Document:

Exhibit 10.2

 

INDUSTRIAL REAL ESTATE LEASE

 

THIS LEASE AGREEMENT (the “Lease”)
is entered into as of the
                    
day of June, 2010, between the tenant-in-common owners listed on Schedule 1
attached hereto and made a part hereof for all purposes (collectively, the “Landlord”),
c/o RAINIER ASSET MANAGEMENT COMPANY, LLC, AS AGENT FOR LANDLORD, and NEI, Inc.
(“Tenant”).

 

Article 1.
BASIC TERMS

 

This Article 1 contains
the Basic Terms of this Lease between the Landlord and Tenant. Other Articles
and Sections of the Lease referred to in this Article 1 explain and define
the Basic Terms and are to be read in conjunction with the Basic Terms.

 

Section 1.01.
Property and Premises. The Property (herein so-called) is
described on Exhibit “A” attached hereto and is part of Landlord’s
multi-tenant real property development known as Plano Tech Center, all or part
of which is described or depicted in the site plan attached as Exhibit “B”
(the “Project”). The Project includes the land described on Exhibit “B,”
the Buildings (herein so-called) and all other improvements located on the
Property or on property subsequently acquired by Landlord and incorporated into
the Project, and the Common Areas described in Section 4.05 A. Tenant’s
Premises (herein so-called) shall be located on the Property in the 82,880
square foot portion of the Building at 3501 E. Plano Parkway, Plano, Texas
75074, shown on the floor plate attached hereto as Exhibit “A-1”.

 

Section 1.02.
Lease Term. Ninety (90) months, beginning on February 1, 2010
and ending on July 31, 2017.

 

Section 1.03.
Permitted Uses. (See Article 5) The Premises may be used only
for light manufacturing, including, without limitation, selling, storing, shipping,
designing, testing, assembling, fabricating products, materials and merchandise
made or distributed by Tenant and its customers and for such other purposes as
may be incidental thereto, including, without limitation, offices.

 

Section 1.04.
Tenant’s Guarantor. None.

 

Section 1.05.
Brokers. (See Article 14)

 

A.            “Landlord’s Broker”: TCS
Central Region, GP, L.L.C. d/b/a Transwestern

B.            “Tenant’s Broker”: Jackson &
Cooksey, Inc.

 

Commission payable to
brokers shall be calculated on an amount of $3,185,123.98. This amount is
calculated as follows:

 

Total base rental amount per
the terms of this Lease is calculated to be $4,332,240.00 less the remaining
base rental of $1,157,116.00 that is to be paid as of January 31, 2010 on that
certain lease dated December 15, 2000 originally between Argent Plano Realty, L.P.,
a Texas Limited Partnership (landlord) and Alliance Systems, Inc., a Texas
Corporation (Tenant) and subsequently amended by the following six (6) amendments
(collectively, the “Existing Lease”):

 

1.             That certain First Amendment
dated 23rd day of October,
2001;

2.             That certain undated Second
Amendment – Satellite Antenna Lease;

3.             That certain Third Amendment
with an effective date of December 17, 2001;

4.             That certain Fourth
Amendment dated effective January 1, 2001;

5.             That certain Fifth Amendment
dated July 30, 2004;

6.             That certain Sixth Amendment
dated April 12, 2006.

 

 

Section 1.06.
Commissions Payable to Brokers. (See Article 14) 

 

A.            To Landlord’s Broker: per
separate agreement 

B.            To Tenant’s Broker: per
separate agreement

 

Section 1.07.
Initial Security Deposit. (See Section 3.02) $58,771.00

 

Section 1.08.
Vehicle Parking Spaces Allocated to Tenant. (See Section 4.05) approx.
200

 

Section 1.09. Rent and Other Charges Payable by Tenant.

 

A.            Base Rent.

 

	
  Months

  	
   

  	
  Monthly Net Lease Amount

  
	
  Months 1-18

  	
   

  	
  $25,900.00/month

  
	
  Months 19-30

  	
   

  	
  $49,378.33/month

  
	
  Months 31-42

  	
   

  	
  $51,105.00/month

  
	
  Months 43-54

  	
   

  	
  $52,831.67/month

  
	
  Months 55-66

  	
   

  	
  $54,558.33/month

  
	
  Months 67-78

  	
   

  	
  $56,285.00/month

  
	
  Months 79-90

  	
   

  	
  $58,011.67/month

  

 

B.            Items of
Additional Rent. (i) Real property taxes (See Section 4.02);
(ii) Utilities (See Section 4.03); (iii) Insurance Premiums (See
Section 4.04); (iv) Common Area Costs and (v) Property
Maintenance Costs (See Section 4.05); plus 100% of the costs of separately
metered utilities and Maintenance, Repairs and Alterations of the Premises to
the extent provided in Article 6.

 

C.            Rent. The term “Rent”
shall mean Base Rent and Additional Rent.

 

Section 1.10.
Riders. The following Riders are attached to and made a part of this Lease:

 

Rider 1 - “Renewal Option”;
Rider 2 - “Cancellation Option”

 

Section 1.11.
Exhibits. The following Exhibits “A” through “G” are
attached to and made a part of this Lease:

 

	
  Exhibit

  	
   

  	
  Lease
  Section

  	
   

  	
  Description

  
	
  A

  	
   

  	
  1.01

  	
   

  	
  Property

  
	
  A-1

  	
   

  	
  1.01

  	
   

  	
  Floor Plate

  
	
  B

  	
   

  	
  1.01

  	
   

  	
  Site Plan of Project

  
	
  C

  	
   

  	
  2.02

  	
   

  	
  Intentionally Omitted

  
	
  D

  	
   

  	
  11.02

  	
   

  	
  Subordination, Nondisturbance &
  Attornment Agreement

  
	
  E

  	
   

  	
  11.05A

  	
   

  	
  Estoppel Certificate

  
	
  F

  	
   

  	
  4.05B

  	
   

  	
  Rules &
  Regulations

  
	
  G

  	
   

  	
  5.04

  	
   

  	
  Signage Criteria

  

 

Article 2.
LEASE TERM

 

Section 2.01. Lease of Premises for Lease Term. Landlord
leases the Premises to Tenant and Tenant leases the Premises from Landlord for
the Lease Term and for any renewal term(s) the option for which is
exercised by Tenant pursuant to the Renewal Option Rider described in Section 1.10.
The Lease Term is for the period stated in Section 1.02 above and shall
begin on the date specified in Section 1.02 above, unless the beginning of
the Lease Term is changed under any provision of this Lease. The

 

 

“Commencement Date” shall be
the date specified in Section 1.02 above for the beginning of the Lease
Term, unless advanced or delayed under any provision of this Lease.

 

Section 2.02.
Intentionally Omitted.

 

Section 2.03.
Intentionally Omitted.

 

Section 2.04.
Commencement Date. The Commencement Date shall be February 1, 2010.

 

Section 2.05.
Holding Over. Tenant shall vacate the Premises upon the
expiration or earlier termination of this Lease. Tenant shall pay Landlord the
following amounts if Tenant delays in vacating the Premises after such
expiration or earlier termination of the Lease: an amount equal to the sum of
(i) 125% of the amount of the Base Rent calculated on a daily basis, plus
100% of the amount of Additional Rent for the entire holdover period, plus (ii) all
reasonable attorneys’ fees and other expenses incurred by Landlord in enforcing
its rights under this Lease. If Tenant does not vacate the Premises upon the
expiration or earlier termination of the Lease and Landlord thereafter accepts
Rent from Tenant, Tenant’s occupancy of the Premises shall be a “month-to-month”
tenancy, subject to all of the terms of this Lease consistent with a
month-to-month tenancy, except that Base Rent then in effect shall be increased
to 125% of the amount of the Base Rent.

 

Article 3.
BASE RENT

 

Section 3.01.
Time and Manner of Payment. Landlord acknowledges that
Tenant has paid Base Rent in the amount of $63,496.67 for the months of
February, March, April and May 2010 pursuant to the Existing Lease and
that based on the Commencement Date of this Lease, Tenant is required to pay
the lesser monthly Base Rent amount as set forth in Section 1.09A above
for such periods. Therefore, upon execution of this Lease, Tenant shall be
entitled to a Base Rent credit in the amount of the difference between the
amounts already paid by Tenant and acknowledged by Landlord for the period
beginning on the Commencement Date and ending on the execution date of this
Lease, for which Base Rent credit Tenant shall be entitled to an offset against
the Base Rent next coming due under this Lease until the entirety of such Base
Rent credit has been credited to Tenant. Any partial month of Base Rent credit
shall be prorated based on the number of days in such partial month. On the
first day of each month after such Base Rent credit has been fully credited to
Tenant, the Base Rent shall be due and payable, and Tenant shall pay Landlord
the Base Rent, in advance, on each such due date, without offset or deduction, except
as expressly set forth in this Lease, or prior demand. The Base Rent shall be payable
at Landlord’s address or at such other place as Landlord may designate in
writing. Upon execution of this Lease, the Existing Lease shall be and is
hereby terminated as of January 31, 2010.

 

Section 3.02.
Security Deposit. Tenant has previously deposited with Landlord a
cash Security Deposit in the amount set forth in Section 1.07 above
pursuant to the Existing Lease. Such Security Deposit is hereby transferred to
this Lease. Landlord may apply all or part of the Security Deposit to any
unpaid Rent or other charge due from Tenant or to cure any other Defaults of
Tenant. If Landlord uses any part of the Security Deposit, Tenant shall restore
the Security Deposit to its full amount within ten (10) days after
Tenant’s receipt of Landlord’s written request. No interest shall be paid on
the Security Deposit. Landlord shall not be required to keep the Security
Deposit separate from the other accounts and no trust relationship is created
with respect to the Security Deposit.

 

Article 4.
OTHER CHARGES PAYABLE BY TENANT

 

Section 4.01.
Additional Rent. All charges payable by Tenant other than Base Rent
are called “Additional Rent”. Unless this Lease provides otherwise, Tenant
shall pay all Additional Rent then due with the next monthly installment of
Base Rent.

 

 

Section 4.02.
Property Taxes.

 

A.            Real Property Taxes. Tenant
shall pay Landlord for Landlord’s estimate of Tenant’s Pro Rata Share (as
defined in Section 4.06) of all real property taxes on the Property
(including any fees, taxes or assessments against, or as a result of, any
Tenant Improvements installed on the Property by or for the benefit of Tenant) during
the Lease Term. Such payments shall be made on a monthly basis in accordance
with Section 4.06, below.

 

B.            Definition of “Real Property
Tax.” “Real property tax” means: (i) any fee, license fee, license tax, business
license fee, commercial rental tax, levy, charge, assessment, or tax imposed by
any taxing authority against the Property: (Ii) any tax on the Landlord’s
right to receive, or the receipt of, rent or income from the Property or
against Landlord’s business of leasing the Property; (iii) any tax or
charge for fire protection, streets, sidewalks, road maintenance, refuse or
other services provided to the Property by any governmental agency; ; and (iv) any
charge or fee replacing any tax previously included within the definition of
real property tax. “Real property tax” does not, however, include Landlord’s
federal or state income, franchise, inheritance or estate taxes.

 

C.            Landlord agrees to use its
reasonable and affirmative best efforts to contest any tax, fee or assessment
wholly or partially paid or reimbursed by Tenant to the same extent as Landlord
would contest the same if Landlord had paid the tax, fee or assessment itself
without reimbursement. Landlord shall reimburse Tenant for Tenant’s Pro Rata
Share of any and all amounts recovered by Landlord as a result of such contest,
net of Landlord’s reasonable costs incurred in pursuing such contest.

 

D.            Personal Property Taxes.

 

(1) Tenant shall pay
all taxes charged against trade fixtures, furnishings, equipment, inventory, or
any other personal property belonging to Tenant. Tenant shall render its
personal property for taxation separately from the Premises.

 

(2) If any of Tenant’s
personal property is taxed with the Property, Tenant shall pay Landlord the
taxes for the personal property within fifteen (15) days after Tenant receives
a written statement from Landlord for such personal property taxes.

 

Section 4.03.
Utilities. Tenant shall pay, directly to the appropriate
supplier, the cost of all natural gas, heat, light, power, sewer service, telephone,
water, refuse disposal and other utilities and services supplied to the
Premises. However, if any services or utilities are jointly metered or shared
with other premises, Landlord shall make a reasonable determination of Tenant’s
share of the cost of such utilities and services based on the square foot area
of the Premises compared to the total square foot area jointly metered or
shared and Tenant shall pay such reasonable share to Landlord in accordance
with the terms of Section 4.06. Alternatively, Landlord may require Tenant
to contract for Tenant’s own rubbish collection.

 

Section 4.04.
Insurance Policies.

 

A.            Liability Insurance. During
the Lease Term, Tenant shall maintain a policy of commercial general liability
insurance (sometimes known as broad form comprehensive general liability
insurance) insuring Tenant against liability for bodily injury, Premises damage
(including loss of use of Premises) and personal injury arising out of the
operation, use or occupancy of the Premises. Nothing contained herein shall
obligate the Tenant to carry product liability insurance. Tenant shall name
Landlord as an additional insured under such policy as their respective
interests appear. The amount of such insurance shall be Two Million Dollars
($2,000,000) per occurrence. The amount and coverage of such insurance shall
not limit Tenant’s liability nor relieve the Tenant of any other obligation
under this Lease. Landlord may also obtain comprehensive public liability
insurance in an amount and with coverage reasonably determined by Landlord
insuring Landlord against liability arising out of ownership, operation, use or
occupancy of the Premises. The policy obtained by Landlord shall not be
contributory and shall not provide primary insurance. Tenant shall be liable
for the payment of any deductible amount under Tenant’s insurance policies
maintained pursuant to this Section 4.04 A.

 

 

B.            Building and Rental Income
Insurance. During the Lease Term, Landlord shall maintain policies of insurance
covering loss of or damage to the Premises in the full amount of its replacement
value. Such policy shall contain an Inflation Guard Endorsement and shall
provide protection against all perils included within the classification of
fire, extended coverage, vandalism, malicious mischief, special extended perils
(all risk), sprinkler leakage and any other perils which Landlord deems
reasonably necessary. Landlord shall have the right to obtain flood and
earthquake insurance if required by any lender holding a security interest in
the Property. Landlord shall not obtain insurance for Tenant’s fixtures or
equipment or building improvements installed by Tenant, or Tenant’s personal
property, on the Premises. During the Lease Term, Landlord shall also maintain
a rental income insurance policy, with loss payable to Landlord, in an amount
equal to one year’s Base Rent. Tenant shall be liable for Tenant’s Pro Rata
Share of the payment of any deductible amount under Landlord’s or Tenant’s
insurance policies maintained pursuant to this Section 4.04 B, in an
amount not to exceed Ten Thousand Dollars ($10,000), except that the deductible
on flood and earthquake insurance (if any) shall be Twenty Five Thousand
Dollars ($25,000). Tenant shall not do nor permit anything to be done which
invalidates any such insurance policies. Landlord shall furnish to Tenant upon
request a certificate of insurance, properly authenticated, showing that the
insurance which Landlord is required to maintain under this Section 4.04 B
is in full force and effect.

 

C.            Payment of Premiums. Tenant
shall pay all premiums for the insurance policies required to be maintained by
it described in Section 4.04 A. Tenant shall pay Landlord on the terms provided
in Section 4.06 Tenant’s Pro Rata Share of the premium cost of insurance
policies obtained by Landlord pursuant to Section 4.04 B, except Landlord
shall pay all premiums for non-primary comprehensive public liability insurance
which landlord elects to obtain as provided in Section 4.04 A and the
costs thereof shall not be included in the premium costs reimbursable by Tenant
to Landlord. If insurance policies maintained by Landlord cover improvements on
real property other than the Property, Landlord shall deliver to Tenant a
statement of the allocation of premium applicable to the Premises showing in
reasonable detail how Tenant’s share of the premium was computed. Before the Commencement
Date, Tenant shall deliver to Landlord a copy of any policy of insurance which
Tenant is required to maintain under this Section 4.04. Prior to the
expiration of any such policy, Tenant shall deliver to Landlord a renewal of
such policy. As an alternative to providing a policy of insurance, Tenant shall
have the right to provide Landlord a certificate of insurance, executed by an
authorized officer of the insurance company, showing that the insurance which
Tenant is required to maintain under this Section 4.04 is in full force
and effect and containing such other information which Landlord reasonably
requires.

 

D.            General Insurance
Provisions.

 

(1) Notice. With regard
to any insurance which Tenant is required to maintain under this Lease, Tenant
shall endeavor to include a provision which requires the insurance carrier to
give Landlord not less than thirty (30) days written notice prior to any
cancellation or modification of such coverage.

 

(2) Landlord’s Remedy. If
Tenant fails to deliver any policy, certificate or renewal to Landlord required
under this lease within the prescribed time period or if any such policy is
canceled or modified during the Lease Term without Landlord’s consent, Landlord
may obtain such insurance, in which case Tenant shall reimburse Landlord for
its premium cost of such insurance within fifteen (15) days after receipt of a
statement that indicates the cost of such insurance.

 

(3) Carrier Credit
Rating. Tenant shall maintain all insurance required under this Lease with
companies holding a “General Policy Rating” of A-B or better, as set forth in
the most current issue of “Best Key Rating Guide”. Landlord and Tenant
acknowledge the insurance markets are subject to change and that insurance in
the form and amounts described in this Section 4.04 may not be available
in the future. If at any time during the Lease Term, Tenant is unable to
maintain the insurance required under the Lease, Tenant shall nevertheless
maintain insurance coverage which is customary and commercially reasonable in
the insurance industry for Tenant’s type of business, as that coverage may
change from time to time. Landlord makes no representation as to the adequacy
of such insurance required under Section 4.04 to protect Landlord or
Tenant’s interest. Therefore, Tenant shall obtain any

 

 

such additional property
insurance (for Tenant’s fixtures or contents) or liability insurance which
Tenant deems necessary to protect Tenant.

 

(4) Waiver of
Subrogation. Unless prohibited under any applicable insurance policies
maintained, Landlord and Tenant each hereby waive any and all rights of
recovery against the other, or against the officers, employees, agents or
representatives of the other, for loss of or damage to the Premises or the
Property or the property of others under either party’s control, if such loss
or damage is covered by any insurance policy in force (whether or not described
in this Lease) at the time of such loss or damage. Upon obtaining the required
policies of insurance, Landlord and Tenant shall give notice to the insurance
carriers of this mutual waiver of subrogation. 

 

Section 4.05. Common Areas; Use,
Maintenance and Costs.

 

A.            Common Areas. As used in
this Lease, “Common Areas” shall mean all areas within the Project which are
available for the common use of tenants of the Project pursuant to applicable
common access easements or other restrictions binding on owners of land within
the Project, and which are not leased or held for the exclusive use of Tenant
or other tenants, including, but not limited to, driveways, landscaped, drainage
and planted areas as shown on Exhibits “A-1” and “B” and Project monument
signage. Any portion of the Common Areas located on the Project are subject to certain
maintenance and repair obligations pursuant to recorded restrictions, the duty
and cost of performance shall be subject to Sections 4.05D and 6.03 of this
Lease. Landlord, from time to time, may create Common Areas by recordation of a
declaration of covenants, conditions, and restrictions for the Project, or may
change the size, location, nature and use of any of the Common Areas, convert Common
Areas into leasable areas, construct additional parking facilities (including
parking structures) in the Common Areas, and increase or decrease Common Area
land and/or facilities. Such activities and changes are permitted provided
Tenant’s use of and access to the Premises are not unreasonably or significantly
impaired. 

 

B.            Use of Common Areas; Rules and
Regulations. Tenant shall have the nonexclusive right (in common with other
tenants and all others to whom Landlord has granted or may grant such rights) to
use the Common Areas for the purposes intended, subject to recorded
restrictions and conditions and to such reasonable rules and regulations
as Landlord may establish from time to time. Tenant shall abide by such rules and
regulations and shall use reasonable efforts to cause others who use the Common
Areas with Tenant’s express or implied permission to abide by Landlord’s rules and
regulations. During the Lease Term, Landlord shall enforce the rules and
regulations with reasonable commercial diligence based upon notification to
Landlord of alleged infractions. At any time, Landlord may close any Common
Areas to perform any acts in the Common Areas as, in Landlord’s judgment, are
desirable to improve the Project, provided Tenant’s use of and access to the
Premises are not unreasonably or significantly impaired. Tenant shall not
interfere with the rights of Landlord, other tenants or any other person
entitled to use the Common Areas. Notwithstanding anything contained in the
Rules and Regulations attached hereto, Landlord acknowledges and agrees
that Tenant shall have access to the roof of the Project for installation and
maintenance of its HVAC equipment; provided, however, that (i) all such
installation and maintenance shall be at Tenant’s sole cost and expense, (ii) such
equipment does not interfere with the operation of or access to any other
existing rooftop installations; and (iii) Tenant shall indemnify and hold
Landlord harmless from any costs or other damages incurred by Landlord as a
result of the installation and operation of Tenant’s rooftop equipment. Tenant
shall submit to Landlord for Landlord’s approval, which approval will not be
unreasonably withheld or delayed, drawings showing the location of any such
equipment Tenant desires to place on the Project’s rooftop.

 

C.            Vehicle Parking. Tenant
shall be entitled to use the number of vehicle parking spaces in the Property
allocated to Tenant in Section 1.08 of the Lease without paying any
additional rent. Tenant’s parking shall not be reserved and shall be limited to
vehicles no larger than standard size automobiles or pickup utility vehicles. Temporary
parking of large delivery vehicles in the Project may

 

 

be permitted at loading dock
stalls serving Tenant’s Premises by the rules and regulations established
by Landlord. Vehicles shall be parked only in striped parking spaces and not in
driveways, loading areas or other locations not specifically designated for
parking. If Tenant or Tenant’s employees park more vehicles in the parking area
than the number set forth in Section 1.08 of this Lease and such conduct
continues for five (5) days after Tenant’s receipt of written notice
thereof from Landlord, Tenant shall pay a daily charge of $25.00 for each such
additional vehicle.

 

D.            Common Area Costs. Tenant
shall pay Landlord for Landlord’s estimate of all Common Area Costs, as defined
in this subparagraph, during the Lease Term. Such payments shall be made on a
monthly basis in accordance with Section 4.06, below. All costs incurred
by Landlord for the operation and maintenance of the Common Areas located on
the Property, or for maintenance of which the owner of the Property is or shall
be liable to contribute pursuant to applicable recorded restrictions, are
herein referred to as “Common Area Costs”. Common Area Costs include, but are
not limited to, costs and expenses for paving maintenance for the private
common drive providing access to the Premises from various public streets; Project
monument signage and landscaping: all real property taxes and assessments
levied on or attributable to the Common Areas and all Common Area improvements;
all personal property taxes levied on or attributable to personal property used
in connection with the Common Areas; straight-line depreciation on personal
property owned by Landlord which is consumed in the operation or maintenance of
the Common Areas; rental or lease payments paid by Landlord for rented or
leased personal property used in the operation or maintenance of the Common
Areas; fees for required licenses and permits; repairing, resurfacing, repaving,
maintaining, painting, lighting, cleaning, refuse removal, security and similar
items; and a reasonable allowance (not to exceed five percent (5%) of the Common
Area Costs) to Landlord for Landlord’s supervision of the Common Areas. Landlord
may cause any or all of such services to be provided by third parties based
upon prevailing market rates and the cost of such services shall be included in
Common Area Costs. Common Area Costs shall not include interest on debt, capital
retirement of debt or depreciation of real property which forms part of the
Project; legal fees of Landlord incurred in connection with lease negotiations
or enforcement; brokerage commissions; expenses for the renovation of space for
new tenants; compensation paid to any employee of Landlord or agent above the
grade of Building manager; costs associated with correcting any violation of
law; costs due to Landlord’s breach of this Lease; costs relating to any art
work or the like; political or charitable contributions; entertainment or
travel expenses of Landlord or its employees, agents, partners and affiliates; reserves
of any kind, including without limitation, replacement reserves and reserves
for bad debts or lost rent or any similar charge not involving the payment of
money to third parties; costs incurred in connection with the sale, financing
or refinancing of the Project; organizational expenses associated with the
creation and operation of the entity which constitutes Landlord; or Landlord’s
expenses incurred in construction of tenant finish improvements.

 

E.             Property Maintenance Costs. Tenant
shall pay Landlord for Landlord’s estimate of all Property Maintenance Costs, as
defined in this subparagraph, during the Lease Term. Such payments shall be
made on a monthly basis in accordance with Section 4.06, below. All costs
incurred by Landlord for the repair and maintenance of the portions of the
Property for which Landlord is responsible under this Lease are herein referred
to as “Property Maintenance Costs”. Property Maintenance Costs include, but are
not limited to, costs and expenses for the following: landscape maintenance; premiums
for Landlord’s workers compensation insurance premiums pertaining to employees
engaged in Property maintenance: all personal property taxes levied on or
attributable to personal property used in connection with the Property, or an
allocable share of such taxes for personal property utilized by Landlord in connection
with Property maintenance; straight-line depreciation on personal property
owned by Landlord which is consumed in the operation or maintenance of the
Property; rental or lease payments paid by Landlord for rented or leased
personal property used in the operation or maintenance of the Property; fees
for required licenses and permits; repairing, resurfacing, repaving, maintaining,
painting, lighting, cleaning, refuse removal, security and similar items for
the Property. Landlord may cause any or all of such services to be provided by
third parties based upon prevailing market rates and the cost of such services
shall be included in Property Maintenance Costs.

 

 

Property Maintenance Costs
shall not include repairs, restoration or other work occasioned by fire, windstorms
or other casualty, the cost of capital repairs, replacements, improvements or
additions, the cost of repairs or other work to the extent Landlord is
reimbursed by insurance or condemnation proceeds. Notwithstanding anything to
the contrary contained herein, Landlord expressly acknowledges and agrees that
the exclusions from Common Area Costs and the exclusions from Property
Maintenance Costs set forth herein are applicable to both Common Area Costs and
Property Maintenance Costs and are in no way interpreted to be mutually
exclusive of either defined cost based on how Landlord may define such costs as
either a Common Area Cost or a Property Maintenance Cost.

 

F.             Audit Rights. Tenant may, at
its own cost except as provided below, annually examine Landlord’s books and
records in respect to any Additional Rent for the immediately preceding
calendar year at any time within a period of six (6) months from and after the
later of (i) each March 31 during the Lease Term, or (ii) the date
that Landlord delivers the annual statement of Additional Rent with respect to
the Premises. Tenant shall provide Landlord with reasonable advance notice of
Tenant’s intention to examine Landlord’s records. This right shall survive the
termination of this Lease. In the event that Tenant’s examination reveals that
Landlord has overcharged Tenant by more than five percent (5%), Landlord shall
pay the reasonable costs of such examination.

 

Section 4.06.
Payment of Additional Rent. During the Lease Term, commencing
with the Commencement Date, Landlord shall estimate in advance and notify
Tenant of estimated Common Area Costs, all real property taxes for which Tenant
is liable under Section 4.02 of the Lease, all insurance premiums for
which Tenant is liable under Section 4.04 of the Lease, all Property
Maintenance Costs, and all other Additional Rent payable by Tenant hereunder, including,
but not limited to, any related sales tax thereon. Tenant shall pay Landlord
Tenant’s Pro Rata Share of such estimated Common Area Costs, real property
taxes, insurance premiums, Property Maintenance Costs, and all other items of
Additional Rent (prorated for any fractional month) on a monthly basis, at the
same time Base Rent shall be due, subject to the terms set forth in this Section.
Tenant’s Pro Rata Share shall be calculated by dividing the square foot area of
the Premises, as set forth in Section 1.01 of the Lease, by the aggregate
square foot area of the Building which is leased or held for lease by tenants, as
of the date on which the computation is made. Landlord may adjust Landlord’s
estimates of any item of Additional Rent at any time (but not more frequently
than annually) based upon Landlord’s reasonable anticipation of costs to be
incurred, and Tenant’s Pro Rata Share of such costs shall be adjusted as a
change in the area of the Premises or the building in which the Premises are
located may occur. Such adjustments shall be effective as of the next rent
payment date after notice of adjustment is given to Tenant. At Landlord’s
election, statements of Additional Rent may be delivered monthly on or before
the first day of each calendar month. Within sixty (60) days after the end of
each calendar year of the Lease Term. Landlord shall deliver to Tenant a
statement setting forth, in reasonable detail, the actual Common Area Costs, real
property taxes, insurance premiums, Property Maintenance Costs and all other
Additional Rent paid by Landlord during the preceding calendar year and
Tenant’s Pro Rata Share (adjusted, if necessary, to reflect the extent to which
the Lease Term fell in such calendar year). Upon receipt of such statement, there
shall be an adjustment between Landlord and Tenant, with payment to or credit
given by Landlord (as the case may be) so that Landlord shall receive the
entire amount of Tenant’s Pro Rata Share of such costs and expenses for such
period and Tenant shall receive a credit, if indicated, against the next
installment of Rent. If Landlord does not deliver such statement to Tenant
within three hundred thirty (330) days after the end of any calendar year, then
Tenant shall have no further obligation to pay any amount subsequently invoiced
by Landlord regarding the same with respect to such prior calendar year.

 

Article 5.
USE OF PREMISES

 

Section 5.01.
Permitted Uses. Tenant may use the Premises only for the Permitted
Uses set forth in Section 1.03 above.

 

Section 5.02.
Manner of Use. Tenant shall not cause or permit the Premises to
be used in any way which constitutes a violation of any law, ordinance, or
governmental regulation or order, which

 

 

unreasonably annoys or
interferes with the rights of tenants of the Project, or which constitutes a
nuisance or waste. Tenant shall obtain and pay for all permits (other than a
certificate of occupancy for the Premises) required for Tenant’s occupancy of
the Premises and Tenant shall promptly take all actions necessary to comply
with all applicable statues, ordinances, rules, regulations, orders and
requirements regulating the use by Tenant of the Premises, including the
Occupational Safety and Health Act.

 

Section 5.03.        Hazardous
Materials

 

A.            Definitions.

 

(1) “Hazardous Material”
means any substance the presence of which requires notice to any Governmental
Agency or investigation or remediation pursuant to any Environmental
Requirement, or is or becomes regulated by any Governmental Agency, or the
presence of which on the Premises causes or threatens to cause a nuisance or
trespass or to otherwise create the reasonable prospect of the assertion of a
claim against the owner of the Property for Environmental Damages.

 

(2) “Environmental
Requirements” means all applicable present and future statutes, regulations, rules,
ordinances, codes, licenses, permits, orders, approvals, plans, authorizations,
concessions, franchises, and similar items (including, but not limited to those
pertaining to reporting, licensing, permitting, investigation and remediation),
of all Governmental Agencies; and all applicable judicial, administrative, and
regulatory decrees, judgments, and orders relating to the protection of human
health or the environment.

 

(3) “Environmental
Damages” means all claims, judgments, damages, losses, penalties, fines, liabilities
(including strict liability), encumbrances, liens, costs, and expenses (including
the expense of investigation and defense of any claim, whether or not such
claim is ultimately defeated, or the amount of any good faith settlement or
judgment arising from any such claim) of whatever kind or nature, contingent or
otherwise, matured or unmatured, foreseeable or unforeseeable (including
without limitation reasonably attorneys’ fees and disbursements and
consultants’ fees) any of which are incurred at any time as a result of the
existence of Hazardous Material upon, about or beneath the Premises or
migrating or threatening to migrate to or from the Premises, or the existence
of a violation of Environmental Requirements pertaining to the Premises and the
activities thereon, regardless of whether the existence of such Hazardous
Material or the violation of Environmental Requirements arose prior to the
present ownership or operation of the Premises.

 

(4) “Governmental
Agency” means all governmental agencies, departments, commissions, boards, bureaus
or instrumentalities of the United States, states, counties, cities and
political subdivisions thereof.

 

(5) The “Tenant Group”
means Tenant, Tenant’s successors, assigns, officers, directors, agents and
employees.

 

B.            Prohibitions. Tenant shall
not cause, permit or suffer any Hazardous Material to be brought upon, treated,
kept, stored, disposed of, discharged, released, produced, manufactured, generated,
refined or used upon, about or beneath the Premises by the Tenant Group, or any
other person without the prior written consent of Landlord. From time to time
during the Lease Term, Tenant may request Landlord’s approval of Tenant’s use
of other Hazardous Materials, which approval may be withheld in Landlord’s sole
discretion. Throughout the Lease Term, Tenant shall store flammable materials
in a suitable fire-proof cabinet at all times when such materials are not in
use. Tenant shall not cause, permit or suffer the existence or the commission
by the Tenant Group, or by any other person, of a violation of any
Environmental Requirements upon, about or beneath the Premises. Tenant shall
not install, operate or maintain any above or below grade tank, sump, or pit or
install any treatment vessel or device on the Premises without Landlord’s prior
written consent. On-site maintenance or repair of hydraulic equipment, loading
vehicles, or highway vehicles shall not be performed in the Premises or
anywhere in the Project, including the Common Areas. Tenant shall be permitted
to test drive Tenant’s model vehicle products in the Common Areas adjacent to
the Premises without disturbance of other tenants, subject to Project rules and
regulations. Notwithstanding anything set forth in this Lease to the contrary, Tenant
shall be entitled to utilize, maintain, repair and replace its current
equipment and systems within the Premises, including without limitation, the
hydraulic lifts, compactor and elevator as

 

 

well as repair and maintain
all systems and equipment within the Premises that it is Tenant’s obligation to
maintain or repair.

 

C.            Indemnity. Tenant, its successors
and assigns, agree to indemnify, defend, reimburse and hold harmless Landlord, any
other person who acquires all or a portion of the Property in any manner
(including purchase at a foreclosure sale) or who becomes entitled to exercise
the rights and remedies of Landlord under this Lease, and the directors, officers,
shareholders, employees, partners, agents, contractors, subcontractors, experts,
licensees, affiliates, lessees, mortgagees, trustees, heirs, devisees, successors,
assigns and invitees of such persons, from and against any and all
Environmental Damages which exist as a result of the activities or negligence
of the Tenant Group or which exist as a result of the breach of any warranty or
covenant or the inaccuracy of any representation of Tenant contained in this
Lease, or resulting from Tenant’s remediation of the Property or failure to
meet its remediation obligations contained in this Lease. Landlord shall have
the right but not the obligation to join and participate in, and control, if it
so elects, any legal proceedings or actions initiated in connection with
Tenant’s activities. Landlord may also negotiate, defend, approve and appeal
any action taken or issued by any applicable governmental authority with regard
to contamination of the Premises by a Hazardous Material. This indemnification
is solely for Environmental Damages caused by the Tenant Group, and does not
include conditions existing prior to Tenant’s possession of the Premises or
caused by others.

 

D.            Prior Inspections. The obligations
of Tenant under this Section shall not be affected by any investigation by
or on behalf of Landlord, or by any information which Landlord may have or
obtain with respect thereto.

 

E.             Obligation to Remediate. In
addition to the obligation of Tenant to indemnify Landlord pursuant to this
Lease, Tenant shall, upon approval and demand of Landlord, at its sole cost and
expense and using contractors approved by Landlord, immediately take all
actions to remediate the Property which are required by any Governmental
Agency, or which are reasonably necessary to mitigate Environmental Damages or
to allow full economic use of the Property, which remediation is necessitated
from the presence upon, about or beneath the Property, at any time during or
upon termination of this Lease, of a Hazardous Material or a violation of
Environmental Requirements existing as a result of the activities or negligence
of the Tenant Group. Tenant shall take all actions necessary to restore the
Property to the condition existing prior to the introduction of Hazardous
Material upon, about or beneath the Property, notwithstanding any lesser
standard of remediation allowable under applicable law or governmental
policies. This obligation to remediate is for Environmental Damages caused by
the Tenant Group, and does not include Environmental Damages existing prior to
Tenant’s possession of the Premises or caused by others.

 

F.             Right to Inspect. Landlord
shall have the right in its sole and absolute discretion, but not the duty, to
enter and conduct an inspection of the Premises, including invasive tests, during
Tenant’s regular hours of operation between 9:00 a.m. and 5:00 p.m. weekdays
to determine whether Tenant is complying with the terms of the Lease, including
but not limited to the compliance of the Premises and the activities thereon
with Environmental Requirements and the existence of Environmental Damages as a
result of the condition of the Premises or surrounding properties and
activities thereon. Landlord’s inspection for environmental compliance shall be
based upon reasonable cause to suspect violation of Environmental Requirements.
The cost of the Landlord’s investigation shall be paid by Landlord unless such
investigation discloses a violation of any Environmental Requirement by the
Tenant Group or the existence of a Hazardous Material on the Premises or any
other premises caused by the activities or negligence of the Tenant Group
(other than Hazardous Materials used in compliance with all Environmental
Requirements and previously approved by Landlord), in which case Tenant shall
pay such cost. Tenant hereby grants to Landlord, and the agents, employees, consultants
and contractors of Landlord the right to enter the Premises and to perform such
tests on the Premises as are reasonably necessary to conduct such reviews and
investigations during Tenant’s regular hours of operation on the Premises. Landlord
shall use its best efforts to minimize interference with the business of Tenant
in the conduct of such reviews and investigations.

 

G.            Notification of Claims or
Conditions. If Tenant shall become aware of or receive notice or other
communication concerning any actual, alleged, suspected or threatened violation

 

 

of Environmental
Requirements, or liability of Tenant for Environmental Damages in connection
with the Property or Premises or past or present activities of any person
thereon, then Tenant shall promptly notify Landlord and furnish a reasonably
detailed description of such condition. Receipt of such notice shall not be
deemed to create any obligation on the part of Landlord to defend or otherwise
respond to any such notification.

 

Section 5.04.
Signs and Auctions. Tenant shall not place any signs on the Premises
without Landlord’s prior written consent, and such sign shall be in conformance
with signage criteria as outlined in Exhibit “G”. A charge of
$50.00 per day per sign, billboard, or other advertisement will be assessed
against Tenant if Tenant fails to obtain the required consent. Tenant shall not
conduct nor permit any auctions or sheriffs sales at the Premises.

 

Section 5.05.
Tenant’s Indemnity. In addition to, and not in limitation of or
substitution for the indemnity by Tenant in Section 5.03(3), Tenant shall
indemnify Landlord against and hold landlord harmless from any and all costs, claims
or liability arising from: (a) Tenant’s use of the Premises; (b) the
conduct of Tenant’s business or anything else done or permitted by Tenant to be
done in or about the Premises; (c) any breach or default in the
performance of Tenant’s obligations under this lease; (d) any
misrepresentation or breach of warranty by Tenant under this lease; or (e) all
costs, expenses, demands and liability Landlord may incur if Landlord becomes
or is made a party to any claim or action instituted by Tenant against any
third party, or by any third party against Tenant, or by or against any person
holding any interest under or using the Premises by license of or agreement
with Tenant. Tenant shall defend Landlord against any such cost, claim or liability
at Tenant’s expense with counsel reasonably acceptable to Landlord. AS A
MATERIAL PART OF THE CONSIDERATION TO LANDLORD, TENANT ASSUMES ALL RISK OF
DAMAGE TO PREMISES OR INJURY TO PERSONS IN OR ABOUT THE PREMISES ARISING FROM
ANY CAUSE, AND TENANT HEREBY WAIVES ALL CLAIMS IN RESPECT THEREOF AGAINST
LANDLORD, EXCEPT FOR ANY CLAIM ARISING OUT OF LANDLORD’S OR THE LANDLORD
GROUP’S OPERATION OR MAINTENANCE OF THE COMMON AREAS, LANDLORD’S BREACH OF THIS
LEASE OR FROM THE LANDLORD’S OR LANDLORD GROUP’S NEGLIGENCE, GROSS NEGLIGENCE
OR WILLFUL MISCONDUCT. AS USED IN THIS SECTION, THE TERM “TENANT” SHALL INCLUDE
TENANT’S EMPLOYEES, AGENTS AND CONTRACTORS, IF APPLICABLE.

 

Section 5.06.
Landlord’s Indemnity. Subject to the terms of Section 6.02 of this
Lease, so long as no Default by Tenant shall occur or be continuing, Landlord
shall indemnify Tenant against, and hold Tenant harmless from any and all
costs, claims, or liability arising from Landlord’s or the Landlord Group’s
operation or maintenance of the Common Areas, breach of this Lease, or
Landlord’s or the Landlord Group’s negligence, gross negligence or willful
misconduct. As used herein, the term “Landlord Group” shall include the
Landlord, Landlord’s employees, agents and invitees.

 

Section 5.07.
Landlord’s Access. Landlord or its agents may, upon at least 24 hours
advance written notice (except in the event of an emergency, in which case no
advance notice is required), enter the Premises during Tenant’s regular hours
of operation to verify that Tenant is in compliance with the terms of this
Lease, as well as for other purposes expressly permitted by the terms of this
Lease.

 

Section 5.08.
Quiet Possession. If Tenant pays the rent and complies with all
other terms of this Lease, Tenant may occupy and enjoy the Premises for the
full Lease Term, subject to the provisions of this Lease. The Landlord
represents to Tenant that the Permitted Uses are in general conformance with
zoning applicable to the Premises on the execution date of this Lease. Landlord
shall take commercially reasonable steps to enforce the Project rules and
regulations on a nondiscriminatory basis.

 

 

 

Article 6. CONDITION OF PREMISES; MAINTENANCE, REPAIRS AND ALTERATIONS

 

Section 6.01.  Existing Conditions. TENANT ACCEPTS
THE PREMISES, COMMON AREAS AND SHELL CONDITIONS AT THE BUILDING IN THEIR
CONDITION AS OF THE EXECUTION OF THE LEASE, SUBJECT TO ALL RECORDED MATTERS, LAWS,
ORDINANCES, AND GOVERNMENTAL REGULATIONS AND ORDERS. EXCEPT AS PROVIDED HEREIN,
TENANT ACKNOWLEDGES THAT NEITHER LANDLORD NOR ANY AGENT OF LANDLORD HAS MADE
ANY REPRESENTATION AS TO THE CONDITION OF THE PREMISES OR THE SUITABILITY OF
THE PREMISES FOR TENANT’S INTENDED USE. TENANT REPRESENTS AND WARRANTS THAT
TENANT HAS MADE ITS OWN INSPECTION OF AND INQUIRY REGARDING THE CONDITION OF
THE PREMISES AND IS NOT RELYING ON ANY REPRESENTATIONS, EXCEPT AS SET FORTH IN
THIS LEASE, OF LANDLORD OR ANY BROKER WITH RESPECT THERETO.

 

Section 6.02.  Exemption of Landlord from Liability. LANDLORD SHALL
NOT BE LIABLE FOR ANY DAMAGE OR INJURY TO THE PERSON, BUSINESS (OR ANY LOSS OF
INCOME THEREFROM), GOODS, WARES, MERCHANDISE OR OTHER
PROPERTY OF TENANT, TENANT’S EMPLOYEES, INVITEES, CUSTOMERS OR ANY OTHER
PERSON IN OR ABOUT THE PREMISES, WHETHER SUCH DAMAGE OR INJURY IS CAUSED BY OR
RESULTS FROM, WITHOUT LIMITATION: (A) FIRE, STEAM, ELECTRICITY, WATER; GAS
OR RAIN; (B) THE BREAKAGE; LEAKAGE, OBSTRUCTION OR OTHER DEFECTS OF PIPES,
SPRINKLERS, WIRES, APPLIANCES, PLUMBING, AIR CONDITIONING OR LIGHTING FIXTURES
OR ANY OTHER CAUSE; OR (C) CONDITIONS ARISING IN OR ABOUT THE PREMISES. LANDLORD
SHALL NOT BE LIABLE FOR ANY SUCH DAMAGE OR INJURY EVEN THOUGH THE CAUSE OF OR
THE MEANS OF REPAIRING SUCH DAMAGE OR INJURY ARE NOT ACCESSIBLE TO TENANT. THE
PROVISIONS OF THIS SECTION 6.02 SHALL NOT, HOWEVER, EXEMPT LANDLORD FROM
LIABILITY FOR LANDLORD’S OR THE LANDLORD GROUP’S OPERATION OR MAINTENANCE OF
THE COMMON AREAS, LANDLORD’S BREACH OF THIS LEASE OR FROM THE LANDLORD’S OR
LANDLORD GROUP’S NEGLIGENCE, GROSS NEGLIGENCE OR WILLFUL MISCONDUCT.

 

Section 6.03. Landlord’s
Obligations.

 

A.                                   Maintenance by
Landlord. Except as provided in Article 7 (Damage or Destruction) and Article 8
(Condemnation), Landlord shall keep the following in good order, condition and
repair at Landlord’s sole cost and expense: the foundation, structural portions
of the Building, exterior walls, roof and all roof related systems and
components, mechanical, electrical and plumbing electrical systems and
components of the Building in which the Premises are located (including
painting the exterior surface of the exterior walls of such Building not more
often than once every five (5) years. However, Landlord shall not be
obligated to maintain or repair windows, doors, plate glass or the interior
surfaces of exterior walls. Landlord shall maintain and repair the parking lot
and maintain the landscaping located on the Property, the cost of which items
shall be Property Maintenance Costs under Section 4.05E. Landlord shall
contract for or require Tenant to enter into a service contract on the Premises
for the periodic inspection and service of the heating, ventilation and air
conditioning equipment. Landlord shall make repairs under this Section 6.03
within a reasonable time after receipt of written notice from Tenant of the
need for such repairs and complete such repairs within twenty one (21) days, or
such longer period of time as may be necessary in the case of repairs which are
not reasonably susceptible to completion within such period, provided Landlord
pursues such repairs with reasonable commercial diligence. Tenant may effect
emergency repairs otherwise required to be made by Landlord in order to preserve
safety and avoid damage to Tenant’s property, and Landlord shall reimburse
Tenant for Tenant’s out-of-pocket costs in doing so, provided Tenant provides
Landlord with prompt notice of the necessity for such repairs.

 

 

B.                                     Common Area
Maintenance. Subject to Tenant’s payment of the charges therefor
in accordance with Section 4.06, Landlord shall maintain the Common Areas
in good order, condition and repair and shall operate the Property, in
Landlord’s reasonable discretion, as a first-class industrial/commercial real
property development. Maintenance of Common Areas may include, at Landlord’s
discretion, gardening, tree trimming, replacement or repair of landscaping, landscape
irrigation systems, drainage areas and systems and similar items. Such maintenance
may also include sweeping and cleaning of asphalt, concrete or other surfaces
on the driveway, parking areas, yard areas, loading areas or other paved or
covered surfaces. In connection with Landlord’s obligations under this Article,
Landlord may enter into a contract with one or more contractors of Landlord’s
choice to provide those maintenance services listed above which Landlord deems
reasonably necessary to perform.

 

Section 6.04. Tenant’s
Obligations.

 

A.                                   Maintenance by
Tenant. Except as provided in Section 6.03, Article 7 (Damage or
Destruction) and Article 8 (Condemnation), Tenant shall keep all portions
of the Premises in good order, condition and repair, ordinary wear and tear excepted. If any portion of the Premises or any system or
equipment in the Premises which Tenant is obligated to repair cannot be fully
repaired or restored, Tenant shall promptly replace such portion of the
Premises or system or equipment in the Premises, regardless of whether the
benefit of such replacement extends beyond the Lease Term: but if the benefit
or useful life of such replacement extends beyond the Lease Term (as such Lease
Term may be extended by exercise of any options), the useful life of such
replacement shall be prorated over the remaining portion of the Lease Term (as
extended), and Tenant shall be liable only for that portion of the cost which
is applicable to the Lease Term (as extended). Tenant will maintain temperature
of Premises sufficient to avoid freezing the sprinkler system. Tenant shall
maintain a preventive maintenance contract providing for the regular inspection
and maintenance of the heating, ventilation, and air conditioning system by a
licensed contractor approved in advance by Landlord. If any part of the
Premises is damaged by any act of Tenant, Tenant shall pay Landlord the cost of
repairing or replacing such damaged property, whether or not Landlord would
otherwise be obligated to pay the cost of maintaining or repairing such
property.

 

B.                                     Landlord
Remedy. Tenant shall fulfill all of Tenant’s obligations under this Section 6.04
at Tenant’s sole expense. If Tenant fails to maintain, repair or replace the
Premises as required by this Section 6.04 and such failure continues for
thirty (30) days after Tenant’s receipt of written notice thereof from
Landlord, then Landlord may enter the Premises and perform such maintenance or
repair (including replacement, as needed) on behalf of Tenant. In such case, Tenant
shall reimburse Landlord for all reasonable costs incurred in performing such
maintenance or repair within ten (10) days after written demand.

 

C.                                     Security
Services. Tenant, at Tenant’s sole cost, may contract for installation of
security devices for the Premises from a reputable contractor. Monitoring of
such devices, if any, shall be performed by a Security Contractor acceptable to
Landlord, in Landlord’s reasonable discretion.

 

D.                                    Mechanic’s
Liens. Tenant will not permit any mechanic’s liens, or other liens, to be
placed upon the Premises or the Project as a result of work performed on behalf
of Tenant during the Lease Term or any extension or renewal thereof, and in
case of the filing of any such lien, Tenant will pay same or obtain a release
of same within thirty (30) days after receipt of written notice of such lien
filing. Tenant agrees to pay all legal fees that might be incurred by Landlord
because of any mechanic’s liens being placed upon the Premises, as a result of
Tenant’s actions.

 

E.                                      Vacating of
Premises. Tenant shall maintain security of the Premises for the purpose of
preventing loss, pilferage and deterioration of the Premises and vandalism at
or illegal entry onto the Premises.

 

Section 6.05.  Alterations, Additions, and Improvements.

 

A.                                   Notice and
Consent. Tenant shall not make any alterations, additions, or improvements to
the Premises without Landlord’s prior written consent, except for
non-structural

 

 

alterations (excluding roof
penetrations) which do not exceed Twenty-Five Thousand Dollars ($25,000) in
cost cumulatively over the Lease Term and which are not visible from the
outside of the Building of which the Premises are part. Alterations, additions,
and improvements made by Tenant after the date this Lease is executed by both
parties shall be removed or demolished by Tenant at the expiration of the Lease
Term, provided Landlord provides Tenant with written notice of such requirement
at the time Landlord consents to the alterations, additions or improvements. Landlord
may require Tenant to provide demolition and/or lien and completion bonds in
form and amount reasonably satisfactory to Landlord for major demolitions or
alterations, additions or improvements in excess of $100,000. Tenant shall
promptly remove any alterations, additions, or improvements constructed in
violation of this Section 6.05A upon Landlord’s written request. All
alterations, additions, and improvements shall be done in a good and
workmanlike manner and in conformity with all applicable laws and regulations. Upon
completion of any such work requiring plans, Tenant shall provide Landlord with
“as built” plans.

 

B.                                     Payment. Tenant
shall pay when due all claims for labor and material furnished to the Premises.
Tenant shall give Landlord at least twenty (20) days prior written notice of
the commencement of any work on the Premises, regardless of whether Landlord’s
consent to such work is required. Landlord may elect to record and post notices
of non-responsibility on the Premises.

 

Section 6.06. Condition Upon Termination. Not later than the last
day of the Lease Term (or any renewals or extensions thereof), Tenant shall
surrender the Premises to Landlord, broom clean (with all keys in Tenant’s
possession or control) and in the same condition as received except for
ordinary wear and tear which Tenant was not otherwise obligated to repair under
any provision of this Lease; provided, however, that Tenant shall not be
required to rebuild any of the first floor office portion of the Premises if
Tenant retrofits that portion of the Premises. However, Tenant shall not be
obligated to repair any damage which Landlord is required to repair under
Article 7 (Damage or Destruction). In addition, Landlord may require
Tenant to remove any alterations, additions or improvements (whether or not
made with Landlord’s consent unless Tenant obtained Landlord’s consent to surrender
the Premises without such removal) prior to the expiration of the Lease and to
restore the Premises to its prior condition as of the date of execution of this
Lease by both parties, all at Tenant’s expense, as provided in Section 6.05A,
except ordinary wear and tear. All alterations, additions and improvements
which Landlord did not require Tenant to remove (upon expiration or earlier
termination of the Lease) at time of Landlord’s consent shall become Landlord’s
property and shall be surrendered to Landlord upon the expiration or earlier
termination of the Lease, except that Tenant may remove any of Tenant’s
machinery, equipment or fixtures which can be removed without material damage
to the Premises. Tenant shall repair, at Tenant’s expense, any damage to the
Premises caused by the removal of any such machinery, equipment or fixtures. In
no event, however, shall Tenant remove any of the following (which shall be
deemed Landlord’s property) without Landlord’s prior written consent: any power
wiring or power panels; lighting or lighting fixtures; wall coverings: drapes, blinds
or other window coverings; carpets or other floor coverings; heaters, air
conditioners or any other heating or air conditioning equipment; fencing or
security gates, or other similar building operating equipment and decorations.

 

Article 7. DAMAGE OR DESTRUCTION

 

Section 7.01.  Partial Damage to Premises.

 

A.                                   Occurrence of
Damage. Tenant shall notify Landlord in writing immediately upon the occurrence
of any damage to the Premises.

 

B.                                     Restoration.

 

(1) If the Premises are
only partially damaged (i.e., less than one-third (1/3) of the office portion
of the Premises or less than fifty percent (50%) of storage area portion of the
Premises are untenantable as a result of such
damage), the facility is securable, and if the proceeds received by Landlord
from the insurance policies described in Section 4.04B are sufficient to
pay for the necessary repairs, this Lease shall remain in effect and Landlord
shall notify Tenant within thirty (30) days after

 

 

notice of the
occurrence of the damage whether Landlord shall repair the damage. In the event
Landlord repairs the damage, Landlord shall use commercially reasonable efforts
to complete such repairs promptly.

 

(2) If the insurance
proceeds received by Landlord are not sufficient to pay the entire cost of
repair, or if the cause of the damage is not covered by the insurance policies
which landlord maintains under Section 4.04B, or if any mortgagee or
beneficiary under a deed of trust encumbering the Premises should require that
proceeds payable as a result of said fire or casualty be used to retire or
reduce any debt secured by a deed of trust encumbering the Premises, Landlord
may elect either to (i) repair the damage as
soon as reasonably possible, in which case this Lease shall remain in full
force and effect, or (ii) terminate this lease as of the date the damage
occurred. Landlord shall notify Tenant within thirty (30) days after notice of
the occurrence of the damage whether Landlord elects to repair the damage or
terminate the Lease. If Landlord elects to repair the damage, such repairs
shall be substantially completed as soon as reasonably possible. Tenant shall
pay Landlord the “deductible amount” (if any) up to $25,000 under Landlord’s insurance
policy and, if the damage was due to the willful misconduct or negligence of
Tenant or Tenant’s employees, agents, contractors or invitees, then Tenant
shall pay to Landlord the difference between the actual cost of repair and any
insurance proceeds received by Landlord. If Landlord elects to terminate this
Lease, Tenant may elect to continue this Lease in full force and effect, in
which case Tenant may repair any damage to the Premises and any Building in
which the Premises is located. Tenant shall pay the cost of such repairs, except
that upon satisfactory completion of such repairs, Landlord shall deliver to
Tenant any insurance proceeds received by Landlord for the damage repaired by
Tenant. Tenant shall give Landlord written notice of such election within
thirty (30) days after Landlord’s termination notice.

 

C.                                     Termination. If
the damage to the Premises occurs during the last six (6) months of the
Lease Term and such damage will require more than thirty (30) days to repair, either
Landlord or Tenant may elect to terminate this Lease as of the date the damage
occurred, regardless of the sufficiency of any insurance proceeds. The party
electing to terminate this Lease shall give written notification to the other
party of such election within thirty (30) days after Tenant’s notice to
Landlord of the occurrence of the damage.

 

Section 7.02.  Substantial or Total Destruction. If the
Premises are substantially or totally destroyed by any cause whatsoever (i.e., the
damage to the Premises is greater than partial damage as described in Section 7.01),
and regardless of whether Landlord receives any insurance proceeds, this Lease
shall terminate the later of (i) the date the
destruction occurred, or (ii) the date Tenant ceases to do business at the
Premises.

 

Section 7.03.  Reduction of Rent Due to Casualty Loss. If the Premises are destroyed or damaged and
Landlord or Tenant repairs or restores the Premises pursuant to the provisions
of this Article 7, any Rent payable during the period of such damage, repair
and/or restoration shall be reduced according to the degree, if any, to which
Tenant’s use of the Premises is impaired. Except for such possible reduction in
Rent or as otherwise provided in Section 5.06, Tenant shall not be
entitled to any compensation, reduction, or reimbursement from Landlord as a
result of any damage, destruction, repair, or restoration of or to the
Premises.

 

Notwithstanding anything in
this Lease to the contrary, if Landlord fails to restore and repair the
Premises to the condition required herein within two hundred ten (210) days
after the date of the casualty, Tenant shall be entitled to terminate this
Lease by delivering written notice at any time before substantial completion of
such repairs and restoration.

 

Article 8. CONDEMNATION

 

If all or any portion of the
Premises is taken under the power of eminent domain or sold under the threat of
that power (all of which are called “Condemnation”), this Lease shall terminate
as to the part taken or sold on the date the condemning authority takes title
or possession, whichever occurs first.

 

 

If more than twenty percent
(20%) of the Premises is taken, Tenant may terminate this Lease as of the date
the condemning authority takes title or possession by delivering written notice
to Landlord within ten (10) days after receipt of written notice of such
taking (or in the absence of such notice, within thirty (30) days after the
condemning authority takes title or possession). If Tenant does not terminate
this Lease, this Lease shall remain in effect as to the portion of the Premises
not taken, except that the Base Rent and Additional Rent shall be reduced in
proportion to the reduction in the floor area of the Premises. Any Condemnation
award or payment shall be distributed in the following order: (a) first, to
any mortgagee or beneficiary under a deed of trust encumbering the Premises, the
amount of its interest in the Premises; (b) second, to Tenant, only the
amount of any award specifically designated for loss of or damage to Tenant’s
trade fixtures or removable personal property; and (c) third, to Landlord,
the remainder of such award, whether as compensation for reduction in the value
of the leasehold, the taking of the fee, or otherwise; provided, however, that
Tenant shall be entitled to a separate award to the extent it does not diminish
Landlord’s award. If this Lease is not terminated, Landlord shall repair, at
its sole cost and expense, any damage to the Premises caused by the
Condemnation, except that Landlord shall not be obligated to repair any damage
for which Tenant has been reimbursed by the condemning authority.

 

Article 9. ASSIGNMENT AND SUBLETTING

 

Section 9.01.  Permitted Transfers. Tenant may
assign this Lease or sublease the Premises, without Landlord’s consent, to any
corporation or other entity which controls, is controlled by or is under common
control with Tenant, or to any corporation resulting from the merger of or
consolidation with Tenant (“Tenant’s Affiliate”), provided Tenant shall give
Landlord prompt written notice and Tenant’s Affiliate shall assume in writing
all of Tenant’s obligations under this Lease.

 

Section 9.02.  Prohibited Transfers. Tenant shall
not, without Landlord’s prior written consent, which shall not be unreasonably
withheld, conditioned or delayed, sell, assign, mortgage, sublease, or
otherwise transfer or permit the transfer of (collectively or individually, a “Transfer”)
all or any portion of or interest in the leasehold under this Lease. For
purposes of this limitation, each of the following events shall constitute a
Transfer: (A) if Tenant is an individual, a transfer of all or any portion
of or interest in the leasehold by operation of law or by bequest, devise, or
inheritance; (B) if Tenant is a partnership, any cumulative sale, assignment,
mortgage, pledge, or transfer of more than twenty percent (20%) of the
partnership interests; and (C) if Tenant is a corporation, any change in
the ownership of a controlling interest of the voting stock of the corporation
(except for transactions described in Section 9.01). Any attempted
Transfer without Landlord’s consent shall be voidable
by Landlord.

 

Section 9.03. Landlord’s
Consent.

 

A.                                   Landlord’s
Consent; Factors. Tenant’s request for consent to any Transfer described in
Section 9.01 shall set forth in writing the details of the proposed
Transfer, including the name, business and financial condition of the
prospective transferee, financial details of the proposed Transfer (e.g., the
term of and the rent and security deposit payable under any proposed assignment
or sublease), and any other information Landlord deems relevant.

 

B.                                     Assignment
Profit. If Tenant assigns or subleases the Premises pursuant to Section 9.03,
the following shall apply:

 

(1) Tenant shall pay to
Landlord as Additional Rent under the Lease fifty percent (50%) of the Profit
(defined below) on such transaction within thirty (30) days after the date
received by Tenant. The “Profit” means (A) all amounts paid to Tenant for
such assignment or sublease, including “key” money, monthly rent in excess of
the monthly Rent payable under the Lease, and all fees and other consideration
paid for the assignment or sublease, including fees under any collateral
agreements, less (B) costs and expenses directly incurred by Tenant
(excluding Tenant’s overhead) in connection with the execution and performance
of such assignment or sublease for real estate broker’s

 

 

commissions and costs of
renovation or construction of Tenant Improvements required under such
assignment or sublease. Tenant is entitled to recover such costs and expenses
before Tenant is obligated to pay any portion of assignment or sublease revenue
to Landlord. The Profit in the case of a sublease of less than all the Premises
is the rent allocable to the subleased space as a percentage on a square
footage basis, or as Landlord and Tenant may otherwise mutually agree in
writing.

 

(2) Tenant shall
provide Landlord a written statement certifying all amounts to be paid from any
assignment or sublease of the Premises within thirty (30) days after the
transaction documentation is signed, and Landlord may inspect Tenant’s books
and records to verify the accuracy of such statement. On written request, Tenant
shall immediately furnish to Landlord copies of all the transaction
documentation, all of which shall be certified by Tenant to be complete, true
and correct. Landlord’s receipt of fifty percent (50%) of the Profit shall not
be a consent to any further Transfer. The breach of
Tenant’s obligation under this Section 9.03B shall be a default under this
Lease.

 

Section 9.04. No Release
of Tenant. No assignment, sublease or transfer of any kind
permitted by this Article 9, whether with or without Landlord’s consent, shall
release Tenant or change Tenant’s primary liability to pay the Rent and to
perform all other obligations of Tenant under this Lease. Landlord’s acceptance
of rent from any other person is not a waiver of any provision of this Article 9.
Consent to one Transfer is not a consent to any
subsequent Transfer. If Tenant’s transferee defaults under this Lease, Landlord
may proceed directly against Tenant without pursuing remedies against the
transferee. Landlord may consent to subsequent assignments or modifications of
this Lease by Tenant’s transferee, without notifying Tenant or obtaining its
consent. Such action shall not relieve Tenant’s liability under this Lease.

 

Section 9.05. No Merger. No merger
shall result from Tenant’s sublease of the Premises under this Article 9, Tenant’s
surrender of this Lease or the termination of this Lease in any other manner.

 

Section 9.06.  Post-petition Lease Assumptions. No assumption
(“Assumption”) of this Lease pursuant to 11 U.S.C. §
365 (b)(1) by the Tenant as debtor-in-possession or by the trustee for
such Tenant shall be effective unless: (i) any
monetary Default under the Lease has been cured by payment to Landlord within
ten (10) days of the date of Assumption; (ii) any non-monetary
Default under the Lease shall be cured by performance within thirty (30) days
of the date of Assumption; and (iii) all actual monetary losses incurred
by Landlord occasioned by any Default by Tenant under the terms of this Lease
have been paid to Landlord within ten (10) days of the date of Assumption.

 

Article 10. DEFAULTS: REMEDIES

 

Section 10.01.  Intentionally Omitted.

 

Section 10.02.  Defaults. Tenant shall
be in material default (a “Default”) under this Lease:

 

A.                                   Failure to Pay.
If Tenant fails to pay Rent or any other charge when due and such failure
continues for a period of five (5) days after Tenant’s receipt of written
notice.

 

B.                                     Failure to
Perform Nonmonetary Obligations. If Tenant fails to
perform any of Tenant’s nonmonetary obligations under
this Lease and such failure continues for a period of thirty (30) days after
Tenant’s receipt of written notice of such failure from Landlord; provided that
if more than thirty (30) days are required to complete such performance, no
Default shall occur if Tenant commences such performance within the thirty (30)
day period and thereafter diligently pursues its completion.

 

C.                                     Bankruptcy. (i) If Tenant makes a general assignment or general
arrangement for the benefit of creditors; (ii) if a petition for
adjudication of bankruptcy or for reorganization or rearrangement is filed by
or against Tenant and is not dismissed within sixty (60) days; (iii) if a
trustee or receiver is appointed to take possession of substantially all of
Tenant’s assets located at the Premises or of Tenant’s interest in this Lease
and possession is not restored to Tenant within sixty (60) days; or (iv) if
substantially all of Tenant’s assets located at the Premises or of Tenant’s
interest in this Lease is

 

 

subjected to attachment,
execution or other judicial seizure which is not discharged within sixty (60) days.
If a court of competent jurisdiction determines that any of the acts described
in this subsection (C) is not a Default under this Lease, and a trustee is
appointed to take possession (or if Tenant remains a debtor in possession) and
such trustee or Tenant transfers Tenant’s interest hereunder, then Landlord
shall receive, as Additional Rent, the excess, if any, of the rent (or any
other consideration) paid in connection with such assignment or sublease over
the Rent payable by Tenant under this Lease.

 

Section 10.03.  Remedies. On the
occurrence and during the continued existence of any Default by Tenant, Landlord
may, with or without notice or demand and without limiting Landlord in the
exercise of any right or remedy which Landlord may have:

 

A.                                   Repossession; Damages.
Terminate Tenant’s right to possession of the Premises by any lawful means in
which case this Lease shall terminate and Tenant shall immediately surrender
possession of the Premises to Landlord. In event of repossession of the
Premises following Tenant’s Default, Landlord shall be entitled to recover from
Tenant all damages incurred by Landlord by reason of Tenant’s Default, including
an amount equal to the sum of (i) the total Rent
for the unexpired balance of the Lease Term following the date the damage
judgment is entered (or otherwise awarded) (the “Judgment Date”), including, without
limitation all applicable late charges and interest, discounted at the Default
Discount Rate (hereinafter defined) to the present value on the Judgment Date, plus
all other damages incurred by Landlord in connection with Tenant’s Default as
specified in Section 10.04, below, plus the unpaid Rent due as of the
Judgment Date, less (ii) the market rental value of the Premises for the
balance of the Lease Term, discounted at the Default Discount Rate to the
present value on the Judgment Date. For the purposes of clause (i) above, the components of monthly rent (other than
Base Rent) for the remainder of the Term shall be deemed to be equal to the
respective monthly amounts thereof as were due and payable during the month in
which the Lease was terminated. As used in clause (ii), the term “Default
Discount Rate” shall be the average of discount rates of the Federal Reserve
Bank of Dallas in effect on the first day of each of the six calendar months
preceding the month in which the Judgment Date falls, plus three percent (3%).

 

B.                                     Continuance of
Tenant’s Right to Possession. Maintain Tenant’s right to possession, in which
case this Lease shall continue in effect whether or not Tenant has abandoned
the Premises. In such event, Landlord shall be entitled to enforce all of
Landlord’s rights and remedies under this Lease, including the right to recover
the Rent as it becomes due.

 

C.                                     Reletting. Enter upon and take possession of the Premises as
Tenant’s agent without terminating this Lease and without being liable for
prosecution or any claim for damages therefor, and
Landlord may relet the Premises as Tenant’s agent and
receive the rental therefor, in which event Tenant
shall pay to Landlord within thirty (30) days after written demand all sums due
pursuant to Section 10.04, below, together with any deficiency that may
arise by reason of such reletting.

 

D.                                    Performance of
Tenant’s Lease Obligations. Do whatever Tenant is obligated to do under this
Lease and enter the Premises, without being liable for prosecution or any claim
for damages therefor, to accomplish such purpose. Tenant
shall reimburse Landlord within thirty (30) days after written demand for any
reasonable expenses which Landlord incurs in thus effecting compliance with
this Lease on Tenant’s behalf.

 

E.                                      Other Remedies.
Pursue any other remedy now or hereafter available to Landlord under the laws
or judicial decisions of the state in which the Premises is located, including,
but not limited to, reentering the Premises, changing the locks, taking
possession of any furniture or fixtures not otherwise subject to a valid prior
lien and selling same at a private or public sale and applying the proceeds of
such sale to the costs of the sale, payment of damages and payment of sums
owing under this Lease.

 

Section 10.04.  Additional Damages Attributable to Tenant Default. In addition to any other
sum provided to be paid herein, Tenant also shall be liable for and shall pay
to Landlord: (i) brokers’ fees incurred by Landlord
in connection with reletting the whole or any part of
the Premises to the extent of the remaining Lease Term as of the date of
Default; (ii) the costs of removing and storing Tenant’s or other
occupant’s property; (iii) the costs of repairing the Premises to the
condition otherwise required by

 

 

this Lease; and (iv) all
reasonable expenses incurred by Landlord in enforcing or defending Landlord’s
rights and/or remedies. If either party hereto institutes any action or
proceeding to enforce any provision hereof by reason of any alleged breach of
any provision of this Lease, the prevailing party shall be entitled to receive
from the losing party all reasonable attorneys’ fees and all court costs in
connection with such proceeding. Notwithstanding any provision in this Lease to
the contrary, (i) Tenant shall not be liable for
any consequential, exemplary or punitive damages or lost profits, (ii) Landlord
shall use good faith, commercially reasonable efforts to mitigate Landlord’s
damages, (iii) Tenant shall be entitled to vacate the Premises for all or
part of the Lease Term without penalty provided Tenant continues to pay Rent in
accordance with the terms of this Lease, and (iv) other than as expressly
set forth in Section 10.03 A., Landlord shall not be entitled to
accelerate Rent. Notwithstanding any provision in this Lease to the contrary, Landlord
shall not have and hereby expressly waives any and all constitutional, statutory
and contractual lien against the assets or property of Tenant, and Tenant may
remove such items at any time and from time to time. Landlord agrees to execute
and deliver to Tenant within twenty (20) days after receipt of a written
request therefor, such documents as may be reasonably
requested by Tenant or its lender to evidence and confirm such waiver.

 

Section 10.05.  Cumulative Remedies. Landlord’s
exercise of any right or remedy shall not prevent it from exercising any other
right or remedy.

 

Article 11. PROTECTION OF LENDERS

 

Section 11.01.  Right to Mortgage and Transfer. Landlord shall
have the right to transfer, mortgage, pledge or otherwise encumber, assign and
convey, in whole or in part, the Project, this Lease, and all or any part of
the rights now or thereafter existing therein and all rents and amounts payable
to Landlord under the provisions hereof. In the event of any such transfer or
transfers resulting in the transfer of Landlord’s title to the Premises, Landlord
herein named (and in case of any subsequent transfer, the then transferor) shall
be automatically freed and relieved from and after the date of such transfer of
all personal liability with respect to the performance of any covenants or
agreements on the part of Landlord contained in this Lease thereafter to be
performed, provided that Landlord’s liability for return of the Security
Deposit as required herein shall only terminate upon the transferee’s express
assumption of such liability.

 

Section 11.02.  Subordination. Conditioned on
Tenant’s receipt of a nondisturbance agreement
conforming with the provisions of this Lease, this Lease shall be subordinate
to any deed of trust or mortgage encumbering the Premises, any advances made on
the security thereof and any renewals, modifications, consolidations, replacements
or extensions thereof, whenever made or recorded. Landlord shall use its
reasonable effort to obtain from Landlord’s mortgagee a subordination, non-disturbance
and attornment agreement in the form attached hereto
as Exhibit “D” or such other form providing for nondisturbance
rights as is then required by Landlord’s lender provided that Tenant’s
obligations under this Lease shall not be increased in any material way (the
performance of ministerial acts shall not be deemed material), and Tenant shall
not be deprived of its rights under this Lease. Tenant shall cooperate with
Landlord and any lender which has or is acquiring a security interest in the
Premises or the Lease. Tenant shall execute such further documents and
assurances as such lender may reasonably require, in connection with the
subordination of this Lease to any deed of trust or mortgage encumbering the
Premises. Tenant covenants and agrees to execute and deliver within twenty (20)
days after written demand such further instruments subordinating this Lease to
the lien of any such mortgage, deed of trust or security agreement as shall be
reasonably requested by Landlord and/or mortgagee or proposed mortgagee or
holder of any security agreement. Tenant’s right to quiet possession of the
Premises during the Lease Term shall not be disturbed except as expressly
allowed by the terms of this Lease or any subordination, non-disturbance and attornment agreement(s) binding Tenant. Notwithstanding
anything to the contrary contained herein, if any beneficiary or mortgagee
elects to have this Lease prior to the lien of its deed of trust or mortgage
and gives written notice thereof to Tenant, this Lease shall be deemed prior to
such deed of trust or mortgage whether this Lease is dated

 

 

prior or subsequent
to the date of said deed of trust or mortgage or the date of recording thereof.
Tenant waives the provisions of any current or future statute, rule or law
which may give or purport to give Tenant any right or election to terminate or
otherwise adversely affect this Lease and the obligations of the Tenant
hereunder in the event of any foreclosure proceeding or sale.

 

Section 11.03.  Attornment. If Landlord’s
interest in the Premises is acquired by any beneficiary under a deed of trust, mortgagee,
or purchaser at a foreclosure sale, Tenant shall attorn
to the transferee of or successor to Landlord’s interest in the Premises and
recognize such transferee or successor as Landlord under this Lease, in
accordance with the terms of any nondisturbance and attornment agreement executed by Tenant. Tenant waives the protection
of any statute or rule of law which gives or purports to give Tenant any
right to terminate this Lease or surrender possession of the Premises upon the
transfer of Landlord’s interest.

 

Section 11.04.  Signing of Documents. Tenant shall
sign and deliver any instrument or documents necessary or appropriate to
evidence any attornment or subordination or agreement
to do so as contemplated under Section 11.02 within twenty (20) days after
written request.

 

Section 11.05.  Estoppel
Certificates.

 

A.                                   Certificate
Requirements. Within twenty (20) days after receipt of Landlord’s written
request or the written request of any mortgagee or beneficiary under a deed of
trust encumbering the Premises, Tenant shall execute, acknowledge and deliver
to Landlord or to any mortgagee or beneficiary under a deed of trust
encumbering the Premises, as the case may be, a written statement in the form
attached hereto as Exhibit “E” or such other form as is then
required by Landlord’s lender, certifying: (i) that
none of the terms or provisions of this Lease have been changed (or if they
have been changed, stating how they have been changed); (ii) that this
Lease has not been canceled or terminated; (iii) the last date of payment
of the Base Rent and other charges and the time period covered by such payment;
(iv) that Landlord is not in default under this Lease (or, if Landlord is
claimed to be in default, stating why); and (v) such other factual
representations or factual information with respect to Tenant or the Lease as
Landlord may reasonably request or which any prospective purchaser or encumbrancer of the Premises may reasonably require. Tenant
shall deliver such statement to Landlord within twenty (20) days after receipt
of Landlord’s written request. Landlord may give any such statement by Tenant
to any prospective purchaser or encumbrancer of the
Premises. Such purchaser or encumbrancer may rely
conclusively upon such statement as true and correct.

 

Upon Tenant’s written
request or upon the written request of any lender, purchaser, merger partner, subtenant
or assignee of Tenant (a “Requesting Party”), Landlord shall execute, acknowledge
and deliver to Tenant and to the applicable Requesting Party a written
statement certifying; (i) that none of the terms
or provisions of this Lease have been changed (or if they have been changed, stating
how they have been changed); (ii) that this Lease has not been canceled or
terminated; (iii) the last date of payment of the Base Rent and other
charges and the time period covered by such payment; (iv) that Tenant is
not in Default under this Lease (or, if Tenant is claimed to be in Default, stating
why); and (v) such other factual representations or factual information
with respect to Landlord, Tenant or the Lease as Tenant or the Requesting Party
may reasonably request (so long as such document does not materially adversely
affect Landlord’s rights under this Lease). Landlord shall deliver such
statement to Tenant within twenty (20) days after receipt of Tenant’s or the
Requesting Party’s written request. Tenant may give any such statement by
Landlord to any prospective lender, purchaser, merger partner, subtenant or
assignee of Tenant.

 

B.                                     Landlord
Remedy. If Tenant does not deliver such statement to Landlord or to any
mortgagee or beneficiary under a deed of trust encumbering the Premises, as the
case may be, within such twenty (20) day period, Landlord, and any prospective
purchaser or encumbrancer may conclusively presume
and rely upon the following facts: (i) that the
terms and provisions of this Lease have not been changed except as otherwise
represented by Landlord; (ii) that this Lease has not been

 

 

canceled or terminated
except as otherwise represented by Landlord; (iii) that not more than one
month’s Base Rent or other charges have been paid in advance; and (iv) that
Landlord is not in default under the Lease. In such event, Tenant shall be estopped from denying the truth of such facts.

 

Section 11.06. Tenant’s
Financial Condition. Within ten (10) days after written request
from Landlord or any mortgagee or beneficiary under a deed of trust encumbering
the Premises as the case may be, Tenant shall deliver to Landlord its most
recent unaudited financial statements to verify the
net worth of Tenant. Tenant represents and warrants to Landlord that each such
financial statement is a true and accurate statement in all material respects
as of the date of such statement. Except for the delivery of financial
statements to any mortgagee beneficiary under a deed of trust on the Property, prospective
mortgagee, investor, prospective investor, or prospective purchaser of the
Property, all financial information delivered by Tenant shall be confidential
and shall be used only for the purposes set forth in this Lease.

 

ARTICLE 12. LEGAL COSTS

 

Section 12.01.  Legal Proceedings. If Tenant or
Landlord shall be in breach or default under this Lease, such party (the “Defaulting
Party”) shall reimburse the other party (the “Nondefaulting
Party”) upon written demand for any costs or expenses that the Nondefaulting Party incurs in connection with any breach or
default of the Defaulting Party under this Lease, whether or not suit is
commenced or judgment entered. Such costs shall include legal fees and costs
incurred for the negotiation of a settlement, enforcement of rights or
otherwise. Furthermore, if any action for breach of or to enforce the
provisions of this Lease is commenced, the losing party in such action shall
pay the attorneys’ fees and costs of the prevailing party.

 

Section 12.02. Landlord’s
Consent. Tenant shall pay Landlord’s reasonable attorneys’ fees, in excess of
minor charges, incurred in connection with Tenant’s request for Landlord’s
consent under Article 9 (Assignment and Subletting), or in connection with
any other act which Tenant proposes to do and which requires Landlord’s
consent, up to a maximum of $1,500.

 

Article 13. MISCELLANEOUS PROVISIONS

 

Section 13.01.  Late Charges. Tenant’s
failure to pay Rent when due may cause Landlord to
incur unanticipated costs. The exact amount of such costs are
impractical or extremely difficult to ascertain. Such costs may include, but
are not limited to, processing and accounting charges and late charges which
may be imposed on Landlord by any ground lease, mortgage or trust deed
encumbering the Project and Premises. Therefore, if Landlord does not receive
any Rent payment within five (5) days after it becomes due and such
failure continues for five (5) days after Tenant’s receipt of written
notice thereof, Tenant shall pay Landlord a late charge equal to three percent
(3%) of the overdue amount. The parties agree that such late charge represents
a fair and reasonable estimate of the costs Landlord will incur by reason of
such late payment.

 

Section 13.02.  Interest on Past Due Obligations. Any amount
owed by Tenant to Landlord which is not paid when due shall bear interest at
the rate of eleven percent (11%) per annum from forty (40) days after the due
date of such amount. However, interest shall not be payable on late charges to
be paid by Tenant under this Lease. The payment of interest on such amounts
shall not excuse or cure any Default by Tenant under this Lease. If the
interest rate specified in this Lease is higher than the rate permitted by law,
the interest rate is hereby decreased to the maximum legal interest rate
permitted by law.

 

 

Section 13.03.
Landlord’s Liability; Certain Duties.

 

A.            Definition of Landlord. As used in this Lease, the term “Landlord”
means only the current owner or owners of the fee title to the Property or
Project at the time in question. Each Landlord is obligated to perform the
obligations of Landlord under this Lease only during the time such Landlord
owns such interest or title. Any Landlord who transfers its title or interest
is relieved of all liability with respect to the obligations of Landlord under
this Lease to be performed on or after the date of transfer. However, each
Landlord shall deliver to its transferee, or credit its transferee with all
funds that Tenant previously paid if such funds have not yet been applied under
the terms of this Lease.

 

B.            Notice. Tenant shall give written notice of any failure
by Landlord to perform any of its obligations under this Lease to Landlord and
to any mortgagee or beneficiary under any deed of trust encumbering the
Property whose name and address have been furnished to Tenant in writing. Tenant
agrees to accept cure of any Landlord default from any mortgagee or beneficiary
under any deed of trust encumbering the Property, provided such party shall
have no liability or obligation to tender any cure. Landlord shall not be in
default under this Lease unless Landlord (or such mortgagee or beneficiary) fails
to cure such non-performance within thirty (30) days after receipt of Tenant’s
notice. However, if such nonperformance reasonably requires more than thirty
(30) days to cure, Landlord shall not be in default if such cure is commenced
within such thirty (30) day period and thereafter diligently pursued to
completion.

 

C.            Personal Liability. Notwithstanding any term or provision
herein to the contrary, the liability of Landlord for the performance of its
duties and obligations under this Lease is limited to Landlord’s interest in
the Property and the rents and proceeds therefrom and neither the Landlord nor
its partners, shareholders, officers or other principals shall have any
personal liability under this Lease. Tenant agrees to look solely to Landlord’s
interest in the Property and the rents and proceeds therefrom for the recovery
of any judgment against Landlord, and Landlord shall not be liable for any
deficiency. The foregoing provision shall not limit any right that Tenant may
otherwise have to obtain specific performance of Landlord’s obligations under
this Lease.

 

D.            Rights of Landlord. At any time during the Lease Term, Landlord
may, subject to the notice provision in Section 5.07, enter upon the
Premises for the purpose of exercising any or all of the following reserved
rights without being liable in any manner to Tenant, provided that Landlord
shall have no duty or obligation to perform any of the rights so reserved; (1) To
change the name of the Building or the Project without notice to Tenant; (2) To
take any and all measures, including making inspection, repairs, alterations, additions
and improvements to the Property (other than the Premises) as may be necessary
or desirable for the safety, protection, preservation, or more efficient
operation of the Property or the Project or the enhancement or protection of
Landlord’s interests therein subject to the terms and conditions of this Lease
relating to Landlord’s access to the Premises; and (3) During the last 180
days of the Term or any renewal or extension, to display a sign advertising the
availability or the Premises for lease, to show the Premises to prospective
tenants, and to otherwise market the Premises for the purpose of reletting
same, provided that Landlord shall exercise Landlord’s best efforts to avoid
unreasonable interruptions of the conduct of Tenant’s business in the Premises.

 

Section 13.04.
Severability. A determination by a court of competent jurisdiction
that any provision of this Lease or any part thereof is illegal or
unenforceable shall not cancel or invalidate the remainder of such provision or
this Lease, which shall remain in full force and effect.

 

Section 13.05.
Interpretation. The captions of the Articles or Sections of this
Lease are to assist the parties in reading this Lease and are not a part of the
terms or provisions of this Lease. Whenever required by the context of this
Lease, the singular shall include the plural and the plural shall include the
singular. The masculine, feminine and neuter genders shall each include the
other. In any provision relating to the conduct or acts of Tenant, the term “Tenant”
shall include Tenant’s agents and employees.

 

 

Section 13.06.
Incorporation of Prior Agreements; Modifications. This Lease is the only
agreement between the parties pertaining to the lease of the Premises and no
other agreements are effective. All amendments to this Lease shall be in
writing and signed by all parties. Any other attempted amendment shall be void.

 

Section 13.07.
Notices. All notices required or permitted under this Lease shall be in
writing and shall be either personally delivered, or sent via telecopy with
receipt confirmation, or by Federal Express or other regularly scheduled
overnight courier or sent by United States mail, registered or certified with
return receipt requested, properly addressed and with full postage prepaid. All
notices shall be effective upon delivery by the sender (and, in the case of a
telecopied notice, the date on which a party is deemed to have received such
notice shall be the date such telecopy is transmitted with confirmation of
receipt) or the day delivery is tendered to the addressee (in the case of hand
delivered notices) or three (3) days after the day the notice is consigned
by the sender (in the case of couriered or mailed notices). Either party may
change its notice address upon written notice to the other party. Said notices
shall be sent to the parties hereto at the following addresses, unless
otherwise notified in writing (provided that upon Tenant’s taking possession of
the Premises, the Premises shall be Tenant’s address for notice purposes).

 

	
  To Landlord:

  	
   

  	
  RAMCO

  
	
   

  	
   

  	
  Attention: Asset Manager
  for Plano Tech Building

  
	
   

  	
   

  	
  13760 Noel Road, #800

  
	
   

  	
   

  	
  Dallas, TX 75240

  
	
   

  	
   

  	
   

  
	
  To Tenant:

  	
   

  	
  NEI, Inc.

  
	
   

  	
   

  	
  3501 E. Plano Parkway

  
	
   

  	
   

  	
  Plano, Texas 75074

  
	
   

  	
   

  	
  Attn: Doug Bryant

  

 

Section 13.08.
Waivers. All waivers must be in writing and signed by the waiving party. Landlord’s
failure to enforce any provision of this Lease or its acceptance of Rent shall
not be a waiver and shall not prevent Landlord from enforcing that provision or
any other provision of this Lease in the future. No statement on a payment
check from Tenant or in a letter accompanying a payment check shall be binding
on Landlord. Landlord may, with or without notice to Tenant, negotiate such
check without being bound to the conditions of such statement.

 

Section 13.09.
No Recordation. Tenant shall not record this Lease without prior
written consent from Landlord. The party requiring such recording shall pay all
transfer taxes and recording fees.

 

Section 13.10.
Binding Effect; Choice of Law. This Lease binds any party
who legally acquires any rights or interest in this Lease from Landlord or
Tenant. However, Landlord shall have no obligation to Tenant’s successor unless
the rights or interests of Tenant’s successor are acquired in accordance with
the terms of this Lease. THE LAWS OF THE STATE OF TEXAS SHALL GOVERN THIS
LEASE.

 

Section 13.11.
Corporate Authority. If Tenant is a corporation, Tenant represents and
warrants that each person signing this Lease on behalf of Tenant has full
authority to do so and that this Lease binds the corporation. Within thirty (30)
days after Landlord’s written request, Tenant shall deliver to Landlord a
certified copy of a resolution of Tenant’s Board of Directors authorizing the
execution of this Lease or other evidence of such authority reasonably
acceptable to Landlord.

 

Section 13.12.
Intentionally Omitted.

 

 

Section 13.13.
Force Majeure. If Landlord or Tenant cannot perform any of its
obligations due to events beyond such party’s control, the time provided for
performing such obligations shall be extended by a period of time equal to the
duration of such events; provided, however that such extension will not apply
to obligations that can be performed by the payment of money. Events beyond
such party’s control include, but are not limited to, acts of God, war, civil
commotion, labor disputes, strikes, fire, flood or other casualty, shortages of
labor or material, government regulation. If Landlord or Tenant shall be unable
to perform or shall be delayed in the performance of any obligation under this
Lease by reason of events beyond such party’s control, such nonperformance or
delay in performance shall not render such party liable in any respect for
damages to either person or property, constitute a total or partial eviction, constructive
or otherwise, work an abatement of Rent or relieve the other party from the
fulfillment of any covenant or agreement contained in this Lease.

 

Section 13.14.
Execution of Lease. This Lease may be executed in counterparts and, when
all counterpart documents are executed, the counterparts shall constitute a
single binding instrument. Landlord’s delivery of this Lease to Tenant shall
not be deemed to be an offer to lease and shall not be binding upon either
party until executed and delivered by both parties.

 

Section 13.15.
Survival. All representations and warranties of Landlord and
Tenant not fully performed on the date of the expiration or termination of this
Lease shall survive the termination of this Lease for the maximum period of
time allowed by law.

 

Section 13.16.
Gender and Number. Whenever the context so requires herein, the
neuter gender shall include the masculine and feminine, and the singular number
shall include the plural.

 

Section 13.17.
Signage. Tenant, at Tenant’s expense, shall have the right to install identity
signage on the exterior of the Building and/or on a monument sign along Shiloh
Road, subject to Landlord’s reasonable approval and City of Plano ordinances.

 

Article 14.
BROKERS

 

Section 14.01.
Broker’s Fee. Tenant and Landlord warrant that they have had no
dealings with any real estate broker or agent in connection with the
negotiation of this Lease except Landlord’s Broker as referenced in Section 1.06A
and Tenant’s Broker as referenced in Section 1.06B, and they know of no
other real estate brokers or agents who are or might be entitled to a commission
in connection with this Lease. Landlord has agreed to pay a commission to
Landlord’s Broker and Tenant’s Broker pursuant to a written agreement with such
broker. Tenant agrees to indemnify and hold harmless Landlord from and against
any liability or claim arising in respect to brokers or agents other than
Tenant’s Broker and Landlord’s Broker. Landlord agrees to indemnify and hold
harmless Tenant from and against any liability or claim arising in respect to
any brokers or agents claiming a commission from Landlord.

 

ADDITIONAL PROVISIONS MAY BE
SET FORTH IN A RIDER OR RIDERS ATTACHED HERETO OR IN THE BLANK SPACE BELOW. IF
NO ADDITIONAL PROVISIONS ARE INSERTED, PLEASE DRAW A LINE THROUGH THE SPACE
BELOW.

 

 

Landlord and Tenant have
signed this Lease at the place and on the dates specified adjacent to their
signatures below and have initialed all Riders which are attached to or
incorporated by reference in this Lease.

 

	
   

  	
  LANDLORD:

  	
  Rainier Asset Management
  Company, LLC,

  
	
   

  	
   

  	
  as agent for the
  Tenant-in-Common Owners

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Date:

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  	
  NEI, Inc.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Date:

  	
   

  

 

 

RIDER
1

TO

INDUSTRIAL
REAL ESTATE LEASE

RENEWAL
OPTION

 

Provided Tenant is not in
Default when Tenant delivers such notice, Tenant may renew this Lease for two
(2) additional periods of three (3) years each on the same terms
provided in this Lease, except that the Base Rent payable for each month shall
be the market rate for space of equivalent size, quality and utility taking
into account the credit standing of Tenant; Tenant shall deliver written notice
to Landlord indicating whether or not Tenant elects to preserve its option to
extend the Lease Term no later than one hundred twenty (120) days prior to the
expiration of the Lease Term, including any extension thereof (“Election
Date”). Within thirty (30) days after the Election Date, Landlord shall provide
Tenant with a proposed Base Rent Renewal Rate. The proposed Base Rent Renewal
Rate shall be determined by Landlord in its reasonable discretion, taking into
account the factors described hereinabove. If Tenant shall object to Landlord’s
proposed Base Rent Renewal Rate, Landlord and Tenant shall negotiate in good
faith to determine a mutually acceptable Base Rent Renewal Rate. If Landlord
and Tenant reach mutual agreement on or before the day 90 days prior to the
expiration of the Lease Term (the “Renewal Target Date”), such rate shall be
the Base Rent Renewal Rate, and Landlord and Tenant shall enter into an
agreement confirming Tenant’s exercise of this Renewal Option at such Base Rent
Renewal Rate. If Landlord and Tenant fail to reach mutual agreement on or
before the Renewal Target Date, Tenant may notify Landlord in writing within
ten (10) days after the Renewal Target Date that Tenant invokes the
arbitration procedure set forth below to determine the Base Rent Renewal Rate.
Notwithstanding anything contained herein to the contrary: (a) if Tenant
fails to deliver written notice indicating whether or not it elects to preserve
its Renewal Option prior to the Election Date, Tenant shall be deemed to have
elected not to extend the Lease Term and the renewal option set forth herein
shall automatically terminate, and (b) Tenant’s rights hereunder shall
terminate if (i) this Lease expires or is canceled, or because of an event
of Default, this Lease or Tenant’s right to possession of the Premises is
terminated, or (ii) Tenant fails to timely exercise its renewal option
hereunder, time being of the essence with respect to Tenant’s exercise thereof.

 

Upon delivery and receipt of
such notice that Tenant rejects Landlord’s proposed Base Rent Renewal Rate, the
parties will attempt within seven (7) days thereafter to mutually appoint
an appraiser who will select (in the manner set forth below) the Base Rent
Renewal Rate (the “Deciding Appraiser”). The Deciding Appraiser must have at
least five (5) years of full-time commercial appraisal experience with
projects comparable to the Property and be a member of a reputable national
appraisal association. The Deciding Appraiser may not have any material
financial or business interest in common with either of the parties. If Landlord
and Tenant are not able to agree upon a Deciding Appraiser within such seven
(7) day period, each party will within fifteen (15) days thereafter
separately select an appraiser meeting the criteria set forth above, which two
appraisers will, within seven days of their selection, mutually appoint a third
appraiser meeting the criteria set forth above (and who also does not have any
material financial or business interest in common with either of the two
selecting appraisers) to be the Deciding Appraiser. Within twenty (20) days
after the appointment (by either method) of the Deciding Appraiser, Landlord
and Tenant will submit to the Deciding Appraiser their respective
determinations of Base Rent Renewal Rate and any related information. Within
twenty-one (21) days after such appointment of the Deciding Appraiser, the
Deciding Appraiser will review each party’s submittal (and such other
information as the Deciding Appraiser deems necessary) and will select, in
total and without modification, the submittal presented by either Landlord or
Tenant as the Base Rent Renewal Rate. Subject to the previous sentence, if the
Deciding Appraiser timely receives one party’s submittal, but not both, the
Deciding Appraiser must designate the submitted proposal as the Base Rent
Renewal Rate for the applicable extension of the Lease Term. Any determination
of the Base Rent Renewal Rate made by the Deciding Appraiser in violation of
the provisions of this Rider 2 shall be beyond the scope of authority of the
Deciding Appraiser and shall be null and void. If the determination of Base
Rent Renewal Rate is made by a Deciding Appraiser, Landlord and Tenant will
each pay, directly to the

 

 

Deciding Appraiser, one-half
(1/2) of all fees, costs and expenses of the Deciding Appraiser. Landlord and
Tenant will each separately pay all costs, fees and expenses of their
respective additional appraiser (if any) used to determine the Deciding
Appraiser.

 

	
   

  	
  LANDLORD:

  	
  Rainier Asset Management
  Company, LLC,

  
	
   

  	
   

  	
  as agent for the
  Tenant-in-Common Owners

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Date:

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  	
  NEI, Inc.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Date:

  	
   

  

 

 

RIDER
2

TO

INDUSTRIAL
REAL ESTATE LEASE

CANCELLATION
OPTION

 

Tenant may cancel the Lease
following the sixty-sixth (66th) month of the Lease Term provided Tenant (i) provides Landlord
with written notice of Tenant’s intent to cancel this Lease on a date certain
chosen by Tenant (the “First Cancellation Date”) at least twelve (12) months
prior to the First Cancellation Date and (ii) pays to Landlord in cash at
the time the rent payment for the next month after Tenant delivers its notice
of intent to cancel this Lease is due, a cancellation option fee (the “First
Cancellation Fee”) equal to four (4) months Base Rent plus any unamortized
lease commission; provided that, if Tenant provides such cancellation notice
but fails to pay the First Cancellation Fee in the amount and within the time
herein described, Landlord may, at Landlord’s sole option, either
(1) treat the Lease as cancelled as of the First Cancellation Date and collect
the First Cancellation Fee, (2) enforce this Lease in accordance with its
terms as if such cancellation notice had not been given, and Tenant shall have
waived its right to cancel pursuant to this paragraph of this Rider 2. The date
on which this Lease is cancelled pursuant to this Rider 2, if at all, shall be
deemed the termination date of this Lease for all purposes, except earlier
termination as provided under the Lease due to Tenant’s Default or casualty or
condemnation.

 

Tenant may cancel the Lease
following the seventy-eighth (78th) month of the Lease Term provided Tenant
(i) provides Landlord with written notice of Tenant’s Intent to cancel
this Lease on a date certain (the “Second Cancellation Date”) at least twelve
(12) months prior to the Second Cancellation Date and (ii) pays to
Landlord in cash at the time the rent payment for the month after Tenant
delivers its notice of intent to cancel this Lease is due, a cancellation
option fee (the “Second Cancellation Fee”) equal to three (3) months Base
Rent plus any unamortized lease commission; provided that, if Tenant provides
such cancellation notice but fails to pay the Second Cancellation Fee in the
amount and within the time herein described, Landlord may, at Landlord’s sole
option, either (1) treat the Lease as cancelled as of the Second
Cancellation Date and collect the Second Cancellation Fee; or (2) enforce
this Lease in accordance with its terms as if such cancellation notice had not
been given, and Tenant shall have waived its right to cancel pursuant to this
paragraph of this Rider 2. The date on which this Lease is cancelled pursuant
to this Rider 2, if at all, shall be deemed the termination date of this Lease
for all purposes, except earlier termination as provided under the Lease due to
Tenant’s Default or casualty or condemnation.

 

	
   

  	
  LANDLORD:

  	
  Rainier Asset Management
  Company, LLC,

  
	
   

  	
   

  	
  as agent for the
  Tenant-in-Common Owners

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Date:

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  TENANT:

  	
  NEI, Inc.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  Date:

  	
   

  

 

 

EXHIBIT “A”

PROPERTY

 

Being a tract of land situated
in the Eli Murphy Survey, Abstract No. 597, O. Yeomans Survey, Abstract
No. 1043, In Collin County, Texas, and being a Dart of a tract of
land described by instrument to Argent Plano Realty, L.P. as recorded in File
“99-0011425, Deed Records, Collin County, Texas IO.R.C.C.T.I, and being all of
Lot 7, Block l of the final plot of Plano Tech Center, on addition to the City
of Plano, Texas as recorded In Volume M. Page 49. Plot Records, Collin
County, Texas (P.R.C.C.T.I, and being more particularly described as follows: 

 

BEGINNING at a 1⁄2-inch iron
rod with COD stomped ‘HALFF ASSOC. INC: (hereinafter referred to as ‘with cop·) found for the most westerly southwest corner of
said Lot 7, said point also being the southeast corner of Block 21, a Replot of
Blocks 16, 17, 20, and 21. Central Plano Industrial Pork Phase III as recorded
in Cabinet ‘F’, Page 145 Deed Records of Collin County, Texas, said point
also being on the north line of Technology Drive (6O feet wide); 

 

THENCE North 00 degrees 12
minutes 30 seconds East, departing said north line and along the east line of
Block 21, a distance of 330.27 feet to a 1⁄2-Inch iron rod with COD found at the
northeast corner of said Block 21, said corner being on the south line of the
St. Louis Southwestern Railway right-of-way (variable width); 

 

THENCE South 79 degrees 32
minutes 25 seconds East, deporting sold Block line and along said south line, a
distance of 114.68 feet to a 1⁄2-lnch Iron rod with cop found for corner; 

 

THENCE South 86 degrees 20
minutes 07 seconds East, continuing along said south line, a distance of 544.82
feet to a 1⁄2-lnch iron rod with cap found for corner; 

 

THENCE. South 79 degrees 32
minutes 43 seconds East, continuing along sold south line, a distance of 238.72
feet to a 1⁄2-inch Iron rod with cap found for corner, said corner being the
northwest corner of a tract of land described by deed to Texas Utilities
Electric Company as recorded in Volume 3409, Page 17, Deed Records of
Collin County, Texas; 

 

THENCE South 10 degrees 27
minutes 17 seconds West, departing sold south line and along the west line of
said Texas Utilities Electric Company tract, a distance of 275.00 feet to a
1⁄2-lnch iron rod with COD sot for corner, sold point being a common corner with
Lot 8 of sold Block I; 

 

THENCE South 39 degrees 26
minutes 15 seconds West, departing sold west line and along the common line
between sold Lots 7 and 8, a distance of 37.48 feet to on ‘X’ in concrete found
for corner, said point being a common corner for Lot 6 of said Block 

 

THENCE North 89 degrees 47
minutes 30 seconds West, along the common line between sold Lots 6 and 7, a
distance of 729.45 feet to a “crow’s foot” found for corner on the east line of
Klein Road; 

 

THENCE North 10 degrees 27
minutes 35 seconds East, along said east line of Klein Rood. a distance of
48.12 feet to on ‘X’ In concrete found at the Intersection of said east line
and the said north line of Technology Drive; 

 

THENCE North 79 degrees 32
minutes 25 seconds West, along sold north line, a distance of 99.67 feet to tile
POINT OF BEGINNING AND CONTAINING 300,130 square feet or 6.89 acre: of land,
more or less.

 

 

EXHIBIT
“A-1”

FLOOR
PLATE

 

 

EXHIBIT “B”

SITE
PLAN OF PROJECT

 

 

 

EXHIBIT “C”

 

Intentionally Omitted

 

 

EXHIBIT “D”

SUBORDINATION,
NONDISTURBANCE AND ATTORNMENT AGREEMENT

 

THIS AGREEMENT is made and
entered into as of the date set forth below by and between
                                                ,
(“Tenant”);                                                   ,
(“Landlord”); and                                                           
as Trustee for the registered holders of                                  
Commercial Mortgage Pass-Through Certificates
Series                     ,
whose Master Servicer is Midland Loan Services, Inc. (collectively,
“Lender”), as follows:

 

RECITALS

 

LENDER is now the holder of
a Mortgage or Deed of Trust, which secures or will secure a Note in the
original principal amount of $                               .
The Mortgage or Deed of Trust and any other security instruments, executed by
the Landlord in favor of Lender, encumber the real property, together with the
buildings and improvements on that property, described as “Exhibit A”,
which is attached to this document; and

 

TENANT is the holder of a
lease (the “Lease”) dated
                    
from Landlord, further amended by instrument(s) dated                     
(such lease, together with the amendments referenced above, are collectively
referred to as “the Lease”) covering certain premises more particularly
described in the Lease (referred to later as the “Leased Premises”); and

 

TENANT, LANDLORD AND LENDER
desire to confirm their understanding with respect to the Lease and the
Mortgage or Deed of Trust;

 

ACCORDINGLY, in
consideration of the mutual covenants and agreements contained in this
instrument, Tenant, Landlord and Lender agree and covenant as follows:

 

1.     Now and at all times in the
future, the Lease and the rights of the Tenant shall be subject and subordinate
to the above Mortgage or Deed of Trust, and to all renewals, modifications or
extensions of that Mortgage. However, such renewals, modifications and
extensions shall be subject and entitled to the benefits of the terms of this
Agreement.

 

2.     So long as Tenant is not in
default in the payment of rent or in Tenant’s performance of any of the terms,
covenants or conditions of the Lease (beyond any period given Tenant to cure
such default):

 

a)     Lender shall not diminish
nor interfere with Tenant’s possession of the Leased Premises, or Tenant’s
rights and privileges under the Lease or lease renewals, modifications or
extensions that may be affected in accordance with any options under the Lease.

 

 

b)    Tenant’s occupancy of the
Leased Premises shall not be disturbed, affected or impaired by Lender during
the term of the Lease or any such renewals, modifications or extensions of the
Lease.

 

c)     Tenant, or any leasehold
mortgagee of Tenant (“Tenant’s Mortgagee”) shall not be named or joined in any
action or proceeding brought by lender to enforce any of its rights in the
event of default under the Note, Mortgage (or Deed of Trust), unless such
joinder be required by law for effecting those remedies available under the
security instruments. Such joinder would ONLY be for the purposes of effecting
those remedies, but not for the purpose of terminating the Lease or affecting
Tenant’s right to possession.

 

d)    If the interests of Landlord
shall be transferred to and owned by Lender by reason of foreclosure or other proceedings
or by any other manner, and Lender succeeds to the interests of the Landlord
under the Lease, Tenant shall be bound to Lender under all of the terms,
covenants and conditions of the Lease for the balance of the term remaining and
for any extensions or renewals which may be effected in accordance with any
option granted in the Lease, with the same force and effect as if Lender were
the Landlord under the Lease. Tenant agrees to attorn to Lender as its
Landlord, such attornment to be effective and self-operative without the
execution of any further instruments on the part of any of the parties to this
Agreement immediately upon Lender succeeding to the interest of the Landlord
under the Lease. The respective rights and obligations of Tenant and Lender
upon such attornment, to the extent of the then remaining balance of the term
of the Lease and any such extensions and renewals, shall be and are the same as
now set forth. The parties’ intent is to incorporate the Lease in this
Agreement by reference with the same force and effect as if set forth at length
in this Agreement.

 

3.     During the period of
Lender’s ownership of Landlord’s interest in the Lease, Tenant and Tenant’s
Mortgagee shall have the same remedies against Lender for the breach of an
agreement contained in the Lease that Tenant and Tenant’s Mortgagee would have
had against the Landlord if Lender had not succeeded to Landlord’s interest;
provided, however, that even though provisions in the Lease may be to the
contrary, Lender shall not be:

 

a)     liable for any act or
omission of any prior landlord arising under the Lease (including the Landlord)
or subject to any offsets, defenses or counterclaims which Tenant may have
against any prior landlord arising under the Lease (including the Landlord);
or,

 

b)    bound by any rents or
additional rent which Tenant might have paid for more than the current month to
any prior landlord (including the Landlord); or

 

c)     bound by any amendment or
modification of the Lease made without its consent; or,

 

d)    liable for any security
deposited under the Lease unless such security has been physically delivered to
Lender.

 

 

Provided, however, that the
Lender shall not be relieved from responsibility for failure to perform any
obligation under the Lease which, although such failure may have begun prior to
Lender succeeding to Landlord’s interest, thereafter continues. In such event,
Lender’s responsibility shall be determined as if the failure had first arisen
upon the day Landlord’s title to the Subject Property succeeds to Lender.

 

4.     Tenant shall promptly notify
Lender of any default, act or omission of Landlord which would give Tenant the
right, immediately or after the lapse of a period of time, to cancel or
terminate the Lease or to claim a partial or total eviction (“a Landlord
Default”). In the event of a Landlord Default, the Tenant shall not exercise
any rights available to it until it has given written notice of such Landlord
Default to Lender; and Lender has failed within thirty (30) days after Lender
receives such notice, to cure or remedy the Landlord Default. If the same can
not be reasonably remedied within such thirty-day period, then Lender shall
have a reasonable period for remedying such Landlord Default. However, in any
event, Lender’s time to cure such default shall not be less than the period of
time the Landlord would be entitled to cure such default pursuant to the terms
of the Lease. Lender shall have no obligation under this paragraph to remedy
any Landlord Default.

 

5.     The terms “holder of a mortgage”
and “Lender” or any similar term in this document or in the Lease shall be
deemed to include Lender and any of its successors or assigns, including anyone
who shall have succeeded to Landlord’s interests by, through or under
foreclosure of the Mortgage or Deed of Trust, or by deed in lieu of such
foreclosure or otherwise.

 

6.     The Landlord has assigned or
will assign to Lender all of Landlord’s right, title and interest in the Lease
by an Assignment of Rents and Leases (“Rent Assignment”). If in the future
there is a default by the Landlord in the performance and observance of the
terms of the Note or Mortgage or Deed of Trust, the Lender may, at its option
under the Rent Assignment, require that all rents and all other payments due
under the Lease be paid directly to Lender. Upon notification to that effect by
the Lender to the Landlord and the Tenant, the Landlord HEREBY IRREVOCABLY
AUTHORIZES AND DIRECTS the Tenant and the Tenant agrees to pay any payments due
under the terms of the Lease to the Lender. Such payments shall constitute
payments under the terms of the Lease and Landlord shall have no claim against
Tenant by reason of such payments made to Lender. Tenant shall make such
payments to Lender regardless of any right of setoff, counterclaim or other
defense that Tenant may have against Landlord. Neither the Rent Assignment nor
its implementation shall diminish any obligation of the Landlord under the
Lease or impose any such obligations on the Lender.

 

7.     Any notice, or request or
other communication required by this Agreement to be given shall be in writing
and shall be: (a) personally delivered; or, (b) sent via nationally
recognized overnight courier; or, (c) transmitted by postage prepaid
registered or certified mail, return receipt requested. All such notices,
requests or other communications shall be addressed to Tenant, Landlord or
Lender at the addresses set forth below or such other address as the parties
shall in like manner designate. All such notices and requests shall be deemed
to have been given on the first to occur of: (i) the actual date received,
or (ii) the date of delivery if personally delivered; or (iii) five
(5) days following posting if transmitted by mail.

 

 

If to Tenant:

 

 

If to Landlord:

 

 

If to Lender:

 

Midland Loan Services, Inc.

10851 Mastin Blvd.,
Suite 700 

Overland Park, KS 66210

Attention:
                                  ,
Asset Manager

 

8.     This Agreement may NOT be
modified except by a written agreement signed by the parties or their
respective successors in interest. This Agreement shall inure to the benefit of
and be binding upon the parties, their successors and assigns.

 

IN RATIFICATION OF THIS
AGREEMENT, the parties have placed their signatures and seals below, by and
through their duly authorized officers on this date,
                                      ,
20  .

 

 

	
   

  	
  “LENDER”
                                                      as
  Trustee

  
	
   

  	
  for

  
	
   

  	
  Commercial Mortgage
  Pass-Through Certificates

  
	
   

  	
  Series

  
	
   

  	
  by and through its Master
  Servicer,

  
	
   

  	
  Midland Loan Services, Inc.

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By

  	
   

  
	
   

  	
   

  	
  Brad Hauger

  
	
   

  	
   

  	
  Senior Vice President and

  
	
   

  	
   

  	
  Servicing Officer

  

 

 

	
  STATE OF KANSAS

  	
  )

  
	
   

  	
  )

  
	
  COUNTY OF JOHNSON

  	
  )

  

 

On this         
day of                  ,
2           , before me, a
Notary Public in and for the State of Kansas, personally appeared Brad Hauger,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person who executed this instrument, on oath stated that he was
authorized to execute the instrument, and acknowledged that he is the Senior
Vice President and Servicing Officer of Midland Loan Services, Inc., to be
the free and voluntary act and deed of said company for the uses and purposes
mentioned in the instrument.

 

IN WITNESS WHEREOF, I
have hereunto set my hand and official seal the day and year first above
written.

 

 

	
  (seal)

  	
   

  
	
   

  	
   

  
	
   

  	
  (Print Name)

  
	
   

  	
  NOTARY PUBLIC in and for
  the State of Kansas.

  
	
   

  	
   

  
	
   

  	
   

  
	
  My appointment expires

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  “TENANT”

  
	
   

  	
  (print)

  
			

 

 

	
   

  	
  By

  	
   

  
	
   

  	
  Its

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  STATE OF

  	
   

  	
  )

  
	
   

  	
   

  	
  ) ss.

  
	
  COUNTY OF

  	
   

  	
  )

  
					

 

On this         
day of                     ,
2         , before me, a Notary Public
in and for the State of                                      ,
personally appeared                                           personally
known to me (or proved to me on the basis of satisfactory evidence) to be the
person who executed this instrument, on oath stated that he/she was authorized
to execute the instrument, and acknowledged that he/she is the                                              
of
                    ,
to be the free and voluntary act and deed of said                                
for the uses and purposes mentioned in the instrument.

 

IN WITNESS WHEREOF, I
have hereunto set my hand and official seal the day and year first above
written.

 

 

	
  (seal)

  	
   

  
	
   

  	
   

  
	
   

  	
  (Print Name)

  
	
   

  	
  NOTARY PUBLIC in and for
  the State of

  
	
   

  	
                                              .

  
	
   

  	
   

  
	
   

  	
   

  
	
  My appointment expires

  	
   

  	
   

  
			

 

 

	
   

  	
  “LANDLORD”

  
	
   

  	
  (print)

  
	
   

  	
   

  
	
   

  	
  By

  	
   

  
	
   

  	
  Its

  	
   

  

 

 

	
  STATE OF

  	
   

  	
  )

  
	
   

  	
   

  	
  ) ss.

  
	
  COUNTY OF

  	
   

  	
  )

  
				

 

On this              day
of                  ,
2     , before me, a Notary Public in and for the State of                     ,
personally appeared                              
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person who executed this instrument, on oath stated that he/she was
authorized to execute the instrument, and acknowledged that he/she is the
                                   
of                  ,
to be the free and voluntary act and deed of said                             for
the uses and purposes mentioned in the instrument.

 

IN WITNESS WHEREOF, I
have hereunto set my hand and official seal the day and year first above
written.

 

 

	
  (seal)

  	
   

  
	
   

  	
   

  
	
   

  	
  (Print Name)

  
	
   

  	
  NOTARY PUBLIC in and for
  the State of 

  
	
   

  	
                                              .

  
	
   

  	
   

  
	
   

  	
   

  
	
  My appointment expires

  	
   

  	
   

  
			

 

 

EXHIBIT “E”

ESTOPPEL
CERTIFICATE

 

1.             DEFINITIONS. In this
Certificate, the following terms have the meanings given to them:

 

	
   

  	
  (a)

  	
  Landlord:

  	
  Rainier Asset Management
  Company, LLC, as agent for the Tenant-in-Common Owners.

  
	
   

  	
  (b)

  	
  Tenant:

  	
  NEI, Inc.

  
	
   

  	
  (c)

  	
  Lease:

  	
  Lease
  dated                    between
  Landlord and Tenant.

  
	
   

  	
  (d)

  	
  Premises:

  	
  Suite

  
	
   

  	
  (e)

  	
  Building Address:

  	
  3501 E. Plano Parkway

  
	
   

  	
   

  	
   

  	
  Plano, Texas 75074

  
					

 

2.             Landlord and Tenant confirm
that the Commencement Date of the Lease is 02/1/10, and the Expiration Date is 07/31/2017.

 

3.             The Rentable Area of the
Premises is deemed to be 82,880 square feet.

 

4.             The Rentable Area of the
Building is deemed to be 82,880 square feet.

 

5.             Tenant’s Share is 100% percent.

 

6.             Tenant has accepted
possession of the Premises as provided in the Lease.

 

7.             The
Improvements required to be furnished by the Landlord in accordance with the
Workletter (if any) have been furnished to the satisfaction of Tenant (subject
to any corrective work or punch-list items submitted previously to Landlord).

 

8.             All terms and
conditions to be performed by Landlord under the Lease have been satisfied and
on this date Tenant is unaware of existing defenses or offsets, which
Tenant has against the full enforcement of the Lease by Landlord.

 

9.             The Lease is in full force
and effect and has not been modified, altered, or amended, except as follows:

None

 

10.           There are no
setoffs or credits against Rent, and no Security Deposit or prepaid Rent has
been paid except as provided by the Lease.

 

 

Landlord and Tenant have
executed this Commencement Date and Estoppel Certificate as of the dates set
forth below.

 

	
  Tenant:

  	
  NEI, Inc.

  	
   

  	
  Landlord:

  	
  Rainier Asset Management Company,
  LLC, as agent for the Tenant-in-Common Owners

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Name:

  	
   

  	
   

  	
  Name:

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Title:

  	
   

  	
   

  	
  Title:

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Date:

  	
   

  	
   

  	
  Date:

  	
   

  

 

 

 

Exhibit “F”

RULES
AND REGULATIONS

 

1.                                       Landlord will
furnish Tenant free of charge two (2) keys to each door in and to the
Tenant’s leased Premises. Landlord may make any reasonable charge for
additional keys, and Tenant shall not make or have made additional keys, and
Tenant shall not alter any lock or install a new or additional lock or bolt on
any door of its Premises. Tenant, upon the termination of its tenancy, shall
deliver the Landlord the keys of all doors which have been furnished to the
Tenant and in the event of loss of any keys furnished, shall notify Landlord of
lost keys.

 

2.                                       Landlord will
not be responsible for lost or stolen personal property, equipment, money or
jewelry from the leased Premises or the Project regardless of whether such loss
occurs when the area is locked against entry or not.

 

3.                                       Except as
required to periodically inspect and service HVAC units, no Tenant and no
employee of any Tenant shall go up on the roof of the Building, without prior
knowledge and written consent of the Landlord.

 

4.                                       Tenant shall be
responsible for maintaining with Landlord an up-to-date list of personnel to be
notified in the event of an emergency. This list must include correct after
hours phone numbers, pager numbers and cellular numbers for the employee(s) who
are designated for this responsibility.

 

5.                                       The directory
of the Building, if any will be provided exclusively for the display of the
name and location of tenants only and Landlord reserves the right to exclude
any names therefrom.

 

6.                                       Tenant and its
employees, agents and invitees shall park their vehicles only in those parking
areas designated by Landlord. Tenant shall not leave any vehicle in a state of
disrepair (including without limitation: flat tires, out of date inspection
stickers or license plates) on the leased Premises or Project.  If Tenant or its employees, agents or
invitees park their vehicles in areas other than the designated parking areas
or leave any vehicle in a state of disrepair, Landlord, after giving written
notice to Tenant of such violation, shall have the right after three
(3) days, including weekends and holidays to remove such vehicles at
Tenant’s expense. No termination of parking privileges or removal or
impoundment of a vehicle shall create any liability on Landlord or be deemed to
interfere with Tenant’s right to possession of its leased Premises. All
responsibility for damage to vehicles or persons is assumed by the owner of the
vehicle or its driver. The areas located directly in front of the dock doors
shall strictly be used for loading and unloading and shall not be used for
additional parking except as approved by the Landlord. Semi-trailers and/or
trucks may not block or obstruct the traffic flow or marked fire lanes.

 

7.                                       Tenant shall
provide cleaning and janitorial services for the Premises. Landlord shall not
in any way be responsible to any Tenant for any loss of property on the
Premises, however occurring, or for any damage to any Tenant’s property caused
by the janitor or any other persons who might be working on the Property.

 

8.                                       Tenant shall
not store anything on the exterior of the Building without prior written
consent from Landlord.

 

9.                                       Tenant shall
not use any method of heating or air conditioning other than that supplied by
Landlord.

 

10.                                 Tenant shall not
use in any space of the Building any hand trucks except those equipped with
wheels and side guards or other such material-handling

 

 

equipment
as Landlord may approve; provided, however, that Tenant shall be entitled to
use forklifts and similar material-handling equipment in the Premises without
Landlord’s approval. Tenant shall not bring any other vehicles of any kind into
the Building, except as may be necessary from time to time in the course of
Tenant’s business. No vehicles may be parked or stored inside the Building for
an extended period.

 

11.                                 No person shall
disturb occupants of the Building by the use of any radios, record players,
tape recorders, musical instruments or the making of unseemly noises of any
kind. Tenant shall not permit any objectionable or unpleasant odors, smoke,
smoke, dust, gas, noise or vibrations to emanate from the Premises, nor take
any other action that would constitute a nuisance or would disturb,
unreasonably interfere with or endanger Landlord or any other tenants of the
Building in which the Premises are a part.

 

12.                                 The restroom
facilities and other water fixtures shall not be used for any other purpose
other than those for which they were constructed and any damage resulting to
them from misuse shall be borne by the Tenant. No person shall use water from
the faucets except for those for which they are billed by the applicable water
department.

 

13.                                 Tenant shall
not obstruct any sidewalks, halls, passages, exits, entrances or stairways of
the Building. The halls, passages, exits and stairways are not for the general
public, and Landlord shall in all cases retain the right to control and prevent
access to the Building of all persons whose presence the judgment of Landlord
would be prejudicial to the safety, character, reputation and interests of the
Building and its tenants provided that nothing contained in this
rule shall be construed to prevent such access to persons with whom Tenant
normally deals in the ordinary course of its business, unless such persons are
engaged in illegal activities.

 

14.                                 None of the
park lawn areas, entries, passages or doors shall be blocked or obstructed nor
any rubbish, litter, trash or material of any nature placed, emptied or thrown
into these areas or such area used by Tenant’s agents, employees or invitees at
any time for purposes inconsistent with their designation by Landlord.

 

15.                                 Subject to item
30 of these rules and regulations, Tenant shall not place, install or
operate on the leased Premises or in any part of the Building any engine, stove
or machinery, or conduct mechanical operations or cook thereon or therein, or
place or use in or about the leased Premises or project any explosives,
gasoline, kerosene, oil, acids, caustics or any flammable, explosive or
hazardous materials without written consent of Landlord.

 

16.                                 Tenant shall
not use the name of the Building in connection with or in promoting or
advertising the business of Tenant without prior written consent of Landlord.

 

17.                                 Tenant shall
not place a load upon any floor, which exceeds the load per square foot, which
floor was designed to carry and which is allowed by law.  Business machines and mechanical equipment
which cause noise or vibration that may be transmitted to the structure of the
Building or to any space in the Building to such a degree as to be
objectionable to Landlord or to any tenants shall be placed and maintained by
Tenant, at Tenant’s expense, on vibration eliminators or other devices
sufficient to reasonably eliminate noise or vibration. Landlord will not be
responsible for loss of or damage to any such equipment or other property from
any cause, and all damage done to the Building by maintaining or moving such
equipment or other property shall be repaired at the expense of Tenant.

 

 

18.                                 Except as
approved by Landlord and further provided in Section 6.05 A of the Lease,
Tenant shall not mark, drive nails, screw or drill into the partitions,
woodwork or plaster or in any way deface the Premises. Tenant shall not cut or
bore holes for wires. Tenant shall not affix any floor covering to the floor of
the Premises in any manner except as reasonably approved by Landlord. Tenant
shall repair any damage resulting from noncompliance with this rule.

 

19.                                 Tenant shall
store and dispose of all its trash and garbage in proper receptacles, located
in areas approved by Landlord and at its sole cost and expense. Said
receptacles must be of a size and type that will be compatible with the volume,
size, and type of trash that is placed into the receptacle.

 

20.                                 All doors or closures
must be kept closed at all times, if there are no doors, then Tenant shall be
required to schedule the frequency of the emptying of their
receptacle(s) so that no trash will spill over the top onto the ground.  Tenant shall not place in any trash box or
receptacle any material that cannot be disposed of in the ordinary and
customary manner of trash and garbage disposal. Tenant shall be responsible for
the removal of all trash and debris from the exterior of the property within
the boundaries of their leasehold, regardless of where such trash and debris
originated.

 

21.                                 No sign,
placard, advertisement, name or notice shall be installed or displayed on any
part of the outside or inside of the Building without prior written consent of
the Landlord. Landlord shall have the right to remove at Tenant’s expense and
without notice, any sign installed or displayed in violation of this rule. All
approved signs or lettering on doors and walls shall be printed, affixed,
painted or inscribed at Tenant’s expense. In addition, Landlord reserves the
right to change from time to time the format of the signs or lettering and to
require previously approved signs to be altered, the cost for which shall not
be unreasonable.

 

22.                                 If Landlord
objects to in writing any curtains, blinds, shades or screens attached to, hung
in or used in connection with any window or door, Tenant shall promptly
discontinue such use. No awning shall be permitted on any part of the Premises
without Landlord’s prior approval. Tenant shall not place anything or allow
anything to be placed against or near any glass partitions or doors or windows
which may appear unsightly, in the reasonable discretion of Landlord, from
outside the Premises.

 

23.                                 Subject to item
30 of these rules and regulations, no cooking shall be done or permitted
by any Tenant on the Premises, except by the use of an Underwriter’s Laboratory
approved microwave oven or equipment for brewing coffee, tea, hot chocolate and
similar beverages, and provided that such equipment and use is in accordance
with all applicable federal, state and city laws, codes, ordinances,
rules and regulations.

 

24.                                 Tenant shall
not install, maintain or operate upon the Premises any vending machine, except
for the exclusive use of its employees.

 

25.                                 Tenant shall
not at any time occupy any part of the leased Premises or project as sleeping
or lodging quarters.

 

26.                                 No dogs, unless
assisting the visually impaired, cats, fowl, or other animals shall be brought
into or kept in or about the leased Premises.

 

27.                                 Landlord may
waive one or more of these Rule and Regulations for the benefit of any
particular tenant or tenants, but no such waiver shall be construed as a waiver
of such Rules and Regulations in favor of any other tenant or tenants, nor
prevent Landlord from thereafter enforcing any such Rules and Regulations
to include any or all of the Tenants of the Building.  These Rules and Regulations are in
addition to, and shall not be construed

 

 

to
in any way modify or amend, in whole or in part, the terms, covenants,
agreements and conditions of any lease of premises in the Building.

 

28.                                 Landlord
reserves the right to make other such reasonable rules and regulations as
in its judgment may be from time to time be needed for safety and security, for
care and cleanliness of the Building and for the preservation of good order in
and about the Building. Tenant agrees to abide by all such rules and
regulations in this Exhibit F and any additional rules and
regulations, which may be added.

 

29.                                 Tenant is
hereby notified of the existence of permanent PVC conduit that is located
adjacent to and is accessible by each building located within the Plano Tech
Center Phase I & II development. The sole purpose for this conduit is
to provide access to any leasehold in any building by a tenant wishing to
install telecommunications cabling (including optical fiber), such cabling
and/or fiber to be supplied by the Tenant’s provider of choice. It is a
requirement by Landlord that the conduit system be utilized for the
installation of all such connections. Landlord must approve any such
installation in writing and no other method of access to the Building will be
permitted. Any unauthorized access to the Building will be removed at the sole
expense of the Tenant.

 

30.                                 Notwithstanding
the prohibitions in items 15 and 23 of these rules and regulations, Tenant
shall be entitled to hold seasonal company events, picnics and cookouts at the
Project; provided, that (i) no activity conducted at any such event shall
be in violation of local statutes or ordinances, and (ii) such event does
not interfere with the regular business operations of other tenants at the
Project.

 

 

EXHIBIT “G”

SIGNAGE
CRITERIA AND APPROVALS

 

Tenant shall be entitled to
maintain its current signage relating to the Premises and the Project.

If other signs are requested
by Tenant and approved by Landlord, then such signs shall meet the following
criteria:

Signs shall be composed of
individual letters.

Signs shall be located on
the Building (front elevation).

Signs shall be made of solid
expanded PVC, Komacel or equal product.

Letters shall be 30mm
minimum in depth.

Letters of signs to be stud
set with threaded connection on back side of letter.

Letters of signs to be
attached to concrete panels as directed by fabricator.

Sign layout, location on
building, type-face and color to be approved by Landlord prior to fabrication.

Signs to conform to City of
Plano sign criteria.Exhibit
10.20

 

CONFIDENTIAL PORTIONS OF THIS EXHIBIT HAVE
BEEN OMITTED AND FILED SEPARATELY WITH THE SECURITIES AND EXCHANGE COMMISSION
UNDER A CONFIDENTIAL TREATMENT REQUEST, PURSUANT TO RULE 24b-2 OF THE
SECURITIES EXCHANGE ACT OF 1934, AS AMENDED. 
THE REDACTED TERMS HAVE BEEN MARKED IN THIS EXHIBIT AT THE
APPROPRIATE PLACE WITH THREE ASTERISKS [***].

 

MASTER CONTINUING

LETTER OF CREDIT REIMBURSEMENT AND SECURITY AGREEMENT

 

November 24, 2009

 

The undersigned applicants (collectively, the “Applicants”
and each, individually, an “Applicant”) may from time to time request The Bank
of Tokyo-Mitsubishi UFJ, Ltd. (hereinafter referred to, together with its
successors and/or assigns, as the “Bank”), with offices at 1251 Avenue of the
Americas, New York, NY 10020-1104, to issue one or more irrevocable standby
letters of credit (each, as the context requires or applies, and together with
all amendments, renewals and extensions thereof, a “Letter of Credit”, and
collectively, the “Letter of Credit” or “Letters of Credit”).

 

In order to induce the Bank to issue the
Letters of Credit, and in consideration thereof, each of the Applicants hereby
agrees with the Bank as follows:

 

1.                          Application.  From time to time from the date of this
agreement until one (1) year from the date hereof (the “Maturity Date”),
each Applicant may request Letters of Credit subject to the terms hereof.  Each request for any Letter of Credit shall
be on the Bank’s form of application therefor as from time to time in use
(each, an “Application”), must have an expiration date no later than one (1) year
from its date of issuance (subject, however, to any evergreen clause), and the
total aggregate amount of Letters of Credit which the Applicants may request
and the Bank may issue hereunder in the aggregate shall not exceed
$25,000,000.  Neither this Master
Continuing Letter of Credit Reimbursement Agreement (as amended or otherwise
modified from time to time, this “Agreement”) nor any Application obligates the
Bank to issue, or consider any request to issue, any proposed Letter of Credit
for which an Application has been made until the Applicant has complied with
any and all requirements relating to conditions precedent, collateral security,
guaranty or credit support established for that Letter of Credit.

 

2.                          Reimbursement.  The Applicants agree jointly and severally to
reimburse the Bank, with or without demand, for any and all payments the Bank
makes under or otherwise with respect to any Letter of Credit. If any Letter of
Credit provides for sight payment, the due date for reimbursement is no later
than the date the Bank pays. If any Letter of Credit calls for acceptance of a
time draft, the due date for reimbursement is no later than the day preceding
the date on which payment of such draft is due.

 

3.                          Indemnity.  Each Applicant hereby indemnifies the Bank
against all costs, expenses, claims and liabilities (and related costs,
including reasonable attorney’s fees, expert witness fees, court costs, and
other formal or informal dispute resolution costs and expenses) that the Bank
may pay or incur arising out of, or in connection with, this Agreement, any
Application, any draft or any Letter of Credit, whether payments are made as
the result of informal settlement, nonjudicial dispute resolution process, or
litigation, except to the extent incurred as the result of the Bank’s gross
negligence or willful misconduct as determined in a final non-appealable
judgment issued by a court of competent jurisdiction. This indemnity includes,
without limitation, instances in which (a) a beneficiary seeks to enforce
any Letter of Credit or any advice thereof, sues for wrongful dishonor, seeks a
judicial determination, or brings any other action or proceeding relating
thereto; (b) an advising bank, confirming bank, negotiating bank, or other
intermediary seeks to be reimbursed, indemnified, or compensated; (c) the
Bank delivers, with or without endorsement, any instrument, security, or
document, as contemplated by this Agreement; (d) the Bank gives its
guaranty, endorsement, or other undertaking to induce delivery, pursuant to Section 7(h) hereof;
(e) a third party seeks to enforce the rights of the Applicant, any
beneficiary, any negotiating bank or other intermediary, transferee, assignee
of proceeds, or 

 

 

holder of a document, or to question, delay, or
prevent the honor of any Letter of Credit; (f) a government (or other de
facto or de jure political body) or government agency seeks to regulate,
investigate, delay, or prevent honor of any Letter of Credit; (g) the Bank
undertakes the preparation, negotiation, amendment, or “workout”/restructuring
of this Agreement or any Letter of Credit; (h) the Bank seeks to
determine, protect, or enforce the Bank’s rights and remedies under any Letter
of Credit, this Agreement, or any security agreement, guaranty, credit support,
or other undertaking entered into in connection with this Agreement or any
Letter of Credit; (i) the Bank seeks to respond to any notice of alleged
fraud, forgery, or illegality in any presentation, including active defense by
the Bank in any action in which an Applicant may seek an injunction against
presentation, honor, or payment of any Letter of Credit or draft; or (j) the
Bank may be obligated by court order to pay legal fees or court costs paid or
incurred by an Applicant, any beneficiary, or any other party in any dispute
involving any Application, any Letter of Credit, any draft or this
Agreement.  All amounts indemnified
hereunder shall be payable on demand.

 

4.                          Fees and Costs; Interest.  The Applicants agree to pay the
Bank, on demand or as either provided herein or as mutually agreed in writing
between the Bank and the Applicants:  (a) issuance
or other processing or administration, maintenance, acceptance, transfer,
drawing, amendment, and recognition of assignment of proceeds fees and any
other commissions in the amount shown on any Application, if any, or as in
effect at the Bank from time to time, or as separately agreed between the Bank
and the Applicant in writing, it being understood that the bank will not charge
Applicant any upfront, issuance or facing fees and that the fee for any
amendment shall not be in excess of $150; (b) a letter of credit fee, as
charged by the Bank, which, as of the date hereof shall be [***]
basis points per annum, which shall accrue and be due and payable in arrears on
the last day of each fiscal quarter of the Applicants; (c) S.W.I.F.T.
charges and other issuance costs; (d) fees paid by the Bank to advising,
confirming, and negotiating banks; (e) actual costs incurred in
determining the authenticity of any purported assignment of proceeds or the
identity and capacity of any purported successor of any beneficiary; (f) increased
costs or reduction in yield if, after the date hereof, any change in any law,
rule, or regulation, treaty, or interpretation thereof (whether or not having
the force of law) regarding reserves, special deposits, insurance assessments,
fees, capital adequacy, or similar requirements shall have the effect of
increasing the Bank’s costs or reducing its yield hereunder, such amounts to be
payable on the basis of the Bank’s calculations of these amounts made in good
faith, absent manifest error; (g) interest on all unpaid amounts due with
respect to this Agreement, any Application, any draft or any Letter of Credit
at a daily fluctuating rate per annum equal to the sum of 2% plus the rate
established by the Bank from time to time as its U.S. prime commercial lending
rate (which rate does not necessarily represent the lowest rate of interest
charged by the Bank to its borrowers), and (h) any and all other costs and
expenses (including, without limitation, reasonable attorney’s fees,
disbursements and court costs) incurred by the Bank in connection with any
Letter of Credit and any and all payments or disbursements thereunder.

 

5.                          Payments.

 

(a)                      The Applicants’ obligations hereunder shall be absolute, unconditional and
irrevocable, and shall be paid and otherwise observed under all circumstances,
including, without limitation, the following: (a) any lack of validity or
enforceability of any Letter of Credit or any agreement referenced herein or
any amendment hereto or thereto, or any waiver hereof or thereof or consent to
departure herefrom or therefrom; (b) any claim, set-off, defense, or other
rights which an Applicant may have at any time against any beneficiary or any
other person or entity in connection with the Letters of Credit, any agreement
referred to therein, or any unrelated transaction; (c) any draft or
document presented to the Bank under any Letter of Credit or any statement
contained therein (as the case may be) proves to be forged, fraudulent,
unauthorized, invalid, insufficient, untrue, or inaccurate in any respect
whatsoever no readily apparent on its face, or does not strictly comply with the
terms of any Letter of Credit.

 

(b)                     Payments to the Bank shall be made in U. S. Dollars (unless expressly
otherwise agreed or ordered by a court of competent jurisdiction) without
deduction, counterclaim or set-off in immediately available funds before 2:00 p.m.
on the due date at the Bank’s New York office set forth on page 1 of this
Agreement, ABA #[***], Account No. [***], Account Name: [***] or any
other designated account or location specified by the Bank. If the due date is
not a “Banking Day” (defined as a day, other than a Saturday, 

 

2

 

Sunday, or other day on which banks are
required or permitted to be closed in the City of New York), payment shall be
made on the next Banking Day, subject to accrual of interest and fees for the
period of such extension. All payments of fees (including any letter of credit
fee) and interest hereunder shall be made on the basis of a 360 day year for
the actual number of days elapsed, from and including the day the payment
obligation arises to but excluding the date of payment (provided payment is
made on such date in accordance with this Section 5(b)).

 

(c)                      If, pursuant to agreement or order of a court of competent jurisdiction, a
payment is made by an Applicant in a currency other than U.S. Dollars, it shall
be computed at the Bank’s spot selling rate for cable transfers (or, at the
Bank’s option, the rate of exchange then current in New York City) to the place
of payment in the currency in which such draft is drawn.

 

(d)                     To effect payment, the Bank may, and is hereby authorized, with or without
notice, to debit any account that the Applicants may have at the Bank.

 

(e)                      If any payment made by the Applicants to the Bank shall be rescinded or
recovered, or if the Bank for any reason is compelled to surrender, or
voluntarily surrenders such payment to any person or entity (i) because
such payment is or may be avoided, invalidated, declared fraudulent, declared
void or voidable as a preference, fraudulent conveyance, impermissible setoff
or diversion of trust funds, or (ii) for any other reason, including a
judgment, decree, or order of any court or administrative body, or settlement
or compromise of the same, then the obligation intended to be satisfied shall
be reinstated as though no payment had been made.

 

(f)                        Each payment by the Applicants under this Agreement shall be made without
withholding for or on account of any present or future taxes, excluding, in the
case of the Bank, taxes imposed upon its income, and taxes imposed upon it by
the jurisdiction (or any political subdivision thereof)  in which the Bank is organized (all such
nonexcluded taxes to be known as “Taxes”), provided, however, that if such
Taxes are required by law to be withheld from any such payment, the Applicant
shall make such withholding for the account of the Bank, make timely payment
thereof to the appropriate governmental authority, and shall pay to the Bank
such additional amounts as are necessary (including deductions applicable with
respect to the additional amounts payable under this Subsection (f))  to enable the Bank to receive an amount equal
to the amount the Bank would have received had no such deduction been made. All
such Taxes shall be paid by the Applicants prior to the date on which penalties
attach or interest accrues thereon, provided, however, that if any such
penalties or interest become due, the Applicant shall make prompt payment
thereof to the applicable governmental authority. The Applicants will indemnify
the Bank for the full amount of any Taxes (including Taxes on amounts payable
under this Subsection (f)) paid by the Bank and any liability (including
penalties, interest and expenses) arising therefrom or with respect thereto,
whether or not such Taxes were correctly or legally asserted. All amounts
indemnified hereunder shall be payable on demand.

 

6.                          Division of Responsibilities; External Events.  The Bank, its correspondents and
any other banks involved shall have no liability for, and the Bank’s rights and
remedies against the Applicants shall not be impaired by: (a) honor of any
presentation that substantially complies with any Letter of Credit, even if
that Letter of Credit requires strict compliance by the beneficiary with
respect thereto, or in accordance with the Applicants’ waiver of discrepancies
and authorization to pay; (b) electronic presentation, if authorized by
any Letter of Credit; (c) the existence, nature, amount, condition, or
delivery of any property purported to be represented by any document or any
variance from any description contained therein; (d) the use which may be
made of any Letter of Credit or for any actions or omissions of the users of
any Letter of Credit; (e) the existence or non-existence of a default
under any instrument secured or supported by any Letter of Credit or any other
event which gives rise to a right to call upon any Letter of Credit; (f) the
nature, form, sufficiency, accuracy, validity, genuineness, legal effect, or
collectability of any instrument, document, or policy of insurance, or any
endorsement thereon (even if such instrument, document, policy of insurance or
endorsement should in fact prove to be in any or all respects invalid,
fraudulent or forged), or the relationship of any issuer thereof to the
property; (g) the solvency or responsibility of any party issuing any
document; (h) any irregularity in connection with shipment, including any
default, oversight or fraud by the shipper and/or others in connection with the
property, documents, or shipment, partial or incomplete shipment or
non-shipment or 

 

3

 

transmittal thereof, or delay in arrival,
failure to arrive, or failure to give notice of shipment or arrival thereof; (i) honor
of a certificate or documents signed or presented by or on behalf of, or
requesting payment to a person or entity that is the purported successor to any
beneficiary, or payment of proceeds to a purported assignee of proceeds; (j) 
failure of any advising bank accurately to advise the terms of any Letter of
Credit; (k) failure of any draft or document to bear reference or adequate
reference to any Letter of Credit, failure of any document to accompany any
draft or to contain instructions to notify the Applicants, failure of any
person to note the amount of any draft on the reverse of any Letter of Credit,
or to surrender or take up any Letter of Credit, or to send or forward
documents separately from drafts, each of which provisions, if contained in any
Letter of Credit, may be waived by the Bank; (l) honor of a presentation
on the basis of a forged certificate, document or signature, or a
certificate presented or other presentation made in bad faith or as the result
of illegal conduct by any beneficiary or a third person or entity; (m) errors,
omissions, interruptions or delays in transmission or delivery of any messages
by mail, cable, telegraph, wireless or otherwise, (n) honor of a
presentation up to the amount outstanding on any Letter of Credit, even though
the draft claims an amount in excess thereof; (o) honor of any Letter of
Credit beyond the time period prescribed by the law or rules to which it
is subject; (p) reimbursement of a bank claiming the status of negotiating
bank that has not given value or that has misrepresented the basis on which it
claims reimbursement; (q) reimbursement of a bank making advances to any
beneficiary before receiving documents (“clean” or “red clause” advances) (r) dishonor
of any presentation that does not strictly comply; (s) retention of
proceeds based on a blocking regulation, or assertion of the rights of a
purported governmental entity or a third party to the proceeds; or (t) consequences
arising from Act of God, weather condition, riot, civil commotion,
insurrection, war, political disturbance, strike, lockout, computer hardware or
software failure or error in or inaccessibility of data, interruption in
electric or telephone service, or other causes beyond its control, delay or
loss in transit of any letter or document, or loss, delay, or error in the
transmission of any electronic message, irrespective of the cause of such
event.  Neither the Bank nor any of its
Affiliates (defined as a person or entity controlling, controlled by or under
common control) shall be responsible for any act, error, neglect or default,
omissions, insolvency or failure in the business of any of the Bank’s
correspondents to pay or honor drafts drawn under any Letter of Credit because
of any applicable law, decree or edict, legal or illegal, of any governmental
agency now or hereafter enforced or for any matter beyond the control of the
Bank and its Affiliates; and the Applicant hereby indemnifies and holds the
Bank harmless from any claim, loss, liability or expense arising by reason
thereof.  The Bank is expressly
authorized to rely upon and take, and shall have no liability for relying upon
and taking, any action required or permitted under (i) any interbank
payment system or clearing house rules, (ii) the International Standby
Practices published by the Institute of International Banking Law and Practice, Inc.,
(iii) the UCP 600 (as defined below), (iv) the standard practice of
banks that regularly issue letters of credit, or (v) opinions, memoranda,
or advice received from counsel or other professional advisors.

 

7.                          Bank Discretion in Certain Cases.  Unless otherwise agreed in
writing, the Bank: (a)  may issue or send any Letter of Credit by an
appropriate S.W.I.F.T. message type and bind the Applicants directly and as
indemnitor to the rules applicable to S.W.I.F.T messages; (b) may select
any branch or Affiliate of the Bank or any other bank to act as an advising,
confirming, and/or negotiating bank under the law and practice of the place
where it is located; (c) may assume, unless honor of a presentation is
enjoined by a court of competent jurisdiction, 
that such presentation or other demand or request is nonfraudulent, and
disregard any notice to the contrary; (d) need not ascertain the
authenticity or authority of any purported beneficiary signature, even if it
has previously requested a signature guaranty or if in other transactions such
beneficiary is a customer or its signature or the authority of any signatory is
otherwise known or should be known to the Bank; (e) may, but need not,
notify the Applicants of the Bank’s receipt of a request for an amendment or
assignment of proceeds, receipt of a presentation, detection of a discrepancy,
notification of actions taken to cure, dishonor, or other action, inaction, or
communication with or with respect to any beneficiary (other than the Bank’s
decision to honor the presentation); (f) need not consent to any proposed
amendment of any Letter of Credit; (g) may assert or waive application of
the UCP 600; (h) if any property receivable under any Letter of Credit
arrives before the Bank receives the relevant presentation under any Letter of
Credit, may, in its sole discretion, issue for the Applicants’ account a
separate guaranty, indemnity, or other undertaking to the carrier to induce
delivery of the property, and shall by such action preclude the Applicant from
raising any defense or claim with respect to the Bank’s subsequent honor of the
related documents; and (i) may take such time as may be permitted under
the UCP 600 to examine any presentation. The Bank’s action or inaction in one or
more 

 

4

 

instances shall not waive its right, without
notice to the Applicants, to use its discretion differently in other instances.

 

8.                          Applicants’ Responsibility for Letter of Credit Text.  Notwithstanding suggestions or
recommendations made by Bank personnel, the Applicants are solely responsible
for the content of each Letter of Credit, and assume all risks that: (a) reference
to nondocumentary requirements will be ignored when presentment is made, or may
cause any Letter of Credit to be interpreted by a court as a guarantee; (b) ambiguous
or inconsistent requirements may be interpreted in a manner not intended by the
Applicants; (c) permitted payment at a foreign location may invoke the
application of laws or rules of practice unfamiliar to the Applicants; (d) any
Letter of Credit is not consistent with or does not satisfy the underlying
obligation or any other aspect of the transaction between the Applicants and
any beneficiary; and (e) any other risks that may be imposed on the
Applicants under the rules and laws to which any Letter of Credit is
subject.

 

9.                          Duty of Examination and Prompt Response.  The Applicants agree (a) to
promptly examine (i) the copy of each Letter of Credit (and any amendment
thereto) sent to each Applicant by the Bank and (ii) all documents
delivered to the Applicants from time to time (the Bank being under no
obligation to send or deliver the same) and (b) to promptly notify the
Bank in writing within a reasonable time (but in no event later than five
Banking Days after receipt of such Letter of Credit, or amendment, or
documents, as applicable) of any claim of nonconformity of such Letter of
Credit (or amendment) or documents, as applicable, noncompliance with
instructions, or other irregularities. Each Applicant is conclusively deemed to
have waived any such claim against the Bank, its correspondents and any other
banks involved unless such notice is given as aforesaid. Any waiver of
noncompliance of the documents with any Letter of Credit which is authorized by
the Applicants shall apply not only to the specific documents in question but,
at the Bank’s discretion, to any subsequent documents of the same nature or
containing the same discrepancy. If partial shipments are permitted, the Bank
is authorized, without notice to the Applicants, to honor such drafts
notwithstanding any apparent disproportion between the quantity shipped and the
amount of the draft.

 

10.                   Conditions to Effectiveness.   Without limiting or otherwise
impairing the discretionary nature of this Agreement and the Bank’s decision
whether or not to issue the Letter of Credit, this Agreement shall become
effective upon satisfaction of the following conditions precedent:

 

(a) The
Bank shall have received duly executed originals of this Agreement.

 

(b) The
Bank shall have received copies, certified by the Secretary or Assistant
Secretary of each Applicant (as defined below) of such party’s certificate of
incorporation, bylaws and resolutions or actions of such party’s Board of
Directors and any other body, if necessary, authorizing the execution of this
Agreement, each Application and each Letter of Credit to which such Applicant
is party.

 

(c) The
Bank shall have received an incumbency certificate, executed by the Secretary
or Assistant Secretary of each Applicant, which shall identify by name and
title and bear the signatures of all authorized officers of such party
authorized to sign this Agreement, each Application and each Letter of Credit
to which such Applicant is party, upon which certificates the Bank shall be
entitled to rely.

 

(d) Arkansas
Best Corporation (“ABC”) shall execute and deliver to the Bank an Account
Control Agreement among ABC, the Bank and Union Bank, N.A., dated as of even
date herewith (the “Account Control Agreement”), granting to the Bank a first
priority lien and security interest in certain “Collateral” (as defined in the
Account Control Agreement), which Collateral shall be in an amount of not less
than $the amount of letters of credit outstanding.  The Collateral under the Account Control
Agreement shall be held by the Bank as support for the Applicants’ obligations
under this Agreement, and shall be in form and substance satisfactory to the
Bank.  Notwithstanding anything to the
contrary herein contained, the parties agree that ABC shall be entitled to
withdraw from the account any funds in excess of the amount of the letters of
credit outstanding from time to time.

 

5

 

11.                   Representations and Warranties.  Each Applicant represents and
warrants to the Bank (which representations and warranties shall survive the
issuance of each Letter of Credit) as follows:

 

(a) The
Applicant is a corporation or limited liability company duly organized, validly
existing and in good standing under the laws of the jurisdiction of its
organization.  The Applicant has all
requisite authority to execute and deliver this Agreement and to perform the
obligations herein.

 

(b) The execution, delivery and
performance by the Applicant of this Agreement have been duly authorized by
proper proceedings and this Agreement constitutes the valid and binding
obligation of the Applicant; and neither the execution and delivery by the
Applicant of this Agreement, the consummation of the transactions herein
contemplated nor compliance with the provisions will contravene the Applicant’s
organizational or charter documents, result in a breach of or constitute a
default under any material agreement, indenture, instrument or undertaking by
which the Applicant is or may be bound, or violate any law, rule, regulation,
order, or governmental consent requirement, including, without limitation, any
that regulate exports, imports, or the shipping of goods, the transfer of
technology, infringement, foreign assets, foreign exchange, foreign nation
sanctions, money laundering laws, investments, margin stock, investment
companies, securities offerings, infringement, and boycotts.

 

(c) No authorization, approval, or other
action by, and no notice to or filing with, any governmental authority or
regulatory body is required for the due execution, delivery and performance by
the Applicant of this Agreement or the completion of any Application.

 

(d) The Agreement is a legal, valid and
binding agreement of the Applicant, enforceable against it in accordance with
its terms.

 

(e) There is no pending or threatened
action against the Applicant before any court, governmental agency, or
arbitrator that may materially and adversely affect the financial condition or
operations of the Applicant.

 

(f) No documents, financial statements,
reports, notices, schedules, certificates, statements, or other writings or
information furnished to the Bank by the Applicant in connection with this
Agreement or any Application are materially false or misleading.

 

(g) There are no Events of Default (as
defined in Section 15 hereof) or any event that would constitute an Event
of Default with the passage of time, the giving of notice, or both (a “Default”).

 

(h) The person (or persons) identified in
this Agreement as the Applicant(s) warrants that it is (or they are) the
only real party (or parties) in interest with respect to any Letter of Credit
issued hereunder.

 

12.                   Certain Agreements.  So long as this Agreement is in effect and
the Applicants’ obligations hereunder have not been repaid in full, each
Applicant agrees that:

 

(a)                      Each Application shall constitute a reaffirmation, as of the date of such
Application, of the representations and warranties made herein.

 

(b)                     There will not be, on the date that any Letter of Credit is issued, nor
will issuance of any Letter of Credit create, any Event of Default or Default.
The Applicant will deliver a certificate to that effect from time to time if
requested by the Bank.  The Applicant
shall promptly give notice in writing to the Bank of the occurrence of any
Event of Default or Default.

 

(c)                      ABC will furnish to the Bank (i) as soon as available, and in any
event within 120 days after the end of each fiscal year of ABC, a copy of the
annual report for such year of the ABC and its subsidiaries, containing
financial statements for such year certified in a manner acceptable to the
Bank;  (ii) such other information
respecting the condition or operation, financial or otherwise, of ABC or its
subsidiaries as the 

 

6

 

Bank may from time to time request; and (iii) such
other documents, including but not limited to by-laws, resolutions,
certificates of incumbency, and the like, that the Bank may from time to time
request.

 

(d)                     The Applicant will (i) comply with all laws, regulations, orders, or
governmental requirements, including, without limitation, any that regulate
exports, imports, or the shipping of goods, the transfer of technology,
infringement, foreign assets, foreign exchange, foreign nation sanctions, money
laundering laws, investments, margin stock, investment companies, securities
offerings, infringement, and boycotts; and (ii) furnish the Bank with such
documentation and certificates evidencing compliance with governmental
requirements as the Bank may request.

 

13.                   Security Interest.

 

(a)                      To secure the payment and performance of the Applicants’ obligations
hereunder, whether present or future, absolute or contingent, due or to become
due, matured or unmatured, each Applicant hereby grants to the Bank a first
priority lien and security interest in (i) certain “Collateral” as defined
in and set forth in the Account Control Agreement; (ii) deposits, cash
balances, credit balances, other funds of or owed to the Applicant and all
claims against the Bank or any Affiliate; (iv) additional property in
which an Applicant grants a security interest to the Bank or any Affiliate to
secure such obligations; and (v) all substitutions therefor and cash and
noncash proceeds of the foregoing. This grant is in addition to any other grant
of a security interest or mortgage now or hereafter made by the Applicants to
the Bank or any Affiliate, and to the Bank’s right to a set off or banker’s
lien, whether arising by contract or established by law. All property described
in this Section 12(a) shall be known as “Collateral.”

 

(b)                     Any delivery of Collateral to the Applicants shall be without waiver of the
Bank’s rights therein, and any rights of the Bank provided in the Bank’s
standard form of receipt therefor are in addition to and not in substitution of
the rights provided herein. The Bank disclaims all engagements,
representations, and warranties upon such delivery, including those implied in
law, whether or not it has endorsed an instrument, security, or document.

 

(c)                      The Applicants agree that upon and during the continuance of any Event of
Default, as defined in Section 15 below, or the initiation of any action
for injunction, wrongful honor, wrongful dishonor, or the judicial or
nonjudicial determination of the rights and remedies of a party to or affected
by any Letter of Credit,  or any other
event that threatens, as determined by the Bank, to extend or increase the Bank’s
contingent liability beyond the amount or time specified in any Letter of
Credit, the Applicants will deliver to the Bank additional Collateral to the
Bank’s satisfaction, which Collateral shall be held subject to this Agreement
for as long as any obligations of the Applicant remain outstanding as security
for the repayment of such obligations.

 

14.                   Further Assurances; Appointment of Bank as
Attorney-in-Fact.  Each Applicant agrees to do such other acts,
execute and deliver such other agreements, instruments, statements, and
documents, and take such steps as may be appropriate or as the Bank may request
in order to establish, perfect, maintain, and realize upon the security
interest granted herein, to satisfy any obligation of the Applicants hereunder
or as the Bank may otherwise reasonably request, and, following the
unreimbursed honor of any Letter of Credit, to recover as an assignee or
subrogee of the rights and remedies of the Applicants against any beneficiary
and of any beneficiary against the Applicants in each Letter of Credit and the
related underlying obligation. Without limiting the generality of the
foregoing, the Applicant agrees, when requested by the Bank, at Applicants’
expense:  (a) to procure and deliver
lien search reports; (b) to prepare and/or file financing statements; (c) to
transfer or register any of the Collateral into the name of the Bank, or any
Affiliate or nominee thereof; (d) to assign or mark insurance policies and
documents to reflect the Bank’s interest; (e) to send priority notices to
secured parties of record; (f) to execute the Bank’s standard form of
receipt in effect from time to time for documents delivered to the Applicants;
and (g) to procure any necessary government consents and licenses. The
Bank, acting through its officers, employees, consultants, representatives and
authorized agents, is hereby irrevocably appointed as the attorney-in-fact of
the Applicants, to take all actions contemplated by this 

 

7

 

Agreement, at the Applicants’ expense, which
are not taken by the Applicants after timely notice given by the Bank.

 

15.                   Events of Default.  Each of the following (each herein called an “Event
of Default”) shall entitle the Bank to exercise the remedies specified in this
Agreement:

 

(a)                      any Applicant fails to pay when due any amount required by this Agreement;

 

(b)                     breach of any representation, or warranty, or failure to perform or observe
any agreement herein;

 

(c)                      repudiation or invalidity of this Agreement or any term or provision
hereof; or repudiation or invalidity of, or an event of default under, or
breach by any obligor under, any separate security agreement, guaranty, letter
of credit, comfort letter, or other agreement, instrument, or undertaking
relating to this Agreement, including, but not limited to, the Account Control
Agreement;

 

(d)                     an event of default or the demand for payment under any other undertaking
of an Applicant or any Affiliate thereof to the Bank or any Affiliate thereof
(whether as primary or secondary obligor), including, but not limited to, an
event of default under that certain $325,000,000 Second Amended and Restated
Credit Agreement dated May 4, 2007;

 

(e)                      an event of default or demand for payment under any undertaking of an
Applicant or any Affiliate thereof to any other person (whether as primary or
secondary obligor) which causes or permits any acceleration of such Applicant’s
or any Affiliate’s obligations thereunder;

 

(f)                        an Applicant or any Affiliate thereof admits in writing its inability to
pay its debts as they become due, or makes a general assignment for the benefit
of creditors, or an Applicant or any Affiliate is dissolved, liquidated or
wound up or ceases its corporate existence, or any proceeding is instituted by
or against it seeking to adjudicate it bankrupt or insolvent under any
bankruptcy, reorganization, arrangement of debt, insolvency, receivership,
dissolution law or statute, or the Bank shall deem itself insecure;

 

(g)                     any judgment, writ, warrant of attachment, or similar process in excess of
$10,000,000 is levied against an Applicant and is not released, vacated,
stayed, fully bonded, or paid within 30 days of its issue or levy;

 

(h)                     the occurrence of any of the above events with respect to any person or
entity which has guaranteed or provided any other credit support for any
obligation of the Applicants to the Bank under this Agreement or otherwise; or

 

(i)                         Applicants’ failure at any time to keep with the Bank Collateral subject to
the Account Control Agreement equal to he amount of the outstanding Letters of
Credit.

 

16.                                           Remedies.  Upon the occurrence of an Event of Default:

 

(a)                      The Bank may (i) declare all of the Applicants’ outstanding
obligations to the Bank hereunder (including those which are contingent and
unmatured), immediately due and payable, without notice, demand, or opportunity
to cure; or (ii) require the Applicants to deposit with the Bank in
immediately available funds in a cash collateral account maintained with the
Bank or its affiliates the amount of all of the Letters of Credit outstanding
and such other obligations, which shall be held by the Bank as collateral
security for the reimbursement obligations of the Applicants hereunder,
provided that, (xi) if the Event of Default arises under Section 15(d) or
(e) and the applicable agreement provides for a notice or cure period, the
Bank will observe these requirements unless the Bank reasonably determines that
observance of these requirements will impair, reduce, or prejudice its rights; (y) in
the event of a breach of Section 15(b) hereof the Bank in its
discretion may (but need not) give notice, as provided in Section 18
hereof, and give the Applicants twenty Banking Days to effect a cure; and (z) if
the Event of Default arises under Section 15(f) or 15(h) hereof,
all of the 

 

8

 

Applicants’ outstanding obligations to the Bank
hereunder (including those which are contingent and unmatured) shall become
immediately due and payable, without notice, demand, or opportunity to cure.

 

(b)                     The Bank may pursue any remedy available at law or equity to secure,
collect, enforce or secure the obligations of the Applicants hereunder, or
against any person or entity primarily or secondarily liable hereunder, or
under any separate security agreement, guaranty, letter of credit, comfort
letter, or other agreement, instrument or undertaking supporting this
Agreement, and may pursue its remedies separately, successively, or
concurrently.

 

(c)                      To the extent permitted by law, after honor of the presentation the Bank
shall be subrogated to the rights of (i) each beneficiary to the same
extent as if the Bank were a secondary obligor of the underlying obligation
owed to such beneficiary and (ii) the Applicants to the same extent as if
the Bank were the secondary obligor of the underlying obligation owed to the
Applicants, provided, however, that for purposes of this Section 16(c) only,
the Bank shall be deemed to have honored a presentation once it has either paid
or accepted a draft.

 

(d)                     If any Collateral consists of accounts, Applicants shall, at the Bank’s
request, notify the account debtors and any guarantors that payments are to be
made directly to the Bank. Should the Applicants fail to do so, the Bank shall
have the right, as attorney-in-fact of the Applicant, to make such
notification. From and after such notification, Applicants (i) shall hold
all amounts recovered from an account debtor or other obligor in trust for the
Bank, and shall promptly remit the same; and (ii) shall not settle,
compromise, or adjust any disputed amount, or allow any credit, rebate, or
discount, without the Bank’s prior written approval.

 

(e)                      To the extent that Collateral is not in the possession of the Bank, the
Applicants shall assemble the same and make it available to the Bank at a
reasonably convenient time and place designated by the Bank, and unless the
Collateral is perishable or threatens to decline speedily in value or is of a
type customarily sold on a recognized market, the Bank will give the Applicants
notice of the time and place of any public sale or of the time after which a
private sale or other disposition is to be made by sending notice, as provided
in Section 18 herein, at least five days prior to the date of the sale or
disposition, which notice the Applicants agree is reasonable.

 

(f)                        The Bank may but shall have no obligation to take any action to complete
the manufacture of any inventory, to place Collateral in a condition for sale,
to register unregistered securities, to retain any investment property, real
property, or other Collateral in the expectation that a better price may be
secured at a later date, or to preserve any rights in the Collateral against
prior parties.

 

(g)                     After such sale, after deducting all costs and expenses of every kind for
care, safekeeping, preparation for sale, advertisement, sale, or delivery, the
Bank may apply any proceeds to the payment or reduction of the obligations due
hereunder or under any other obligation of the Applicants or their Affiliates
to the Bank and its Affiliates, whether or not then due, in any order of
priority it may elect.

 

(h)                     Upon the occurrence and during the continuance of any Event of Default, the
Bank is hereby authorized to set-off and apply any and all deposits of any kind
at any time held, and other indebtedness at any time owing by the Bank, to or
for the credit or the account of the Applicant against any and all obligations
of the Applicants, irrespective of whether any demand is made.  The Applicants will continue to be liable for
any deficiency.  For purposes of this Section 16(h),
“Bank” shall include the Bank and its Affiliates. The Bank agrees promptly to
notify the Applicants after any such set-off and application, provided that the
failure to give notice shall not affect the validity of such set-off and
application.  The Bank’s rights under
this Section 15(h) are in addition to other rights and remedies which
the Bank may have, including, without limitation, other rights of set-off.

 

17.                   Certain Limitations on Bank Liability. (a) The Bank shall not be liable to the Applicants in contract,
tort, or otherwise, for any special, indirect, consequential, punitive, or
exemplary damages, however arising, whether for wrongful honor, wrongful
dishonor, or any other action taken or omitted with respect to any Letter

 

9

 

of Credit or this Agreement. (b) The
Applicants’ damages are indirect to the extent that they arise from fraud or
forgery on the part of any beneficiary, successor, or transferee. (c) The
Applicants must take all reasonable and appropriate action to reduce the amount
of damages to be claimed against the Bank. (d) If the Bank honors a
presentation or makes a payment for which the Applicants claim they are not
required to reimburse the Bank, the Applicants shall nevertheless on demand
reimburse the Bank for the amount the Bank paid, without prejudice to the
Applicants’ right to make claim against the Bank for the amount of its payment
and for any direct damages incurred that the Applicants are unable to avoid or
reduce. (e) The Applicants’ aggregate remedies against the Bank for
wrongfully honoring a presentation are limited to the amount paid or required
to be paid by the Applicants with respect to that presentation, and the
Applicants hereby agree that such amount will either be reasonable in light of
the harm anticipated in such event or, if it is not, that the Applicants will
not request the Bank to issue a Letter of Credit. (f) The Applicants
hereby waive the right to obtain an injunction against honor of any Letter of
Credit or any draft drawn thereunder (or any form of legal relief whose
purpose is to prevent payment to any beneficiary) once the Bank or any bank has
accepted or negotiated a draft drawn thereunder.

 

18.                   Notices.

 

(a)                      All notices shall be directed to the Bank at the address shown on the first
page of this Agreement, to the Applicant at the address shown on the last page of
this Agreement, and to both parties at the fax and S.W.I.F.T. numbers shown on
the last page of this Agreement, or at such addresses and numbers as each
party may from time to time provide to the other. Notices may not be given by
telephone conversations or by “e-mail”. All notices to the Bank are effective
when received.

 

(b)                     Until it receives a notice to the contrary, the Bank may treat each person
who signs this Agreement as entitled to act on behalf of the Applicants with
respect to any Letter of Credit issued under this Agreement.

 

(c)                      For purposes of notices required to be given under this Agreement, the Bank
may rely upon a writing apparently sent by the Applicants and a fax apparently
transmitted by the Applicants. For purposes of other communications, the Bank
may rely on a telephone communication apparently that of the Applicants. The
Bank is not obligated to recognize the authenticity of any request to issue,
amend, honor, or otherwise act on or with respect to any Letter of Credit
unless the Bank has received a writing signed by the Applicants or a fax
authenticated to the Bank’s satisfaction.

 

19.                   Change in Laws.  If the Bank determines that any change in any law, regulation, guideline or
order or in the interpretation thereof by any court or administrative or
governmental authority charged with the administration thereof shall either (i) impose,
modify or deem applicable any reserve, special deposit or similar requirement
against letters of credit issued by the Bank or against any other extension of
credit, or other assets of, or any deposits or other liabilities of the Bank or
require the inclusion of any Letter of Credit in calculations related to the
Bank’s capitalization, or (ii) impose any other condition regarding this
Agreement or the Letters of Credit, including without limitation, any
requirement that the Bank pay assessments for deposit insurance with respect to
the Letters of Credit, and the result of any event referred to in clause (i) or
(ii) above shall be to increase the cost to the Bank of issuing or
maintaining the Letters of Credit or the reimbursement obligations of the
Applicants or to reduce the amounts receivable to the Bank, then upon demand by
the Bank, the Applicants shall immediately pay to the Bank from time to time,
as specified by the Bank (which shall be conclusive absent manifest error as to
the amount thereof), additional amounts which shall be sufficient to compensate
the Bank for such increased cost or reduce receivables from the date demanded
until payment in full.  If payment is not
made on the date demanded, interest will be charged based on the calculation in
Section 4(f) hereof.

 

20.                   Successors and Assigns; No Third Party Benefit;
Counterparts.  This Agreement shall be binding upon each
Applicant, its successors and assigns, and shall inure to the benefit of, the
Bank and its successors and assigns.  The
Applicants may not assign their rights or obligations hereunder except with the
Bank’s prior written authorization.  This
Agreement confers no right or benefit upon any person or entity other than
parties 

 

10

 

to this Agreement and their respective
permitted successors and assigns.  This
Agreement may be executed in any number of counterparts, all of which, when
taken together, shall be deemed to constitute one and the same instrument.

 

21.                   Amendment; Course of Dealing; Waiver.  No amendment of any provision of
this Agreement, no course of dealing or waiver of any right or remedy of the
Bank arising under this Agreement, and no inconsistent course of dealing or
performance between the Bank and the Applicants shall be enforceable against
the Bank unless the Bank expressly agrees in a signed writing, and then only in
the specific instance and for the specific purpose for which given.  No failure of the Bank’s part to exercise,
and no delay on the Bank’s part in exercising, any rights, power or remedies
hereunder shall operate as a waiver thereof, nor shall any single or partial
exercise of any such rights, powers or remedies by the Bank preclude any other
or further exercising thereof or the exercise of any other right, power or
remedy.  The remedies provided herein are
cumulative and not exclusive of any remedies provided at law or in equity.

 

22.   Complete
Agreement; Severability; Survival.
This Agreement is the full and complete expression of the parties’ agreement as
to the subject matter hereof.  If any
provision or clause hereof shall be held to be invalid, illegal, or
unenforceable in any respect, this Agreement shall be construed as if such
provision or clause did not exist.  This
Agreement shall survive the Applicant’s repayment and performance of all of its
obligations hereunder, the termination or expiration of all Letters of Credit
issued hereunder, and the expiration of any statute of limitations applicable
to any Letter of Credit. In the event of any extension of the maturity or time
for presentation of drafts, or documents, any increase in the amount of any
Letter of Credit or any other modification of the terms of any Letter of
Credit, this Agreement shall continue to be binding upon the Applicant with
regard to each Letter of Credit so extended, increased or otherwise modified,
to drafts, and to any action or inaction taken by the Bank or any of the Bank’s
correspondents in accordance with such extension, increase or other
modification.

 

23.   Currency Conversion.  In the event that payment under any Letter of
Credit is drawn or purported to be drawn in a currency other than United States
Dollars, the amount of reimbursement to the Bank therefore shall be calculated
on the basis of the Bank’s selling rate of exchange in effect (for the date on
which the Bank pays such draft or reimburses any of its correspondents which
paid such draft) for cable transfers to the place where and in the currency in
which such draft is payable.  The
Applicants shall comply with any and all governmental exchange regulations now
or hereafter applicable to any foreign exchange provided the Bank pursuant to
this Section, and shall indemnify and hold the Bank harmless from any failure
to so comply.  If for any cause
whatsoever, there exists at the time in question no rate of exchange generally
current at the Bank for effective cable transfer of the sort above provided
for, the Applicants agree to pay the Bank on demand an amount in United States
dollars equivalent to the actual cost of settlement of the Bank’s obligations
to the payor of the draft or acceptance or any holder thereof, as the case may
be, and however and whenever such settlement may be made by the Bank, including
interest of the amount of dollars payable by the Applicant from the date of
payment of such draft or acceptance to the date of the Applicant’s payment to
the Bank at the rate customarily charged to the Bank in like circumstances.

 

24.   Patriot Act.  The Bank hereby notifies the
Applicant that pursuant to the requirements of the USA Patriot Act (Title III
of Pub. L. 107-56 (signed into law October 26, 2001)) (the “Act”), it is
required to obtain, verify and record information that identifies the
Applicant, which information includes the name and address of the Applicant and
other information that will allow the Bank to identify the Applicant in
accordance with the Act.

 

25.                   Governing Law.  This Agreement, each Application and each
Letter of Credit and any course of conduct, statements, or actions of either
party relating thereto shall be subject to one of the following (as may be stated
on the face of the Letter of Credit): (i) the International Standby
Practices 1998, International Chamber of Commerce Publication No. 590
(as amended, the “ISP”), (ii) the Uniform Customs and Practices for
Documentary Credits (1993 Revision), International Chamber of Commerce
Publication No. 500 (as from time to time amended, modified or replaced,
the “UCP 500”), or (iii) the Uniform Customs and Practices for Documentary
Credits (2007 Revision), International Chamber of Commerce Publication No. 600
(as from time to time amended, modified or replaced, the “UCP 600”), except
that the term “document” shall not include a 

 

11

 

draft or a certificate or policy of insurance,
and to the extent not inconsistent with the ISP, UCP 500 or UCP 600, as
applicable, governed by the laws of the State of New York without reference to
conflicts of laws principles.

 

26.                   Jurisdiction.  Any action or proceeding against an Applicant
relating in any way to this Agreement or any Letter of Credit may be brought
and enforced in the courts of the State of New York located in New York County
or of the United States for the Southern District of New York, and each
Applicant irrevocably consents to the jurisdiction of each such court. Each
Applicant further irrevocably consents to the service of process in any such
action or proceeding within or outside such court’s territorial jurisdiction by
registered or certified mail to such Applicant at its address as shown on the
last page of this Agreement. The foregoing shall not limit the Bank’s
right to serve process in any other manner permitted by law or to bring an
action in any other jurisdiction. Each Applicant hereby further waives any
objection to the venue and convenience of the forum with respect to any action
which is brought before a court sitting in New York.

 

27.                   WAIVER OF JURY TRIAL.  EACH APPLICANT AND THE BANK HEREBY
IRREVOCABLY WAIVES ANY RIGHT IT MAY HAVE TO TRIAL BY JURY IN ANY
LITIGATION OR OTHER PROCEEDING BASED UPON OR ARISING OUT OF THIS AGREEMENT, ANY
APPLICATION, OR ANY LETTER OF CREDIT.

 

28.  MULTIPLE APPLICANTS.  If two or more parties sign this
Agreement as Applicants (i) it shall be the joint and several agreement of
all such signers and binding upon their respective successors and assigns; and (ii) the
term “Applicant” shall mean all of such signers or any one or more of them,
whether or not all or any of them are referred to in any Letter of Credit.

 

IN WITNESS WHEREOF, the Bank and the Applicants, acting through their duly authorized
representatives, have caused this Agreement to be duly executed and signed in
their respective names the day and year first above written.

 

 

THE BANK OF TOKYO-MITSUBISHI
UFJ, LTD.

 

 

	
  By

  	
  /s/ D. Barnell

  	
   

  
	
   

  	
  Name: D. Barnell

  	
   

  
	
   

  	
  Title:  Authorized Signatory

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  Fax number: 201-521-2337

  	
   

  
	
  S.W.I.F.T. number: BOTK US 33

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
  ARKANSAS BEST CORPORATION

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
				

 

12

 

ABF FREIGHT SYSTEM, INC.

 

	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
	
   

  	
   

  
	
  ABF CARTAGE, INC.

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
	
   

  	
   

  
	
  FLEETNET AMERICA, INC.

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
	
   

  	
   

  
	
  DATA-TRONICS CORP.

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
				

 

13

 

	
  ABF FARMS, INC.

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
	
   

  	
   

  
	
  TRANSPORT REALTY, INC.

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
	
   

  	
   

  
	
  TREAD-ARK CORPORATION

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
	
   

  	
   

  
	
  ABF AVIATION LLC

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
				

 

14

 

	
  GLOBAL SUPPLY CHAIN
  SERVICES, INC.

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
	
   

  	
   

  
	
  FREIGHTVALUE, INC.

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
	
   

  	
   

  
	
  MOVING SOLUTIONS, INC.

  	
   

  
	
   

  	
   

  
	
  By

  	
  /s/ Judy R. McReynolds

  	
   

  
	
  Name: Judy R. McReynolds

  	
   

  
	
  Title: SVP, CFO and Treasurer

  	
   

  
	
   

  	
   

  
	
  Address of Applicant:

  	
   

  
	
  Attn: Cash Management Dept.

  	
   

  
	
  3801 Old Greenwood Road

  	
   

  
	
  Fort Smith, AR 72903

  	
   

  
	
  Fax number:  (479) 785-8650

  	
   

  
	
  S.W.I.F.T. number:

  	
   

  	
   

  
				

 

15

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00175-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00175-of-00352.parquet"}]]