nor will any such
         Default exist upon the Issuer's receipt and application of the
         distribution from the Construction Account requested hereby. The Issuer
         will use the distribution from the Construction Account hereby
         requested in compliance with Paragraph 2B of the Note Purchase
         Agreement.

                  (d) There does not exist on the date hereof any action, suit
         or legal, equitable, arbitrative or administrative proceedings pending
         or, to the knowledge of the Issuer, threatened against Issuer before
         any federal, state, municipal or other court, department, commission,
         body, board, bureau, agency or

                                     -1-
<PAGE>

         instrumentality, domestic or foreign, pertaining to any environmental
         matter or that is material to the Issuer.

                  (e) Except to the extent waived in writing as provided in
         Section 10.07 of the Trust indenture, the Issuer has performed and
         complied with all agreements and conditions in the Transaction
         Documents required to be performed or complied with by the Issuer on or
         prior to the date hereof.

                  (f) After the making of the distribution from the Construction
         Account requested hereby the aggregate amount of distributions from the
         Construction Account for the construction of all of the Segments will
         be $__________ and such amount will not be in excess of $44,000,000.

                  (g) The User has a valid fee, leasehold or easement interest
         in and to each portion of the Site upon which any disbursed funds have
         previously been or will be used and a valid interest in and to the
         other Property Rights relating to such portion.

                  (h) Any and all consents, approvals, authorizations and orders
         of, and notices to or filings with, any court or governmental authority
         or third party required in connection with each portion of the Site
         upon which any disbursed funds have previously been or will be used
         have been received.

                  (i) Attached hereto is a true, complete and correct list of
         invoices paid or to be paid with the distribution requested herein,
         identifying the payee, invoice number and dollar amount.

                  (j) Attached hereto is a true, complete and correct list of
         specific equipment and other property constituting the Facility.

                  (k) The Transaction Documents have not been modified, amended
         or supplemented by any unwritten representations or promises, by any
         course of dealing, or by any other means not provided for therein. The
         Trust Indenture and the other Transaction Documents are hereby
         ratified, approved, and confirmed in all respects.

         The Responsible Officer of each of the Issuer and the User signing this
instrument hereby certifies that, to the best of his knowledge after due
inquiry, the above representations, warranties, acknowledgements, and agreements
of the Issuer and the User are true, correct and complete.

                                     -2-
<PAGE>

IN WITNESS WHEREOF, this instrument is executed as of ___________, 19__.

                                       OTP, INC.

                                       By:  /s/ DAVID PRUITT
                                          --------------------------------
                                          Name:
                                          Title:

                                       CAP ROCK ELECTRIC COOPERATIVE,
                                       INC.

                                       By:  /s/ DAVID PRUITT
                                          --------------------------------
                                          Name:
                                          Title:

                                     -3-
<PAGE>

                                   APPENDIX D
              TO SECOND AMENDMENT TO TRANSACTION DOCUMENTS

<PAGE>

                                                                    APPENDIX D-1

                [OPINION OF HINKLE, COX, EATON, COFFIELD & HENSLEY]

                                   November 9,1994

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
One Madison Avenue
New York, New York 10010

Texas Commerce Bank National Association, as Indenture Trustee
600 Travis, 8th floor
Houston, Texas 77002

Ladies and Gentlemen:

         This opinion is being delivered to you pursuant to Section 6.1(a)(i)
of the Second Amendment to Transaction Documents of even date herewith (the
"AMENDMENT") by and among Southwestern Public Service Company (the "SUPPLIER"),
Cap Rock Electric Cooperative, Inc. (the "USER"), OTP, Inc. (the "ISSUER"),
Metropolitan Life Insurance Company, Metropolitan Insurance and Annuity
Company, and Metropolitan Property and Casualty Insurance Company
(collectively, the "PURCHASER"), and Texas Commerce Bank National Association,
as the Indenture Trustee (the "INDENTURE TRUSTEE"). Terms which are defined in
the Amendment and which are used but not defined herein shall have the meanings
given them in the Amendment.

         We have acted as counsel for the Supplier in connection with the
transactions provided for in the Amendment. As such counsel, we have assisted
in the negotiation of the Amendment and have advised our client of its duties
and obligations thereunder. We have examined executed counterparts (or, where
indicated, photostatic copies of executed counterparts) of the documents listed
in Schedule 1. (The documents listed in Section I of Schedule 1 are hereinafter
referred to as the "PRINCIPAL DOCUMENTS.") We have discussed the matters
addressed in this opinion with officers and representatives of the Supplier to
the extent we have deemed appropriate to enable us to render this opinion. In
particular, but without limitation, we have confirmed that the Supplier
acknowledges, understands, and agrees that the Transaction Documents as written
set forth the entire understanding and agreement of the parties thereto.

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994
Page 2

         In preparing this opinion, we have also examined original counterparts
of photostatic or certified copies of all other instruments, agreements,
certificates, records, and other documents (whether of the Supplier or its
officers, directors, shareholders, and representatives, public officials, or
other persons) which we have considered relevant hereto. In making this
examination we have assumed the genuineness of all signatures and the
authenticity of all documents submitted to us as originals, the conformity to
original documents of all documents submitted to us as photostatic or certified
copies, and the authenticity of the originals of such copies.

         Based upon the foregoing, and subject to the qualifications and
exceptions hereinafter set forth, we are of the opinion that:

         1. The Supplier is duly incorporated, validly existing, and in good
standing under the laws of New Mexico. The Supplier has all requisite corporate
power to make or enter into the Principal Documents to which it is a party and
to perform its obligations thereunder.

         2. The Supplier is duly qualified to transact business and in good
standing in Texas.

         3. The Principal Documents have been duly authorized, executed, and
delivered by the Supplier. The Principal Documents constitute the legal, valid,
and binding instruments and agreements of the Supplier, and the obligations of
the Supplier under the Principal Documents are enforceable in accordance with
the terms thereof.

         4. The Supplier is not (i) a "holding company" or a "subsidiary
company" of a "holding company," or an "affiliate" of a "holding company" or of
a "subsidiary company" of a "holding company," as such terms are defined in the
Public Utility Holding Company Act of 1935, as amended, or (ii) an "investment
company" or a company "controlled" by an "investment company," as such terms
are defined in the Investment Company Act of 1940, as amended.

         5. The Supplier is a "public utility" subject to the provisions of the
Federal Power Act, as amended (the "Power Act"); however, the Supplier is
exempt from the provisions of Section 204 of the Power Act pursuant to Section
204(f) of the Power Act.

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994
Page 3

         6. The execution, delivery, and performance by the Supplier of the
Principal Documents, and the consummation of the transactions contemplated by
the Principal Documents, will not and did not (a) violate or contravene any
provision of the articles of incorporation or bylaws of the Supplier, or (b) to
the best of our knowledge, conflict with or result in a breach of any material
term or provision of or constitute a default under or result in the maturing of
any indebtedness pursuant to any indenture, mortgage, deed of trust, note, or
loan agreement, or other material agreement or instrument, of which we have
knowledge to which the Supplier is a party or by which it or any of its
properties are bound or (c) result in a violation of any law, rule, or
regulation or, to the best of our knowledge, any judgment, order, decree,
determination, or award of any court or governmental authority which is now in
effect and applicable to the Supplier or to its properties. To the best of our
knowledge, the Supplier is not in default under or in violation of any law,
rule, regulation, judgment, order, decree, determination, award, indenture,
mortgage, deed of trust, note, loan agreement, or other material agreement or
instrument of which we have knowledge, or in violation of its articles of
incorporation or bylaws.

         7. Except for that which has been obtained by the Supplier as
indicated on Schedule 1 hereto, to the best of our knowledge, no consent,
approval, authorization, or order of any court or governmental agency or any
third party is or was required (a) for the execution and delivery by the
Supplier of any of the Principal Documents, (b) for the consummation of the
transactions contemplated by the Principal Documents, or (c) for the
performance by the Supplier of its obligations thereunder.

         8. Other than as previously revealed to the Purchaser in writing, to
the best of our knowledge, there are no actions, suits, proceedings, or
investigations pending or threatened against or affecting the Supplier or any
of its properties in any court or governmental agency (a) seeking to enjoin, or
questioning the legality or validity of, the performance by the Supplier of any
of its obligations under the Principal Documents, or (b) which have, or would
have if adversely determined, a material adverse effect on the ability of the
Supplier to perform such obligations.

         9. To the best of our knowledge, (a) the representations and
warranties of the Supplier in the Principal Documents are and were true and
correct in all material respects on the date hereof and on the dates when made,
and (b) there does not exist on the date hereof any Default or Event of Default
under the Transaction Agreement.

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994
Page 4

         This opinion is limited by, subject to, and based on the following:

                  (a) This opinion is limited in all respect to the laws of
         Texas and New Mexico and applicable federal law.

                  (b) In rendering the opinion expressed in the second sentence
         of paragraph 3 hereof, we have assumed that each of the Principal
         Documents in which the User's, the Issuer's, the Indenture Trustee's,
         or the Purchaser's execution is provided for has been duly
         authorized, executed, and delivered by the User, the Issuer, the
         Indenture Trustee, or the Purchaser, as the case may be.

                  (c) In connection with opinions expressed herein as being
         limited "to the best of our knowledge," our examination has been
         limited to discussions with the officers and representatives of the
         Supplier and our knowledge of the affairs of the Supplier as its
         counsel, and we have made no independent investigations as to the
         accuracy or completeness of any representations, warranties, data, or
         other information, written or oral, made or furnished by the Supplier
         to us, the Indenture Trustee, or the Purchaser.

                  (d) The enforceability of the respective obligations of the
         parties to the Transaction Documents, and the availability of certain
         rights and remedies provided for therein, may be limited by (i)
         applicable state and federal laws and judicial decisions, but the
         remedies provided for in the Principal Documents are adequate for the
         practical realization of the benefits provided thereby, (ii) the rights
         of the United States under the Federal Tax Lien Act of 1966, as
         amended, liens under Title IV of the Employee Retirement Income
         Security Act of 1974, as amended, and the power of the United States
         and other governmental authorities to take actions injurious to the
         Purchaser or the Indenture Trustee under the principal of sovereign
         immunity, (iii) general principles of equity (regardless of whether
         enforceability is sought in a proceeding in equity or at law), or
         (iv) applicable bankruptcy, insolvency, reorganization, moratorium, or
         similar laws affecting creditors' rights generally.

         The opinions herein expressed are (i) rendered as of the date hereof,
and we undertake no, and hereby disclaim any, obligation to advise you of any
changes or any new developments which might affect any matters or opinions set
forth herein, and (ii) for the benefit of the Purchaser and the Indenture
Trustee, as trustee for the

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994
Page 5

Holders, and may be relied upon only by the Purchaser, the Indenture Trustee,
the Holders, and by Thompson & Knight, a Professional Corporation, in connection
with any opinion delivered by them to the Purchaser.

                                               Respectfully submitted,

<PAGE>

                                                      SCHEDULE 1 TO APPENDIX D-1

                           SECTION I. PRINCIPAL DOCUMENTS

1.       The Amendment.

2.       The Transaction Agreement, as amended by the Amendment.

3.       The Note Purchase Agreement, as amended by the Amendment.

4.       The Supplier's Guaranty, as amended by the Amendment.

5.       The Receivables Purchase Agreement, as amended by the Amendment.

6.       The Trust Indenture, as amended by the Amendment.

7.       The Transmission Agreement, as amended by the Amendment.

                           SECTION II. CORPORATE DOCUMENTS
                                  AND PROCEEDINGS

8.       Certificate of the President and the Secretary/Treasurer of the
         Supplier of even date herewith, with respect to

         (a)      Representations and Warranties made by the Supplier in Article
                  VII of the Amendment.

         (b)      The continued effectiveness of the incumbency and specimen
                  signatures of the signing officers of the Supplier.

         (c)      Resolutions adopted by the Board of Directors of the Supplier.

                        SECTION III. CONSENTS, APPROVALS,
                           AUTHORIZATIONS AND ORDERS

9.       Order in Case No. 2528 dated September 7, 1993 issued by the New Mexico
         Public Utility Commission authorizing the Supplier to guaranty the
         financing transaction contemplated by the Transaction Documents.

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994
Page 7

10.      Order in Case No. 2611 dated November 7, 1994 issued by the New Mexico
         Public Utility Commission authorizing the Supplier to guaranty the
         financing transaction contemplated by the Transaction Documents.

<PAGE>

                                                                    APPENDIX D-2

                      [OPINION OF WRIGHT & GREENHILL, P.C.]

                                November 9, 1994

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
One Madison Avenue
New YorK New York 10010

Texas Commerce Bank National Association, as Indenture Trustee
600 Travis Street, 8th Floor
Houston, Texas 77002

Ladies and Gentlemen:

         This opinion is being delivered to you at the request of Cap Rock
Electric Cooperative, Inc. (the "USER") and OTP, Inc. (the "ISSUER"), pursuant
to Section 6.1(a)(ii) of the Second Amendment to Transaction Documents of even
date herewith (the "Amendment") by and among Southwestern Public Service Company
(the "SUPPLIER"), the User, the Issuer, Metropolitan Life Insurance Company,
Metropolitan Insurance and Annuity Company, and Metropolitan Property and
Casualty Insurance Company (collectively, the "PURCHASER") and Texas Commerce
Bank National Association, as the Indenture Trustee (the "INDENTURE TRUSTEE").
Terms which are defined in the Amendment and which are used but not defined
herein shall have the meanings given them in the Amendment.

         This opinion is governed by, and shall be interpreted in accordance
with, the Legal Opinion Accord (the "ACCORD") of the ABA Section of Business Law
(1991). As a consequence, it is subject to a number of qualifications,
exceptions, definitions, limitations on coverage and other limitations all as
more particularly described in the Accord, and this Opinion letter should be
read in conjunction therewith. The law covered by the opinions expressed herein
is limited to the Federal law of the United States and the laws of the State of
Texas. This firm is a professional corporation organized under the laws of the
State of Texas.

         We have acted as special counsel for the User and the Issuer in
connection with the transactions provided for in the Amendment. The documents
listed in Section I of Schedule 1 are hereinafter referred to as the "PRINCIPAL
DOCUMENTS."

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 2

         We note that various issues concerning the status of legal proceedings
and no violation of law as to the Public Utility Regulatory Act ("PURA"), Tex.
Rev. Civ. Stat. Ann. art 1446c, are addressed in the opinion of Lloyd,
Gosselink, Fowler, Blevins & Matthews, P.C. separately provided to you and we
express no opinion with respect to those matters.

         We note that various issues concerning the taking of all necessary
corporate action to authorize the execution, delivery, and performance of the
Principal Documents by the User and the Issuer, the breach of Other Agreements
or Constituent Documents, and the status of legal proceedings is addressed in
the opinion of McGowen & Lyon, P.C., separately provided to you and we express
no opinion with respect to those matters other than as expressly set forth in
this Opinion Letter.

         We have not acted as General Counsel for either User or the Issuer, and
it is our understanding that such entities have used other counsel with regard
to other matters. In connection with the foregoing, we have made such legal and
factual examinations and inquiries for purposes of rendering this opinion,
limited to examination of the following:

         1.       Articles of Incorporation and By-Laws of the User and the
                  Issuer;

         2.       Directors' minutes and resolutions authorizing the subject
                  transaction;

         3.       Certification of Account Status from the Comptroller of Public
                  Accounts of the State of Texas as to:

                  A        The User, as of November 8, 1994 (a copy of which is
                           attached as Exhibit "1");

                  B.       The Issuer, as of November 8, 1994 (a copy of which
                           is attached as Exhibit "2");

         4.       Certificate of Existence from the Secretary of State of Texas
                  as to:

                  A.       The User, as of November 8, 1994 (a copy of which is
                           attached as Exhibit "3"); and

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 3

                  B.       The Issuer, as of November 8, 1994 (a copy of which
                           is attached as Exhibit "4").

         In addition, we have examined originals or photostatic, certified or
conformed copies of all such agreements, documents, instruments, corporate
records, certificates of public officials, public records, and certificates of
officers of the Issuer and User as we have deemed necessary or appropriate in
the circumstances. In addition to the assumptions set forth in Section 4 of the
Accord (as used therein for the purposes of this Opinion,, the term "client"
shall mean the User and the Issuer) and the assumptions set forth herein, we
have relied upon the factual representations made to us by the User and the
Issuer (including representations made by the User in Section 7.3 of the
Amendment and representations made by the Issuer in Section 7.1 of the
Amendment). All opinions stated herein are as of the date hereof, with the
exception of the opinions stated in paragraph 1 below, pertaining to the
existence and good standing, which are as of the dates referenced in paragraphs
3A, 3B, 4A and 4B above.

         However, we have not examined all records of the User and the Issuer
and have examined only such records as have been produced by the User and the
Issuer in response to our requests. To the best of the Opinion Giver's Actual
Knowledge, none of our requests were refused.

         Based upon all the matters set forth above and subject to the foregoing
and such further limitations and qualifications that may be set forth below, we
are of the opinion that:

         1.       Each of the User and the Issuer is duly incorporated,
validly existing and in good standing under the laws of the State of Texas.
Each of the User and the Issuer has all requisite corporate power to make or
enter into the Principal Documents executed and delivered by the User and the
Issuer and to perform its obligations thereunder.

         2.       The Principal Documents constitute the legal, valid and
binding instruments and agreements of each of the User and the Issuer, and the
obligations of each of the User and the Issuer under the Principal Documents
executed and delivered by the User and the Issuer are enforceable in
accordance with the terms thereof.

         3.       Neither the execution nor the delivery by the User or the
Issuer of the Principal Documents will violate any of the provisions of the
Constituent Documents of

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 4

the Issuer, or any Law, provided, however, no opinion is expressed as to (i)
PURA, (ii) the Public Utility Holding Company Act of 1935, (iii) the Federal
Power Act, or (iv) any laws pertaining to local authorities, whether
municipalities, counties, special purpose districts, or otherwise.

         4.       Neither the User nor the Issuer is an "investment company"
or a company "controlled" by an "investment company," as such terms are
defined in the Investment Company Act of 1940, as amended.

         The foregoing opinions are subject to the following assumptions,
limitations, qualifications and exceptions:

         A.       This Opinion incorporates by reference the following
qualifications, and this Opinion should be read in conjunction therewith.

                  (1)      provisions restricting access to courts or to legal
                           or equitable remedies or purporting to affect the
                           jurisdiction or venue of courts;

                  (2)      provisions purporting to establish evidentiary
                           standards for suits or proceedings to enforce the
                           Transaction Documents;

                  (3)      provisions purporting to waive rights to notice,
                           legal defenses, statutes of limitations, or other
                           benefits that cannot be waived under applicable law.

                  (4)      provisions granting powers of attorney or authority
                           to execute documents or to act by power of attorney
                           on behalf of the Client;

                  (5)      self-help remedies provided for in the Transaction
                           Documents (other than those remedies available
                           pursuant to an exercise in accordance with provisions
                           of Section 51.002 of the Property Code or Chapter 9
                           of the Texas Business and Commerce Code;

                  (6)      provisions providing that remedies are cumulative;

                  (7)      provisions that decisions by a party are conclusive;

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 5

                  (8)      provisions purporting to provide remedies
                           inconsistent with the Texas Business and Commerce
                           Code, to the extent the Texas Business and Commerce
                           Code is applicable thereto; and

                  (9)      provisions purporting to grant or limit rights of
                           third parties;

         B.       The General Qualifications and the qualifications set forth
in paragraph A above apply to the opinions set forth in paragraph 3 above
(such portion of paragraph 3 above is referred to as the No Breach or Default
Opinion and the No Violation of Law Opinion) as well as to the opinion set
forth in paragraph 2 above that relates to enforceability (such portion of
paragraph 2 above is referred to as the Remedies Opinion).

         C.       In addition to the General Qualifications and the
qualifications set forth in paragraph A above, the Remedies Opinion set forth
in paragraph 2 above is subject to the qualifications that certain of the
provisions in the Principal Documents may not be enforceable in whole or in
part under the laws of the State of Texas or the United States, but such
provisions do not void the Principal Documents or frustrate the basic purpose
thereof, and the Principal Documents contain adequate provisions for the
practical realization of the rights and benefits afforded thereby, except for
the economic consequences of any judicial, administrative or other delay or
procedure which may be imposed by applicable federal or state law, rules,
regulations, and court decisions and by constitutional requirements in and of
the State of Texas or the United States. In addition, we express no opinion as
to the enforceability of any provisions contained in the Principal Documents
purporting to (i) provide that a delay or failure by either the Purchaser, the
Supplier, the Indenture Trustee, any Holder of any Note or any Holder of any
Receivable to exercise any right, remedy or option under any of the Principal
Documents will not operate as a waiver, or that any single or partial exercise
of any such right, remedy or option will not preclude any further exercise
thereof, (ii) establish, as to third parties, nonculpability for actions
taken by either the Purchaser, the Supplier, the Indenture Trustee, any Holder
of any Note or any Holder of any Receivable, (iii) waive any rights or the
benefits of any laws under applicable statutes or rules hereafter enacted or
promulgated, (iv) permit either the Purchaser, the Supplier, the Indenture
Trustee, any Holder of any Note or any Holder of any Receivable to take any
action on behalf of or in the name of the User or the Issuer, (v) prohibit
oral agreements, amendments or waivers or limit the effect of a course of
dealing between the parties, or (vi) impose

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 6

increased interest rates upon default or delinquency in payment to the extent
any such provisions are deemed to be penalties or forfeitures.

         D.       We express no opinion as to any aspects of (i) PURA, (ii)
the Public Utility Holding Company Act of 1935, (iii) the Federal Power Act,
or (iv) any laws pertaining to local authorities, whether municipalities,
counties, special purpose districts, or otherwise.

         E.       All opinions contained herein which relate to the issue of
usury are expressly limited to an analysis of whether the Principal Documents,
as written, will be subject to a defense or claim as a result of the Purchaser
contracting for a usurious rate of interest. The opinions given herein as to
usury are expressly limited to the issues relating to the contracting for, as
opposed to the charging or receiving of, usurious amount of interest. In this
regard, the provision for interest on overdue principal and interest, as set
forth in the Principal Documents, may result in additional interest.
Additionally, utilization of the method of computation of interest (the 360
day year provision) contained in the Principal Documents will result in
additional interest. We have assumed that any fees, costs and expenses paid to
you in connection with the Principal Documents or otherwise, are, or will be,
for services actually rendered or for commitments actually extended and that
such fees, costs and expenses will not exceed just and reasonable compensation
for such services and commitments. We have also assumed that the Purchaser,
the Supplier, the Indenture Trustee, the Holder of any Notes or the Holder of
any Receivables will comply with the savings clause, (including, without
limitation, the spreading provisions with respect to all amounts which may be
deemed to constitute interest) contained in the Principal Documents.

         F.       The phrase "Primary Lawyer Group" as used in the Accord is
hereby modified and, for purposes of applying the Accord to this Opinion
Letter, the Primary Lawyer Group means the lawyers in the San Antonio office
of this firm who have given substantive legal attention to the representation
of the User and the Issuer in connection with this transaction.

         G.       In rendering the opinion set forth in paragraph 1 above as
to good standing and/or existence of the User and the Issuer in the State of
Texas, we have relied solely upon the Certificates listed in paragraphs 3 A & B
and 4 A & B above.

         H.       We have made no examination of and express no opinion as to
(i) the title or rights of the User or the Issuer to or in the Facility, (ii)
the existence of or freedom

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 7

from any security interest, lien, charge or encumbrance thereon except as
expressly set forth herein, or (iii) the accuracy or sufficiency of the
descriptions of any of the Facility.

         I.       We have made no examination of and express no opinion as to
(i) the sufficiency of any consideration expressed in the Principal Documents,
or (ii) the impact of the transaction on the financial statements of any of
the parties.

         J.       We express no opinion as to the enforceability of (i) Section
5.4 of the Transaction Agreement (Indemnity in favor of the Indenture Trustee),
as it pertains to the Indenture Trustee's negligence, (ii) Section 8.9 of the
Transaction Agreement (Personal Property) as it purports to classify fixtures
as personality, or (iii) Section 8.13 of the Transaction Agreement (Waiver of
Jury Trial, Punitive Damages, etc.).

         K.       In addition to other limitations set forth herein, the
Remedies Opinion set forth in paragraph 2 above is subject to the
qualification that the Opinion Giver is relying upon the factual
representation contained in the Omnibus Certificates of the User and the
Issuer, provided at closing, as to the actual execution and delivery of the
Principal Documents by David Pruitt and Alfred J. Schwartz as the President
and Secretary, respectively, of the User and the Issuer.

         L.       We express no opinion as to the effectiveness of Section 3.05
(ii) (Remedies) of the Indenture and Security Agreement, as it purports to
require the assembly of the Facility at a place designated by the Indenture
Trustee.

         The opinions herein expressed are solely for the benefit of the
Purchaser, each Holder, and the Indenture Trustee, as trustee for the Holders,
and may be used or relied upon only by the Purchaser, the Indenture Trustee, the
Holders or by Thompson & Knight, a Professional Corporation, to the extent
authorized by the Accord, and not for any other purpose, without in each
instance our prior written consent, provided, however, Thompson & Knight may
rely upon the opinions in connection with any opinion delivered by them to the
Purchaser.

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 8

                                            Respectfully submitted,

                                            WRIGHT & GREENHILL P.C.

                                            BY:
                                               ---------------------------------
                                               WAYNE R. MATHIS

<PAGE>

                                                     SCHEDULE 1 TO APPENDIX D-2

                             SECTION I. PRINCIPAL DOCUMENTS

1.       The Amendment.

2.       The Transaction Agreement, as amended by the Amendment.

3.       The Note Purchase Agreement, as amended by the Amendment.

4.       The User's Guaranty, as amended by the Amendment.

5.       The Trust Indenture, as amended by the Amendment.

6.       The Transmission Agreement, as amended by the Amendment.

                           SECTION II. CORPORATE DOCUMENTS
                                    AND PROCEEDINGS

7.       Certificate of the President and the Chief Financial Officer of the
         Issuer of even date herewith, with respect to

         (a)      Representations and Warranties made by the Issuer in Article
                  VII of the Amendment.

         (b)      Incumbency and specimen signatures of the signing officers of
                  the Issuer.

         (c)      Resolutions adopted by the Board of Director of the Issuer.

8.       Certificate of the President and the Chief Financial Officer of the
         User of even date herewith, with respect to

         (a)      Representations and Warranties made by the User in Article VII
                  of the Amendment.

         (b)      Incumbency and specimen signatures of the signing officers of
                  the User.

         (c)      Resolutions adopted by the Board of Director of the User.

<PAGE>

                                                                   APPENDIX D-3

         [OPINION OF LLOYD, GOSSELINK, FOWLER, BLEVINS & MATTHEWS, P.C.]

                                November 9, 1994

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
One Madison Avenue
New York, New York 10010

Texas Commerce Bank National Association, as Indenture Trustee
600 Travis Street, 8th Floor
Houston, Texas 77002

Ladies and Gentlemen:

         This opinion is being delivered to you at the request of Cap Rock
Electric Cooperative, Inc. (the "USER") and OTP, Inc. (the "ISSUER"), pursuant
to Section 6.1(a)(iii) of the Second Amendment to Transaction Documents of even
date herewith (the "Amendment") by and among Southwestern Public Service Company
(the "SUPPLIER"), the User, the Issuer, Metropolitan Life Insurance Company,
Metropolitan Insurance and Annuity Company and Metropolitan Property and
Casualty Insurance Company (collectively, the "PURCHASER") and Texas Commerce
Bank National Association, as the Indenture Trustee (the "INDENTURE TRUSTEE").
Terms which are defined in the Amendment and which are used but not defined
herein shall have the meanings given them in the Amendment.

         This opinion is governed by, and shall be interpreted in accordance
with, the Legal Opinion Accord (the "ACCORD") of the ABA Section of Business Law
(1991). As a consequence, it is subject to a number of qualifications,
exceptions, definitions, limitations on coverage and other limitations all as
more particularly described in the Accord, and this Opinion Letter should be
read in conjunction therewith. The law covered by the opinion expressed herein
is limited to the Public Utility Regulatory Act ("PURA"), Tex. Rev. Civ. Stat.
Ann. art. 1446c.

         I have acted as special regulatory counsel for the User and the Issuer
in connection with PURA issues within the State of Texas as it pertains to the
transactions provided for in the Amendment. I have examined those documents
listed in Schedule 1

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994
Page 2

(hereinafter referred to as the "PRINCIPAL DOCUMENTS") for the sole purpose of
issuing the opinion described herein.

         I note that various issues concerning the taking of all necessary
corporate action to authorize the execution, delivery, and performance of the
Principal Documents by the User and the Issuer is addressed in the opinion of
McGowen & Lyon, P.C., separately provided to you and I express no opinion with
respect to those matters.

         I note that various issues concerning the corporate status of the
Issuer and the User, the No Violation of Constituent Documents or Law Opinion,
are addressed in the opinion of Wright & Greenhill, P.C., separately provided to
you and I express no opinion with respect to those matters.

         In connection with the foregoing, I have made such legal and factual
examinations and inquiries for purposes of rendering this opinion, limited to
determining what regulatory actions will be necessary under PURA as a result of
this transaction. I give no opinion as to any other law, regulation, ordinance
or act.

         Under PURA, Issuer is an "affiliate" or "affiliated interest" of User.
Issuer is not a public utility under PURA. PURA will not affect the
enforceability of the Principal Documents against the Issuer or the User.

         For construction of each of the segments, the User or Supplier will
need to obtain a Certificate of Convenience and Necessity ("CCN") from the
Public Utility Commission of Texas ("PUC") under PURA Section 54. At present, a
CCN dated ________________ has been granted for the Northern Segment. A CCN
application was filed on ______________ with the PUC for the Southern Segment
and the Final Segment. It is anticipated that the PUC will make a final decision
on the Southern Segment and Final Segment CCN on or about _________________.

         As each segment is transferred to Supplier, there will need to be a
report of the transfer filed under PURA Section 63. No PUC action is required
under Section 63. However, the PUC must take action and make a finding under
PURA Section 59 that Supplier is capable of rendering adequate service before
the CCN can be transferred. No consents or approvals from the PUC except as
described above are or were required (a) for the execution and delivery by each
of the User and the Issuer of any of the Principal Documents, (b) for the
consummation of the transactions contemplated by the Principal

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994
Page 3

Documents or (c) for the performance by each of the User and the Issuer of its
obligations thereunder.

         In addition, I have examined originals or photostatic, certified or
conformed copies of all such agreements, documents, instruments, corporate
records, certificates of public officials, public records, and certificates of
officers of the Issuer and the User as I have deemed necessary or appropriate in
the circumstances. I have relied upon the assumptions set forth in Section 4 of
the Accord (as used therein for the purposes of this Opinion, the term "client"
shall mean the User and the Issuer) and the assumptions set forth herein. All
opinions stated herein are as of the date hereof.

         However, I have not examined all records of the User and the Issuer and
have examined only such records as have been produced by the User and the Issuer
in response to my requests. To the best of the Opinion Giver's Actual Knowledge,
none of my requests were refused.

         The foregoing opinion is subject to the following assumptions,
limitations, qualifications and exceptions:

         I express no opinion as to the validity or any aspects of any of the
Principal Documents other than as expressly set forth in this Opinion Letter. I
express no opinion as to any aspects of public utility law, whether federal or
state, or local laws, as pertains to this transaction, whether direct or
indirect, other than PURA.

         The opinion herein expressed is solely for the benefit of the Purchaser
and the Indenture Trustee, as trustee for the Holders, and is valid as of the
date of closing and may not be used or relied upon only by the Purchaser, the
Indenture Trustee, the Holders or by Thompson & Knight, a Professional
Corporation, for any purpose whatsoever, except to the extent authorized by the
Accord, without in each instance our prior written consent, provided, however,
Thompson & Knight may rely upon the opinions in connection with any opinion
delivered by them to the Purchaser.

                                       Respectfully submitted,

                                       LLOYD, GOSSELINK, FOWLER,
                                       BLEVINS & MATTHEWS, P.C.

<PAGE>

                                                      SCHEDULE 1 TO APPENDIX D-3

                              PRINCIPAL DOCUMENTS

1.   The Amendment.

2.   The Transaction Agreement, as amended by the Amendment.

3.   The Note Purchase Agreement, as amended by the Amendment.

4.   The User's Guaranty, as amended by the Amendment.

5.   The Trust Indenture, as amended by the Amendment.

6.   The Transmission Agreement, as amended by the Amendment.

<PAGE>

                                                                    APPENDIX D-4

                       [OPINION OF MCGOWEN AND LYON, P.C.]

                                November 9, 1994

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
One Madison Avenue
New York, New York 10010

Texas Commerce Bank National Association, as Indenture Trustee
600 Travis, 8th Floor
Houston, Texas 77002

Ladies and Gentlemen:

         This opinion is being delivered to you at the request of Cap Rock
Electric Cooperative, Inc. (the "USER") and OTP, Inc. (the "ISSUER"), pursuant
to Section 6.1(a)(iv) of the Second Amendment to Transaction Documents of even
date herewith (the "AMENDMENT") by and among Southwestern Public Service Company
(the "SUPPLIER"), the User, the Issuer, Metropolitan Life Insurance Company,
Metropolitan Insurance and Annuity Company, Metropolitan Property and Casualty
Insurance Company (collectively, the "PURCHASER") and Texas Commerce Bank
National Association, as the Indenture Trustee (the "INDENTURE TRUSTEE"). Terms
which are defined in the Amendment and which are used but not defined shall have
the same meanings given them in the Amendment.

         This opinion is governed by, and shall be interpreted in accordance
with, the Legal Opinion Accord (the "Accord") of the ABA Section of Business Law
(1991). As a consequence, it is subject to a number of qualifications,
exceptions, definitions, limitations on coverage and other limitations all as
more particularly described in the Accord, and this Opinion Letter should be
read in conjunction therewith. The law covered by the opinions expressed herein
is limited to the laws of the State of Texas.

         I have acted as Counsel for the User and the Issuer in connection with
the adoption of resolutions necessitated by the Transaction Documents. As such
counsel, I have assisted in the preparation of the resolutions authorizing the
execution of certain of the Transaction Documents. I have examined those
documents listed in Schedule 1 for the sole purpose of issuing the No Breach or
Default Opinion and the No Violation of

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 2

Law Opinion, hereinafter described. The documents listed in Section 1 of
Schedule I are hereinafter referred to as the "PRINCIPAL DOCUMENTS".

         I note that various issues concerning the corporate status of the
Issuer and the User, the No Violation of Constituent Documents or Law Opinion,
are addressed in the opinion of Wright & Greenhill, P.C., separately provided to
you and I express no opinion with respect to those matters.

         I note that various issues concerning the status of regulatory
proceedings and no violation of law as to public utilities within the State of
Texas are addressed in the opinion of Lloyd, Gosselink, Fowler, Blevins &
Matthews, P.C., separately provided to you and I express no opinion with respect
to those matters.

         It is my understanding that both the User and the Issuer have used
other counsel with regard to other matters. In connection with the foregoing, I
have made such legal and factual examinations and inquiries for purposes of
rendering this Opinion, limited to examination of the following:

1.       Articles of Incorporation

2.       Directors' minutes and resolutions authorizing the subject transaction.

3.       Those Material Agreements ("Other Agreements") set forth on the
         attached Schedule 2.

         In addition, I have examined originals or photostatic, certified or
conformed copies of all such agreements, documents, instruments, corporate
records, certificates of public officials, public records, and certificates of
officers of the Issuer and the User as I have deemed necessary or appropriate in
the circumstances. I have relied upon the assumptions set forth in Section 4 of
the Accord (as used therein for the purposes of this Opinion, the term "client"
shall mean the User and the Issuer) and the assumption set forth herein. All
opinions stated herein are as of the date hereof.

         However, I have not examined all records of the User and the Issuer and
have examined only such records as have been produced by the User and the Issuer
in response to our requests. To the best of the Opinion Giver's Actual
Knowledge, none of my requests were refused.

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 3

         Based upon all the matters set forth above and subject to the foregoing
and such further limitations and qualifications that may be set forth below, I
am of the opinion that:

1.       Each of the User and the Issuer has duly taken or caused to be taken
         all necessary corporate action to authorize the execution, delivery,
         and performance of the Principal Documents.

2.       Neither the execution nor the delivery by the User or the Issuer of the
         Principal Documents will breach, or result in a default under, the
         Other Agreements. The opinion set forth in this paragraph 2 is based
         upon and subject to the following assumptions, limitations,
         disclosures, qualifications, and exceptions.

                  TEXAS UTILITIES 1990 POWER SUPPLY AGREEMENT:

         On June 8, 1990, the User and Texas Utilities Electric Company entered
         into a power supply agreement. This agreement was the subject of
         litigation in the 238th Judicial District Court of Midland County,
         Texas in Cause No. B-38,879. On December 2, 1992, the Court issued its
         Amended Final Judgment declaring that said Agreement is a fully
         binding, valid and enforceable contract; that Cap Rock (the "User") is
         required to purchase all of its power and energy requirements from TU
         Electric pursuant to the provisions of the 1990 Power Supply Agreement
         until such time as Cap Rock provides the requisite notice(s) to TU
         Electric as required by the terms of the 1990 Power Supply Agreement
         and otherwise complies with the terms thereof. This decision was
         appealed by the User to the Court of Appeals, Eight District of Texas,
         El Paso, Texas. On February 2, 1994, an Appellate Court decision was
         rendered which upheld the decision of the District Court below. Said
         1990 Power Supply Agreement has certain two and three year notice
         requirements wherein the User may give notice to TU Electric to remove
         its load from the TU Electric system and transfer said load
         requirements to another power supplier. This writer is advised by the
         User that timely written notice of the User's intention to remove
         certain loads from the TU Electric system beginning February 1, 1994,
         and the balance of the User's load so noticed being removed from the TU
         Electric system on February 1,1995. This writer has been advised by the
         User that TU Electric has acknowledged receipt of such notice. On
         February 1, 1994, the User moved a portion of the load in the Northern
         Segment from the TU Electric system. However, at this time it remains
         unclear

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 4

         as to TU Electric's agreement with the User as to the total amount of
         load that is to be transferred from the TU Electric system on February
         1, 1994. This writer is also advised that TU Electric has acknowledged
         its acceptance of the removal of the Cap Rock Electric load pursuant to
         the notice given effective February 1, 1995.

                          NATIONAL RURAL UTILITIES COOPERATIVE
                             FINANCE CORPORATION MORTGAGE:

         Article IV of the National Rural Utilities Cooperative Finance
         Corporation ("CFC") Restated Mortgage executed by the User, dated March
         30, 1993, together with additional Supplemental Mortgages, provides
         that the User (mortgagor) shall not incur, assume, guarantee, or
         otherwise become liable in respect of any debt other than "permitted
         debt". This writer has been advised that written consent to this
         transaction by CFC has been requested. The written consent by CFC has
         been obtained.

                  JOHN HANCOCK LEASING CORPORATION MASTER LEASE:

         The User executed a Master Lease No. 3864 on certain electric system
         facilities dated October 28, 1991, as a financing arrangement through
         John Hancock Leasing Corporation. Paragraph 15 of said Master Lease
         provides that Lessee (the User) may not assign said lease or the rights
         thereunder without the written consent of Lessor. The User has
         furnished this writer with a copy of a Rider to Master Lease No. 3864
         which said copy shows to be executed by the User but not Lessor. In
         said Rider, additional language to paragraph 15 which provided, in
         part, that "Lessee shall have the right to assign this lease without
         the prior written consent of the Lessor only to West Texas Utilities of
         Abilene, Texas, or Southwestern Public Service Company of Amarillo,
         Texas, in connection with a fully executed power supply contract...".
         User has furnished this writer with an Agreement dated March 31,1993 by
         and between Supplier and the User whereby the User transferred to
         Supplier all of its rights, obligations, title, and interest in the
         Lease, free and clear of any liens and encumbrances. Together with said
         agreement, this writer has been furnished a copy of a Consent to the
         assignment of the User's interest in the lease to Supplier, said
         Consent shown to be executed by John Hancock Mutual Life Insurance
         Company. For purposes of this opinion

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 5

         this writer has assumed the validity of the signatures thereon and the
         authorization for such execution but has not verified the same.

                  FIRST INTERSTATE BANK OF TEXAS - GUARANTY AGREEMENT:

         On February 1, 1993, the User executed and delivered its guaranty of a
         promissory note in the principal sum of $7,000,000.00, executed by New
         West Fuels, L.C., a Texas limited liability company that is an
         affiliate of New West Resources, Inc., a wholly-owned subsidiary of the
         User. On December 1, 1993, the User executed and delivered a Restated
         Specific Guaranty Agreement guaranteeing a promissory note in the
         principal sum of $1,000,000.00 executed by New West Fuels, L.C., a
         Texas limited liability company that is an affiliate of New West
         Resources, Inc., a wholly-owned-subsidiary of the User. On May 1, 1994,
         the User executed and delivered a Second Restated and Amended Specific
         Guaranty Agreement guaranteeing a promissory note in the principal sum
         of $1,300,000.00 executed by New West Resources, Inc., a wholly-owned-
         subsidiary of User. Under the terms of said guaranty agreement, it is
         provided that "Guarantor does not intend to incur debts that will be
         beyond the Guarantor's ability to pay as such debts mature". This
         opinion relies on the decisions and judgment of the User that this
         subject transaction will not be beyond the User's ability to pay all
         such obligations and is so qualified.

3.       I hereby confirm to you that to the Opinion Giver's Actual Knowledge,
         there are no actions or proceedings against the User or the Issuer,
         pending or overtly threatened in writing, before any court,
         governmental agency or arbitrator which (i) seek to affect the
         enforceability of the Principal Documents, or (ii) except as disclosed
         herein have, or would have if adversely determined, a material adverse
         effect on the ability of either the User or the Issuer to perform such
         obligations, subject to the following assumptions, limitations,
         disclosures, qualifications and exceptions:

                       LITIGATION OF 1990 POWER SUPPLY AGREEMENT:

         As described above, the User filed a Suit for Declaratory Judgment in
         the 238th Judicial District Court of Midland County, Texas, requesting
         that the 1990 Power Supply Agreement with Texas Utilities Electric
         Company be declared unenforceable. The Court found the contract to be
         valid and enforceable. This

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 6

         District Court's decision was upheld on appeal with the Court of
         Appeals, Eighth District of Texas, El Paso, Texas. A decision has was
         made not to appeal to the Texas Supreme Court. Therefore, the User will
         be required to purchase all its power so contracted from Texas
         Utilities Electric Company, until the requisite notice requirements are
         met. As stated above, this writer is advised that notices have been
         given for the removal of load from the TU Electric system and that a
         portion of the load was removed in February 1994, and the remainder of
         the load will be removed in 1995. Please see the above discussion for
         more details.

                  TEXAS UTILITIES ELECTRIC COMPANY COUNTERCLAIMS:

         In connection with the Suit for Declaratory Judgment (Cause No.
         B-38,879) in the 238th Judicial District Court of Midland County,
         Texas, described above, Texas Utilities Electric Company (TUEC) filed a
         counterclaim which has been severed by the above named Court into cause
         No. 39,301. In the counterclaim, TUEC is bringing suit against the User
         for (1) Specific Performance of the 1990 Power Supply Agreement, and
         (2) breach of contract based upon certain testimony filed by the User
         in TUEC's rate case proceeding before the Public Utility Commission of
         Texas, Docket No. 11,735. In this suit, TUEC has asked for Specific
         Performance; damages in an unspecified amount; pre-judgment and
         post-judgment interest, and attorneys fees. This case is currently
         pending before the District Court of Midland County, Texas. The User is
         being represented by legal counsel, to-wit: Mr. James P. Boldrick
         Boldrick, Clifton, Nelson & Holland, 1801 West Wall, Midland, Texas,
         79701. Other than the information provided above for disclosure
         purposes, this writer is not opining as to this litigation. However,
         the earlier discussion made above about the required notices to TUEC
         concerning the removal of load from TUEC's system on February 1, 1994
         and February 1,1995, pursuant to the terms of the 1990 Power Supply
         Agreement should be relevant in considering the effect of this case of
         the subject transaction.

4.       Except for those which have been obtained by the User and/or the
         Issuer, to the best of my knowledge, no consent, approval,
         authorization or order of any court or governmental agency or of any
         third party is or was required (a) for the execution and delivery by
         each of the User and the Issuer of any of the Principal Documents, (b)
         for the consummation of the transactions contemplated by the Principal
         Documents or (c) for the performance by each of the User and the Issuer
         of its obligations thereunder.

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 7

The foregoing opinions are further subject to the following assumptions,
limitations, qualifications and exceptions:

         A. This Opinion incorporates by reference the following qualifications
         and this Opinion should be read in conjunction therewith:

         (1)      provisions restricting access to courts or to legal or
                  equitable remedies or purporting to affect the jurisdiction or
                  venue of courts;

         (2)      provisions purporting to establish evidentiary standards for
                  suits or proceedings to enforce the Transaction Documents;

         (3)      provisions purporting to waive rights to notice, legal
                  defenses, statutes of limitations, or other benefits that
                  cannot be waived under applicable law;

         (4)      provisions granting powers of attorney or authority to execute
                  documents or to act by power of attorney on behalf of the
                  Client;

         (5)      self-help remedies provided for in the Transaction Documents
                  (other than those remedies available pursuant to an exercise
                  in accordance with provisions of Section 51.002 of the
                  Property Code or Chapter 9 of the Texas Business and Commerce
                  Code;

         (6)      provisions providing that remedies are cumulative;

         (7)      provisions that decisions by a party are conclusive;

         (8)      provisions purporting to provide remedies inconsistent with
                  the Texas Business and Commerce Code, to the extent the Texas
                  Business and Commerce Code is application thereto;

         (9)      provisions purporting to grant or limit rights of third
                  parties; and

         (10)     provisions purporting to create a trust or constructive trust
                  without compliance with applicable trust law.

         B.       The General Qualifications and the qualifications set forth in
         paragraph A above to apply the opinions set forth in paragraphs 1, 2, 3
         and 4 above (such portion of paragraph 2 above is referred to as the No
         Breach or Default Opinion and the No Violation of Law Opinion).

         C.       For purposes of the opinion in paragraph 2 above, the Other
         Agreements addressed by that opinion are ONLY those contracts listed on
         the attached Schedule 2.

<PAGE>

Metropolitan Life Insurance Company
Metropolitan Insurance and Annuity Company
Metropolitan Property and Casualty Insurance Company
Texas Commerce Bank National Association, as Indenture Trustee
November 9, 1994

Page 8

         D.       I express no opinion as to any aspects of (i) the Public
         Utility Regulatory Act, Tex. Rev. Civ. Stat. Ann. art 1446c, (ii) the
         Public Utility Holding Company Act of 1935, (iii) the Federal Power
         Act, or (iv) any laws pertaining to local authorities, whether
         municipalities, counties, special purpose districts, or otherwise.

         E.       I express no opinion as to any aspects of any of the Principal
         Documents other than as expressly set forth in this Opinion Letter.

The opinion herein expressed is solely for the benefit of the Purchaser and the
Indenture Trustee, as trustee for the Holders, and may be used or relied upon
only by the Purchaser, the Indenture Trustee, the Holders or by Thompson &
Knight, a Professional Corporation, to the extent authorized by the Accord, and
not for any other purpose without in each instance my prior written consent,
provided, however, Thompson & Knight may rely upon the opinions in connection
with any opinion delivered by them to the Purchaser.

                                          Respectfully submitted,

                                          McGOWEN & LYON, P.C.

                                          By:
                                             -----------------------------------
                                             Ronald W. Lyon

<PAGE>

                                                      SCHEDULE 1 TO APPENDIX D-4

                        SECTION I. PRINCIPAL DOCUMENTS

1.   The Amendment.

2.   The Transaction Agreement, as amended by the Amendment.

3.   The Note Purchase Agreement, as amended by the Amendment.

4.   The User's Guaranty, as amended by the Amendment.

5.   The Trust Indenture, as amended by the Amendment.

6.   The Transmission Agreement, as amended by the Amendment.

                      SECTION II. CORPORATE DOCUMENTS
                              AND PROCEEDINGS

7.   Certificate of the President and the Chief Financial Officer of the
     Issuer of even date herewith, with respect to

     (a)      Representations and Warranties made by the Issuer in Article
              VII of the Amendment.

     (b)      Incumbency and specimen signatures of the signing officers of
              the Issuer.

     (c)      Resolutions adopted by the Board of Director of the Issuer.

8.   Certificate of the President and the Chief Financial Officer of the
     User of even date herewith, with respect to

     (a)      Representations and Warranties made by the User in Article IV
              of the Amendment.

     (b)      Incumbency and specimen signatures of the signing officers of
              the User.

     (c)      Resolutions adopted by the Board of Director of the User.

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