Document:

Lease Agreement

 EXHIBIT 10(qq) 
  
 TO FORM 10-K OF 
 WELLS REAL ESTATE FUND IX, L.P. 
  
  
  
 SECOND AMENDED AND RESTATED 
 OFFICE LEASE 
  
 FUND IX, FUND X, FUND XI AND REIT JOINT VENTURE 
 “LANDLORD” 
  
 and 
  
 GAIAM, INC. 
 “TENANT” 
  
 360 Interlocken Boulevard

 Broomfield, Colorado 

 TABLE OF CONTENTS 
  

					
	 ARTICLE 1 - DEMISE
	  	1
			
	 1.1
	  	  Demise	  	1
		
	 ARTICLE 2 - TERM
	  	2
			
	 2.1
	  	  Term	  	2
	 2.2
	  	  Landlord’s Work	  	2
		
	 ARTICLE 3 - RENT
	  	2
			
	 3.1
	  	  Base Rent	  	2
	 3.2
	  	  Additional Rent	  	3
	 3.3
	  	  Interest on Late Payments and Late Payment Charge	  	3
		
	 ARTICLE 4 - OPERATING EXPENSE ADJUSTMENT
	  	3
			
	 4.1
	  	  Definitions	  	3
	 4.2
	  	  Rent Adjustments	  	5
	 4.3
	  	  Reimbursement Survives Termination	  	7
		
	 ARTICLE 5 - BUILDING SERVICES
	  	7
			
	 5.1
	  	  Standard Services	  	7
	 5.2
	  	  Interruption of Standard Services	  	8
	 5.3
	  	  Services Paid by Tenant	  	8
	 5.4
	  	  Above-Standard Service Requirements	  	9
	 5.5
	  	  Cleaning	  	9
	 5.6
	  	  Re-Lamping	  	9
	 5.7
	  	  Fiber Optic	  	9
	 5.8
	  	  After Hours Access	  	9
		
	 ARTICLE 6 - TENANT REPAIR
	  	10
			
	 6.1
	  	  Damage by Tenant	  	10
	 6.2
	  	  Maintenance	  	10
	 6.3
	  	  Good Condition	  	10
	 6.4
	  	  Surrender	  	10
	 6.5
	  	  Broken Glass	  	10
		
	 ARTICLE 7 - ASSIGNMENT AND SUBLETTING
	  	11
			
	 7.1
	  	  Limitations	  	11
	 7.2
	  	  Acceptance of Performance	  	11

  

 i 

					
	 7.3
	  	  Document Review	  	12
	 7.4
	  	  Subletting	  	12
	 7.5
	  	  Affiliated Entity	  	13
		
	 ARTICLE 8 - TRANSFER BY LANDLORD AND LIMITED LIABILITY
	  	13
			
	 8.1
	  	  Transfer of Landlord’s Interest	  	13
	 8.2
	  	  Limited Liability of Landlord	  	13
	 8.3
	  	  Limited Liability of Tenant	  	13
		
	 ARTICLE 9 - USE OF PROCEEDS
	  	14
			
	 9.1
	  	  Use	  	14
	 9.2
	  	  Compliance with Rules and Regulations	  	14
	 9.3
	  	  Electronics Testing Lab	  	14
		
	 ARTICLE 10 - INSURANCE
	  	14
			
	 10.1
	  	  Tenant’s Insurance	  	14
	 10.2
	  	  Landlord’s Insurance	  	17
	 10.3
	  	  Subrogation	  	17
		
	 ARTICLE 11 - OBSERVANCE OF LAW
	  	18
			
	 11.1
	  	  Law	  	18
	 11.2
	  	  Taxes	  	18
		
	 ARTICLE 12 - WASTE AND NUISANCE
	  	19
		
	 ARTICLE 13 - ENTRY BY LANDLORD
	  	19
		
	 ARTICLE 14 - INDEMNIFICATION OF LANDLORD
	  	20
			
	 14.1
	  	  Tenant’s Indemnity	  	20
	 14.2
	  	  Landlord’s Indemnity	  	20
	 14.3
	  	  Comparative Negligence	  	20
		
	 ARTICLE 15 - ALTERATIONS
	  	21
			
	 15.1
	  	  Alterations by Tenant	  	21
	 15.2
	  	  Alterations by Landlord	  	22
		
	 ARTICLE 16 - SIGNS AND ADVERTISING
	  	22
			
	 16.1
	  	  Sign Generally	  	22
	 16.2
	  	  Directory Signage	  	22

  

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	 16.3
	  	  Monument Signs	  	22
		
	 ARTICLE 17 - SUBORDINATION TO MORTGAGES AND DEEDS OF TRUST
	  	24
		
	 ARTICLE 18 - ESTOPPEL CERTIFICATE/FINANCIAL INFORMATION
	  	24
			
	 18.1
	  	  Estoppel Certificate	  	24
	 18.2
	  	  Financial Information	  	25
		
	 ARTICLE 19 - QUIET ENJOYMENT
	  	25
		
	 ARTICLE 20 - FIXTURES
	  	26
		
	 ARTICLE 21 - DAMAGE OR DESTRUCTION
	  	26
			
	 21.1
	  	  Casualty	  	26
	 21.2
	  	  Casualty Caused by Tenant	  	27
		
	 ARTICLE 22 - CONDEMNATION
	  	27
			
	 22.1
	  	  Eminent Domain	  	27
	 22.2
	  	  Damages	  	27
	 22.3
	  	  Restoration	  	27
		
	 ARTICLE 23 - LOSS AND DAMAGE AND DELAY
	  	28
			
	 23.1
	  	  Loss and Damage	  	28
	 23.2
	  	  Delays	  	28
		
	 ARTICLE 24 - DEFAULT AND REMEDIES
	  	29
			
	 24.1
	  	  Default by Tenant	  	29
	 24.2
	  	  Remedies of Landlord	  	29
	 24.3
	  	  Landlord’s Default	  	31
	 24.4
	  	  Personal Property Lien. Intentionally Deleted	  	32
		
	 ARTICLE 25 - HOLDING OVER
	  	32
		
	 ARTICLE 26 - NOTICE
	  	32
			
	 26.1
	  	  Notice	  	32
	 26.2
	  	  Change of Address	  	33

  

 iii 

					
	 ARTICLE 27 - SECURITY DEPOSIT
	  	33
			
	 27.1
	  	  Security Deposit	  	33
		
	 ARTICLE 28 - MISCELLANEOUS PROVISIONS
	  	34
			
	 28.1
	  	  Captions	  	34
	 28.2
	  	  Waiver	  	34
	 28.3
	  	  Entire Agreement	  	34
	 28.4
	  	  Severability	  	34
	 28.5
	  	  Modification	  	34
	 28.6
	  	  Governing Law	  	34
	 28.7
	  	  Successors and Assigns	  	34
	 28.8
	  	  Authorization to Execute	  	34
	 28.9
	  	  Approval of Documents	  	34
	 28.10
	  	  Attorneys Fees	  	35
	 28.11
	  	  Use of Names	  	35
	 28.12
	  	  Use of Names	  	35
		
	 ARTICLE 29 - SUBSTITUTION OF PREMISES
	  	35
			
	 29.1
	  	  Intentionally Deleted	  	35
		
	 ARTICLE 30 - RECORDING
	  	35
		
	 ARTICLE 31 - REAL ESTATE BROKER
	  	36
		
	 ARTICLE 32 - OPTION
	  	36
			
	 32.1
	  	  Option to Extend	  	36
	 32.3
	  	  Right of First Offer to Lease Additional Space in the Building	  	38
	 32.3
	  	  Generator	  	39
		
	 ARTICLE 33 RATIFICATION OF RESTATEMENT
	  	40
			
	 33.1.
	  	  Ratification and Binding Effect	  	40
	 33.2.
	  	  Entire Agreement	  	40
	 33.3.
	  	  Miscellaneous	  	40

  

 iv 

 SECOND AMENDED AND RESTATED 
 OFFICE LEASE 
  
 360 INTERLOCKEN
BOULEVARD 
 BROOMFIELD, COLORADO 
  
 THIS SECOND AMENDED AND RESTATED OFFICE LEASE (the “Second Restated Lease” or the “Lease”) is made this 28th day of May, 2004, to be
effective as of June 1, 2004, by and between FUND IX, FUND X, FUND XI AND REIT JOINT VENTURE, a Georgia joint venture (“Landlord”) and GAIAM, INC., a Colorado corporation (“Tenant”). 
  
 W I T N E S S E T H: 
  
 WHEREAS, prior to the date hereof, Landlord and Tenant entered into that
certain Amended and Restated Office Lease, dated as of February 14, 2002, as amended by that certain First Amendment to Amended and Restated Lease Agreement, dated as of March 31, 2003, and as further amended by that certain Second Amendment to
Amended and Restated Office Lease Agreement of even date herewith (said Amended and Restated Lease, as so amended, is herein referred to as the “First Restated Lease”, and said Second Amendment is herein referred to as the “Second
Amendment to First Restated Lease”), pursuant to the terms of which Landlord has leased to Tenant, and Tenant has leased from Landlord, certain premises (the “Premises”) containing 36,159 square feet of Rentable Area and consisting of
the entire second (2nd) and third (3rd) floors of that certain building known as the 360 Interlocken (the “Building”) located at 360 Interlocken Boulevard, Broomfield, Colorado 80021, on
that certain real property more particularly described on Exhibit A attached hereto and made a part hereof (the “Property”); 
  
 WHEREAS, Landlord and Tenant desire to extend the Lease Term as to the existing Premises, to modify the rental rate for the existing Premises, to provide
for certain rights of first offer to lease unencumbered space on the first floor of the Building, and to provide for certain other options and rights all on the terms and conditions hereinafter set forth; 
  
 NOW, THEREFORE, for and in consideration of the premises, the covenants and
agreements hereinafter contained, and for Ten Dollars ($10.00) and other good and valuable consideration in hand paid by each party hereto to the other, the receipt and sufficiency of which are hereby acknowledged, Tenant and Landlord hereby
covenant and agree to amend and restate the First Restated Lease, as follows: 
  
 ARTICLE 1 
  
 DEMISE

  
 1.1 Demise. Effective as of June 1, 2004, Landlord does
hereby lease to Tenant and Tenant hereby leases from Landlord those certain premises (the “Premises”) consisting of the entire second (2nd) and third (3rd) floors of the Building, which Premises are
generally depicted 
  

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 on the floor plans attached hereto as Exhibit B, together with a non-exclusive right subject to the provisions
hereof, to use all appurtenances thereto, including, but not limited to, any plazas, common areas, walkways or other areas in the Building or on the Property designated by Landlord for the exclusive or non-exclusive use of the tenants of the
Building, all of which inclusive of the Building are hereinafter collectively called the “Building Complex”. For purposes of this Second Restated Lease, Landlord and Tenant hereby agree that the Premises contain a total of 36,159 square
feet of Rentable Area, and that the Building contains a total of 51,974 square feet of Rentable Area. Such letting and hiring is upon and subject to the terms, conditions and covenants herein set forth, and Tenant covenants as a material part of the
consideration for this Second Restated Lease to keep and perform each and all of said terms, conditions and covenants by it to be kept and performed and that this Second Restated Lease is made upon the condition of such performance. 
  
 ARTICLE 2 
  
 TERM 
  
 2.1 Term. The term of this Second Restated Lease shall commence on June 1, 2004 (the “Commencement Date”) and shall end at 5:00 p.m. on
May 31, 2008, unless extended or sooner terminated as herein provided (the “Lease Term”). 
  
 2.2 Landlord’s Work. Landlord shall have no obligation for making any improvements in the Premises and Tenant hereby accepts the Premises in
its “AS IS” condition. 
  
 ARTICLE 3 
  
 RENT 
  
 3.1 Base Rent. Beginning on the Commencement Date, Tenant shall pay to Landlord, at P. O. Box 926040, Norcross,
Georgia 30010-6040, or at such other place as Landlord may designate in writing to Tenant, annual base rent (“Base Rent”) in the amounts set forth below for the Premises, based on the Premises containing 36,159 square feet of Rentable
Area: 
  

										
	 Period

	  	 Annual Rate Per Rentable
 Square Foot of Premises

	  	Monthly
Installment

	  	Annual
Installment

	 6/1/04 - 5/31/05
	  	$	16.25	  	$	48,965.31	  	$	587,583.75
	 6/1/05 - 5/31/06
	  	$	16.25	  	$	48,965.31	  	$	587,583.75
	 6/1/06 - 5/31/07
	  	$	17.00	  	$	51,225.25	  	$	614,703.00
	 6/1/07 - 5/31/08
	  	$	18.00	  	$	54,238.50	  	$	650,862.00

  
 The Base Rent for each Lease Year
shall be payable in equal monthly installments, due on the first day of each calendar month, in advance, in legal tender of the United States of America, without abatement, demand, deduction or offset whatsoever, except as may be expressly provided
in this Lease. One full monthly installment of Base Rent shall be due and 
  

 - 2 - 

 payable on the Commencement Date by Tenant and a like monthly installment of Base Rent shall be due and payable on or
before the first day of each calendar month following the Commencement Date during the Lease Term hereof. Tenant shall pay, as Additional Rent, all other sums due from Tenant under this Lease. The term “Rent”, as used herein, means all
Base Rent, Additional Rent and all other amounts payable hereunder from Tenant to Landlord. If the Lease Term commences or terminates on a day other than the first or last day of a calendar month respectively, then the installments of Base Rent for
such month or months shall be prorated and the installments so prorated shall be paid in advance. If the Premises shall be expanded in accordance with the terms of this Second Restated Lease, then the amount of Base Rent shall be appropriately
adjusted in accordance with the terms of this Second Restated Lease. 
  
 3.2 Additional Rent. Any other sums of money or charges to be paid by Tenant pursuant to the provisions of this Lease may be designated as “Additional Rent”. A failure to pay Additional Rent shall be treated in all events
as the failure to pay Rent. 
  
 3.3 Interest on Late Payments
and Late Payment Charge. Any Rent (whether Base Rent or Additional Rent) or other amount due from Tenant to Landlord under this Lease not paid within five (5) days of the date due shall bear interest from the date due until the date paid at the
rate of two percent (2%) per month (the “Default Rate”), but the payment of such interest shall not excuse or cure any default by Tenant under this Lease. Failure to charge or collect such interest in connection with any one or more such
late payments shall not constitute a waiver of Landlord’s right to charge and collect such interest in connection with any other or similar or like late payments. 
  
 Furthermore, in the event any rent or other amounts owing hereunder are not paid within five (5) days after the due date,
then Landlord and Tenant agree that Landlord will incur additional administrative expenses, the amount of which will be difficult if not impossible to determine. Accordingly, in addition to such required payment, Tenant shall pay to Landlord an
additional one time late charge for any such late payment in the amount of five percent (5%) of the amount of such late payment. 
  
 Notwithstanding the above, Landlord agrees that it shall waive such late charge and interest twice during any calendar year provided Tenant is not
otherwise in default hereunder. Tenant shall not be deemed late if the Rent payment is postmarked by the United States Post Office no later than the last day of the five (5) day period set forth above, the payment is actually received and Tenant
uses all reasonable efforts to make all payments when due. 
  
 ARTICLE 4 
  
 OPERATING EXPENSE ADJUSTMENT

  
 4.1 Definitions. The following terms shall have the
following meanings with respect to the provisions of this Section 4.1: 
  
 (a) Tenant’s “Prorata Share” shall mean that fraction, the numerator of which is the Rentable Area of the Premises (36,159 rentable square feet) and the denominator of which is 51,974 square feet being
the total Rentable Area of the Building Complex and is equal to 
  

 - 3 - 

 69.57%, which calculation shall be final except as specifically set forth herein. At such time, if ever, any space is
added to or subtracted from the Premises, Tenant’s Prorata Share shall be adjusted accordingly. 
  
 (b) “Real Estate Taxes” shall include (a) any form of assessment (including any so-called “special” assessments), license tax,
business license fee, business license tax, commercial rental tax, levy, charge, penalty or tax, imposed by any authority having the direct power to tax, including any city, county, state or federal government, or any school, agricultural, lighting,
water, drainage or other improvement or special district thereof, against the Premises, the Building, Property, or Building Complex or any legal or equitable interest of Landlord therein; (b) any tax on Landlord’s right to rent or other income
from the Premises or against Landlord’s business of leasing the Premises; and (c) any assessments, tax, fee, levy or charge in substitution, partially or totally, of or in addition to any assessment, tax, fee, levy or charge previously included
within the definition of Real Estate Taxes which may be imposed by governmental agencies for such services as fire protection, street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without charge
to property owners or occupants. It is the intention of Landlord and Tenant that all such new and increased assessments, taxes, fees, levies and charges be included within the definition of Real Estate Taxes for purposes of this Lease. The following
shall also be included within the definition of Real Estate Taxes for purposes of this Lease, provided, however, that Tenant shall pay Landlord the entire amount thereof: (i) any tax allocable to or measured by the area of the Premises or the rental
payable hereunder, including without limitation, any gross income, privilege, sales or excise tax levied by the State, any political subdivision thereof, city, municipal or federal government, with respect to the receipt of such, rental, or upon or
with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by Tenant of the Premises or any portion thereof; and (ii) any tax upon this transaction or any document to which Tenant is a party,
creating or transferring an interest or an estate in the Premises. “Real Estate Taxes” shall not include Landlord’s federal or state income, franchise, inheritance, or estate taxes. “Real Estate Taxes” included in this
definition mean taxes or assessments in the year assessed, without regard to the year in which same become due or payable. 
  
 (c) “Operating Expenses” shall mean for all purposes and throughout the Term of this Lease all maintenance and operating costs of any kind or
nature with respect to the operation, ownership and maintenance of the Building Complex and shall include, but not be limited to, Real Estate Taxes, the cost of building supplies, window cleaning, costs incurred in connection with all energy sources
for the Building such as propane, butane, natural gas, steam, electricity, solar energy and fuel oil; the costs of water and sewer service, janitorial services, both interior and exterior, general maintenance and repair of the Building Complex
including the heating and air conditioning systems and structural components of the Building; landscaping, maintenance, repair and striping of all parking areas; insurance, including fire and extended coverage and public liability insurance and any
rental insurance and all risk insurance carried by Landlord pursuant to Section 10.2; labor costs incurred in the operation and maintenance of the Building Complex, including wages and other payments; costs to Landlord for worker’s
compensation and disability insurance; payroll taxes and welfare fringe benefits; professional building management fees which shall not exceed four percent (4%) of gross receipts for the 
  

 - 4 - 

 Building Complex [it being mutually understood and agreed that for purposes of computing management fees, “gross
receipts” of the Building Complex shall include all base rent and all amounts paid by all tenants of the Building Complex (including Tenant) as reimbursement for Operating Expenses and other incidental income of the Building Complex, but shall
not include property management fees payable to any person or entity]; legal, inspection and consultation fees incurred in connection with the Building Complex; any association fees due in accordance with or as referenced in recorded documents; any
expense attributable to costs incurred by Landlord for any capital improvements or structural repairs to the Building or Property required by any change in the laws, ordinances, rules, regulations or otherwise which were not in effect on the date
Landlord obtained its building permit to construct the Building required by any governmental or quasi-governmental authority having jurisdiction over the Building which costs shall be amortized over the useful life of the capital improvements or
structural repair; and any costs incurred by Landlord in making capital improvements or other modifications to the Building or any part thereof, which costs shall be amortized over the useful life of such improvement or modification with interest at
the rate of ten percent (10%) per annum on the unamortized amount, in accordance with such reasonable life and amortization schedules and shall be determined by Landlord in accordance with generally accepted accounting principles. For all purposes
and throughout the term of this Lease, Operating Expenses shall expressly exclude costs of maintenance and repair reimbursed by insurance proceeds, alterations or other specific costs attributable solely to other tenant’s space in the Building
which was under the respective terms of the lease such tenant’s responsibility and thereupon billed to such tenants, and legal fees for financing, sales of the Building Complex, preparing and enforcing leases and any other legal fees which do
not specifically relate to the operation and maintenance of the Building Complex. 
  
 (d) “Variable Operating Expenses” shall mean those Operating Expenses which vary with occupancy levels or which vary with areas serviced based upon occupied Rentable Area. Landlord agrees that Tenant, if it
is paying any utilities directly or performing its own janitorial services (including light bulb replacement), shall be responsible for its Prorata Share of such utilities and services (including light bulbs) only for the common areas of the
Building Complex. 
  
 (e) “Base Year” shall mean
calendar year 2005. 
  
 4.2 Rent Adjustments. Landlord and
Tenant agree that the following adjustments to Rent shall be made with respect to each calendar year (or portion thereof) within the Term: 
  
 (a) Payments of Increases in Operating Expenses. Commencing January 1, 2006, Tenant shall pay to Landlord as Additional Rent an amount equal to
Tenant’s Prorata Share of the amount by which the amounts paid or incurred by Landlord for Operating Expenses in any calendar year after the Base Year exceed the amounts paid or incurred by Landlord for Operating Expenses during the Base Year,
with appropriate and equitable adjustment for Variable Operating Expenses in the Base Year and each subsequent year (the “Increased Operating Expenses”). It is agreed that Tenant shall, during each calendar year after the Base Year, pay to
Landlord an estimate of Tenant’s Prorata Share of such Increased Operating Expenses as 
  

 - 5 - 

 hereinafter set forth. Beginning January 1, 2006, and continuing each calendar year (or portion thereof) during the Lease
Term, Tenant shall pay to Landlord each month on the first day of the month an amount equal to one-twelfth (1/12) of Tenant’s Prorata Share of the Increased Operating Expenses for such new calendar year (or portion thereof contained within
Lease Term) as reasonably estimated by Landlord, with an adjustment to be made between the parties at a later date as hereinafter provided. Furthermore, Landlord may from time to time but no more than three (3) times during any Lease Year furnish
Tenant with notice of a re-estimation of the Increased Operating Expenses and Tenant shall commence paying its re-estimated Prorata Share on the first day of the month following receipt of said notice. As soon as practicable following the end of any
calendar year but in no event later than April 15, Landlord shall submit to Tenant a statement setting forth the exact amount of Tenant’s Prorata Share of the Increased Operating Expenses for the calendar year just completed and the difference,
if any, between Tenant’s actual Prorata Share of the Increased Operating Expenses for the calendar year just completed and the estimated amount of Tenant’s Prorata Share of the Increased Operating Expenses (which were paid in accordance
with this subparagraph) for such year. Such statement shall also set forth the amount of the estimated Increased Operating Expenses reimbursement for the new calendar year computed in accordance with the foregoing provisions. To the extent that
Tenant’s Prorata Share of the actual Increased Operating Expenses for the period covered by such statement are higher than the estimated payments which Tenant previously paid during the calendar year just completed, Tenant shall pay to Landlord
the difference within thirty (30) days following receipt of said statement from Landlord. To the extent that Tenant’s Prorata Share of the actual Increased Operating Expenses for the period covered by the Statements are less than the estimated
payments which Tenant previously paid during the calendar year just completed, Landlord may at its option either refund said amount to Tenant or credit the difference against Tenant’s estimated reimbursement for such Increased Operating
Expenses for the current year. In addition, with respect to the monthly reimbursement, until Tenant receives such statement, Tenant’s monthly reimbursement for the new calendar year shall continue to be paid at the then current rate, but Tenant
shall commence payment to Landlord of the monthly installments of reimbursement on the basis of the statement beginning on the first day of the month following the month in which Tenant receives such statement. 
  
 (b) Tenant’s obligation with respect to its Prorata Share of Increased
Operating Expenses and Base Rent shall survive the expiration or early termination of this Lease. If Tenant occupies the Premises for less than a full calendar year during the first or last calendar years of the term hereof, Tenant’s Prorata
Share for such partial year shall be appropriately prorated to reflect the number of months in such year during which Tenant occupied the Premises. Tenant shall pay all amounts due hereunder within thirty (30) days following receipt of notice
thereof. 
  
 (c) Tenant shall have the right but not more than
once per annum, at any time within thirty (30) days after a statement of actual Operating Expenses for a particular calendar year has been rendered by Landlord as provided herein, at Tenant’s sole cost and expense, to examine Landlord’s
books and records during normal business hours (upon reasonable prior written notice to Landlord), at Landlord’s office relating to the determination of such Operating Expenses. Unless Tenant objects to the statement provided by Landlord,
within said thirty (30) day period, such statement and adjustment shall be deemed conclusive. 
  

 - 6 - 

 4.3 Reimbursement Survives Termination. In the event of the termination of this Lease by
expiration of the stated term or for any other cause or reason whatsoever prior to the determination of rental adjustment as hereinafter set forth, Tenant’s agreement to reimburse Landlord up to the time of termination shall survive termination
of this Lease and Tenant shall pay any amount due to Landlord within fifteen (15) days after being billed therefor. In the event of the termination of this Lease by expiration of the stated term or for any other cause or reason whatsoever, except
default by Tenant of any of the terms or provisions of this Lease, prior to the determination of rental adjustments as hereinabove set forth, Landlord’s agreement to refund any excess additional rental paid by Tenant up to the time of
termination shall survive termination of this Lease and Landlord shall pay the amount due to Tenant within fifteen (15) days of Landlord’s determination of such amount. This covenant shall survive the expiration or termination of this Lease.

  
 If the last year of the term of this Lease ends on any day
other than the last day of December, any payment due to Landlord by reason of any increase in Operating Expenses shall be prorated on the basis by which the number of days in such partial year bears to 365. 
  
 Any failure of Landlord to furnish Tenant with an estimate of its Prorata
Share of Increased Operating Expenses or any statements as set forth in this Section 4 shall not act to relieve Tenant of its liability therefor; and with respect to any deficiencies, Tenant agrees to pay same within thirty (30) days of
written demand from Landlord. 
  
 ARTICLE 5 
  
 BUILDING SERVICES 
  
 5.1 Standard Services. Landlord agrees to furnish to the Premises
during regular business hours from 7:00 a.m. to 6:00 p.m. Mondays through Fridays and from 8:00 a.m. to 1:00 p.m. Saturdays, except for holidays as the same are determined by Landlord, and subject to the rules and regulations of the Building, heat
and air conditioning for the use and occupancy of the Premises, passenger elevator service and freight elevator service, subject to scheduling by Landlord. Landlord shall also furnish: (i) electric current to be supplied for lighting the Premises
and public halls, and for the operation of ordinary office equipment, exclusive of heavy-duty equipment and computers, copying equipment which is not standard for general offices, or comparable equipment; (ii) janitorial and cleaning services, and
(iii) domestic water in reasonable quantity. Elevator service shall mean service either by non-attended automatic elevators or elevators with attendants at the option of Landlord. Landlord shall also furnish, at rates set from time to time as
reasonably determined by Landlord (reflecting actual costs of such additional HVAC), heating and air conditioning and such other items as are not provided for herein, provided if Tenant does not have special HVAC controls for its Premises, then
Tenant shall give Landlord reasonable prior notice of Tenant’s needs for such additional heating or air conditioning and Landlord shall use all reasonable efforts to provide same. Landlord shall also, at said times, maintain and keep lighted
the common stairs, entries, and toilet rooms in the Building that would reasonably be subject to use by Tenant, its agents and employees during other than 
  

 - 7 - 

 regular business hours. Landlord also has the right to charge Tenant for energy costs incurred because of Tenant’s
above Building average usage or by reason of usage of the Premises or the Building during other than regular business hours. However, in no event shall Landlord charge Tenant more for excess utilities or after hours HVAC than it charges other
tenants in the Building for such usage. Furthermore, if Landlord were to grant any tenant longer regular business hours, then such hours shall also be applicable to Tenant. Tenant agrees to pay for any excess HVAC within fifteen (15) days of the
billing therefor, such billing to occur no more frequently than monthly. 
  
 5.2 Interruption of Standard Services. Tenant agrees that Landlord shall not be liable for failure to supply any heating, air conditioning, elevator, janitorial services, electric current, or any other service
described in Section 5.1 or Section 33.3 during any period when Landlord uses reasonable diligence to restore or to supply such services or electric current, it being further agreed that Landlord reserves the right to temporarily
discontinue such services or any of them, or electric current at such times as may be necessary by reason of accident, unavailability of employees, repairs, alterations, or improvements, or whenever by reason of strikes, lockouts, riots, acts of God
or any other happening or occurrence beyond the reasonable control of Landlord. If Landlord is unable to furnish such services or electric current for any reason outside of Landlord’s reasonable control, or if such services or electric current
shall be interrupted for any reason outside of Landlord’s reasonable control, Landlord shall not be liable for damages to persons or property for any such discontinuance or interruption, nor shall such discontinuance or interruption in any way
be construed as a constructive or actual eviction of Tenant or cause an abatement of rent or operate to release Tenant from any of Tenant’s obligations hereunder. Landlord’s obligation to furnish services or electric current shall be
conditioned upon the availability of adequate energy sources from the public utility companies presently serving the Building Complex. If Landlord elects for any reason to temporarily discontinue services to Tenant and/or the Building Complex, then
Landlord shall give Tenant prior notice thereof and Tenant shall have the right to approve the scheduling thereof, which approval shall not be unreasonably withheld or delayed and in any event Landlord shall use reasonable efforts to restore as soon
as possible any service which has been interrupted. Landlord shall have the right to reduce heating, cooling or lighting within the Premises and in the public area in the Building as required by any mandatory fuel or energy-saving program.
Furthermore, due to energy code design requirements as promulgated from time to time, Tenant hereby acknowledges that it may on certain days experience discomfort with the heating and air conditioning cycle, and Landlord shall have no responsibility
or liability therefor. 
  
 5.3 Services Paid by Tenant.
Unless otherwise provided by Landlord, Tenant shall separately arrange with the applicable local public authorities or utilities, as the case may be, for the furnishing of and payment for all telephone and other communications services as may be
required by Tenant in the use of the Premises. Tenant shall directly pay for such telephone and other communications services, including the establishment and connection thereof, at the rates charged for such services by said authority or utility,
and the failure of Tenant to obtain or to continue to receive such services for any reason whatsoever shall not relieve Tenant of any of its obligations under this Lease. 
  

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 5.4 Above-Standard Service Requirements. If unusual heat-generating machines or equipment cause
the temperature in the Premises, or any part thereof, to exceed the temperatures the Building’s air conditioning system would be able to maintain in such Premises were it not for such heat-generating equipment, then Landlord reserves the right
to install supplementary air conditioning units in the Premises, and the cost thereof, including the cost of installation and the cost of operation and maintenance thereof, shall be paid by Tenant to Landlord upon demand by Landlord. 
  
 Tenant shall not, without the written consent of Landlord, use any apparatus
or device which will in any way increase the amount of electricity or water which Landlord determines to be reasonable for use of the Premises as general office space, nor connect with electric current (except through existing electrical outlets in
the Premises) or water pipes any apparatus or device for the purposes of using electric current, other energy or water except as set forth in Article 15 hereof. Landlord shall have the right to install one or more separately submetered electrical
circuits to serve all of Tenant’s equipment, machinery or appliances which equipment, machinery or appliances requires electrical current supplied to the Premises for general office purposes as the same is determined by Landlord which costs of
submetering shall be payable by Tenant to Landlord upon demand. Tenant shall also, at its own cost, have the right to directly meter the electric services for its Premises in which event Landlord shall have no right to object to any equipment that
uses “above-standard” amounts of electricity. Tenant agrees to reimburse Landlord for the submetered electrical current utilized by Tenant at the rates charged to Landlord to purchase electrical current for the Building, such reimbursement
to be made within fifteen (15) days of the date of the billing therefor; such billing to occur no more frequently than monthly. 
  
 5.5 Cleaning. Upon prior written notice to Landlord, Tenant may provide its own janitorial or cleaning services subject to supervision of Landlord,
at Tenant’s sole responsibility, and by a janitorial or cleaning contractor or employees at all times satisfactory to Landlord. Landlord shall provide janitorial and cleaning services, in accordance with such reasonable standards generally
provided in Class A suburban office buildings in the Denver-Boulder metropolitan area for the common areas of the Building Complex. 
  
 5.6 Re-Lamping. Exclusive of the Premises, Landlord shall have the exclusive right to make any replacement of electric light bulbs, fluorescent
tubes and ballasts in the Building Complex throughout the Lease Term and any renewal thereof. Landlord may adopt a system of relamping and reballasting periodically on a group basis in accordance with good management practice. 
  
 5.7 Fiber Optic. Landlord shall have no responsibility or liability
for bringing either the phone system or fiber optics to the Premises. Nothing herein shall prohibit Landlord from entering into licensing or other agreements with any telecommunications company or entity for the Building nor shall Landlord be
prohibited from installing a minimum point of entry fiber optics system and/or updating or replacing any system from time to time in the Building. 
  
 5.8 After Hours Access. Except as specifically set forth in Sections 15.2, 21.1 and 22.2, and subject to applicable local laws and
emergencies, Tenant shall have access to its 
  

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 Premises twenty-four hours a day, seven days a week. Tenant acknowledges that certain security measures may apply during
nonregular business hours or holidays, including the use of keys for access to the Building. 
  
 ARTICLE 6 
  
 TENANT REPAIR

  
 6.1 Damage by Tenant. If the Building Complex, the
Building, the Premises or any portion thereof including but not limited to the elevators, boilers, engines, pipes and other apparatus, or members of elements of the Building (or any of them) used for the purpose of climate control of the Building or
operating the elevators, or if the water pipes, drainage pipes, electric lighting or other equipment of the Building or the roof or outside walls of the Building or the Generator or the parking facilities of Landlord and also the Tenant Finish
including but not limited to the carpet, wall covering, doors and woodwork, become damaged or are destroyed through the negligence, carelessness or misuse of Tenant, its servants, agents, employees or anyone permitted by Tenant to be in the
Building, or through it or them, then the cost of the necessary repairs, replacements or alterations shall be borne by Tenant who shall forthwith pay the same on demand to Landlord as Additional Rent. Landlord shall have the exclusive right, but not
the obligation, to make any repairs necessitated by such damage. 
  
 6.2 Maintenance. Tenant shall keep the Premises in as good order, condition and repair as when they were entered upon. If Tenant fails to keep the Premises in such good order, condition and repair as required hereunder to the
satisfaction of Landlord, Landlord may restore the Premises to such good order and condition and make such repairs without liability to Tenant for any loss or damage that may accrue to Tenant’s property or business by reason thereof, and upon
completion thereof, Tenant shall pay to Landlord, as Additional Rent, upon demand, the cost of restoring the Premises to such good order and condition and of the making of the repairs. 
  
 6.3 Good Condition. Tenant shall leave the Premises at the end of each Business Day in a reasonable condition for the
purpose of allowing the performance of Landlord’s cleaning services hereinafter described. 
  
 6.4 Surrender. Tenant shall deliver, at the expiration of the Lease Term hereof or upon sooner termination of the Lease Term, the Premises in good
repair as aforesaid and in a state of broom cleanliness. 
  
 6.5
Broken Glass. Tenant shall pay on demand the cost of replacement with identical quality, size and characteristics of glass broken on the Premises, including outside windows and doors of the perimeter of the Premises (including perimeter
windows in the exterior walls) during the continuance of this Lease, unless the glass shall be broken by Landlord, its servants, employees or agents acting on its behalf. 
  

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 ARTICLE 7 
  
 ASSIGNMENT AND SUBLETTING 
  
 7.1 Limitations. Except as specifically set forth in Sections 7.4 and 7.5 below, Tenant shall not assign or in any manner transfer
this Lease or any estate or interest therein the Premises or any part thereof, or grant any license, concession or other right to occupy any portion of the Premises without the prior written consent of Landlord which shall not be unreasonably
withheld. In no event shall Tenant have any right to assign if there exists any default under this Lease. Consent by Landlord to one or more assignments of this Lease or of the Premises shall not operate as a waiver of Landlord’s rights under
this section. Any such assignment or subletting without Landlord’s consent shall be deemed void and confer no rights upon a third party. Notwithstanding any assignment, Tenant and any guarantor of Tenant’s obligations under this Lease
shall at all times remain fully responsible and liable for the payment of the rental herein specified and for compliance with all other terms and conditions of this Lease. Without in any way limiting Landlord’s right to refuse to give consent,
Landlord reserves the right in the event it does give consent to impose such conditions upon its consent as Landlord deems necessary including the requirement of additional security which in Landlord’s business judgment shall insure the state
of the Premises and the rentals due under this Lease. Landlord shall also have the right in the event of such proposed assignment to terminate this Lease in which event Landlord shall have the right, but not the obligation, to enter into a Lease
with such proposed assignee. 
  
 Neither this Lease nor any
interest therein shall be assignable as to the interest of Tenant by operation of law, without the written consent of Landlord. A sale by Tenant of all or substantially all of its assets or all or substantially all of its stock, if Tenant is a
publicly traded corporation, a merger of Tenant with another corporation; or the transfer of twenty-five percent (25%) or more of the stock of Tenant if Tenant’s stock is not publicly traded; or the transfer of fifty percent (50%) or more of
the beneficial ownership interest in Tenant if Tenant is a partnership without the prior written consent of Landlord, shall constitute a prohibited assignment hereunder, subject to the limitations set forth above. Notwithstanding the foregoing, such
assignment shall not be prohibited if Tenant is not in default hereunder and the net worth of Tenant upon such assignment is not less than ten million dollars with not more than ten percent of such net worth attributable to good will. Prior to such
assignment being deemed effective Tenant shall deliver to Landlord current financials prepared in accordance with GAAP by an independent certified public accountant. 
  
 7.2 Acceptance of Performance. If this Lease be assigned or if the Premises or any part thereof be sublet or occupied
by anybody other than Tenant, Landlord may, after default by Tenant, collect the rent from the assignee, subtenant or occupant and apply the net amount collected to the rent herein reserved retaining the remainder, if any, for the account of
Landlord, but no such assignment, subletting, occupancy or collection shall be deemed an acceptance of the assignee, subtenant or occupant as Tenant hereof, or constitute a release of Tenant from further performance by Tenant of the covenants on the
part of Tenant herein contained. 
  

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 7.3 Document Review. All documents utilized by Tenant to evidence any subletting or assignment for
which Landlord’s consent has been requested, shall be subject to prior reasonable approval by Landlord or its attorney. Wherever Landlord’s prior approval or consent to any assignment or sublease is required pursuant to this Article
7, then, in such event, Tenant shall submit to Landlord in writing, by notice directed to Landlord’s Vice President of Leasing, at Landlord’s address, at least fifteen (15) business days in advance of the date on which Tenant desires
to make such proposed assignment or sublease at least the following information and materials (each, a “Tenant’s Request to Assign or Sublet”): (a) all of the terms of said proposed assignment or sublease, including the proposed
effective date thereof, (b) the name and address of each proposed assignee or subtenant, (c) the portion or portions of the Premises as to which the requested assignment or sublease is proposed to apply, and (d) in the case of a requested sublease,
the form of such proposed sublease. Landlord may require Tenant to obtain and submit current financial statements of any proposed assignee or subtenant. Landlord shall then have a period of five (5) business days following receipt of Tenant’s
Request to Assign or Sublet within which to notify Tenant in writing whether Landlord elects to (i) cancel and terminate this Lease as to the space so affected as of the proposed effective date so specified by Tenant in its notice, in which event
Tenant will be relieved of all obligations under the Lease as to such space as the date so specified by Tenant; (ii) permit Tenant to assign this Lease or sublet such space for the duration specified by Tenant in its notice; or (iii) reject the
proposed assignment or sublease on reasonable grounds. If Landlord fails to notify Tenant in writing of Landlord’s election within five (5) business days of receipt from Tenant of all of the information and materials required in this Paragraph,
Landlord shall be deemed to have approved the proposed assignment or sublease. If Tenant desires to assign the Lease or sublease any portion of the Premises which under the terms of this Article 7 requires Landlord’s prior consent or
approval, then Tenant shall pay Landlord’s actual and reasonable out-of-pocket expenses (including, without limitation, attorneys’ fees and expenses) paid to or incurred with any third party in connection with responding to Tenant’s
Request to Assign or Sublet. 
  
 7.4 Subletting. Provided
that Tenant is not in default hereunder, Tenant may from time to time sublet all or any portion of the Premises to any subtenant without Landlord’s prior consent, subject, however, to each of the following conditions being fully complied with
by Tenant: 
  
 (a) The subtenant must use the Premises in
compliance with the provisions set forth in Article 9 and for no other purpose. 
  
 (b) A fully executed sublease shall be delivered by Tenant to Landlord within thirty (30) days of full execution thereof. Failure by Tenant to deliver a copy thereof to Landlord within the above time frame shall give
Landlord, at its option, the right to terminate the sublease which right of termination shall be in addition to and not in limitation of any other right or remedy of Landlord. 
  
 (c) Tenant, Gaiam, Inc., shall at all times remain primarily liable under the Lease. This right to sublet without
Landlord’s prior consent shall be personal to Gaiam, Inc., and shall terminate if Gaiam, Inc. assigns its interest in the Lease in whole or in part. 
  

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 (d) No subtenant may further sublease or assign its interest in the sublease without both Gaiam,
Inc.’s and Landlord’s prior written consent, which may be given or withheld in their respective sole and absolute discretion. 
  
 7.5 Affiliated Entity. Provided Tenant is not in default of this Lease, which default has not been cured within any applicable cure period, Tenant
may, without Landlord’s prior written consent assign the Lease to: (i) a subsidiary, affiliate, division or corporation controlled or under common control with Tenant; (ii) a successor corporation to Tenant by merger, consolidation, or
nonbankruptcy reorganization; (iii) a purchaser of substantially all of Tenant’s assets and who continues to operate as “Tenant” in the Premises (collectively, “Permitted Assignees”). Tenant acknowledges warrants and agrees
that the Permitted Assignee shall assume all liabilities and obligations of Tenant under the Lease. Tenant shall notify Landlord of all Permitted Assignee(s) within thirty (30) days of such assignment or subletting. For the purpose of this Lease,
sale or transfer of Tenant’s capital stock, including without limitation, a transfer in reorganization of Tenant and any sale through any public exchange, shall not be deemed an assignment, subletting, or any other transfer of the Lease or the
Premises, provided that the surviving entity in such transfer assumes the Lease by operation of law. 
  
 ARTICLE 8 
  
 TRANSFER BY LANDLORD AND LIMITED LIABILITY 
  
 8.1
Transfer of Landlord’s Interest. In the event of a sale, conveyance, or assignment by Landlord of Landlord’s interest in the Building Complex (other than a transfer for security purposes only), Landlord shall be relieved from and
after the date specified in any such notice of transfer or assignment of all of Landlord’s obligations and liabilities accruing thereafter on the part of Landlord, and Tenant agrees to look only toward such assignee or transferee of
Landlord’s interest. 
  
 8.2 Limited Liability of
Landlord. Anything contained in this Lease to the contrary notwithstanding, Tenant agrees that Tenant shall look solely to the estate of Landlord in the Building Complex for the collection of any judgment (or other judicial process) requiring
the payment of money by Landlord in the event of any default or breach by Landlord with respect to any of the terms and provisions of this Lease to be observed or performed by Landlord, subject, however, to the prior rights of the holder of any
mortgage covering the Building Complex, and no other assets of Landlord, its partners, agents, employees, officers, or employees or officers of any of its partners shall be subject to levy, execution or other judicial process for the satisfaction of
Tenant’s claim and Landlord shall not be liable for any such default or breach except to the extent of Landlord’s estate in the Building Complex. 
  
 8.3 Limited Liability of Tenant. Landlord agrees that the personal assets of Tenant’s employees, directors and officers shall not be subject
to levy, execution, or other judicial process for the satisfaction of Landlord’s claim against Tenant. 
  

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 ARTICLE 9 
  
 USE OF PREMISES 
  
 9.1 Use. Except as expressly permitted by prior written consent of Landlord, the Premises shall not be used other than for a video production
company and for other general business office purposes. Any other use shall require Landlord’s prior written consent, which shall not be unreasonably withheld provided that such use complies with applicable restrictive covenants and zoning, the
use is consistent with a first class suburban office building, and does not generate, store, use, or dispose of any hazardous, toxic or infectious substances in or from the Premises. All use of the Premises shall comply with the terms of this Lease
and all applicable laws, ordinances, regulations or other governmental ordinances from time to time in existence. 
  
 9.2 Compliance with Rules and Regulations. Tenant and employees and all persons visiting or doing business with Tenant in the Premises shall be
bound by and shall observe the reasonable Rules and Regulations as set forth in Exhibit C attached hereto and made a part hereof, which may, at Landlord’s sole discretion, be promulgated, amended, or expanded from time to time during the
Lease Term by Landlord relating to the Building, the Building Complex and/or the Premises of which notice in writing shall be given to Tenant within thirty (30) days of such clause at which time they will become effective and all such rules and
regulations as changed from time to time shall be deemed to be incorporated into and form a part of this Lease. Any default in the performance or observance of such rules and regulations shall be a default hereunder and Landlord shall have all
remedies provided for in this Lease in the event of default by Tenant. Landlord however, shall not be responsible to Tenant for nonobservance by any other tenant or person of any tenant or person of any such rules and regulations. Notwithstanding
the above except as required by any governmental authority, law, or pursuant to recorded documents, Landlord shall not adversely impose any new rules and regulations upon Tenant without Tenant’s consent, which shall not be unreasonably
withheld. 
  
 9.3 Electronics Testing Lab. Subject to
compliance with (i) all other provisions of this Lease, (ii) applicable zoning, use and building code restrictions, (iii) insurance requirements, and (iv) any restrictions and requirements imposed by applicable recorded covenants and regulations,
Tenant may use a portion of the Premises for an electronics testing lab. 
  
 ARTICLE 10 
  
 INSURANCE 
  
 10.1 Tenant’s Insurance. 
  
 (a) Tenant further covenants and agrees that throughout the Lease Term
hereof, Tenant will carry and maintain, at its sole cost and expense, the following types of insurance, in the amounts specified and in the form hereinafter provided for: 
  
 (i) Commercial General and Umbrella Liability Insurance covering the Premises and Tenant’s use thereof against claims
for personal injury or death, property damage 
  

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 and product liability occurring upon, in or about the Premises, such insurance to be written on an occurrence basis (not
a claims made basis), with a limit for each occurrence not less than $1,000,000 and to have general aggregate limits of not less than $2,000,000, together with umbrella or excess liability insurance with limits of $15,000,000 for each occurrence and
in the aggregate, for each policy year. The insurance coverage required under this Section 10.1(a)(i) shall, in addition, extend to any liability of Tenant arising out of the indemnities provided for in Section 14.1 and, if necessary,
the policy shall contain a contractual endorsement to that effect. CGL insurance shall be written on ISO occurrence form CG 00 01 01 96 (or a substitute form providing equivalent or better coverage). The certificate of insurance evidencing the
Commercial General Liability and Umbrella Liability coverage shall specify all endorsements required herein, shall name all additional insureds via the CG 2011 Additional Insured-Managers/Lessors of Premises endorsement required by Section
10.1(b) below. 
  
 (ii) Commercial all risk property
insurance covering all of the items included in Tenant’s leasehold improvements, heating, ventilating and air conditioning equipment maintained by Tenant, trade fixtures, merchandise and personal property from time to time in, on or upon the
Premises, and alterations, additions or changes made by Tenant pursuant to Section 15.1, in an amount not less than one hundred percent (100%) of their full replacement value from time to time during the Term, providing protection against
perils included within the ISO Special Causes of Loss –Form insurance policy (or substitute form providing, in Landlord’s reasonable discretion, equivalent or better coverage), together with insurance against sprinkler damage, vandalism
and malicious mischief. Any policy proceeds from such insurance shall be held in trust by Tenant’s insurance company for the repair, construction and restoration or replacement of the property damaged or destroyed unless this Lease shall cease
and terminate under the provisions of Section 21.1 of this Lease. The certificate of insurance evidencing such coverage which is delivered by Tenant pursuant to Section 10.1(b) below shall designate Landlord and Wells Management, Inc.
as loss payee as their interests may appear with respect to the Building, all leasehold improvements, heating, ventilating and air-conditioning equipment and all fixtures (other than Tenant’s trade fixtures). 
  
 (iii) Workers’ Compensation and Employer’s Liability insurance
affording statutory coverage and containing statutory limits with the Employer’s Liability portion thereof to have minimum limits of $500,000.00. 
  
 (iv) INTENTIONALLY DELETED. 
  
 (v) Automobile (and if necessary, commercial umbrella) liability insurance with a limit of not less than $5,000,000 for each accident. Such insurance
shall insure liability arising out of any automobiles used in connection with Tenant’s business (including owned, hired, leased and non-owned automobiles). 
  

(b) All policies of the insurance provided for in Section 10.1(a) shall be issued in form acceptable to Landlord by insurance companies with a
rating and financial size of not less than A-X in the most current available “Best’s Insurance Reports”, and licensed to do business in the state in which Landlord’s Building is located. Landlord, in its sole discretion, shall be
permitted to temporarily waive or accept alternative coverages for Tenant’s insurance as required by the terms of this Section 10.1. Each and every such policy: 
  

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 (i) shall name Landlord and Wells Management, Inc., Wells Real Estate Funds, Inc. and subsidiary and
affiliated companies, officers, directors and employees as an additional insured (as well as any mortgagee of Landlord and any other party reasonably designated by Landlord) and the coverage in Section 10.1(a)(ii), above, shall also name
Landlord as loss payee as its interest may appear with respect to all leasehold improvements, heating, ventilating and air-conditioning equipment and fixtures (other than Tenant’s trade fixtures). 
  
 (ii) shall (and a certificate thereof shall be delivered to Landlord at or
prior to the execution of the Lease) be delivered to each of Landlord and any such other parties in interest within thirty (30) days after delivery of possession of the Premises to Tenant and thereafter within thirty (30) days prior to the
expiration of each such policy, and, as often as any such policy shall expire or terminate. Renewal or additional policies shall be procured and maintained by Tenant in like manner and to like extent; 
  
 (iii) shall contain a provision that the insurer will give to Landlord and
such other parties in interest at least thirty (30) days notice in writing in advance of any material change, cancellation, termination or lapse, or the effective date of any reduction in the amounts of insurance; and 
  
 (iv) shall be written as a primary policy which does not contribute to and
is not in excess of coverage which Landlord may carry. 
  
 (c) Any
insurance provided for in Section 10.1(a) may be maintained by means of a policy or policies of blanket insurance, covering additional items or locations or insureds, provided, however, that: 
  
 (i) Landlord and any other parties in interest from time to time designated
by Landlord to Tenant shall be named as an additional insured thereunder as its interest may appear; 
  
 (ii) the coverage afforded Landlord and any such other parties in interest will not be reduced or diminished by reason of the use of such blanket policy
of insurance; 
  
 (iii) any such policy or policies [except any
covering the risks referred to in Section 10.1(a)] shall specify therein (or Tenant shall furnish Landlord with a written statement from the insurers under such policy specifying) the amount of the total insurance allocated to Tenant’s
improvements and property more specifically detailed in Section 22(a); and 
  
 (iv) the requirements set forth in this Section 10.1 are otherwise satisfied. 
  

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 (d) Notwithstanding anything to the contrary set forth hereinabove, Landlord and Tenant do hereby waive
any and all claims against one another for damage to or destruction of real or personal property to the extent such damage or destruction can be covered by an ISO Causes of Loss – Special Form property insurance of the type described in
Section 10.1(a)(ii) above. Each party shall also be responsible for the payment of any deductible amounts required to be paid under the applicable ISO Causes of Loss – Special Form property insurance carried by the party whose property
is damaged. These waivers shall apply if the damage would have been covered by a customary ISO Causes of Loss – Special Form property insurance policy, even if the party fails to obtain such coverage. The intent of this provision is that each
party shall look solely to its insurance with respect to property damage or destruction which can be covered by ISO Causes of Loss – Special Form property insurance of the type described in Section 10.1(a)(ii). To further effectuate the
provisions of this Section 10.1(d), Landlord and Tenant both agree to provide copies of this Lease (and in particular, these waivers) to their respective insurance carriers and to require such insurance carriers to waive all rights of
subrogation against the other party with respect to property damage covered by the applicable ISO Causes of Loss – Special Form property insurance policy. 
  

(e) Tenant acknowledges and agrees that any contractors (and subcontractors of any tier) hired by Tenant to do work in the Premises will be required to
carry sufficient insurance coverage insuring the contractor (or subcontractor), Tenant and Landlord with terms equivalent to those specified in this Section 10.1, and Tenant shall provide certificates of such insurance to Landlord prior to
commencing any work in the Premises. 
  
 10.2 Landlord’s
Insurance. Landlord agrees to carry or cause to be carried during the term hereof Commercial General and Umbrella Liability Insurance coverage on the Building Complex providing coverage against claims for personal injury or death, property
damage and product liability occurring upon, in or about the Building Complex, such insurance to be written on an occurrence basis (not a claims made basis), with a limit for each occurrence not less than $1,000,000 and to have general aggregate
limits of not less than $5,000,000 for each policy year. The insurance coverage required under this Section 10.2 shall, in addition, extend to any liability of Landlord arising out of the indemnities provided for in Section 14.2 and,
if necessary, the policy shall contain a contractual endorsement to that effect. CGL insurance shall be written on ISO occurrence form CG 00 01 01 96 (or a substitute form providing equivalent or better coverage). Landlord also agrees to carry
during the term hereof insurance for fire, extended coverage, vandalism and malicious mischief, insuring the Building Complex (excluding foundations, excavations and other non-insurable items) for the full insurable value thereof. Landlord may, but
shall not be obligated to, take out and carry any other form or forms of insurance as it or the mortgagees of Landlord may reasonably determine to be advisable. Notwithstanding any contribution by Tenant to the cost of insurance premiums, as
provided in Article 4, Tenant acknowledges that it has no right to receive any proceeds from any such insurance policies carried by Landlord, and that such insurance will be for the sole benefit of Landlord, with no coverage for Tenant for
any risk insured against. 
  
 10.3 Subrogation. The parties
hereto agree that any and all fire, extended coverage and/or property damage insurance which is required to be carried by either shall be endorsed with 
  

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 a subrogation clause, substantially as follows: “This insurance shall not be invalidated should the insured waive,
in writing prior to a loss, any and all right of recovery against any party for any special causes of loss,” and each party hereto waives all claims for recovery from the other party, its officers, agents or employees for any loss or damage
(whether or not such loss or damage is caused by negligence of the other party), and notwithstanding any provisions contained in this Lease to the contrary, to any of its real or personal property insured under valid and collectible insurance
policies to the extent of the collectible recovery under such insurance. 
  
 ARTICLE 11 
  
 OBSERVANCE OF LAW 
  
 11.1 Law. Tenant shall comply with all provisions of law, including
without limitation, federal, state, county and city laws, ordinances and regulations and any other governmental, quasi-governmental or municipal regulations, which shall impose any duty upon Landlord or Tenant, and which relate to the partitioning,
equipment operation, alteration, occupancy and use of the Premises, and to the making of any repairs, replacements, alterations, additions, changes, substitutions or improvements of or to the Premises. Moreover, Tenant shall comply with all police,
fire and sanitary regulations imposed by any federal, state, county or municipal authorities, or made by insurance underwriters, and to observe and obey all governmental and municipal regulations and other requirements governing the conduct of any
business conducted in the Premises. 
  
 11.2 Taxes. Tenant
shall fully and timely pay all business and other taxes, charges, rates, duties, assessments and license fees levied, rates imposed, charged or assessed against or in respect of Tenant’s occupancy of the Premises or in respect of the personal
property, trade fixtures, furniture and facilities of Tenant or the business or income of Tenant on and from the Premises, if any, as and when the same shall become due, and to indemnify and hold Landlord harmless from and against all payment of
such taxes, charges, rates, duties, assessments and license fees and against all loss, costs, charges and expenses occasioned by or arising from any and all such taxes, rates, duties, assessments and license fees, and to promptly deliver to Landlord
for inspection, upon written request of Landlord, evidence satisfactory to Landlord of any such payments. 
  

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 ARTICLE 12 
  
 WASTE AND NUISANCE 
  
 12.1 Tenant shall not commit, suffer or permit any waste or damage or disfiguration or injury to the Premises or common areas in the Building or the
fixtures and equipment located therein or thereon, or permit or suffer any overloading of the floors thereof and shall not place therein any safe, heavy business machinery, computers, data processing machines, or other heavy things without first
obtaining the consent in writing of Landlord and, if requested, by Landlord’s superintending architect, and not use or permit to be used any part of the Premises for any dangerous, noxious or offensive trade or business, and shall not cause or
permit any nuisance, noise or action in, at or on the Premises. Tenant shall not store, produce, maintain or dispose of any materials or substances in or about the Premises, the Building or Building Complex which is a regulated, toxic, hazardous or
infectious material or substance under any environmental statute, rule, regulation, or ordinance of any governmental authority. 
  
 ARTICLE 13 
  
 ENTRY BY LANDLORD 
  
 13.1 Landlord and its agents shall have the right to enter the Premises escorted by an employee or representative of Tenant, at all reasonable times, upon prior verbal notice to Tenant as set forth below for the
purpose of examining or inspecting the same, and any other services to be provided by Landlord to Tenant hereunder, to show the same to prospective bona fide purchasers, lenders, investors or tenants of the Building (collectively, “Prospect
Visits”), and to make such alterations, repairs, improvements or additions, whether structural or otherwise, to the Premises or to the Building as Landlord may deem necessary or desirable. Tenant shall reasonably cooperate with Landlord to
permit such access and provide an escort. Notices for entry shall be given to an officer or supervisor of Tenant, as set forth on a written list delivered by Tenant to Landlord. Notwithstanding the above, Landlord shall have the right (but not the
obligation) to enter unescorted and without notice for janitorial services (if not supplied by Tenant) or if Landlord reasonably believes that there exists an emergency. Landlord may enter by means of a master key without liability to Tenant except
for any failure to exercise due care for Tenant’s property and without affecting this Lease. Landlord shall use reasonable efforts to give Tenant not less than 48 hours prior notice of Prospect Visits and will coordinate such entry with Tenant
so as to not interfere with any of Tenant’s film production including delaying or scheduling of such visits after business hours if reasonably requested by Tenant. If such Prospect Visits exceed ten (10) per calendar year then Landlord will pay
to Tenant for each additional visit during such calendar year a visitation fee equal to $50.00 per hour for each additional Prospect Visit during the applicable calendar year, prorata for any partial hour of visitation. 
  

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 ARTICLE 14 
  
 INDEMNIFICATION OF LANDLORD 
  
 14.1 Tenant’s Indemnity. Subject to the provisions of Section 10.3 of this Lease and Section 14.3 below, Tenant shall indemnify
Landlord and save it harmless from and against any and all loss (including loss of rentals payable by Tenant or other tenants in the event of loss either directly or indirectly caused by any act or omission of Tenant unless such loss is covered by
Landlord’s rent abatement insurance), claims, actions, damages, liability and expenses in connection with loss of life and personal injury, hazardous substance or environmental claims, and damage to property arising from any occurrence in, upon
or at Premises during the term of this Lease or any part thereof, or occasioned wholly or in part by any act or omission of Tenant, its agents, contractors, employees, servants, licensees, or concessionaires or invitees or by anyone permitted to be
on Premises by Tenant; however in no event shall Tenant indemnify Landlord or hold it harmless from any negligence or misconduct of Landlord, its agents, employees or contractors or Landlord’s invitees. In case Landlord shall be made a party to
any litigation commenced by or against Tenant (except litigation where Tenant is seeking relief from or a remedy against Landlord, its agents, employees, or contractors), then Tenant shall protect and hold Landlord harmless and shall pay all costs,
expenses and reasonable attorneys’ fees incurred or paid by Landlord in connection with such litigation whether or not such action is contested or prosecuted to judgment. All personal property on Premises shall be at Tenant’s sole risk,
and Landlord shall not be liable for any damage done to or loss of such personal property or for damage or loss suffered by Tenant, unless caused solely by Landlord’s negligence, subject to the provisions of Sections 10.3 and
23.1. 
  
 14.2 Landlord’s Indemnity. Subject to
the provisions of Section 8.2, Section 10.3 and Section 14.3 below, Landlord shall indemnify and hold Tenant harmless from and against any and all loss, claims, actions or damages, liability and expenses in connection with loss of life
and personal injury, and damage to property arising from any occurrence occasioned wholly or in part by any act or omission of Landlord, its agents, employees or contractors, except as set forth herein; however in no event shall Landlord indemnify
Tenant or hold it harmless from any negligence of Tenant, its agents, employees or contractors. If Landlord has any liability pursuant to Article 23, then this indemnity shall apply to any claims or expenses of Tenant arising in conjunction
with such liability; however this indemnity shall not change or increase Landlord’s liability under Article 23. 
  
 14.3 Comparative Negligence. Subject to the provisions of Section 10.3 but notwithstanding any indemnity provision or other provisions
contained in this Lease to the contrary, if both Landlord’s and Tenant’s negligence (which shall include the agents, partners, contractors, invitees and employees of either, as applicable) caused or contributed to any claim for damages for
injury to person or property then neither party shall indemnify the other for such negligence and each party shall be responsible for such claims pursuant to the provisions of C.R.S. § 13-21-111 pertaining to comparative negligence, as amended
from time to time. 
  

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 ARTICLE 15 
  
 ALTERATIONS 
  
 15.1 Alterations by Tenant. Tenant shall not make, install or erect in or to the Premises any installations, alterations, additions or partitions
which require a building or similar permit and/or affect any structural portion of the Building including the roof or affect any of the Building systems including but not limited to HVAC, plumbing and electrical systems, without submitting the
drawings and specifications to Landlord and obtaining Landlord’s prior written consent in each instance, which consent may not be unreasonably withheld. Furthermore, Tenant shall obtain Landlord’s prior written consent to any change or
changes in such drawings or specifications submitted as aforesaid, subject to the payment of the cost to Landlord of having its architects and/or consultants review such plans and changes thereto prior to proceeding with any work based on such
drawings or specifications. All such work shall be performed free and clear of all mechanics’s liens and Landlord shall have no liability for the performance of such work, notwithstanding its consent to any plans and specifications. PROVIDED
NEVERTHELESS that Landlord may, at its option, at Tenant’s expense, require that Landlord’s contractors be engaged for any mechanical or electrical work. Without limiting the generality of the foregoing, any work performed by or for Tenant
shall be performed by competent workmen whose labor union affiliations are not incompatible with those of any workmen who may be employed in the Building Complex by Landlord, its contractors or subcontractors and all work shall be subject to the
inspection and reasonable review and approval by Landlord and/or its consultants. In addition to the above, all contractors and subcontractors must meet Landlord’s specifications, as solely determined by Landlord, for minimum requirements for
insurance, bonds, quality of work, experience and such other reasonably applicable factors. Tenant shall submit to Landlord’s supervision over construction, shall provide Landlord upon request with financial assurances prior to the commencement
of alterations, and promptly pay to Landlord’s or Tenant’s subcontractors, as the case may be, when due, the costs of all such work and of all materials, labor and services involved therein and of all decoration and all changes in the
Building, its equipment or services necessitated thereby. Tenant covenants that Tenant will not suffer or permit during the Term hereof any mechanics’ or other liens for work, labor, services or materials ordered by Tenant or for the cost of
which Tenant may be in any way obligated, to attach to the Premises or to the Building Complex and that whenever and so often as any such liens shall attach or claims therefor shall be filed, Tenant shall, within thirty (30) days after Landlord has
notice of the filing of the claim for lien, procure the discharge thereof by payment or by giving security or in such other manner as is or may be required or permitted by law or which shall otherwise satisfy Landlord and/or Landlord’s lender.
Tenant shall, at its own cost and expense, take out or cause to be taken out any additional insurance or bonds reasonably required by Landlord to protect the Landlord’s and Tenant’s interest during the period of alteration. 
  
 At least five (5) days prior to the commencement of any work permitted to be
done by persons requested by Tenant on the Premises, Tenant shall notify Landlord of the proposed work and the names and addresses of the persons supplying labor and materials for the proposed work so that Landlord may avail itself of the provisions
of statutes such as Section 38-22-105(2) of the Colorado Revised Statutes (1973). During any such work on the Premises, Landlord, or its 
  

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 representatives, shall have the right to go upon and inspect the Premises at all reasonable times, and shall have the
right to post and keep posted thereon notices such as those provided for by Section 38-22-105(2) C.R.S. (1973) or to take any further action which Landlord may deem to be proper for the protection of Landlord’s interest in the Premises.

  
 15.2 Alterations by Landlord. Landlord hereby reserves
the right at any time and from time to time to make changes in, additions to, subtractions from or rearrangements of the Building Complex, including, without limitation, all improvements at any time thereof, all entrances and exits thereto, and to
grant, modify and terminate easements or other agreements pertaining to the use and maintenance of all or parts of the Building, including, but not limited to, the entrance foyer and lobby, and the common corridors and to make changes or additions
to the pipes, conduits, ducts, utilities and other necessary building services in the Premises which serve other portions of the Building, provided that prior to the Commencement Date, Landlord may alter the Premises to the extent found necessary by
Landlord to accommodate changes in construction design or facilities including major alterations but provided always that the Premises, as altered, shall be in all material aspects comparable to the Premises as defined herein. Landlord shall not
unreasonably obstruct or interrupt Tenant’s access to the Premises and in such event Landlord shall provide alternative access during all business hours. If Landlord elects to block Tenant’s access during non-business hours for
non-emergencies, then Landlord shall reasonably coordinate same with Tenant. Notwithstanding the provision set forth above, Landlord agrees during the initial term, provided Tenant is not in default, not to materially change the character or
configuration of the first floor lobby of the Building without Tenant’s consent which will not be unreasonably withheld or delayed. 
  
 ARTICLE 16 
  
 SIGNS AND ADVERTISING 
  
 16.1 Signs Generally. Tenant shall not install, paint, display, inscribe, place or affix any sign, picture, advertisements, notice, lettering or direction on any part of the Building Complex or in the interior
of the Premises or other portion of the Building. Landlord will prescribe a uniform pattern of identification signs for tenants to be placed on the outside corridor wall which is near the door leading into the Premises and other than such
identification signs, Tenant shall not install, paint, display, inscribe, place or affix, or otherwise attach, any sign, picture, advertisement, notice, lettering or direction on the inside or outside of the Premises for exterior view without the
written consent of Landlord. 
  
 16.2 Directory Signage.
Landlord shall at Landlord’s cost install directory signage for Tenant in the lobby, which causes Tenant’s name “Gaiam, Inc.” to be readily visible upon entry to the main lobby of the Building and which identifies Tenant as being
on the second and third floors. At Tenant’s request and at Tenant’s cost, Landlord agrees to add the name or names and corresponding suite numbers of any assignee or subtenant of Tenant permitted or approved pursuant to Article 7
hereof to the directory signage in main lobby of the Building. 
  
 16.3 Monument Sign. Subject expressly to all terms, conditions, restrictions, limitations, and requirements imposed by all applicable governmental entities having jurisdiction 
  

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 and all private restrictions encumbering the Property (including, without limitation, that certain Amended and Restated
Master Declaration of Covenants, Conditions and Restrictions for Interlocken, recorded January 24, 1990, under Reception No. 1025034, Boulder County, Colorado public records, as amended) (said Amended and Restated Master Declaration, as amended, is
herein referred to as the “Master Declaration”), and so long as Tenant is leasing and occupying more than fifty percent (50%) of the Building, and is not in default of its obligations under this Lease (after the expiration of any
applicable notice and cure period), Tenant shall have the right, at Tenant’s sole cost and expense, to design, manufacture, install and maintain one (1) free-standing, internally lighted monument sign to be located within the Building Complex;
provided, however, if such a monument sign is permitted under applicable law and all private restrictions (including, without limitation, the Master Declaration), and if identification signs or panels for more than one tenant are permitted on such
monument sign, then and in such case, Landlord agrees to share with Tenant in the cost of such monument sign on a prorata basis, such prorata share to be determined based on the ratio that the number of individual panels permitted to be displayed on
such monument sign identifying individual tenants are actually used by Landlord for tenants of the Building other than Tenant (and its affiliates) bears to the total number of such panels permitted on any such monument sign (including the panel or
panels used to identify Tenant or any of its affiliates), and Landlord shall be entitled to place at its expense one or more sign panels on such monument sign identifying the name(s) of any other tenant occupying the Building. Tenant’s right to
install such monument sign on the Land shall be conditioned upon Tenant obtaining and delivering to Landlord evidence satisfactory to Landlord that all necessary approvals for the installation of such monument sign from the applicable governmental
authorities and all necessary approvals of the Interlocken architectural control committee under the Master Declaration have been obtained. The exact location of such monument sign, and the size, design, color and method of illumination of such
monument sign shall be subject to the prior written approval of Landlord, which approval shall not be unreasonably withheld. Tenant agrees that any such monument sign shall be designed to utilize first-class construction materials and shall be
architecturally compatible with the Building. For so long as the Rentable Area leased by Tenant in the Building shall exceed the Rentable Area of any other tenant of the Building, Tenant shall have the right to place Tenant’s sign panel and
associated graphics on such monument sign in the top position on such monument sign. If any other tenant shall lease more Rentable Area in the Building than is leased by Tenant, the location of each tenant’s identification sign on such monument
shall be determined on the basis of the amount of Rentable Area in the Building leased by each such tenant. Tenant further agrees that Tenant shall remove any sign panel, graphics or letters identifying Tenant (or its affiliates) from such monument
sign at Tenant’s cost upon the expiration or earlier termination of this Lease; and if such removal causes any damage or defacement to such monument sign, Tenant shall be responsible for the repair of same. Such obligations shall survive any
expiration or termination of this Lease. 
  

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 ARTICLE 17 
  
 SUBORDINATION TO MORTGAGES AND DEEDS OF TRUST 
  
 17.1 This Lease and the rights of Tenant hereunder shall be and are hereby made subject and subordinate to the lien of any mortgages or deeds of trust now
or hereafter existing against the Building Complex and to all renewals, modifications, consolidations, replacements and extensions thereof and to all advances made, or hereafter to be made, upon the security thereof. Although such subordination
shall be self-operating, Tenant, or its successors in interest, shall upon Landlord’s request, execute and deliver upon the demand of Landlord any and all instruments desired by Landlord, subordinating, in the manner reasonably requested by
Landlord, this Lease to any such mortgage or deed of trust. Landlord is hereby irrevocably appointed and authorized as agent and attorney-in-fact of Tenant to execute all such subordination instruments in the event Tenant fails to execute said
instruments within fifteen (15) days after notice from Landlord demanding the execution thereof. 
  
 Should any mortgage or deed of trust affecting the Building Complex be foreclosed, then: 
  
 (a) the liability of the mortgagee, beneficiary or purchaser at such foreclosure sale shall exist only so long as such
mortgagee, beneficiary or purchaser is the owner of the Building Complex and such liability shall not continue or survive after further transfer of ownership; and 
  
 (b) Tenant shall be deemed to have attorned, as Tenant under this Lease, to the purchaser at any foreclosure sale
thereunder, and this Lease shall continue in full force and effect as a direct lease between and binding upon Tenant and such purchaser at any foreclosure sale. 
  

As used in this Article 17, “mortgagee” and “beneficiary” shall include successors and assigns of any such party, whether
immediate or remote, the purchaser of any mortgage or deed of trust, whether at foreclosure or otherwise, and the successors, assigns and mortgagees and beneficiaries of such purchaser, whether immediate or remote. 
  
 Landlord, at the written request of Tenant, agrees to request any mortgagee
or beneficiary to enter into a non-disturbance agreement with Tenant, in a form satisfactory to such mortgagee or beneficiary, stating that Tenant’s right to the continued use and possession of the Premises shall be under the same terms and
conditions as set forth in this Lease provided that at such time Tenant is not in default of its obligations herein. Landlord makes no representations or warranties that such non-disturbance agreement will be entered into by any beneficiary or
mortgagee, however, the self-operative subordination of this Lease and attornment by Tenant is in such event conditioned upon the mortgagee or beneficiary not disturbing Tenant’s right under this Lease, provided that Tenant is not in default
hereof. 
  
 ARTICLE 18 
  
 ESTOPPEL CERTIFICATE/FINANCIAL INFORMATION 
  
 18.1 Estoppel Certificate. Tenant agrees that it will from time to
time, upon request by Landlord, execute and deliver to Landlord within ten (10) days after demand therefor an estoppel certificate on Landlord’s reasonable form certifying that this Lease is unmodified and in full force and effect (or if there
have been modifications, that the same is in full force and effect as so modified). Notwithstanding the above, if during such ten (10) day period an authorized 

  

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representative or officer of Tenant is not available in Colorado to execute the estoppel certificate, then Tenant shall not be in default if it returns the
executed certificate within twenty (20) days of demand therefor. 
  
 18.2 Financial Information. Tenant shall, upon Landlord’s written request and upon Tenant’s receipt from Landlord of a copy of a fully executed letter of interest which evidences either a bona fide proposed sale of or
refinancing with a federally chartered lending institution, pension fund, insurance company or other source of capital for the Building Complex, deliver to such lender or purchaser a copy of Tenant’s most recent financial statement, which
annual financial statement shall be prepared and reviewed by an independent certified public accountant no less often than once per year in accordance with generally accepted accounting principals (“GAAP”), provided, however, Landlord
shall not be required to provide Tenant with written evidence of a proposed refinancing for the first two refinancing requests made by Landlord during the term of this Lease in conjunction with a proposed refinancing of the Building Complex. Except
in the manner specifically set forth in the preceding sentence, Landlord shall not include Tenant’s financial statements in any attempt to obtain a purchaser for, or refinancing on, the Building Complex. Tenant agrees that any letter of
interest shall be confidential as to the name of the lender and/or purchaser and as to the terms, if any, contained in such letter of interest, and Tenant agrees to execute a reasonable confidentiality agreement if requested by Landlord. Tenant
shall have the right to require a reasonable confidentiality agreement from such lender or purchaser concerning such financials, if Tenant is not a public company. Furthermore, such lender or purchaser may, if it has reasonable questions about
matters contained in the financials, address such questions in writing to the president of Tenant, and the president shall reasonably and promptly cooperate with such lender or purchaser with respect to the responses to the questions. 
  
 ARTICLE 19 
  
 QUIET ENJOYMENT 
  
 19.1 Subject to the terms and provisions of this Lease, Landlord covenants and agrees that Tenant shall peaceably and quietly enjoy the Premises and
Tenant’s rights hereunder during the term hereof, without hindrance by Landlord. 
  

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 ARTICLE 20 
  
 FIXTURES 
  
 20.1 Any or all installations, alterations, additions, partitions and fixtures in or upon the Premises other than Tenant’s trade fixtures, work
stations with movable walls, mounted video screens, raised platforms and cables beneath the raised platforms, which are located upon the Premises, whether placed there by Tenant or Landlord, shall, immediately upon such placement, become the
property of Landlord without compensation therefor to Tenant. Notwithstanding anything herein contained, Landlord shall be under no obligation to repair, maintain or insure such installations, alterations, additions, partitions and fixtures or
anything in the nature of a leasehold improvement made or installed by or on behalf of Tenant. Landlord may elect that any or all installations made or installed by or on behalf of Tenant be removed at the end of the Lease Term and, if Landlord so
elects, it shall be Tenant’s obligation to restore the Premises to the conditions they were in previous to such alterations, installations, partitions and fixtures on or before the termination of this Lease. Such removal and restoration shall
be at the sole expense of Tenant. 
  
 ARTICLE 21 
  
 DAMAGE OR DESTRUCTION 
  
 21.1 Casualty. In the event that the Building should be totally
destroyed by fire, tornado or other casualty, or should be so damaged that rebuilding or repairs cannot be completed within one hundred and eighty (180) days after the date of such damage, Landlord may, at its option, terminate this Lease in which
event the rent shall be abated during the unexpired portion of this Lease effective with the date of such damage, or Landlord may proceed to rebuild the Building and the Premises. If the damage prohibits Tenant’s use of the Premises, cannot be
repaired within one hundred and eighty (180) days and was not caused by Tenant, then Tenant can elect to terminate this Lease by written notice to Landlord received within sixty (60) days of the date of damage. In the event the Building should be
damaged by fire, tornado or other casualty, but only to such extent that rebuilding or repairs in Landlord’s reasonable estimation can be completed within one hundred and eighty (180) days after the date of such damage, or if the damage cannot
be repaired within such time frame but Landlord does not elect to terminate this Lease, in either such event, Landlord shall, within sixty (60) days after the date of such damage commence to rebuild or repair the Building and shall proceed with
reasonable diligence to restore the Building to substantially the same condition in which it was immediately prior to the happening of the casualty, except that Landlord shall not be required to rebuild, repair or replace any part of the partitions,
fixtures and other improvements which may have been placed by Tenant or other tenants within the Building and rent shall equitably abate from the date of damage until such damage is repaired if such casualty results in damage to Tenant’s
Premises or prohibits its access to the Premises or use thereof. In the event any mortgagee under a deed of trust, security agreement or mortgage on the Building should require that the insurance proceeds be used to retire the mortgage debt,
Landlord shall have no obligation to rebuild and if Landlord 
  

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 so elects, this Lease shall terminate upon notice to Tenant. Unless otherwise provided in this Lease, any insurance which
may be carried by Landlord or Tenant against loss or damage to the Building or to the Premises shall be for the sole benefit of the party carrying such insurance and under its sole control. 
  
 21.2 Casualty Caused by Tenant. If fire or other casualty causing
injury to the Premises or other parts of the Building shall have been caused by the negligence or misconduct of Tenant, its agents, servants or employees, or by any other persons entering the Building under express or implied invitation of Tenant,
such injury may be reasonably repaired by Landlord at the reasonable expense of Tenant. 
  
 ARTICLE 22 
  
 CONDEMNATION

  
 22.1 Eminent Domain. If any part of the Rentable Area
of the Premises is taken by eminent domain, or by conveyance in lieu thereof then this Lease, at the option of either party evidenced by notice to the other given within thirty (30) days from such taking or conveyance, shall forthwith cease and
terminate entirely. In the event of such termination of this Lease, then rental shall be due and payable to the actual date of such termination. If neither party terminates this Lease, this Lease shall cease and terminate as to that portion of the
Premises so taken as of the date of such taking, and the rental thereafter payable under this Lease shall be abated prorata from the date of such taking in an amount by which that portion of the Rentable Area of the Premises so taken shall bear to
the Rentable Area of the Premises prior to such taking. If any part of the Building Complex shall be taken by eminent domain, or by conveyance in lieu thereof, and if such taking substantially interferes with Landlord’s ownership or use of the
Building Complex, Landlord, at its option, may upon thirty (30) days’ notice to Tenant, terminate this Lease as of the date of such taking. 
  
 22.2 Damages. All compensation awarded for any taking (or the proceeds of private sale in lieu thereof) of the Premises or Building Complex shall
be the property of Landlord and Tenant hereby assigns its interest in any such award to Landlord; provided, however, Landlord shall have no interest in any award made to Tenant for the taking of Tenant’s fixtures and other personal property or
moving expenses if a separate award for such items is made to Tenant. 
  
 22.3 Restoration. If both Landlord and Tenant elect not to terminate this Lease, Tenant shall remain in that portion of the Premises which shall not have been appropriated or taken as herein provided, and Landlord agrees, at
Landlord’s sole cost and expense (not to exceed the amount of condemnation proceeds received by Landlord), to, as soon as reasonably possible, restore the remaining portion of the Premises to a complete unit of like quality and character as
existed prior to such appropriation or taking. 
  

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 ARTICLE 23 
  
 LOSS AND DAMAGE AND DELAY 
  
 23.1 Loss and Damage. Landlord shall not be liable or responsible in any way for: 
  
 (a) any death or injury arising from or out of any occurrence in, upon or at the Building Complex or for damage to property
of Tenant or others located on the Premises, nor shall it be responsible in any event for damage to any property of Tenant or others from any cause whatsoever, unless such damage, loss, injury or death results from the intentional misconduct or sole
negligence of Landlord, its agents, servants or employees. Without limiting the generality of the foregoing, Landlord shall not be liable for any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas,
electricity, water, rain, snow or leaks from any part of the Premises or from the pipes, appliances, plumbing works, roof, street, or subsurface of any floor or ceiling or from any other place or because of dampness or climatic conditions from any
other cause of whatsoever kind. Landlord shall not be liable for any damage whatsoever caused by any other tenant or persons in or about the Building Complex, or by an occupant of adjacent property thereto, or the public, or construction of any
private, public or quasi-public work. All property of Tenant kept or stored on the Premises shall be kept or stored at the risk of Tenant only and Tenant shall indemnify Landlord in the event of any claims arising out of damages to the same,
including any subrogation claim by Tenant’s insurers; 
  
 (b)
any act or omission (including theft, malfeasance or negligence) on the part of any agent, contractor or person from time to time employed by Landlord to perform janitor services or security services, or repairs or maintenance services, in or about
the Premises or the Building; or 
  
 (c) loss or damage, however
caused, to money, securities, negotiable instruments, papers or other valuables of Tenant. 
  
 23.2 Delays. Whenever and to the extent that Landlord shall be unable to fulfill, or shall be delayed or restricted in the fulfillment of, any obligation hereunder in respect to the supply of or provision for,
any service or utility or the doing of any work or the making of any repairs by reason of being unable to obtain the material, goods, equipment, service, utility or labor required to enable it to fulfill such obligation or by reason of any statute,
law or any regulation or order passed or made pursuant thereto or by reason of the order or direction of any governmental or quasi-governmental administrator, controller or board, or any governmental department or officer or other authority, or by
reason of not being able to obtain any permission or authority required thereby, or by reason of any other cause beyond its control, whether of the foregoing character or not, Landlord shall be entitled to extend the time for fulfillment of such
obligation by a time equal to the duration of such delay or restriction, and Tenant shall not be entitled to compensation for any inconvenience, nuisance or discomfort thereby occasioned. 
  

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 ARTICLE 24 
  
 DEFAULT AND REMEDIES 
  
 24.1 Default by Tenant. The following events shall be deemed to be events of default by Tenant under this Lease: 
  
 (a) Tenant shall fail to pay any installment of rent or any other sum due to
Landlord within five (5) days of receipt of written notice of such nonpayment. 
  
 (b) Tenant shall fail to comply with any term, provision or covenant of this Lease, other than payment of rent or other sums due to Landlord, and shall not cure such failure within fifteen (15) days after written
notice thereof to Tenant or if such default cannot reasonably be cured within fifteen (15) days then Tenant shall not be in default so long as it has commenced to cure within fifteen (15) days and is diligently prosecuting same to completion.

  
 (c) Tenant or any guarantor of Tenant’s obligations under
this Lease shall die, cease to exist as a corporation or partnership or be otherwise dissolved or liquidated or become insolvent, or shall make a transfer in fraud of creditors, or shall make an assignment for the benefit of creditors, or is
otherwise unable to pay its debts as they come due. 
  
 (d) Tenant
or any guarantor of Tenant’s obligations under this Lease shall file a petition under any section or chapter of the national bankruptcy act as amended or under any similar law or statute of the United States or any state thereof; or Tenant or
any guarantor of Tenant’s obligations under this Lease shall be adjudged bankrupt or insolvent in proceedings filed against Tenant or any guarantor of Tenant’s obligations under this Lease. 
  
 (e) A receiver or trustee shall be appointed for all of the Premises or for
all or substantially all of the assets of Tenant or any guarantor of Tenant’s obligations under this Lease. 
  
 (f) Tenant shall abandon or vacate any portion of the Premises, in whole or in part. 
  
 (g) Tenant assigns or sublets in violation of the provisions of this Lease. 
  
 24.2 Remedies of Landlord. Upon the occurrence of any such events of
default, Landlord shall have the option to pursue any one or more of the following remedies without any notice or demand whatsoever except as required by applicable law: 
  
 (a) Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to
do so, Landlord may, without prejudice to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying such Premises or
any part thereof, by force if necessary, without being liable for prosecution of any claim of damages therefor. 
  

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 (b) Enter upon and take possession of the Premises and expel or remove Tenant and any other person who
may be occupying such Premises or any part thereof, by force if necessary pursuant to applicable law, without being liable for prosecution or any claim for damages therefor (except for acts in violation of law), and relet the Premises and receive
the rent therefor. 
  
 (c) Enter upon the Premises, by force if
necessary pursuant to applicable law, without being liable for prosecution or any claim for damages therefor (except for acts in violation of law), and do whatever Tenant is obligated to do under the terms of this Lease; and Tenant agrees to
reimburse Landlord on demand for any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease, and Tenant further agrees that Landlord shall not be liable for any damages resulting to Tenant from
such action, whether caused by the negligence of Landlord or otherwise. 
  
 (d) Alter all locks and other security devices at the Premises without terminating this Lease. 
  
 Exercise by Landlord of any one or more of the remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of
the Premises by Tenant, whether by agreement or by operation of law, it being understood that such surrender can be effected only by the written agreement of Landlord and Tenant. No such alteration of locks or other security devices and no removal
or other exercise of dominion by Landlord over the property of Tenant or others at the Premises shall be deemed unauthorized or constitute a conversion, Tenant hereby consenting, after any event of default, to the aforesaid exercise of dominion over
Tenant’s property within the Premises. All claims for damages by reason of such reentry and/or repossession and/or alteration of locks or other security devices are hereby waived, as all claims for damages by reason of any distress warrant,
forcible detainer proceedings, sequestration proceedings or other legal process, to the extent permitted by law. Tenant agrees that any reentry by Landlord may be pursuant to judgment obtained in forcible detainer proceedings or other legal
proceedings or without the necessity for any legal proceedings, as Landlord may elect, and Landlord shall not be liable in trespass or otherwise, to the extent permitted by law. 
  
 In the event Landlord elects to terminate the Lease by reason of an event of default then notwithstanding such termination,
Tenant shall be liable for and shall pay to Landlord, at the address specified for notice to Landlord herein, the sum of all rental and other indebtedness accrued to date of such termination, plus, as damages, an amount equal to the total rental
hereunder for the remaining portion of the Lease term (had such term not been terminated by Landlord prior to the date of expiration as stated herein), less the reasonable rental value thereof, plus a sum equal to any other damages incurred by
Landlord by reason of such default. 
  
 In the event that Landlord
elects to repossess the Premises without terminating the Lease, then Tenant shall be liable for and shall pay to Landlord at the address specified for notice to Landlord herein, all rental and other indebtedness accrued to the date of such
repossession, plus rent required to paid by Tenant to Landlord during the remainder of the Lease Term until the 
  

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 date of expiration of the term as stated herein diminished by any net sums thereafter received by Landlord through
reletting the Premises during such period (after deducting expenses incurred by Landlord as provided below). In no event shall Tenant be entitled to any excess of any rental obtained by reletting over and above the rental herein reserved. Actions to
collect amounts due by Tenant to Landlord under this subparagraph may be brought from time to time, on one or more occasions, without the necessity of Landlord’s waiting until expiration of the Lease term. 
  
 In the event of any default or breach by Tenant, or threatened or
anticipatory breach or default, Tenant shall also be liable and shall pay to Landlord, in addition to any sums provided to be paid above, broker’s fees incurred by Landlord in connection with reletting the whole or any part of the Premises; the
costs of removing and storing Tenant’s or other occupants’ property; the costs of repairing, altering, remodeling, or otherwise putting the Premises into condition acceptable to a new tenant or tenants; and all reasonable expenses incurred
by Landlord in enforcing or defending Landlord’s rights and/or remedies, including reasonable attorney’s fees whether suit was actually filed or not. 
  

In the event of termination or repossession of the Premises for an event of default, Landlord shall not, except as set forth herein, have any
obligation to relet or attempt to relet the Premises or any portion thereof, or to collect rental after reletting; and in the event of reletting, Landlord may relet the whole or any portion of the Premises for any period to any tenant and for any
use or purpose. Landlord agrees to use reasonable efforts to mitigate its damages; however, Landlord shall have no obligation to expend sums, give the Premises priority over other vacant space nor to lease the space on less than market terms.

  
 If Tenant shall fail to make any payment or cure any default
hereunder within the time herein permitted, Landlord, without being under any obligation to do so and without thereby waiving such default, may make such payment and/or remedy such other default for the account of Tenant (and enter the Premises for
such purpose), and thereupon Tenant shall be obligated to, and hereby agrees to pay Landlord upon demand all costs, expenses and disbursements, including reasonable attorney’s fees incurred by Landlord in taking such remedial action.

  
 Landlord is entitled to accept, receive in cash or deposit any
payment made by Tenant for any reason or purpose or in any amount whatsoever, and apply the same at Landlord’s option to any obligation of Tenant and the same shall not constitute payment of any amount owed except that to which Landlord has
applied the same. No endorsement or statement on any check or letter of Tenant shall be deemed an accord and satisfaction or recognized for any purpose whatsoever. The acceptance of any such check or payment shall be without prejudice to
Landlord’s rights to recover any and all amounts owed by Tenant hereunder and shall not be deemed to cure any other default nor prejudice Landlord’s rights to pursue any other available remedy. 
  
 24.3 Landlord’s Default. Landlord shall not be deemed in default
hereunder unless Tenant shall have given Landlord written notice of such default specifying such default with particularity and Landlord shall thereupon have thirty (30) days in which to cure any default unless such default cannot reasonably be
cured within such period wherein Landlord shall not be 
  

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 in default if it commences to cure the default within the thirty (30) day period and diligently pursues completion of
same. In the event of any default, Tenant agrees that its exclusive remedy shall be an action for damages. 
  
 24.4 Personal Property Lien. Intentionally Deleted. 
  
 24.5 No Consequential Damages. In any action by Landlord or Tenant against the other for damages arising from a default under this Lease, such
damages shall be limited to the actual compensatory (as opposed to consequential) damages suffered or incurred by the nondefaulting party, except in the case of a default arising from the gross negligence of Landlord or Tenant. 
  
 ARTICLE 25 
  
 HOLDING OVER 
  
 25.1 If Tenant shall continue to occupy and continue to pay rent for the Premises after the expiration of this Lease with or without the consent of
Landlord, and without any further written agreement, Tenant shall be a tenant at sufferance at a monthly Base Rent equal to two hundred percent (200%) of the last full monthly Base Rent payment due hereunder, and subject to all of the additional
rentals, terms and conditions herein set out except as to expiration of the Lease Term. The inclusion of the preceding sentence shall not be construed as Landlord’s consent for Tenant to hold over. There shall be no renewal of this Lease by
operation of law. Such holding over may be terminated by Landlord or Tenant upon fifteen (15) days’ notice. In the event that Tenant fails to surrender the Premises upon termination or expiration of this Lease or such tenancy at sufferance then
Tenant shall indemnify Landlord against loss or liability resulting from any delay of Tenant in not surrendering the Premises, including, but not limited to, any amounts required to be paid to third parties who were to have occupied the Premises and
any attorney’s fees related thereto. 
  
 ARTICLE 26

  
 NOTICE 
  
 26.1 Notice. Any notice, request, statement or other writing pursuant
to this Lease shall be deemed to have been given if sent by registered, certified mail or recognized receipted overnight mail service, postage prepaid, return receipt requested or delivered by hand to the party at the addresses set forth below:

  

			
	 TENANT:
	    	Gaiam, Inc.
	 	    	 Suite 300

	 	    	 360 Interlocken Boulevard

	 	    	 Broomfield, Colorado 80021

	 	    	 Attention: President

  

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	 LANDLORD:
	  	Fund IX, Fund X, Fund XI and REIT Joint Venture
	 	  	c/o Wells Capital, Inc.
	 	  	6200 The Corners Parkway
	 	  	Suite 250
	 	  	Atlanta, Georgia 30092
	 	  	Attention: Vice President of Asset Management
		
	 with a copy to:
	  	 
		
	 	  	Troutman Sanders LLP
	 	  	Bank of America Plaza
	 	  	Suite 5200
	 	  	600 Peachtree Street, N.E.
	 	  	Atlanta, GA 30308-2216
	 	  	Attention: Leslie Fuller Secrest

  
 and such notice shall be deemed to
have been received by Landlord or Tenant, as the case may be, on the earlier of actual receipt or the second business day after the date on which it shall have been so mailed. 
  
 26.2 Change of Address. Any party may, by notice to the other, from time to time, designate another address, which
notices mailed more than ten (10) days thereafter shall be addressed. 
  
 ARTICLE 27 
  
 SECURITY DEPOSIT 
  
 27.1 Security Deposit: Landlord and Tenant mutually acknowledge and
agree that Landlord is holding the sum of Thirty-Five Thousand Seven Hundred Sixty-Three and No/100 Dollars ($35,763.00), which sum represents the amount previously deposited by Tenant with Landlord as a security deposit under the First Restated
Lease (the “Security Deposit”). Landlord shall be entitled to intermingle such deposit with its own funds and to use same for such purposes as Landlord may determine. In the event of default by Tenant in performing any of its obligations
under this Lease, Landlord may, in addition to any other right or remedy available to Landlord hereunder, use, apply, or retain all or any part of said Security Deposit for the payment of any unpaid rent or for any other amount which Landlord may be
required to expend by reason of the default of Tenant, including any damages or deficiency in the reletting of the Premises or any attorney’s fees associated therewith, regardless of whether the accrual of such damages or deficiency occurs
before or after an eviction. If a portion of the Security Deposit is used or applied by Landlord during the term hereof, Tenant shall, upon five (5) days written demand, deposit with Landlord an amount sufficient to restore the Security Deposit to
its original amount (i.e., $35,763.00). Landlord shall return the Security Deposit (or that portion of the Security Deposit not previously applied) within thirty (30) days after the later of expiration of the Lease Term or surrender by Tenant of the
Premises without default. 
  

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 ARTICLE 28 
  
 MISCELLANEOUS PROVISIONS 
  
 28.1 Captions. The captions used herein are for convenience only and do not limit or amplify the provisions hereof. Whenever the singular is used
the same shall include the plural, and words of any gender shall include the other gender. 
  
 28.2 Waiver. One or more waivers of any covenant, term or condition of this Lease by either party should not be construed as a waiver of a subsequent breach of the same covenant, term or condition. The consent
or approval by either party shall not be construed as a waiver of a subsequent breach of the same covenant, term or condition. The consent or approval by either party to or of any act by the other party requiring such consent or approval should not
be deemed to waive or render unnecessary consent to or approval of any subsequent similar act. 
  
 28.3 Entire Agreement. This Lease contains the entire agreement between the parties and no agreement shall be effective to change, modify or terminate this Lease in whole or in part unless such agreement is in
writing and duly signed by the parties hereto. 
  
 28.4
Severability. The invalidity or unenforceability of any provision hereof shall not affect or impair any other provision. 
  
 28.5 Modification. Should any mortgagee or beneficiary under a deed of trust require a modification of this Lease, which modification will not
bring about any increased cost or expense to Tenant or will in any way substantially change the rights and obligations of Tenant hereunder, then and in such event, Tenant agrees that this Lease may be so modified. 
  
 28.6 Governing Law. This Lease shall be governed by and construed
pursuant to the laws of the State of Colorado. 
  
 28.7
Successors and Assigns. The covenants and conditions herein contained shall inure to and bind the respective heirs, permitted successors, executors, administrators and assigns of the parties hereto, and the terms “Landlord” and
“Tenant” shall include the permitted successors and assigns of either such party, whether immediate or remote, except as otherwise specifically set forth in this Lease to the contrary. 
  
 28.8 Authorization to Execute. In the event Tenant hereunder shall be
a corporation, the parties executing this Lease on behalf of Tenant hereby covenant and warrant that Tenant is a duly qualified corporation and all steps have been taken prior to the date hereof to qualify Tenant to do business in the State of
Colorado; all franchise and corporate taxes have been paid to date, and all future forms, reports, fees and other documents necessary to comply with applicable laws will be filed. 
  
 28.9 Approval of Documents. Landlord’s approval of Tenant’s plans for work performed by Landlord or Tenant
in the Premises shall create no responsibility or liability on the part of Landlord for their completeness, design, sufficiency, or compliance with any laws, rules, or regulations of governmental agencies or authorities. 
  

 - 34 - 

 28.10 Attorneys Fees. In the event of any dispute hereunder the prevailing party in such action
shall be entitled to its reasonable attorneys and costs in such action. 
  
 28.11 Use of Names. Landlord shall not publish, relating to this Lease or in conjunction with the Building Complex the name “Gaiam, Inc.” or the name of any employee, officer or director of “Gaiam, Inc.” in any
newsletter or similar publication, including press releases, without Tenant’s prior consent. Tenant shall not publish Landlord’s name or the name of any partner or affiliated entity or officer of such entity or use the name of the Building
Complex relating to this Lease or the Building Complex in any newsletter or similar publication, including press releases, without Landlord’s prior consent. In the event either party is in default hereof, such defaulting party’s only
remedy shall be an action for actual damages (not consequential) arising from such default. The foregoing restrictions shall not apply to any disclosures of names by the other party to such party’s investors or as may be required by law or any
regulation to which the disclosing party is subject or as otherwise may be required by law or in any legal proceeding. 
  
 28.12 Security Card System. Tenant shall continue to have the right to operate, at its sole cost, expense and risk, Tenant’s own security card
system for the Premises. Tenant shall provide Landlord with a card key for emergency access to the Premises. 
  
 ARTICLE 29 
  
 SUBSTITUTION OF PREMISES 
  
 29.1 INTENTIONALLY
DELETED. 
  
 ARTICLE 30 
  
 RECORDING 
  
 30.1 Tenant agrees not to place this Lease of record unless requested to
execute a Memorandum of Lease by Landlord, which may, at Landlord’s option, be placed of record. In addition, if requested by Landlord, Tenant will execute a memorandum of lease to be filed with the Colorado Department of Revenue on such form
as may be prescribed by said department within ten (10) days after the execution of this Lease or any other such memorandum so that Landlord may avail itself of the provisions of the statutes such as Section 39-22-604(7)(c) of the Colorado Revised
Statutes (1973). 
  
 Any recording by Tenant without
Landlord’s prior written consent shall at Landlord’s option be deemed a default pursuant to Article 24 hereof and Landlord shall have all of the rights and remedies set forth therein. 
  

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 ARTICLE 31 
  
 REAL ESTATE BROKER 
  
 31.1 Colliers Bennett & Kahnweller, Inc., a real estate broker licensed in the State of Colorado, has acted as agent for Landlord in this transaction
and is to be paid a commission by Landlord pursuant to a separate agreement. Trammell Crow Services, Inc., a real estate broker licensed in the State of Colorado, has acted as agent for Tenant in this transaction and is to be paid a commission by
Landlord pursuant to a separate agreement. Landlord represents that it has dealt with no other broker other than the broker(s) identified herein. Landlord agrees that, if any other broker makes a claim for a commission based upon the actions of
Landlord, Landlord shall indemnify, defend and hold Tenant harmless from any such claim. Tenant represents that it has dealt with no broker other than the broker(s) identified herein. Tenant agrees that, if any other broker makes a claim for a
commission based upon the actions of Tenant, Tenant shall indemnify, defend and hold Landlord harmless from any such claim. Tenant will cause its broker to execute a customary lien waiver, adequate under the law of the state where the Project is
located, to extinguish any lien claims such broker may have in connection with this Lease. 
  
 ARTICLE 32 
  
 OPTION

  
 32.1 Option to Extend. Tenant shall have an option to
extend and renew the Lease as to all of the Premises (but not as to any portion or portions thereof) for one (1) additional term of five (5) years. In order to exercise such option, Tenant shall notify Landlord in writing at least two hundred
seventy (270) days prior to the expiration of the Lease Term (i.e., by September 4, 2007) of its election to exercise the option. If Tenant elects not to extend or fails to timely exercise its option, time being of the essence, the option
shall automatically terminate and be of no further force and effect and this Lease shall terminate upon the expiration of the initial Term. Upon receipt of such notice from Tenant exercising the renewal option herein granted, Landlord shall submit
in writing within thirty (30) days a proposal for the then current Market Base Rental Rate (per rentable square foot per annum, “NNN”) for the renewal term. Tenant shall have thirty (30) days from the receipt of said notice from Landlord
to notify Landlord in writing of (i) Tenant’s acceptance of the proposed Market Base Rental Rate, or (ii) Tenant’s rejection of the Market Base Rental Rate and election to initiate the appraisal process set forth below. If Tenant fails to
timely accept or reject the Market Base Rental Rate specified in Landlord’s notice or to elect not to extend the term of the Lease as provided in the immediately preceding sentence, Tenant shall be deemed to have elected to extend the Lease
Term for the period specified in Tenant’s original notice of exercise of the renewal option at the Market Base Rental Rate specified by Landlord in response to said exercise notice. Any such extension shall be upon all of the terms, conditions
and covenants of this Lease except as to (i) the amount of Base Rent, which shall be determined as set forth herein, (ii) options to extend or to expand, which shall not be applicable, and (iii) Tenant shall pay Tenant’s Prorata Share of
Operating Expenses throughout the renewal term. As used herein, and subject to the limitations set forth in this paragraph, “Market Base Rental Rate” shall mean as of any date the then annual net rental rate 
  

 - 36 - 

 (exclusive of real estate taxes, utilities and operating expenses) per square foot of net rentable area which a willing
landlord under no compulsion would agree to accept as of such date, and which a willing tenant under no compulsion would agree to accept as of such date, under renewal leases (based on a five (5) year term) of space in comparable first class
multi-tenant office buildings of comparable size, location and age in the County of Boulder, Colorado, at such time, taking into account all relevant factors, including, without limitation, use, location and/or floor level within the applicable
building, definition of rentable area, leasehold improvements provided, credits or allowances granted, if any, quality, age and location of the applicable building, rental concessions, the time the particular rate under consideration became
effective, size of tenant, credit of tenant, relative operating expenses, taxes and utilities, relative services provided, and so forth. 
  
 If Tenant, by written notice delivered no later than thirty (30) days after the date Landlord notifies Tenant of the Market Base Rental Rate, objects to
the Market Base Rental Rate determined by Landlord and elects to submit the rate determination to appraisal, then, within seven (7) days of the date of Tenant’s objection, each party shall appoint a non-affiliated certified M.A.I. Appraiser
that has at least five (5) years’ full-time commercial appraisal experience in Boulder County to determine the Market Base Rental Rate, such process to be completed within twenty (20) days after the date of the appointment of the last
appraiser. If a party does not appoint a qualified appraiser within five (5) days after the other party has given notice of the name of the appraiser, then the single appraiser shall be the sole appraiser and shall set the Market Base Rental Rate.
The appraisers appointed by the parties shall meet promptly and attempt to set the Market Base Rental Rate. If they are unable to agree on the Market Base Rental Rate within twenty (20) days after the date the second appraiser has been appointed,
they shall elect a third appraiser meeting the qualifications stated in this paragraph within seven (7) days after the last day the two (2) appraisers are to set the Market Base Rental Rate. If the appraisers are unable to agree on the third
appraiser, either of the parties to this Lease, after giving five (5) days’ prior written notice to the other party, may apply to the then president of the real estate board of Denver, Colorado for the selection of a third appraiser who meets
the qualifications stated in this Section, which selection shall be made within three (3) days. All determinations of Market Base Rental Rate shall be subject to the limitations on Market Base Rental Rate set forth in the first paragraph of this
Section. Each of the parties shall pay for the appraiser appointed by it and shall bear one-half of the cost of appointing the third appraiser and of paying the third appraiser’s fee. The third appraiser, however selected, shall be a person who
has not previously acted in any capacity for either party. The appraisers shall be instructed to consider the criteria above stated in determining the Market Base Rental Rate. 
  
 Within twenty (20) days after the selection of the third appraiser, the third appraiser shall determine the Market Base
Rental Rate and all three of the appraiser’s Market Base Rental Rates shall be averaged excluding any single Market Base Rental Rate which is either ten percent (10%) higher or lower than the middle appraisal of Market Base Rental Rate and the
remaining appraisals shall then be averaged. 
  
 If the Market
Base Rental Rate is not established for the extended term prior to its commencement, Tenant shall continue to pay the applicable Base Rent required for the last full 
  

 - 37 - 

 month of the Lease term until the appraisers have made their determination. The Market Base Rental Rate in question, when
finally determined by the appraisers, shall be retroactive to the commencement of the extension term, and the first Base Rent payment becoming due after the determination of the applicable Market Base Rental Rate shall include the retroactive
amounts of monthly Base Rent installments accrued and unpaid. In no event may either Landlord or Tenant elect not to extend the Lease based upon the Market Base Rental Rate established in accordance herewith. 
  
 This option to extend may not be exercised and the Lease shall not be
extended if Landlord has given Tenant notice of default which default is not cured within any applicable cure periods or waived by Landlord. 
  
 32.2 Right of First Offer to Lease Additional Space in the Building. Landlord hereby grants to Tenant the right of first offer (the
“ROFO”), exercisable at any time, to expand the Premises to include any “Suite” (as hereinafter defined) on the first floor of the Building which is not subject to a lease or to options of other tenant(s) and which is not then
subject to active negotiations for lease or option to other existing or prospective tenant(s). For purposes hereof, a “Suite” shall mean (i) Suite 100, containing 2,910 square feet of Rentable Area, (ii) Suite 101, contining 6,347 square
feet of Rentable Area, and/or Suite 150 containing 1,726 square feet of Rentable Area, all as depicted on Exhibit D attached hereto and made a part hereof. Any such Suite which is available for lease is herein referred to as “Option
Space”. The ROFO is subject to the following terms and conditions: 
  
 (a) Landlord shall give notice (the “ROFO Notice”) to Tenant of Landlord’s desire to lease the Option Space and the terms and conditions upon which Landlord intends to offer such space for rent. If
Tenant elects to lease the Option Space which is the subject of Landlord’s ROFO Notice (or in response to Tenant’s “Expansion Notice”) (as defined below), Tenant shall lease such space in “AS IS” condition for a minimum
of twenty-four (24) months and a term that is coterminous with the expiration of the Lease Term, and otherwise on the same terms and conditions set forth in this Second Restated Lease. 
  
 (b) Tenant shall have ten (10) business days after Landlord’s notice to respond as to whether Tenant desires to lease
the Option Space on the terms and conditions set forth in this Second Restated Lease. If Tenant elects not to lease the Option Space or fails to respond within said ten (10) business day period, then for a period of twelve (12) months following the
date of Landlord’s ROFO Notice to Tenant as to the Option Space in question, Landlord shall be free to lease or otherwise grant rights in the Option Space in question to any third party. If at the expiration of said twelve-month period,
Landlord has not leased the subject Option Space or granted any options to the Option Space to any third party and is not then actively engaged in lease negotiations with a third party for the lease or option of all or any portion of the subject
Option Space, Tenant’s ROFO, as granted hereunder, shall again apply to the subject Option Space which is not then leased or subject to an option to lease in favor of a third party or which is not then subject to active negotiations between
Landlord and a third party. Further, if at any time 
  

 - 38 - 

 during the Term of the Lease, Tenant shall notify Landlord in writing that it desires to lease additional space in the
Building (such notice from Tenant being herein referred to as the “Expansion Notice”) and at the time of Landlord’s receipt of the Expansion Notice, there is Option Space available, then Landlord agrees to lease the Option Space to
Tenant, subject to all of the terms and conditions of this Section 32.2 to Tenant. If Tenant elects to lease such Option Space, Tenant shall execute an amendment to this Lease reflecting the addition of all (and not less than all of) such
space to the Premises for a term coterminous with the term of the Lease no later than ten (10) days from receipt of the ROFO Notice or Landlord’s response to an Expansion Notice and an appropriate amendment to the Lease from Landlord.

  
 32.3 Generator. Prior to the date hereof, and pursuant
to the terms of the First Restated Lease, Landlord purchased and caused to be installed, at Landlord’s expense, an emergency back-up power generator (having capacity of approximately 300 kW), which is located outside the Building and is
intended to serve the entire Building (the “Generator”). In the event that at any time prior to March 31, 2007, this Lease is terminated in whole or in part by reason of a termination upon default or Tenant shall be in default in the
payment of Rent, Tenant shall pay to Landlord, as additional rent, the unamortized cost of the Generator and related fuel tank, the cost of which shall be amortized on a straight-line basis over sixty (60) months commencing on April 1, 2002 and
ending on March 31, 2007, less the residual value of the Generator and related fuel tank, which Landlord and Tenant stipulate to be the sum of $24,000.00. The unamortized cost of the Generator and related fuel tank shall equal the amount determined
by multiplying the actual cost and expense paid and incurred by Landlord in purchasing the Generator and related fuel tank and causing the same to be installed at the Building, not to exceed the sum of $245,000.00, multiplied by a fraction, (a) the
numerator of which shall equal the number of calendar days elapsed from the date on which the Lease shall expire or be terminated in whole or in part as set forth above or Tenant is in default in the payment of Rent, and ending on March 31, 2007,
and (b) the denominator of which equals the number of calendar days elapsed between April 1, 2002 and March 31, 2007. 
  
 The Generator and related fuel tank shall at all times be and remain Landlord’s property. Landlord shall be responsible for the maintenance,
monitoring, repair, testing and operation of the Generator, and for the purchase of fuel for the Generator. All costs and expenses incurred by Landlord in connection with the maintenance, monitoring, repair, testing and operation of the Generator,
together with all costs and expenses of fuel and utilities associated with the Generator, shall be included in Operating Expenses. Tenant agrees that the Generator shall be used only in emergencies. Landlord and Tenant shall work cooperatively and
in good faith to assure that the Generator remains in good operating condition at all times. Any actions that Landlord or Tenant may undertake or cause to be undertaken in respect of the Generator and/or related fuel tank shall be taken in strict
accordance with all applicable federal, state and local laws, codes and regulations, and in such a manner as not to abrogate, limit or nullify any warranties or guaranties given or made by the equipment manufacturer or installer. If Tenant becomes
aware of any defective or apparently defective operation of the Generator, or of any actual or impending shortage of fuel for the Generator, Tenant shall immediately notify Landlord thereof in writing. 
  

 - 39 - 

 ARTICLE 33 
  
 RATIFICATION OF RESTATEMENT 
  
 33.1. Ratification and Binding Effect. Tenant hereby (i) ratifies and affirms all of its obligations under the Lease, as modified, amended and
restated hereby; (ii) acknowledges, represents and warrants that the Lease, as so modified, amended and restated is valid and enforceable, and, as of this date, is free from any defenses, setoffs claims, counterclaims, causes of action or any kind
or nature whatsoever of which Tenant has knowledge. This Second Restated Lease shall be governed by and construed in accordance with the laws of the State of Colorado, and shall be binding upon and inure to the benefit of the parties hereto and
their respective heirs, successors, representatives and permitted assigns. 
  
 33.2. Entire Agreement. This Second Restated Lease constitutes the entire understanding and agreement of the parties hereto with respect to the matters discussed herein in relation to the Premises from and
after June 1, 2004 and supersedes all prior agreements, understandings or negotiations with respect thereto. For all periods prior to June 1, 2004, the First Restated Lease, as modified by the Second Amendment to the First Restated Lease, shall
remain in full force and effect according to its terms. 
  
 33.3.
Miscellaneous. This Second Restated Lease may be executed in multiple counterparts, each of which shall be deemed an original. 
  
 [SIGNATURES BEGIN ON NEXT PAGE] 
  

 - 40 - 

 IN WITNESS WHEREOF, the parties hereto have executed this Second Restated Lease this
     day of April, 2004. 
  

					
	 LANDLORD:

	
	 FUND IX, FUND X, FUND XI AND REIT

	 JOINT VENTURE, a Georgia joint venture

		
	 By:
	 	 Wells Real Estate Fund IX, L.P., as
 Administrative Venturer

			
	 	 	 By:
	 	Wells Partners, L.P., a Georgia
	 	 	 	 	 limited partnership, as General
 Partner of Wells Real
Estate Fund
 IX, L.P.

			
	 	 	 By:
	 	 Wells Capital, Inc., as General
 Partner of Wells
Partners, L.P.

			
	 	 	 By:
	 	  

	 	 	 Name:
	 	  

	 	 	 Title:
	 	  

  
 (CORPORATE SEAL)

  
 [SIGNATURES CONTINUED ON NEXT PAGE] 
  

 - 41 - 

 [SIGNATURES CONTINUED FROM PREVIOUS PAGE] 
  

			
	 TENANT:

	
	 GAIAM, INC., a Colorado corporation

		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

		
	 	 	 (CORPORATE SEAL)

  

 - 42 - 

 EXHIBIT A 
  
 LEGAL DESCRIPTION 
  
 Lot 2, Block 1, 
 Minor Subdivision Interlocken Filing No. 3 
 City of Broomfield, 
 County of Boulder, 
 State of Colorado 
  

 A-1 

 EXHIBIT B 
  
 FLOOR PLAN 
  

 B-1 

 EXHIBIT C 
  
 RULES AND REGULATIONS 
  
 1. Tenant, by execution of this Lease and occupancy of the Premises, agrees to comply with any covenants, conditions and restrictions as recorded with the
Clerk and Recorder of the County of Boulder, State of Colorado (the “Covenants”), as heretofore and hereafter amended, as applicable to Tenant’s use and enjoyment of the Premises and Building Complex. In addition to all rights
available to Landlord hereunder, in the event Landlord is required to pay to any association referenced in such Covenants, any fines, assessments, charges or other amounts on account of any act or omission of Tenant, its agents, employees or
invitees, Tenant shall, upon demand, reimburse Landlord for such amounts, together with interest thereon at the Default Rate. 
  
 2. Tenant shall not obstruct or interfere with the rights of other tenants of the Building Complex or of persons having business in the Building Complex
or in any way injure or annoy such tenants or persons. 
  
 3.
Tenant shall not commit any willful act or permit anything in or about the Building Complex which shall or might subject Landlord to any liability or responsibility for injury to any person or property by reason of any business or operation being
carried on, in or about the Building Complex or for any other reason, subject to and in accordance with the terms of this Lease. 
  
 4. Tenant shall not use the Building for lodging or for any illegal purposes or for any purpose that will damage the Building Complex, or the reputation
of the Building as a Class A suburban office building or for any purposes other than those specified in the Lease. 
  
 5. Canvassing, soliciting, and peddling in the Building Complex are prohibited, and Tenant shall cooperate to prevent such activities. 
  
 6. Tenant shall not bring or keep within the Building any animal, bicycle, or
motorcycle. 
  
 7. Tenant shall not commercially prepare and/or
cook food or beverages in or about the Building without the prior written consent of Landlord. Tenant shall not, except for de minimis amounts (consistent with uses of a Class A suburban office building or a video production facility and which do
not require special governmental mandated permits, storage or disposal) place, use or store any flammable, combustible, explosive or hazardous fluid, chemical, device, substance or material in, on or about the Premises. Tenant shall comply with the
statutes, ordinances, rules, orders, regulations and requirements imposed by governmental or quasi-governmental authorities in connection with fire and panic safety and fire prevention and shall not commit any act or permit any object to be brought
or kept in the Building Complex, which shall result in a change of rating of any portion of the Building Complex by the Insurance Services Office or similar person or entity subject to the terms of this Lease. Tenant shall not 
  

 C-1 

 commit any act or permit any object to be brought or kept in the Building which shall increase the rate of fire insurance
on the Building or on property located therein, subject to the terms of this Lease. In the event that Tenant’s use increases the rate of fire insurance, then Tenant shall, if Landlord permits such use, pay to Landlord upon demand, as Additional
Rent, an amount equal to the increase in the rate. 
  
 8. Tenant
shall not occupy the Building or permit any portion of the Building Complex to be occupied for the manufacture or direct sale of liquor, narcotics, or tobacco in any form, or as a medical office, barber shop, manicure shop, music or dance studio.
Tenant shall not conduct in or about the Building Complex any auction, public or private without the prior written approval of Landlord. 
  
 9. Tenant shall not install or use in the Building Complex any (i) air conditioning unit, (ii) engine or boiler powered by fuel including diesel fuel,
gasoline, propane or natural gas; (iii) generator, (iv) industrial ventilator or machinery, (v) heating unit (other than space heaters), (vi) stove, (vii) commercial condensing unit, (viii) radiator or any other similar apparatus without the express
prior written consent of Landlord, and then only as Landlord may reasonably direct. 
  
 10. Any office equipment and other device of any electrical or mechanical nature which causes in its operation vibrations, noise or other annoyance to tenants in the Building shall be placed by Tenant in the Premises
in settings reasonably approved by Landlord, so as to absorb or prevent any vibration, noise, or annoyance. Tenant shall not cause improper noises, vibrations, or odors within the Building Complex. 
  
 11. Tenant shall move all freight, supplies, furniture, fixtures, and other
personal property into, within and out of the Building only through such entrances as may be reasonably designated by Landlord, and such movement of such items shall be under the reasonable supervision of Landlord. Landlord reserves the right to
exclude from the Building Complex all objects which violate any of these rules and regulations or the provisions of the Lease. Tenant shall not move or install such objects in or about the Building Complex in such a fashion as to unreasonably
obstruct the activities of the other tenants, and all such moving shall be at the sole expense, risk, and responsibility of Tenant. 
  
 12. Tenant shall not place within the Building any objects which exceed the floor weight specifications of the Building without the express prior written
consent of Landlord. The placement and positioning of all such objects within the Building shall be reasonably prescribed by Landlord and such objects shall, in all cases, be placed upon plates or footings of such size as shall be reasonably
prescribed by Landlord. 
  
 13. Tenant shall not deposit any
trash, refuse, cigarettes, or other substances of any kind within or out of the Building except in refuse containers provided therefor. Tenant shall exercise its best efforts to keep the sidewalks, entrances, passages, courts, lobby areas, parking
areas, vestibules, public corridors and halls in and about the Building (hereinafter “Common Areas”) clean and free from rubbish; however Tenant is not responsible for the trash or refuse of parties other than Tenant, its employees,
agents, contractors and invitees. 
  

 C-2 

 14. Tenant shall use the Common Areas only as a means of ingress and egress and other designed purposes,
and Tenant shall permit no loitering by any of Tenant’s employees upon Common Areas or elsewhere within the Building Complex. The Common Areas and roof of the Building are not for the use of the general public, and Landlord shall in all cases
retain the right to control or prevent access thereto by all persons whose presence in the reasonable judgment of Landlord, shall be prejudicial to the safety, character, reputation or interests of the Building Complex and its tenants. Tenant shall
not go upon the roof of the Building without the express prior written consent of Landlord. 
  
 15. Landlord reserves the right to exclude or expel from the Building Complex any person who, in the reasonable judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner
act in violation of the rules and regulations of the Building Complex. 
  
 16. a. Subject to the terms of paragraph b below. Landlord shall have the right to reasonably designate the area or areas, if any, in which Tenant and Tenant’s servants, employees, contractors, jobbers, agents, licenses, invitees,
guests and visitors may park vehicles, and Tenant and its servants, employees, contractors, jobbers, agents, licensees, invitees, guests and visitors shall observe and comply with all driving and parking signs and markers within and about the
Building Complex. All parking ramps and areas and any pedestrian walkways, plazas or other public areas forming and part of the Building or the land upon which the Building Complex is situated shall be under the reasonable control of Landlord, who
shall have the right to reasonably regulate and control those areas. Landlord may promulgate rules and regulations concerning parking from time to time, and Tenant agrees to comply therewith. Tenant acknowledges that Landlord has reserved the right
to remove vehicles which violate parking regulations. 
  
 b.
Tenant shall have the right at any time, upon written notice to Landlord, to have Landlord using building standard signage, designate up to ten (10) parking spaces as being for the exclusive use of Tenant. The cost of the signage shall be borne by
Tenant and the location of the parking so designated shall be shown on an exhibit to be attached hereto. Tenant acknowledges that Landlord shall have no obligation to police such designated parking; however, upon receipt of notice from Tenant
specifying vehicles that are violating its exclusive use, Landlord shall take such reasonable actions as necessary, including towing, to protect Tenant’s exclusive use of the parking spaces. 
  
 17. No smoking is permitted at any time in, on or about the Building and the
Building Complex, including the lobby, the parking lot and exterior Common Areas. Tenant shall comply herewith and cause its employees, agents, contractors and invitees to comply herewith. Tenant may, subject to compliance with applicable laws,
permit smoking within the Premises, provided in no event may any secondary smoke from the Premises be present in other parts of the Building and Tenant shall be solely responsible at its own cost and expense. Except as required by applicable law,
Landlord will not modify this rule or regulation in this Lease or any other Lease in the Building to make it less restrictive. 
  

 C-3 

 18. Tenant shall not use the washrooms, restrooms and plumbing fixtures of the Building Complex, and
appurtenances thereto, for any other purpose than the purposes for which they were constructed, and Tenant shall not deposit any sweepings, rubbish, rags or other improper substances therein. Tenant shall not waste water by interfering or tampering
with the faucets or otherwise. If Tenant or Tenant’s servants, employees, contractors, jobbers, agents, licensees, invitees, guests or visitors, cause any damage to such washrooms, restrooms, plumbing fixtures or appurtenances, such damage
shall be repaired at Tenant’s reasonable expense within fifteen (15) days of receipt of written notification from Landlord during which period Tenant may repair same, and Landlord shall not be responsible therefor. 
  
 19. Tenant may make alterations to the Premises consistent with the terms of
Article 15 of the Lease. Upon removal of any wall decorations or installations or floor coverings by Tenant, any damage to the walls or floors shall be repaired by Tenant at Tenant’s sole cost and expense. Without limitation upon any of
the provisions of the Lease, Tenant shall refer all contractors, representatives, installation technicians, and other mechanics, artisans and laborers rendering any service in connection with the repair, or permanent improvements of the Premises to
Landlord for Landlord’s approval before performance of any such service. This Paragraph 19 shall apply to all work performed in the Building, including without limitation installation of telephones, telegraph equipment, electrical devices and
attachments and installations of any nature affecting floors, walls, woodwork, trim, windows, ceilings, equipment or any other portion of the Building Complex. Plans and specifications for such work, prepared at Tenant’s sole expense, shall be
submitted to Landlord and shall be subject to Landlord’s express prior written approval in each instance before the commencement of work. All installations, alterations and additions shall be constructed by Tenant in a good and workmanlike
manner and only good grades of material shall be used in connection therewith. The means by which telephone, telegraph and similar wires are to be introduced to the Premises and the location of telephones, call boxes and other office equipment
affixed to the Premises shall be subject to the express prior written approval of Landlord. Tenant shall not lay linoleum or similar floor coverings so that the same shall come into direct contact with the floor of the Premises and, if linoleum or
other similar floor covering is to be used, an interlining of builder’s deadening felt shall be first affixed to the floor, by a paste or other material soluble in water. The use of cement or other similar adhesive materials is expressly
prohibited. 
  
 20. No signs, awning, showcases, advertising
devices or other projections or obstructions shall be attached to the outside walls of the Building Complex or attached or placed upon any Common Areas without the express prior consent of Landlord. No blinds, drapes or other window coverings shall
be installed in the Building without the express prior written consent of Landlord, except for “black out” drapes which have been approved by Landlord. No promotional sign or picture, advertisement, window display or other public display
or notice in the nature of advertising or other promotional display shall be inscribed, exhibited, painted or affixed by Tenant upon or within any part of the Premises in such a fashion as to be seen from the outside of the Premises or the Building
without the express prior written consent of Landlord. In the event of the violation of any of the foregoing by Tenant, Landlord may within fifteen (15) days of written notice to Tenant during which period Tenant may repair same, remove the articles
constituting the violation without any liability unless a loss other then said removal, arises from 
  

 C-4 

 Landlord’s willful or negligent acts or omissions, and Tenant shall reimburse Landlord for the reasonable expenses
incurred in such removal upon demand and upon submission of applicable bills as additional rent under the Lease. Interior signs on doors (exclusive of interiors of the Premises) and upon the Building directory shall be subject to the express prior
written approval of Landlord and shall be inscribed, painted, or affixed by Landlord at the reasonable expense of Tenant upon submission of applicable bills to Tenant. 
  
 21. Tenant shall not use the name of the Building or the name of Landlord in its business name, trademarks, signs,
advertisements, descriptive material, letterhead, insignia or any other similar item without Landlord’s express prior written consent. 
  
 22. The sashes, sash doors, skylights, windows, and doors that reflect or admit light or air into the Common Areas shall not be covered or obstructed by
Tenant, through placement of objects upon windowsills or otherwise. Tenant shall cooperate with Landlord in obtaining maximum effectiveness of the cooling system of the Building. Tenant shall not obstruct, alter or in any way impair the efficient
operation of Landlord’s heating, ventilating, air conditioning, electrical, fire, safety, or lighting systems. 
  
 23. Subject to the Lease, applicable fire or other safety regulations, all doors opening onto Common Areas and all doors upon the perimeter of the
Premises shall be kept closed and, during non-business hours, locked, except when in use for ingress or egress. If Tenant uses the Premises after regular business hours or on non-business days, Tenant shall, subject to the Lease, lock any entrance
doors to the Building or to the Premises used by Tenant immediately after using such doors. 
  
 24. Intentionally Deleted. 
  
 25.
All keys to the exterior doors of the Premises shall be obtained by Tenant from Landlord, and Tenant shall pay to Landlord a reasonable deposit determined by Landlord from time to time upon written notice to Tenant for such keys. Tenant shall not
make duplicate copies of such keys. Subject to the Lease, Tenant shall have the right to install substitute or additional locks or bolts upon any of the doors of the interior doors of the Premises and Tenant shall notify Landlord prior to making any
changes in existing locks or the mechanisms thereof and shall give Landlord a key therefor. Tenant shall, upon the termination of its tenancy, provide Landlord with the combinations and keys, if any, to all combination locks on safes, safe cabinets
and vaults and deliver to Landlord all keys to the Building, the Premises and all interior doors, cabinets, and other key-controlled mechanisms therein, whether or not such keys were furnished to Tenant by Landlord, if any. Tenant shall pay to
Landlord the reasonable cost of replacing the same or of changing the lock or locks opened by such lost key if Landlord shall reasonably deem it necessary to make such a change. 
  
 26. Landlord shall not be responsible for, and Tenant hereby indemnifies and holds Landlord harmless from any liability in
connection with, the loss, theft, misappropriation or other disappearance of furniture, furnishings, fixtures, machinery, equipment, money, jewelry or other items of personal property from the Premises or other parts of the Building regardless of
whether the Premises or Building are locked at the time of such loss unless the loss arises from Landlord’s willful or negligent acts or omissions. 
  

 C-5 

 27. For purposes hereof, the terms “Landlord,” “Tenant,” “Building,” and
“Premises” are defined as those terms are defined in the Lease to which these Rules and Regulations are attached. Wherever Tenant is obligated under these Rules and Regulations to do or refrain from doing an act or thing, such obligation
shall include the exercise by Tenant of its reasonable efforts to secure compliance with such obligation by the servants, employees, contractors, jobbers, agents, invitees, licensees, guests and visitors of Tenant. The term “Building” and
“Building Complex” shall include the Premises, and any obligations of Tenant hereunder with regard to the Building and Building Complex shall apply with equal force to the Premises and to other parts of the Building Complex. 
  
 28. Landlord shall use reasonable efforts to enforce rules and regulations
against Tenant in a manner which is not materially and/or adversely inconsistent with its application of the rules against other tenants in the Building and to the extent that Landlord grants less restrictive rules or regulations to any tenant, then
Tenant shall get the benefit therefrom. Tenant acknowledges that these rules and regulations have been amended by Landlord and Tenant and thus some rules and regulations applicable to other tenants in the Building may not be applicable to Tenant. In
no event will Landlord impose any less restrictive rules or regulations in leases with other tenants in the Building as such rules or regulations pertain to smoking, noise, vibrations and odors. Furthermore, notwithstanding any other provision to
the contrary Landlord will not permit as reserved parking for any other tenant more than fifteen percent (15%) of such tenant’s allocated parking, nor shall Landlord permit any reserved parking for such tenant(s) in the first parking row
immediately in front of the Building. 
  

 C-6 

 EXHIBIT D 
  
 FLOOR PLAN OF FIRST FLOOR 
  
 EXHIBIT “D” 
 FIRST FLOOR PLANLease Agreement

 EXHIBIT 10(gg) 
  
 TO FORM 10-K OF 
 WELLS REAL ESTATE FUND X, L.P. 
  
  
  
  
  
  
 LEASE AGREEMENT 
  
 Between 
  
 WELLS/FREMONT ASSOCIATES, 
 a Georgia joint venture, 
 as Landlord 
  
 And 
  
 TCI INTERNATIONAL, INC., 
 a Delaware
corporation, 
 as Tenant 
  
 Dated: June 16, 2004 

 TABLE OF CONTENTS 
  
 LEASE AGREEMENT 
  

					
	No.

	  	 Description

	  	Page

	1.	  	Premises	  	5
	2.	  	Lease Term	  	5
	3.	  	Base Rent	  	5
	4.	  	Rent Payment	  	5
	5.	  	Late Charge	  	5
	6.	  	Partial Payment	  	5
	7.	  	Construction of this Agreement	  	6
	8.	  	Use of Premises	  	6
	9.	  	Definitions	  	7
	10.	  	 Repairs By Landlord
	  	7
	11.	  	 Repairs By Tenant
	  	7
	12.	  	 Alterations and Improvements
	  	8
	13.	  	 Operating Expenses
	  	9
	14.	  	 Landlord’s Failure to Give Possession
	  	12
	15.	  	 Acceptance and Waiver
	  	12
	16.	  	 Signs
	  	13
	17.	  	 Advertising
	  	13
	18.	  	 Removal of Fixtures
	  	13
	19.	  	 Entering Premises
	  	14
	20.	  	 Services
	  	14
	21.	  	 Indemnities
	  	14
	22.	  	 Tenant’s Insurance; Waivers
	  	15
	23.	  	 Governmental Requirements
	  	17
	24.	  	 Abandonment of Premises
	  	17
	25.	  	 Assignment and Subletting
	  	17
	26.	  	 Default
	  	19
	27.	  	 Remedies
	  	19
	28.	  	 Destruction or Damage
	  	20
	29.	  	 Eminent Domain
	  	21
	30.	  	 Service of Notice
	  	21
	31.	  	 Mortgagee’s Rights
	  	22
	32.	  	 Tenant’s Estoppel
	  	23
	33.	  	 Attorney’s Fees and Homestead
	  	23
	34.	  	 Parking
	  	23
	35.	  	 Storage
	  	23
	36.	  	 Waste Disposal
	  	23
	37.	  	 Surrender of Premises
	  	23
	38.	  	 Cleaning Premises
	  	24
	39.	  	 No Estate In Land
	  	24
	40.	  	 Cumulative Rights
	  	24
	41.	  	 Paragraph Titles; Severability
	  	24
	42.	  	 Damage or Theft of Personal Property
	  	24
	43.	  	 Holding Over
	  	24
	44.	  	 Security Deposit
	  	24
	45.	  	 Tenant Finishes
	  	24
	46.	  	 Rules and Regulations
	  	24
	47.	  	 Quiet Enjoyment
	  	24

  

 - 2 - 

					
	48.	  	     Entire Agreement
	  	25
	49.	  	     Limitation of Liability
	  	25
	50.	  	     Submission of Agreement
	  	25
	51.	  	     Authority
	  	25
	52.	  	     Intentionally Omitted
	  	25
	53.	  	     Broker Disclosure
	  	25
	54.	  	     Notices
	  	25
	55.	  	     Force Majeure
	  	26
	56.	  	     Financial Statements
	  	26
	57.	  	     Special Stipulations
	  	26

  

 - 3 - 

 BASIC LEASE PROVISIONS 
  
 The following is a summary of some of the Basic Provisions of the Lease. In the event of any conflict between the terms of
these Basic Lease Provisions and the referenced Sections of the Lease, the referenced Sections of the Lease shall control. 
  

					
	1.	  	Building (See Section 1):	 	47320 Kato Road
	 	  	 	 	Fremont, California 94538
			
	2.	  	Premises (See Section 1):	 	 
	 	  	Floors:	 	 1 and 2, being 100% of Building
 and the
Property

	 	  	Rentable Square Feet:	 	58,424
			
	3.	  	Term (See Section 2):	 	Approximately five (5) years
			
	4.	  	Base Rent (See Sections 3 and 4):	 	 

  

				
	 Period

	  	 Base Rent
 per Rentable
Square Foot
per Month

	 December 1, 2004 - November 30, 2005
	  	$	0.60
	 December 1, 2005 - November 30, 2006
	  	$	0.62
	 December 1, 2006 - November 30, 2007
	  	$	0.64
	 December 1, 2007 - November 30, 2008
	  	$	0.66
	 December 1, 2008 - November 30, 2009
	  	$	0.68

  

					
	5.	  	Tenant’s Share (See Section 13):	 	100%
			
	6.	  	Security Deposit (See Section 44):	 	None
			
	7.	  	Landlord’s Broker (See Section 53):	 	N/A
			
	 	  	Tenant’s Broker (See Section 53):	 	N/A
			
	8.	  	Notice Addresses:	 	See Section 54

  

 - 4 - 

 LEASE AGREEMENT 
  
 THIS LEASE AGREEMENT (hereinafter called the “Lease”) is made and entered into this 16th day of June, 2004, by and
between WELLS/FREMONT ASSOCIATES, a Georgia joint venture (hereinafter called “Landlord”), and TCI INTERNATIONAL, INC., a Delaware corporation (hereinafter called “Tenant”). 
  
 1. Premises. Landlord does hereby rent and lease to Tenant and Tenant
does hereby rent and lease from Landlord, the following described space (hereinafter called the “Premises”, which defined term is deemed to include the Building and the Property, each as hereinafter defined): 
  
 58,424 rentable square feet of space comprising 100% of the rentable space of a two-story
building (the “Building”) known as 47320 Kato Road, Fremont, California 94538 and that certain real property described on Exhibit “A” attached hereto (the “Property”). Landlord and Tenant agree that the number of
rentable square feet described above has been confirmed and conclusively agreed upon by the parties.  
  
 2. Lease Term. Tenant shall have and hold the Premises for a term (“Term”) commencing on December 1, 2004 (the “Commencement
Date”) and terminating (the “Expiration Date”) at midnight on November 30, 2009, unless sooner terminated or extended as hereinafter provided. 
  
 3. Base Rent. Tenant shall pay to Landlord, at P.O. Box 926040, Norcross, Georgia 30010-6040, or at such other place as Landlord shall designate in
writing to Tenant, annual base rent (“Base Rent”) in the amounts set forth in the Basic Lease Provisions. The term “Lease Year”, as used in the Basic Lease Provisions and throughout this Lease, shall mean each and every
consecutive twelve (12) month period during the Term of this Lease, with the first such twelve (12) month period commencing on the Commencement Date; provided, however, if the Commencement Date occurs other than on the first day of a calendar month
the first Lease Year shall be that partial month plus the first full twelve (12) months thereafter. 
  
 The Base Rent shall be paid to Landlord on an absolutely “net” basis without application to any expenses incurred in connection with the
operation, repair and maintenance of the Premises, the Building or the Property. 
  
 4. Rent Payment. The Base Rent for each Lease Year shall be payable in equal monthly installments, due on the first day of each calendar month, in advance, in legal tender of the United States of America,
without abatement, demand, deduction or offset whatsoever, except as may be expressly provided in this Lease. One full monthly installment of Base Rent shall be due and payable on the Commencement Date and a like monthly installment of Base Rent
shall be due and payable on or before the first day of each calendar month following the Commencement Date during the Term hereof. Tenant shall pay, as Additional Rent, all other sums due from Tenant under this Lease (the term “Rent”, as
used herein, means all Base Rent, Additional Rent and all other amounts payable hereunder from Tenant to Landlord). Rent for any period less than a full calendar month shall be appropriately prorated. 
  
 5. Late Charge. Other remedies for non-payment of Rent
notwithstanding, if any monthly installment of Base Rent or Additional Rent is not received by Landlord on or before the date due, or if any payment due Landlord by Tenant which does not have a scheduled due date is not received by Landlord on or
before the fifth (5th) business day following the date Tenant was invoiced, a late charge of five percent (5%) percent of such past due amount shall be immediately due and payable as Additional Rent and interest shall accrue from the date past due
until paid at the lower of twelve percent (12%) per annum or the highest rate permitted by applicable law. In the event that checks submitted by Tenant to Landlord for payment of amounts due pursuant to the Lease shall not be honored by the
financial institution due to insufficient funds in excess of two (2) times during the Term, Landlord may, in its sole discretion, require that all future payments by Tenant to Landlord be paid by certified funds, cashier’s check or cash.
 
  
 6. Partial Payment. No payment by Tenant or
acceptance by Landlord of an amount less than the Rent herein stipulated shall be deemed a waiver of any other Rent due. No partial payment or 
  

 - 5 - 

 endorsement on any check or any letter accompanying such payment of Rent shall be deemed an accord and satisfaction, but
Landlord may accept such payment without prejudice to Landlord’s right to collect the balance of any Rent due under the terms of this Lease or any late charge assessed against Tenant hereunder. 
  
 7. Construction of this Agreement. No failure of Landlord to exercise
any power given Landlord hereunder, or to insist upon strict compliance by Tenant of his obligations hereunder, and no custom or practice of the parties at variance with the terms hereof shall constitute a waiver of Landlord’s right to demand
exact compliance with the terms hereof. Time is of the essence of this Lease. 
  
 8. Use of Premises. 
  
 (a) Subject to complying with all applicable zoning laws and other governmental regulations, Tenant shall use and occupy the Premises for office, manufacturing and warehouse purposes of a type customary for comparable buildings in the
Fremont, California area and for no other purpose. The Premises shall not be used for any illegal purpose, nor in violation of any valid regulation of any governmental body, nor in any manner to create any nuisance or trespass, nor in any manner to
vitiate the insurance or increase the rate of insurance on the Premises or the Building, nor in any manner inconsistent with the first-class nature of the Building. 
  
 (b) Tenant shall not cause or permit the receipt, storage, use, location or handling on the Property (including the Building
and Premises) of any product, material or merchandise which is explosive, highly inflammable, or a “hazardous or toxic material,” as that term is hereafter defined. “Hazardous or toxic material” shall include all materials or
substances which have been determined to be hazardous to health or the environment, including, without limitation hazardous waste (as defined in the Resource Conservation and Recovery Act); hazardous substances (as defined in the Comprehensive
Emergency Response, Compensation and Liability Act, as amended by the Superfund Amendments and Reauthorization Act); gasoline or any other petroleum product or by-product or other hydrocarbon derivative; toxic substances, (as defined by the Toxic
Substances Control Act); insecticides, fungicides or rodenticide, (as defined in the Federal Insecticide, Fungicide, and Rodenticide Act); asbestos and radon and substances determined to be hazardous under the Occupational Safety and Health Act or
regulations promulgated thereunder. Notwithstanding the foregoing, Tenant shall not be in breach of this provision as a result of the presence in the Premises of hazardous or toxic materials which are in compliance with all applicable laws,
ordinances and regulations and are customarily present in general office, manufacturing and warehouse uses permitted by this Lease (e.g., copying machine chemicals, oil, propane (for forklifts), paints, solvents and kitchen cleansers). 

 
 (c) The occupancy rate of the Premises shall in no event be more than the
maximum occupancy permitted pursuant to applicable laws or codes. In the event that Tenant exceeds this ratio, and Landlord consents to such overage, Tenant shall be responsible for any and all costs related with such overage, including without
limitation, excessive maintenance charges. 
  
 (d) Tenant shall
not use the Premises or any part thereof for any use or purpose contrary to those certain covenants, conditions and restrictions listed on Exhibit B (the “CC&Rs”). This Lease is subject in all respects to the CC&Rs and the Bylaws
of the “Association(s)” established under the CC&Rs. In addition, Tenant shall comply with all recorded covenants, conditions, easements and restrictions now or hereafter affecting the Premises and with all reasonable rules adopted
from time to time by the Associations established under the CC&Rs. To the extent Landlord has approval rights, Landlord will not approve any amendment to the CC&R’s, nor enter into any new covenants, conditions or restrictions, without
Tenant’s consent if the effect of such amendment, or such new covenants, conditions or restrictions, will materially, adversely affect Tenant’s rights under this Lease. 
  
 (e) Landlord hereby represents and warrants to Tenant that: (1) to the actual knowledge of the Property’s Responsible
Officers (as hereinafter defined), with no duty to investigate, neither the Building nor the Property contains any “hazardous or toxic material” in violation of any applicable codes, laws, ordinances, regulations or covenants, and (2) none
of the Property’s Responsible Officers has received written notice of the presence of any “hazardous or toxic material” at the Property for 
  

 - 6 - 

 which monitoring or remediation is legally required on or after the date of this Lease, except for asbestos containing
materials in the roof penetration mastic. The term “Responsible Officers” shall mean those employees of Landlord holding the titles of “asset manager” and “property manager” for the Property, which individual(s) are
charged with primary responsibility for the ownership, management and operation of the Property. 
  
 9. Definitions. “Landlord,” as used in this Lease, shall include the party named in the first paragraph hereof, its representatives,
assigns and successors in title to the Premises. “Tenant” shall include the party named in the first paragraph hereof, its successors and assigns, and, if this Lease shall be validly assigned or sublet, shall also include Tenant’s
assignees or subtenants, as to the Premises, or portion thereof, covered by such assignment or sublease. “Landlord” and “Tenant” include male and female, singular and plural, corporation, partnership, limited liability company
(and the officers, members, partners, employees or agents of any such entities) or individual, as may fit the particular parties. 
  
 10. Repairs By Landlord. Tenant, by taking possession of the Premises, shall accept and shall be held to have accepted the Premises as suitable for
the use intended by this Lease. Landlord shall not be required, after possession of the Premises has been delivered to Tenant, to make any repairs or improvements to the Premises, except as set forth in this Lease. It is the intention of the parties
that the terms of this Lease shall govern the respective obligations of the parties as to maintenance and repair of the Premises. Tenant waives the right to make repairs at the expense of Landlord or to terminate this Lease by reason of any needed
repairs under Sections 1941 and 1942 of the California Civil Code, or any similar law, statute, or ordinance, now or hereafter in effect. Except for damage caused by casualty and condemnation (which shall be governed by Sections 28 and 29 below),
and subject to normal wear and tear, Landlord shall maintain in good repair the structural skeleton of the Building consisting only of the exterior walls (but not any of the Building’s windows or glass and not any sealing or repainting of such
exterior walls), foundation, load bearing columns, and lateral supports of the Building, and all of the foregoing shall be subject to reimbursement by Tenant to the extent it comprises Operating Expenses. Except for damage caused by casualty and
condemnation (which shall be governed by Sections 28 and 29 below), if and when repair and maintenance of the Building’s roof is no longer commercially feasible, Landlord shall, at Landlord’s sole cost and expense, replace the structural
portions of the Building’s roof. Landlord shall, at Landlord’s sole cost and expense, perform any repairs, maintenance or replacement relating to any hazardous or toxic material contained in the Building or the Property as of the date of
this Lease and not introduced by Tenant, its representatives, agents, licensees, contractors or invitees (“Landlord Environmental Obligation”). 
  
 Landlord hereby represents and warrants to Tenant that none of the Property’s Responsible Officers has received written notice of the existence of
any violation at the Building or the Property of any applicable codes, laws, ordinances, regulations and/or covenants where such violation has not been remedied or otherwise eliminated on or before the date of this Lease. 
  
 11. Repairs By Tenant. Except as described in Section 10 above or
Sections 28 and 29 below, Tenant shall, at its own cost and expense, maintain the Premises, the Building and the Property in good repair, in a neat and clean, first-class condition and subject to compliance with all applicable codes, laws,
ordinances, regulations and covenants, including making all necessary repairs and replacements (collectively, the “Tenant Maintenance Items”). In particular but not to the exclusion of any other Tenant Maintenance Items, Tenant Maintenance
Items shall include Tenant’s obligation to, at Tenant’s sole cost and expense, operate, keep, and maintain, and as necessary, repair, restore and replace (i) the interior and exterior of the Building (excluding Landlord’s
responsibilities as set forth in Section 10 above), including the roof, ceilings, floor surface, interior and non-structural portions of the exterior walls, wall covering, shafts, stairs, stairwells, elevator cabs, glass, interior and exterior
painting, caulking and resealing, mullions, windows and doors, washrooms, and Building mechanical, electrical and telephone closets (provided if and when repair and maintenance of the Building’s roof is no longer commercially feasible, Landlord
shall replace same as provided in Section 10 above), and (ii) the Building mechanical, electrical, gas, life safety, plumbing, sewage, sprinkler systems, elevators, restrooms, and heating, ventilation and air-conditioning systems, and (iii) exterior
lighting and fencing, any common areas and any sidewalks, parking areas and access ways (including, without limitation, curbs and striping) upon the Premises and the 
  

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 landscaping and grounds surrounding the Building. All glass, both interior and exterior, is at the sole risk of Tenant;
and any broken glass shall be promptly replaced at Tenant’s expense by glass of like kind, size and quality. All repairs and maintenance of the Premises by Tenant as required under this Lease shall be performed in a good and safe manner by
contractor and other personnel reasonably approved by Landlord, and in compliance with the provisions of Section 12 below. Tenant shall further, at its own cost and expense, repair or restore any damage or injury to all or any part of the Premises,
the Building or the Property that is Landlord’s responsibility to maintain pursuant to Section 10 above if caused by Tenant or Tenant’s agents, employees, invitees, licensees, visitors or contractors. If Tenant fails to make such repairs
or replacements promptly, Landlord may, at its option, make the repairs and replacements and the costs of such repair or replacements shall be charged to Tenant as Additional Rent and shall become due and payable by Tenant with the monthly
installment of Base Rent next due hereunder. 
  
 Tenant shall, at
Tenant’s sole cost and expense, maintain contracts (with recognized national service providers) for the inspection, maintenance and service of the (i) roof and the heating, air conditioning and ventilation equipment, (ii) boiler, fired or
unfired pressure vessels, and (iii) fire sprinkler and/or standpipe and hose or other automatic fire extinguishing systems, including fire alarm and/or smoke detection, and (iv) elevator, all of which shall be customary for comparable general
office, manufacturing and warehouse buildings in Fremont, California and shall be performed in accordance with all applicable codes, laws, ordinances, regulations and covenants. Tenant shall also be responsible for maintaining a landscape service
contract, a janitorial service contract and a security service contract for the Premises and the Property during the Term, all of which shall be customary for comparable general office, manufacturing and warehouse buildings in Fremont, California
and shall be performed in accordance with all applicable codes, laws, ordinances, regulations and covenants. Tenant shall deliver to Landlord (i) a copy of said service contracts prior to the Commencement Date, and (ii) thereafter, a copy of any
renewal or substitute service contracts within thirty (30) days prior to the expiration of the existing service contract. 
  
 12. Alterations and Improvements. Except for minor, decorative alterations which do not affect the Building structure or systems, are not visible
from outside the Premises and do not cost in excess of $25,000.00 in the aggregate, Tenant shall not make or allow to be made any alterations, physical additions or improvements in or to the Premises without first obtaining in writing
Landlord’s written consent for such alterations or additions, which consent may be granted or withheld in the sole, unfettered discretion of Landlord (if the alterations will affect the Building structure or systems or will be visible from
outside the Premises), but which consent shall not be unreasonably withheld (if the alterations will not affect the Building structure or systems and will not be visible from outside the Premises). Upon Landlord’s request, Tenant will furnish
Landlord plans and specifications for any proposed alterations, additions or improvements and shall reimburse Landlord for its reasonable cost to review such plans. Tenant shall bear responsibility for compliance with all applicable laws,
ordinances, the CC&R’s and governmental approvals, for obtaining the approval of the association or architectural committee governing the Building, and for complying with any other requirements of Mission Industrial Park, the City of
Fremont or the County of Alameda (the compliance with which, including the procurement of all necessary permits and licenses, is Tenant’s responsibility). Any alterations, physical additions or improvements shall at once become the property of
Landlord; provided, however, Landlord, at its option, may require Tenant to remove any alterations, additions or improvements in order to restore the Premises to the condition existing on the Commencement Date. All costs of any such alterations,
additions or improvements shall be borne by Tenant. All alterations, additions or improvements must be made in a good, first-class, workmanlike manner and, if the Building is multi-tenanted in the future, in a manner that does not disturb other
tenants (i.e., any loud work must be performed during non-business hours) and Tenant must maintain appropriate liability and builder’s risk insurance throughout the construction. Tenant does hereby indemnify and hold Landlord harmless from and
against all claims for damages or death of persons or damage or destruction of property arising out of the performance of any such alterations, additions or improvements made by or on behalf of Tenant. Under no circumstances shall Landlord be
required to pay, during the Term of this Lease, any ad valorem or Property tax on such alterations, additions or improvements, Tenant hereby covenanting to pay all such taxes when they become due. In the event any alterations, additions,
improvements or repairs are to be performed by contractors or workmen other than Landlord’s contractors or workmen, any such contractors or workmen must first be approved, in writing, by Landlord. Landlord agrees to assign to Tenant any rights
it may have against the contractor of the Premises with respect to any work performed by said contractor in connection with improvements made by Landlord at the request of Tenant. 
  

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 Upon the completion of any alterations, additions or improvements the cost of which is in excess of
$25,000.00, Tenant agrees to cause a Notice of Completion to be recorded in the office of the Recorder of Alameda County in accordance with Section 3093 of the Civil Code of the State of California or any successor statute. 
  
 13. Operating Expenses. 
  
 (a) Tenant agrees to reimburse Landlord throughout the Term, as Additional
Rent hereunder for Tenant’s Share (as defined below) of the annual Operating Expenses (as defined below). The term “Tenant’s Share” shall mean the percentage determined by dividing the rentable square footage of the Premises by
the rentable square footage of the Building. Landlord and Tenant hereby agree that Tenant’s Share is 100%. If Tenant does not lease the Premises during the entire full calendar year in which the Term of this Lease commences or ends,
Tenant’s Share of Operating Expenses for the applicable calendar year shall be appropriately prorated for the partial year, based on the number of days Tenant has leased the Premises during that year. 
  
 (b) Operating Expenses shall be all those expenses of operating, servicing,
managing, maintaining and repairing the Property, Building and all parking areas in a manner deemed by Landlord reasonable and appropriate and in the best interest of the tenants of the Building and in a manner consistent with comparable general
office, manufacturing and warehouse buildings in Fremont, California. Operating Expenses shall include, without limitation, the following: 
  
 (1) All taxes and assessments, whether general or special, applicable to the Property and the Building, which shall include real and personal property ad
valorem taxes, and any and all reasonable costs and expenses incurred by Landlord in seeking a reduction of any such taxes and assessments (collectively, “Taxes”). Taxes shall be deemed to include any assessment, tax, fee, levy or charge
in addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included as of the date hereof within the definition of real property tax, it being acknowledged by Tenant and Landlord that Proposition
13 was adopted by the voters of the State of California in the June 1978 election (“Proposition 13”) and that assessments, taxes, fees, levies and charges may be imposed by governmental agencies for such services as fire protection,
street, sidewalk and road maintenance, refuse removal and for other governmental services formerly provided without charge to property owners or occupants, and, in further recognition of the decrease in the level and quality of governmental services
and amenities as a result of Proposition 13, Taxes shall also include any governmental assessments or contribution towards a governmental cost-sharing agreement for the purpose of augmenting or improving the quality of services and amenities
normally provided by governmental agencies. It is the intention of Tenant and Landlord that all such new and increased assessments, taxes, fees, levies and charges and all similar assessments, taxes, fees, levies and charges be included within the
definition of Taxes for purposes of this Lease. However, Tenant shall not be obligated for Taxes on the net income from the operation of the Building (whether federal, state or local income or rent taxes), unless there is imposed in the future a tax
on rental income on the Building in lieu of the real property ad valorem taxes, in which event such tax shall be deemed an Operating Expense of the Building, nor shall Tenant be obligated for Landlord’s franchise, gift, transfer, excise,
capital stock, estate, succession or inheritance taxes. 
  
 (2)
Insurance premiums and commercially reasonable deductible amounts, including, without limitation, for commercial general liability, ISO Causes of Loss Special Form property, rent loss, earthquake and other coverages carried by Landlord on the
Building and Property (including terrorism insurance, if Landlord elects to carry it or is required to carry it by any lender). 
  
 (3) Management fees not to exceed three (3) percent of Operating Expenses chargeable hereunder; 
  

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 (4) The costs, including interest, amortized over its useful life, of any capital improvement made to
the Building by or on behalf of Landlord after the Commencement Date which is required under any governmental law or regulation (or any judicial interpretation thereof) that was not applicable to the Building as of the date of this Lease, and of the
acquisition and installation of any device or equipment, in each case approved by Tenant, not to be unreasonably withheld, designed to improve the operating efficiency of any system within the Building or which is acquired to improve the safety of
the Building or the Property. 
  
 (5) All services, supplies,
repairs, replacements or other expenses directly and reasonably associated with servicing, maintaining, managing and operating the Building. 
  
 (6) Accounting costs, excluding, however, costs relating to Landlord’s entity.  
  
 (7) Costs to maintain and repair the Building and Property not otherwise specified to be the direct obligation of Landlord
or Tenant hereunder, including, without limitation items includable in Operating Expenses pursuant to Section 10 above. 
  
 (8) If the Property is covered by a declaration and/or an owners association and costs of the type described above are allocated to the Building by way
of dues or costs charged or assessed under that declaration or by that association, those charges or dues shall be included in the Operating Expenses (collectively, the “CCR Payments”). 
  
 (c) Landlord shall, on or before the Commencement Date and on or before
December 20 of each calendar year, provide Tenant a statement of the estimated monthly installments of Tenant’s Share of Operating Expenses which will be due for the remainder of the calendar year in which the Commencement Date occurs or for
the upcoming calendar year, as the case may be. In the event Landlord has not provided Tenant with such statement prior to January 1 of any calendar year, Tenant shall continue to pay Tenant’s Share of Operating Expenses in the same amount as
the previous calendar year, unless and until Landlord provides a statement of estimated monthly installments for the current calendar year. As soon as practicable after December 31 of each calendar year during the Term of this Lease, Landlord
shall furnish to Tenant an itemized statement of the Operating Expenses within the Building for the calendar year then ended. Upon reasonable prior written request given not later than thirty (30) days following the date Landlord’s statement is
delivered to Tenant, Landlord will provide Tenant detailed documentation to support the itemized statement. If Tenant does not notify Landlord of any objection to Landlord’s itemized statement within one (1) year of Landlord’s
delivery thereof, Tenant shall be deemed to have accepted such statement as true and correct and shall be deemed to have waived any right to dispute the Operating Expenses due pursuant to that statement. 
  
 (i) Tenant shall pay to Landlord, together with its monthly payment of Base
Rent as provided in Sections 3 and 4 hereinabove, as Additional Rent hereunder, the estimated monthly installment of Tenant’s Share of the Operating Expenses for the calendar year in question. At the end of any calendar year if Tenant has paid
to Landlord an amount in excess of Tenant’s Share of Operating Expenses for such calendar year, Landlord shall reimburse to Tenant any such excess amount (or shall apply any such excess amount to any amount then owing to Landlord hereunder, and
if none, to the next due installment or installments of Additional Rent due hereunder, at the option of Landlord). At the end of any calendar year if Tenant has paid to Landlord less than Tenant’s Share of Operating Expenses for such calendar
year, Tenant shall pay to Landlord any such deficiency within thirty (30) days after Tenant receives the annual statement. 
  
 (ii) For the calendar year in which this Lease terminates, and is not extended or renewed, the provisions of this Section shall apply, but Tenant’s
Share for such calendar year shall be subject to a pro rata adjustment based upon the number of days prior to the expiration of the Term of this Lease. Tenant shall make monthly estimated payments of the prorata portion of Tenant’s Share for
such calendar year (in the manner provided above) and when the actual prorated Tenant’s Share for such calendar year is determined Landlord shall send a statement to Tenant and if such statement 
  

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 reveals that Tenant’s estimated payments for the prorated Tenant’s Share for such calendar year exceeded the
actual prorated Tenant’s Share for such calendar year, Landlord shall include a check for that amount along with the statement. If the statement reveals that Tenant’s estimated payments for the prorated Tenant’s Share for such
calendar year were less than the actual prorated Tenant’s Share for such calendar year, Tenant shall pay the shortfall to Landlord within thirty (30) days of the date Tenant receives Landlord’s statement. 
  
 (d) Should Landlord choose not to contest the Taxes in any given year, Tenant
shall have the right to lawfully contest (and Landlord shall cooperate with such contest, provided Tenant reimburses Landlord for all costs and expenses incurred in connection therewith), in good faith and with reasonable diligence, the amount of
any such Taxes if Tenant shall post with Landlord such security as Landlord shall reasonably require to assure payment thereof and to prevent any sale, foreclosure, or forfeiture of Landlord’s interest in the Property by reason of non-payment
thereof; provided further that on final determination of the amount of such Taxes, Tenant shall promptly pay any amount so determined, with all proper costs and charges, and shall have any lien on the Property released and any judgment satisfied.

  
 (e) Notwithstanding the foregoing to the contrary, Landlord
shall have the right, from time to time, no more frequently than annually, to elect to have Tenant pay Taxes and /or CCR Payments as a monthly pass-through component of Operating Expenses or as a direct payment in accordance with the following (but
still included within the definition of Operating Expenses for all purposes of this Lease, except for the method of reimbursement/payment described hereinabove). If Landlord elects to have Tenant pay direct, Landlord shall give Tenant thirty (30)
days prior written notice. Thereafter, Landlord shall forward bills to Tenant for Taxes and/or CCR Payments and Tenant shall (i) promptly and timely pay such bills at least thirty (30) days prior to the due date thereof directly to the invoicee in
accordance with Landlord’s election and such bills and (ii) provide Landlord with evidence of such payment no later than thirty (30) days prior to the last day upon which they may be paid without any fine, penalty, interest or additional cost.
If Tenant fails to pay the Taxes and/or CCR Payments in accordance with this Section 13(c)(iii), such failure shall be deemed a default by Tenant in accordance with Section 26 hereof and a failure to timely pay Additional Rent, and Tenant shall be
liable for all fines, penalties, interest and additional cost incurred by Landlord, which amounts Tenant shall pay to Landlord within thirty (30) days after receipt of written notice from Landlord. If Landlord has elected to pay Taxes and/or CCR
Payments directly, Landlord shall have the right, from time to time, to elect to return to collection as a monthly pass-through component of Operating Expenses on thirty (30) days prior written notice to Tenant. 
  
 (f) Tenant shall have the right to audit Landlord’s books, with respect
to Operating Expenses only, provided all of the following conditions are met: (i) Tenant must provide written notice at least ten (10) business days prior to the day it desires to conduct the audit; (ii) the audit shall be conducted at Tenant’s
sole expense during normal hours at Landlord’s office where the books are kept; (iii) the audit shall be conducted using Generally Accepted Accounting Principles and coordinated by Tenant’s central accounting personnel or by an independent
and certified public accounting firm so long as such personnel or firm does not conduct such audits on a contingent fee basis (although any of the “Big 4” accounting firms may work on a contingent fee basis and any other reputable firm may
work on a contingent fee basis if Landlord approves same); (iv) Tenant shall keep all information discovered in such audit confidential; (v) Tenant shall cause its central accounting personnel and public accounting firm to keep all information
discovered in such audit confidential; (vi) Tenant may not audit any statement of Operating Expenses more than one (1) year after Landlord delivers the statement to Tenant and (vii) Tenant shall provide Landlord a report of the results of such
audit. If Tenant audits Landlord’s books and either (i) Landlord agrees or (ii) a court or arbitration panel (if the parties elect to arbitrate) determines that Landlord’s itemized statement overstated the Operating Expenses for the period
in question, Landlord shall pay to Tenant the amount of such overcharge within thirty (30) days after such agreement or determination. In the event Tenant’s audit discloses an undercharge of such items as billed to Tenant, Tenant shall pay
Landlord the amount of such undercharge within thirty (30) days after completion of the applicable audit. If Tenant audits Landlord’s books and either (i) Landlord agrees or (ii) a court or arbitration panel (if the parties elect to arbitrate)
determines that Landlord’s itemized statement overstated the Operating Expenses for the period in question 
  

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 by more than 10% then, in addition to reimbursement from Landlord as aforesaid for any such excess, Landlord shall
reimburse Tenant for the reasonable, actual costs of such audit. If Tenant does not properly exercise the aforesaid right to audit, Tenant shall be deemed to have accepted such statement as true and correct and shall be deemed to have waived any
right to dispute the excess Operating Expenses due pursuant to that statement. The pendency of Tenant’s audit hereunder does not stay Tenant’s obligation to pay Rent as set forth herein, with Tenant’s only remedy being the mechanism
set forth in this paragraph. 
  
 (g) Notwithstanding anything in
this Lease to the contrary, the following shall be excluded from Operating Expenses: 
  
 (i) Penalties or interest for Landlord’s failure to pay Taxes as and when due if pursuant to subsection (e) above Landlord has elected to pay Taxes itself, instead of electing to have Tenant pay Taxes directly.

  
 (ii) Leasing commissions or other expenses incurred for
leasing the Premises; 
  
 (iii) Depreciation or amortization
(except as specifically included in Operating Expenses above); 
  
 (iv) The cost of any repairs, additions, alterations, changes, replacement and other items which, under generally accepted accounting principles, are classified as capital expenditures or capital improvements, except as specifically
contemplated by Section 13(b)(4) above; 
  
 (v) Advertising and
promotional expenditures; 
  
 (vi) Costs in connection with
insurable fire, windstorm, earthquake, terrorism, war or other insurable perils, except to the extent of commercially reasonable deductibles; 
  
 (vii) Costs, fines or penalties arising from Landlord’s violation of any governmental rule or regulation (other than Violations of Title III, as
hereinafter defined); 
  
 (viii) Any amount paid by Landlord to
remediate or monitor any substance which was released, used or disposed of by Landlord which, at the time of such release, use or disposal, was a hazardous or toxic substance as defined by the then existing applicable laws and was released, used or
disposed of by Landlord in violation of such then existing applicable laws; and 
  
 (ix) Costs incurred by Landlord in correcting “Violations of Title III” (as such term is hereinafter defined) with respect to the Property to the extent, except as specifically included in Operating Expenses
pursuant to Section 23 of the Lease, arising out of the condition of the Property prior to the Commencement Date. The term “Violations of Title III” shall mean any failure of the Building to comply with (or be in legal noncompliance with)
Title III of the ADA to the extent Landlord is directed to cure such failure to comply with (or failure to be in legal noncompliance with) Title III of the ADA by any federal, state, or local governmental authority having jurisdiction over the
enforcement of Title III of the ADA. 
  
 14. Landlord’s
Failure to Give Possession. Landlord shall not be liable for damages to Tenant for failure to deliver possession of the Premises to Tenant if such failure is due to no fault of Landlord, to the failure of any construction or remodeling of the
Premises by Tenant to be completed or to the failure of any previous tenant to vacate the Premises. Landlord will use commercially reasonable efforts to give possession to Tenant by the scheduled Commencement Date of the Term. If Landlord’s
failure to do so is caused by the act of any previous tenant holding over, Landlord agrees to use reasonable efforts to recover possession as soon as reasonably possible, including filing a customary dispossession action. 
  
 15. Acceptance and Waiver. Landlord shall not be liable to Tenant, its
agents, employees, guests or invitees (and, if Tenant is an entity, its officers, agents, employees, guests or invitees) for any 
  

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 damage caused to any of them due to the Building or any part or appurtenances thereof being improperly constructed or
being or becoming out of repair, or arising from the leaking of gas, water, sewer or steam pipes, from water rising from underground pipes or the ground, or from electricity, but Tenant, by moving into the Premises and taking possession thereof,
shall accept, and shall be held to have accepted the Premises as suitable for the purposes for which the same are leased, and shall accept and shall be held to have accepted the Building and every appurtenances thereof, and Tenant by said act waives
any and all defects therein; provided, however, that this Section shall not apply to any damages or injury caused by or resulting from the negligence or willful misconduct of Landlord or to any Landlord Environmental Obligation pursuant to Section
10 above nor shall it modify any of Landlord’s repair and maintenance obligations. Subject to the foregoing and except as otherwise provided in this Lease, Tenant hereby accepts the Premises in its “As Is” condition with all faults
and acknowledges and agrees that Landlord shall not be deemed to have given any express or implied warranties whatsoever with respect to the condition of the Premises. 
  
 16. Signs. Except as set forth below, Tenant shall not paint or place signs, placards, or other advertisement of any
character visible from the exterior of the Premises except with the consent of Landlord which consent may be withheld by Landlord in its absolute discretion, and Tenant shall place no signs upon the outside walls, common areas or the roof of the
Building. 
  
 Subject to (collectively, the “Signage
Conditions”) complying with all applicable laws, ordinances, the CC&R’s and governmental approvals, to obtaining the approval of the association governing the Building, and to complying with the Mission Industrial Park sign guidelines
and City of Fremont/County of Alameda sign criteria (the compliance with which, including the procurement of all necessary permits and licenses, is Tenant’s responsibility), Tenant shall have the right to install, at Tenant’s sole cost and
expense, interior and exterior signs at the Property (“Tenant’s Signage”) in accordance with the location(s), size, color, design, material, content, lighting and other characteristics to be reasonably approved by Landlord. Landlord
hereby consents to Tenant’s Signage to the extent existing as of the date of this Lease. At Tenant’s sole cost and expense, Tenant shall maintain Tenant’s Signage in good condition, subject to Landlord’s reasonable approval as to
Tenant’s maintenance plan and implementation. Upon the expiration or earlier termination of this Lease, Landlord shall have the right, but not the obligation, to require Tenant to remove Tenant’s Signage, to require Tenant to repair all
injury or damage resulting from such removal and to require Tenant to return the Property to as good a condition as it was at the Commencement Date, normal wear and tear and damage from casualty and condemnation excepted, all at Tenant’s sole
cost and expense. If Tenant fails to perform as required in the immediately preceding sentence, Landlord shall have the right to perform on Tenant’s behalf and Tenant shall reimburse Landlord for all actual cost incurred in connection
therewith. Notwithstanding anything to the contrary contained herein, Tenant shall not have the right to install Tenant’s Signage which includes “Objectionable Substance” (as hereinafter defined). The term “Objectionable
Substance” shall mean any substance which relates to an entity which is of a character or reputation, or is associated with a political orientation or faction, that is inconsistent with the quality of the Property, or which would otherwise
reasonably offend a landlord of a comparable building in the same market as the Building. 
  
 17. Advertising. Landlord may advertise the Premises as being “For Rent” at any time following a default by Tenant which remains uncured, beyond applicable grace periods, and at any time within nine
(9) months prior to the expiration, cancellation or termination of this Lease for any reason and during any such periods may exhibit the Premises to prospective tenants. Such entry shall be subject to the notice requirements of Section 19 below.

  
 18. Removal of Fixtures. Tenant may from time to time,
and shall upon the expiration or earlier termination of this Lease, remove any trade fixtures and equipment which it has placed in the Premises which can be removed without significant damage to the Premises, provided Tenant repairs all damages to
the Premises caused by such removal. Landlord hereby irrevocably waives any statutory or common law lien rights that Landlord has or may have in any personal property or trade fixtures or Tenant now or hereafter located at the Premises. Upon
request, from time to time, Landlord agrees to confirm the foregoing waiver for the benefit of any lender, vendor or equipment lessor of Tenant. 
  

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 19. Entering Premises. Landlord may enter the Premises at reasonable hours provided that
Landlord’s entry shall not unreasonably interrupt Tenant’s business operations and that prior notice is given when reasonably possible (and, if in the opinion of Landlord any emergency exists, at any time and without notice) for any
legitimate business purpose and/or to exercise any other right or perform any other obligation that Landlord has under this Lease. Landlord shall be allowed to take all material into and upon the Premises that may be appropriate, without in any way
being deemed or held guilty of trespass and without constituting a constructive eviction of Tenant. Except as provided in Section 20(b) below, the Rent reserved herein shall not abate during any such entry and Tenant shall not be entitled to
maintain a set-off or counterclaim for damages against Landlord by reason of loss from interruption to the business of Tenant because of any such entry. Any such entry shall be accomplished during ordinary business hours, or, if any such entry is at
the request of Tenant to be done during any other hours, the Tenant shall pay all overtime and other extra costs. 
  
 20. Services. 
  
 (a) From and after the date of this Lease, Tenant will be responsible, at its sole cost and expense, for contracting for such utility service as needed
from time to time by Tenant. If Tenant fails to pay any utility bills or charges and such failure presents a threat of harm or risk to the Property or could result in a lien on the Property, Landlord may, at its option and upon reasonable notice to
Tenant, pay the same and in such event, the amount of such payment, together with interest thereon at the lower of eighteen percent (18%) per annum or the highest rate permitted by applicable law from the date of such payment by Landlord, will be
added to Tenant’s next due payment, as Additional Rent. 
  
 From and after the date of this Lease, Tenant will be responsible, at its sole cost and expense, for the furnishing of all services to the Premises in a manner customary for comparable general office, manufacturing and warehouse buildings
in Fremont, California, including, but not limited to, janitorial and security services, pest control, window washing and landscaping services. Landlord shall have no obligation to provide any services to the Premises, including, but not limited to,
janitorial and security services, pest control, window washing and landscaping services. 
  
 In the event Tenant fails to promptly and properly perform under this Section 20, Landlord shall have the right, but not the obligation, upon reasonable prior written notice to Tenant to take over Tenant’s
responsibilities under this Section 20, and the costs incurred in connection therewith shall be charged to Tenant as Additional Rent and shall become due and payable by Tenant with the monthly installment of Base Rent next due hereunder. 

 
 (b) Landlord shall not be liable for any damages directly or indirectly
resulting from the interruption in any of the services or utilities to the Premises, nor shall any such interruption entitle Tenant to any abatement of Rent or any right to terminate this Lease. Notwithstanding the foregoing to the contrary, if any
of the essential services (water, sanitary sewer, electrical, HVAC and elevator) to the Premises are interrupted, Tenant shall provide Landlord prompt written notice. If any of such essential services to the Premises are interrupted as a result of
the negligence or willful misconduct of Landlord, its agents or employees, and the interruption renders all or a material portion of the Premises untenantable for a period of five (5) or more consecutive business days following Landlord’s
receipt of the notice from Tenant as aforesaid (the “Service Interruption Period”), with Tenant actually discontinuing its operations in all or any such material portion of the Premises for the Service Interruption Period, the Base Rent
due under this Lease shall be abated from the expiration of the Service Interruption Period until the service is restored, such abatement to be in proportion to the portion of the Premises that are so rendered untenantable. This abatement of Base
Rent shall be Tenant’s sole remedy with respect to service interruptions. 
  
 21. Indemnities. Tenant does hereby indemnify and save harmless Landlord against all claims for damages to persons or property which are caused anywhere in the Building or on the Property by the negligence or
willful misconduct of Tenant, its agents or employees or which occur in the Premises (or arise out of actions taking place in the Premises) unless such damage is caused by the negligence or willful misconduct of Landlord, its agents, or employees.
Landlord does hereby indemnify and hold Tenant 
  

 - 14 - 

 harmless against all claims for damaged persons or property if caused by the negligence or willful misconduct of
Landlord, its agents or employees and against any damages to Tenant resulting from Landlord’s breach of the representations set forth in Section 8(e) above. The indemnities set forth hereinabove shall include the obligation to pay reasonable
expenses incurred by the indemnified party, including, without limitation, reasonable, actually incurred attorney’s fees. The indemnities contained herein do not override the waivers contained in Section 22(d) below. 
  
 22. Tenant’s Insurance; Waivers. 
  
 (a) Tenant further covenants and agrees that from and after the date of
delivery of the Premises from Landlord to Tenant, Tenant will carry and maintain, at its sole cost and expense, the following types of insurance, in the amounts specified and in the form hereinafter provided for: 
  
 (i) Commercial General and Umbrella Liability Insurance covering the
Premises and Tenant’s use thereof against claims for personal injury or death, property damage and product liability occurring upon, in or about the Premises, such insurance to be written on an occurrence basis (not a claims made basis), with a
limit for each occurrence not less than $3,000,000 and to have general aggregate limits of not less than $5,000,000 for each policy year. The insurance coverage required under this Section 22(a)(i) shall, in addition, extend to any liability of
Tenant arising out of the indemnities provided for in Section 21 and, if necessary, the policy shall contain a contractual endorsement to that effect. The general aggregate limits under the Commercial General Liability (CGL) insurance policy or
policies must apply separately to the Premises and to Tenant’s use thereof (and not to any other location or use of Tenant) and, if necessary, such policy shall contain an endorsement to that effect. CGL insurance shall be written on ISO
occurrence form CG 00 01 01 96 (or a substitute form providing equivalent or better coverage). The certificate of insurance evidencing the Commercial General Liability form of policy shall specify all endorsements required herein, shall name all
additional insureds required by Section 22(b) below and shall specify on the face thereof that the limits of such policy applies separately to the Premises. 
  
 (ii) Commercial all risk property insurance covering any equipment owned by Tenant, trade fixtures, merchandise and personal property of Tenant from time
to time in, on or upon the Premises, and alterations, additions or changes made by Tenant pursuant to Section 12, in an amount not less than one hundred percent (100%) of their full replacement value from time to time during the Term, providing
protection against perils included within the ISO Special Causes of Loss –Form insurance policy (or substitute form providing, in Landlord’s reasonable discretion, equivalent or better coverage), together with insurance against sprinkler
damage, vandalism and malicious mischief. Any policy proceeds from such insurance shall be applied by Tenant to the repair, construction and restoration or replacement of the property damaged or destroyed unless this Lease shall cease and terminate
under the provisions of Section 28 of this Lease. 
  
 (iii)
Workers’ Compensation and Employer’s Liability insurance affording statutory coverage and containing statutory limits with the Employer’s Liability portion thereof to have minimum limits of $500,000.00. 
  
 (iv) Business Interruption Insurance in an amount sufficient to cover costs,
damages, lost income, expenses, base rent and additional rent, should any or all of the Premises not be usable for a period of up to twelve (12) months. 
  
 (v) Automobile (and if necessary, commercial umbrella) liability insurance with a limit of not less than $1,000,000 for each accident. Such insurance
shall insure liability arising out of any automobiles used in connection with Tenant’s business (including owned, hired, leased and non-owned automobiles). 
  

(vi) Tenant shall carry and maintain during the entire Term, at Tenant’s sole cost and expense, such increased amounts of the insurance required
to be carried by Tenant pursuant to this Section 22, and such other reasonable types of insurance coverage and in such reasonable amounts covering the Premises and Tenant’s operations therein, as may be reasonably requested by Landlord;
provided that such requests shall be consistent with the treatment of comparable tenants in similar buildings in the same market as the Building. 
  

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 (b) All policies of the insurance provided for in Section 22(a) shall be issued in form acceptable to
Landlord by insurance companies with a rating and financial size of not less than A-X in the most current available “Best’s Insurance Reports”, and licensed to do business in the state in which Landlord’s Building is located.
Landlord, in its sole discretion, shall be permitted to temporarily waive or accept alternative coverages for Tenant’s insurance as required by the terms of this Section 22. Each and every such policy: 
  
 (i) shall name Landlord and Wells Management, Inc. as an additional insured
(as well as any mortgagee of Landlord and any other party reasonably designated by Landlord) and the coverage in item (ii) shall also name Landlord as loss payee as its interest may appear with respect to all leasehold improvements and fixtures
(other than Tenant’s trade fixtures). 
  
 (ii) shall (and a
certificate thereof shall be delivered to Landlord at or prior to the execution of the Lease) be delivered to each of Landlord and any such other parties in interest within thirty (30) days after delivery of possession of the Premises to Tenant and
thereafter within thirty (30) days prior to the expiration of each such policy, and, as often as any such policy shall expire or terminate. Renewal or additional policies shall be procured and maintained by Tenant in like manner and to like extent;

  
 (iii) shall contain a provision that the insurer will give to
Landlord and such other parties in interest at least thirty (30) days notice in writing in advance of any material change, cancellation, termination or lapse, or the effective date of any reduction in the amounts of insurance; and 
  
 (iv) shall be written as a primary policy which does not contribute to and
is not in excess of coverage which Landlord may carry. 
  
 (c) Any
insurance provided for in Section 22(a) may be maintained by means of a policy or policies of blanket insurance, covering additional items or locations or insureds, provided, however, that: 
  
 (i) Landlord and any other parties in interest from time to time designated
by Landlord to Tenant shall be named as an additional insured thereunder as its interest may appear; 
  
 (ii) the coverage afforded Landlord and any such other parties in interest will not be reduced or diminished by reason of the use of such blanket policy
of insurance; 
  
 (iii) any such policy or policies shall specify
therein (or Tenant shall furnish Landlord with a written statement from the insurers under such policy specifying) the amount of the total insurance allocated to the Tenant’s improvements and property more specifically detailed in Section
22(a); and 
  
 (iv) the requirements set forth in this Section 22
are otherwise satisfied. 
  
 (d) Notwithstanding anything to the
contrary set forth hereinabove, Landlord and Tenant do hereby waive any and all claims against one another for damage to or destruction of real or personal property to the extent such damage or destruction can be covered by an ISO Causes of Loss
– Special Form property insurance of the type described in Section 22(a)(ii) above. Each party shall also be responsible for the payment of any deductible amounts required to be paid under the applicable ISO Causes of Loss – Special Form
property insurance carried by the party whose property is damaged. These waivers shall apply if the damage would have been covered by a customary ISO Causes of Loss – Special Form property insurance policy, even if the party fails to obtain
such coverage. The intent of this provision is that each party shall look solely to its insurance with respect to property damage or destruction which can be covered by ISO Causes of Loss – Special Form property insurance of the type described
in 
  

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 Section 22(a)(ii). To further effectuate the provisions of this Section 22(d), Landlord and Tenant both agree to provide
copies of this Lease (and in particular, these waivers) to their respective insurance carriers and to require such insurance carriers to waive all rights of subrogation against the other party with respect to property damage covered by the
applicable ISO Causes of Loss – Special Form property insurance policy. 
  
 (e) Tenant acknowledges and agrees that any contractors (and subcontractors of any tier) hired by Tenant to do work in the Premises will be required to carry sufficient insurance coverage insuring the contractor (or
subcontractor), Tenant and Landlord with terms equivalent to those specified in this Section 22, and Tenant shall provide certificates of such insurance to Landlord prior to commencing any work in the Premises. 
  
 23. Governmental Requirements. Tenant shall promptly comply throughout
the Term of this Lease, at Tenant’s sole cost and expense, with all present and future laws, ordinances and regulations of all applicable governing authorities, including, without limitation, the Americans with Disabilities Act, relating to all
or any portion of the Premises, the Building or the Property, foreseen or unforeseen, ordinary as well as extraordinary, or to the use or manner of use of the Premises, the Building or the Property (collectively, the “Applicable Laws”).
Tenant shall also observe and comply with the requirements of all policies of public liability, fire and other policies of insurance at any time in force with respect to the Premises, the Building or the Property. 
  
 Notwithstanding anything to the contrary set forth hereinabove, 
  
 (i) Tenant shall not be obligated to make alterations to the Premises to comply with the
Applicable Laws if same were in effect as of the date of this Lease and should have been complied with by Landlord on or before the date of this Lease. The cost of the foregoing shall be borne by Landlord and shall not be passed through as an
Operating Expense. 
  
 (ii) Tenant shall not be obligated to make any alterations
to comply with any Applicable Laws that are promulgated after the date of this Lease unless they are applicable to the Premises because of Tenant’s unique or particular type of use (as opposed to being applicable to occupied space in general),
or because of any special requirements relating to accommodations for individual employees, invitees and/or guests of Tenant, or as a result of any improvements, alterations, additions or improvements made by or on behalf of Tenant. The cost of the
foregoing to the extent not Tenant’s obligation hereunder as aforesaid, shall be borne by Landlord, but subject to inclusion in Operating Expenses as permitted by Section 13 (including, the amortization of capital items as permitted by Section
13(b)(4)). 
  
 24. Abandonment of Premises. Tenant agrees
not to abandon the Premises or, without having given Landlord thirty (30) days prior written notice thereof, vacate the Premises during the Term of this Lease. If Tenant does abandon the Premises for more than ninety (90) days, Landlord may
terminate this Lease, by written notice to Tenant at any time prior to Tenant reoccupying the Premises, but such termination shall not entitle Landlord to pursue any other remedies unless an uncured Event of Default then exists, in which case
Landlord may pursue any and all remedies provided by this Lease, at law or in equity. 
  
 25. Assignment and Subletting. Tenant may not, without the prior written consent of Landlord, which consent may be withheld by Landlord in its sole but reasonable discretion, assign this Lease or any interest
hereunder, or sublet the Premises or any part thereof, or permit the use of the Premises by any party other than Tenant. Landlord will be deemed reasonable in withholding its consent to any such request based on: (i) the poor business reputation of
the proposed assignee, sublessee or transferee; (ii) the poor financial condition of the proposed assignee, sublessee or transferee; (iii) the fact that the use of the proposed assignee, sublessee or transferee is not in keeping with the nature of
the Building or may affect the marketability of the Building; (iv) the fact that proposed assignee, sublessee or transferee is an existing tenant of the Building if the building is multi-tenanted in the future, or is a prospective tenant with
respect to space in the Building if the building is multi-tenanted in the future; (v) the fact that the use contemplated by the proposed assignee, sublessee or transferee would violate an exclusive granted by Landlord to another tenant of the
Building if the building is multi-tenanted in the future or otherwise; or (vi) the fact 
  

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 that the proposed assignee, sublessee or transferee is a governmental subdivision or agency or any person or entity who
enjoys diplomatic or sovereign immunity In the event that Tenant is a corporation or entity other than an individual, any transfer of a majority or controlling interest in Tenant (whether by stock transfer, merger, operation of law or otherwise)
shall be considered an assignment for purposes of this paragraph and shall require Landlord’s prior written consent. Consent to one assignment or sublease shall not waive this provision, and all later assignments and subleases shall likewise be
made only upon the prior written consent of Landlord. Tenant shall reimburse Landlord for its reasonable legal and administrative costs in reviewing any such proposed assignment or sublease. Subtenants or assignees shall become liable to Landlord
for all obligations of Tenant hereunder, without relieving Tenant’s liability hereunder and, in the event of any default by Tenant under this Lease, Landlord may, at its option, but without any obligation to do so, elect to treat such sublease
or assignment as a direct Lease with Landlord and collect rent directly from the subtenant. In addition, upon any request by Tenant for Landlord’s consent to an assignment or sublease covering all of the Premises, Landlord may elect to
terminate this Lease and recapture all of the Premises; provided, however, if Landlord notifies Tenant that Landlord elects to exercise this recapture right, Tenant may, within five (5) business days of its receipt of Landlord’s notice, notify
Landlord that Tenant withdraws its request to sublease or assign, in which case Tenant shall continue to lease all of the Premises, subject to the terms of this Lease and Landlord’s recapture notice shall be null and void. If Tenant desires to
assign or sublease, Tenant must provide written notice to Landlord describing the proposed transaction in detail and providing all documentation (including detailed financial information for the proposed assignee or subtenant) reasonably necessary
to let Landlord evaluate the proposed transaction. Landlord shall notify Tenant within twenty (20) days of its receipt of such notice whether Landlord elects to exercise its recapture right and, if not, whether Landlord consents to the requested
assignment or sublease. If Landlord fails to respond within such twenty (20) day period, Landlord will be deemed not to have elected to recapture and not to have consented to the assignment or sublease. If Landlord does consent to any assignment or
sublease request and the assignee or subtenant pays to Tenant an amount in excess of the Rent due under this Lease (after deducting Tenant’s reasonable, actual expenses in obtaining such assignment or sublease, amortized in equal monthly
installments over the then remainder of the Term), Tenant shall pay 50% of such excess to Landlord as and when the monthly payments are received by Tenant. 
  
 Notwithstanding the foregoing to the contrary, but subject to compliance with all other provisions of this Lease (including, but not limited to, the
“use” provisions hereof), Tenant may assign or transfer this Lease without Landlord’s consent, to any partnership, corporation or other entity resulting from a merger or consolidation with Tenant, or to any person or entity which
acquires substantially all the assets or stock of Tenant as a going concern, (any of the foregoing being, a “Permitted Successor”), provided that (i) Tenant shall endeavor to provide Landlord prior written notice of such assignment or
transfer (but in any event shall deliver notice to Landlord within 15 days after the effective date of such an assignment or transfer), (ii) the Permitted Successor’s long-term, unsecured credit rating is rated at least “Investment
Grade” by Standard & Poors or Moody’s [or an equivalent rating from any other rating agency approved by Landlord if Standard & Poors or Moody’s no longer publishes a rating on such Permitted Successor; however, if the
Permitted Successor is not rated by any other rating agency, then the Permitted Successor’s net worth (defined as stockholder’s equity on the company’s audited financial statements) must equal or exceed $1,000,000,000.00 ($1 Billion),
(iii) the Permitted Successor (or in the case of a newly formed entity, its management) will continue to use the Premises in substantially the same manner as Tenant’s use immediately prior to the assignment or transfer, (iv) the Permitted
Successor assumes in writing all of Tenant’s obligations under this Lease, as amended from time to time, and the prior Tenant (if it survives) and guarantor are not released from any of their respective obligations or liabilities under this
Lease, as amended from time to time, or any guaranty delivered to Lender in connection with this Lease, (v) Landlord receives a fully executed copy of the assignment between Tenant and the Permitted Successor, and (vi) the primary purpose of such
assignment is for legitimate business reasons unrelated to this Lease, and the assignment or transfer is not a subterfuge by Tenant to avoid its obligations under this Lease or the restrictions on assignment contained herein. Any attempted
assignment or transfer in violation of the preceding sentence shall be voidable at Landlord’s option. 
  
 Notwithstanding the foregoing to the contrary, but subject to compliance with all other provisions of this Lease (including, but not limited to, the
“use” provisions hereof), Tenant may assign this Lease or 
  

 - 18 - 

 sublet the Premises or any portion thereof, without Landlord’s consent, to any partnership, corporation or other
entity which controls, is controlled by, or is under common control with Tenant or Tenant’s parent (control being defined for such purposes as ownership of at least 50% of the equity interests in, and the power to direct the management of, the
relevant entity) (with any such entity being referred to herein as an “Affiliate”), provided that (i) Landlord receives thirty (30) days’ prior written notice of such assignment or subletting, (ii) Tenant and any guarantor are not
dissolved as a matter of law as a consequence of the assignment or subletting or at any time thereafter, (iii) the Affiliate remains an affiliate meeting the definition of “Affiliate” above for the duration of the subletting or the balance
of the Lease Term in the event of an assignment, (iv) the Affiliate assumes in writing (the form of which shall be subject to Landlord’s approval) all of Tenant’s obligations under this Lease, as amended from time to time, and the prior
Tenant and any guarantor are not released from any of their respective obligations or liabilities under this Lease, as amended from time to time, or any guaranty delivered to Lender in connection with this Lease, (v) Landlord receives a fully
executed copy of the assignment or sublease agreement between Tenant and Affiliate, and (vi) the primary purpose of such assignment or sublet is for legitimate business reasons unrelated to this Lease, and the assignment or sublet is not a
subterfuge by Tenant to avoid its obligations under this Lease or the restrictions on assignment and subletting contained herein. Any attempted assignment or subletting in violation of the preceding sentence shall be voidable at Landlord’s
option. Provided items (i) through (vi) above are otherwise satisfied, Landlord hereby consents to the subletting of portions of the Premises by Tenant to the Dactron Division of SPX Corporation, an affiliate of Tenant. Landlord acknowledges that,
as of the date of this Lease, items (i) through (vi) above have been satisfied with respect to the Sublease attached hereto as Exhibit E. 
  
 26. Default. If Tenant shall default in the payment of Rent herein reserved when due and fails to cure such default within five (5) business days
after written notice of such default is given to Tenant by Landlord; or if Tenant shall be in default in performing any of the terms or provisions of this Lease other than the provisions requiring the payment of Rent, and fails to cure such default
within thirty (30) days after written notice of such default is given to Tenant by Landlord or, if such default cannot be cured within thirty (30) days, Tenant shall not be in default if Tenant promptly commences and diligently proceeds the cure to
completion as soon as possible and in all events within ninety (90) days; or if Tenant is adjudicated a bankrupt; or if a permanent receiver is appointed for Tenant’s Property and such receiver is not removed within sixty (60) days after
written notice from Landlord to Tenant to obtain such removal; or if, whether voluntarily or involuntarily, Tenant takes advantage of any debtor relief proceedings under any present or future law, whereby the Rent or any part thereof, is, or is
proposed to be, reduced or payment thereof deferred; then, and in any of said events, Landlord, at its option, may exercise any or all of the remedies set forth in Section 27 below. 
  
 27. Remedies. Upon the occurrence of any default set forth in Section 26 above which is not cured by Tenant within
the applicable cure period provided therein, if any, Landlord may exercise all or any of the following remedies: 
  
 (a) terminate this Lease by giving Tenant written notice of termination, in which event this Lease shall terminate on the date specified in such notice
and all rights of Tenant under this Lease shall expire and terminate as of such date, Tenant shall remain liable for all obligations under this Lease up to the date of such termination and Tenant shall surrender the Premises to Landlord on the date
specified in such notice, and if Tenant fails to so surrender, Landlord shall have the right, without notice, to enter upon and take possession of the Premises and to expel and remove Tenant and its effects without being liable for prosecution or
any claim of damages therefor; 
  
 (b) terminate this Lease as
provided in the immediately preceding subsection and recover from Tenant all damages Landlord may incur by reason of Tenant’s default, including without limitation, the then present value of (i) the total Rent which would have been payable
hereunder by Tenant for the period beginning with the day following the date of such termination and ending with the Expiration Date of the term as originally scheduled hereunder, minus (ii) the aggregate reasonable rental value of the Premises for
the same period (as determined by a real estate broker licensed in the state where the Building is located, who has at least ten (10) years experience, immediately prior to the date in question evaluating commercial office, manufacturing and
warehouse space, taking into account all relevant factors including, 
  

 - 19 - 

 without limitation, the length of the remaining Term, the then current market conditions in the general area, the
likelihood of reletting for a period equal to the remainder of the Term, net effective rates then being obtained by landlords for similar type space in similar buildings in the general area, vacancy levels in the general area, current levels of new
construction in the general area and how that would affect vacancy and rental rates during the period equal to the remainder of the Term and inflation), plus (iii) the costs of recovering the Premises, and all other expenses incurred by Landlord due
to Tenant’s default, including, without limitation, reasonable attorneys’ fees, plus (iv) the unpaid Rent earned as of the date of termination, plus interest, all of which sum shall be immediately due and payable by Tenant to Landlord;

  
 (c) without terminating this Lease, and without notice to
Tenant, Landlord may in its own name, but as agent for Tenant enter into and take possession of the Premises and re-let the Premises, or a portion thereof, as agent of Tenant, upon any terms and conditions as Landlord may deem necessary or desirable
(Landlord shall have no obligation to attempt to re-let the Premises or any part thereof). Upon any such re-letting, all rentals received by Landlord from such re-letting shall be applied first to the costs incurred by Landlord in accomplishing any
such re-letting, and thereafter shall be applied to the Rent owed by Tenant to Landlord during the remainder of the term of this Lease and Tenant shall pay any deficiency between the remaining Rent due hereunder and the amount received by such
re-letting as and when due hereunder; 
  
 (d) collect Rent from
Tenant as it becomes due; or 
  
 (e) pursue such other remedies as
are available at law or in equity. 
  
 28. Destruction or
Damage. 
  
 (a) Tenant shall promptly notify Landlord of any
material damage to the Premises resulting from fire or any other casualty. If the Building or the Premises are totally destroyed by storm, fire, earthquake, or other casualty, or damaged to the extent that, in Landlord’s reasonable opinion the
damage cannot be restored within two hundred seventy (270) days of the date Landlord provides Tenant written notice of Landlord’s reasonable estimate of the time necessary to restore the damage, or if the damage is not covered by standard ISO
Causes of Loss – Special Form property insurance, or if the Landlord’s lender requires that the insurance proceeds be applied to its loan, Landlord shall have the right to terminate this Lease effective as of the date of such destruction
or damage by written notice to Tenant on or before thirty (30) days following Landlord’s notice described in the next sentence and Rent shall be accounted for as between Landlord and Tenant as of that date. Landlord shall provide Tenant with
notice (the “Casualty Notice”) within sixty (60) days following the date of the damage of the estimated time needed to restore, whether the loss is covered by Landlord’s insurance coverage and whether or not Landlord’s lender
requires the insurance proceeds be applied to its loan. If Landlord has notified Tenant that the Premises can not be restored within two hundred seventy (270) days after the date of the Casualty Notice, then Tenant may, within thirty (30) days after
the date of the Casualty Notice, terminate this Lease effective as of the date of such damage or destruction. 
  
 (b) If the Premises are damaged by any such casualty or casualties but Landlord and Tenant are not entitled to or do not terminate this Lease as provided
in subparagraph (a) above, this Lease shall remain in full force and effect, Landlord shall notify Tenant in writing within sixty (60) days of the date of the damage that the damage will be restored (and will include Landlord’s good faith
estimate of the date the restoration will be complete (the “Estimated Restoration Date”)), in which case Rent shall abate as to any portion of the Premises which is not usable, and Landlord shall restore the Premises to substantially the
same condition as before the damage occurred (“Casualty Substantial Completion”) as soon as practicable, whereupon full Rent shall recommence. In the event Landlord does not so restore the Premises to Casualty Substantial Completion as set
forth in the preceding sentence on or before the date that is three hundred sixty (360) days following the Casualty Notice (or the date that is ninety (90) days after the Estimated Restoration Date, whichever is greater) (such greater date being
referred to herein as the “Casualty Outside Date”), which date shall be delayed on a day for day basis for each day of force majeure (as defined in Section 55 hereof) and for each day of “Tenant Casualty Delay” (as hereinafter
defined), Tenant shall have the right to terminate this Lease by providing written notice to Landlord in the manner 
  

 - 20 - 

 set forth in this Lease within five (5) business days of the Casualty Outside Date (which date shall be likewise extended
for force majeure and Tenant Casualty Delay). In the event Tenant fails to so deliver such notice, Tenant’s termination right shall be of no force and effect, the Lease shall remain in effect and full Rent shall recommence as described above.
The term “Tenant Casualty Delay” shall mean any action or inaction of Tenant which causes the date of Casualty Substantial Completion to be delayed beyond the date Casualty Substantial Completion would have occurred but for such action or
inaction of Tenant. 
  
 (c) Notwithstanding anything to the
contrary contained herein, Landlord shall have no obligation to restore any item that is Tenant’s responsibility to insure under Section 22 hereof, regardless of whether Tenant insures same, undertakes self insurance with respect to same or
fails to maintain insurance with respect to same; Tenant shall bear the responsibility for prompt restoration of all such items. 
  
 (d) The provisions of this Lease, including this Section 28, constitute an express agreement between Landlord and Tenant with respect to any and all
damage to, or destruction of, all or any part of the Premises, the Building or the Property, and any statute or regulation of the State of California, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code, with
respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage
or destruction to all or any part of the Premises, the Building or the Property. 
  
 (e) Landlord shall throughout the Term, by insurance carriers with a rating and financial size of not less than A-/VII in the most current available “Best’s Insurance Reports”, keep and maintain in full
force and effect a policy of commercial all risk property insurance (including flood and earthquake coverage as deemed applicable and prudent by Landlord) covering the Building and Landlord’s personal property located thereon, if any, (but
excluding any items for which Tenant bears insurance responsibility under Section 22(a)(ii) above) in the amount of the then current replacement value of such property. 
  
 29. Eminent Domain. If the whole of the Building or Premises, or such portion thereof as will make the Building or
Premises unusable for their intended purposes, is condemned or taken by any legally constituted authority for any public use or purpose, then in either of said events, Landlord or Tenant may terminate this Lease by written notice to the other party
and the Term hereby granted shall cease from that time when possession thereof is taken by the condemning authorities, and Rent shall be accounted for as between Landlord and Tenant as of that date. If a portion of the Building or Premises is so
taken, but not such amount as will make the Building or Premises unusable for the purposes herein leased, or if neither Landlord nor Tenant elects to terminate this Lease, this Lease shall continue in full force and effect and the Rent shall be
reduced prorata in proportion to the amount of the Premises so taken, and Landlord shall, to the extent reasonably feasible, restore the Building and the Premises to substantially its former condition, but such work shall not include (i) any
component of the Building or the Premises for which Tenant is required to maintain insurance under Section 22 or any alterations, additions or improvements to the Premises made by Tenant following the date hereof. Further Landlord shall not be
required to spend any amounts for such work in excess of the amount received by Landlord in connection with such condemnation. Tenant shall have no right or claim to any part of any award made to or received by Landlord for such condemnation or
taking, and all awards for such condemnation or taking shall be made solely to Landlord. Tenant shall, however, have the right to pursue any separate award that does not reduce the award to which Landlord is entitled. Tenant hereby waives any and
all rights it might otherwise have pursuant to Section 1265.130 of The California Code of Civil Procedure, or any successor statute. 
  
 30. Service of Notice. Except as otherwise provided by law, Tenant hereby appoints as its agent to receive the service of all dispossessory or
distraint proceedings and notices thereunder, the person in charge of or occupying the Premises at the time of such proceeding or notice; and if no person be in charge or occupying the Premises, then such service may be made by attaching the same to
the front entrance of the Premises. 
  

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 31. Mortgagee’s Rights. 
  
 (a) Subject to Tenant’s receipt of the SNDA (as hereinafter defined), Tenant agrees that this Lease shall be subject
and subordinate (i) to any future mortgage, deed to secure debt or other security interest that any owner of the Property may hereafter, at any time, elect to place on the Property and to all advances which may be thereafter made, to the full extent
of all debts and charges secured thereby and to all renewals or extensions of any part thereof; (ii) to any assignment of Landlord’s interest in the leases and rents from the Building or Property which includes the Lease which any owner of the
Property may hereafter, at any time, elect to place on the Property; and (iii) to any Uniform Commercial Code Financing Statement covering the personal property rights of Landlord or any owner of the Property which any owner of the Property may
hereafter, at any time, elect to place on the foregoing personal property (all of the foregoing instruments set forth in (i), (ii) and (iii) above being hereafter collectively referred to as “Security Documents”). Tenant agrees upon
request of the holder of any Security Documents (“Holder”) to hereafter execute any documents which the counsel for Landlord or Holder may deem necessary to evidence the subordination of the Lease to the Security Documents. Notwithstanding
anything to the contrary contained hereinabove, Tenant shall not be required to subordinate or to execute any subordination document, unless, the party seeking such subordination executes a document which includes a commercially reasonable
non-disturbance agreement (the “SNDA”). Landlord represents and warrants to Tenant that as of the date of this Lease, the Property is not encumbered with any Security Documents. 
  
 (b) In the event of a foreclosure pursuant to any Security Documents, Tenant shall thereafter remain bound pursuant to the
terms of this Lease as if a new and identical Lease between the purchaser at such foreclosure (“Purchaser”), as landlord, and Tenant, as tenant, had been entered into for the remainder of the Term hereof and Tenant shall attorn to the
Purchaser upon such foreclosure sale and shall recognize such Purchaser as the Landlord under the Lease. Such attornment shall be effective and self-operative without the execution of any further instrument on the part of any of the parties hereto.
Tenant agrees, however, to execute and deliver at any time and from time to time, upon the request of Landlord or of Holder, any instrument or certificate that may be necessary or appropriate in any such foreclosure proceeding or otherwise to
evidence such attornment. 
  
 (c) If the Holder of any Security
Document or the Purchaser upon the foreclosure of any of the Security Documents shall succeed to the interest of Landlord under the Lease, such Holder or Purchaser shall have the same remedies, by entry, action or otherwise for the non-performance
of any agreement contained in the Lease, for the recovery of Rent or for any other default or event of default hereunder that Landlord had or would have had if any such Holder or Purchaser had not succeeded to the interest of Landlord. Any such
Holder or Purchaser which succeeds to the interest of Landlord hereunder, shall not be (a) liable for any act or omission of any prior Landlord (including Landlord); or (b) subject to any offsets or defenses which Tenant might have against any prior
Landlord (including Landlord); or (c) bound by any Rent which Tenant might have paid for more than the current month to any prior Landlord (including Landlord); or (d) bound by any amendment or modification of the Lease made without its consent.

  
 (d) Tenant hereby acknowledges that if the interest of
Landlord hereunder is covered by an assignment of Landlord’s interest in Lease, Tenant shall pay all Rent due and payable under the Lease directly to the Holder of the assignment of Landlord’s interest in Lease upon notification of the
exercise of the rights thereunder by the Holder thereof. Landlord waives any claim it may have against Tenant arising from Tenant’s payment of Rent to any Holder pursuant to any notice received from Holder notwithstanding contrary direction
from Landlord. 
  
 (e) Notwithstanding anything to the contrary
set forth in this Section 31, the Holder of any Security Documents shall have the right, at any time, to elect to make this Lease superior and prior to its Security Document. No documentation, other than written notice to Tenant, shall be required
to evidence that the Lease has been made superior and prior to such Security Documents, but Tenant hereby agrees to execute any documents reasonably requested by Landlord or Holder to acknowledge that the Lease has been made superior and prior to
the Security Documents. 
  

 - 22 - 

 32. Tenant’s Estoppel. Tenant shall, from time to time, upon not less than ten (10) days
prior written request by Landlord, execute, acknowledge and deliver to Landlord a written statement certifying that this Lease is unmodified and in full force and effect (or, if there have been modifications, that the same is in full force and
effect as modified and stating the modifications), the dates to which the Rent has been paid, that Tenant is not in default hereunder and has no known offsets or defenses against Landlord under this Lease, whether or not to the best of Tenant’s
knowledge Landlord is in default hereunder (and if so, specifying the nature of the default), and other matters reasonably requested by Landlord concerning the status of the Lease and the Premises, it being intended that any such statement delivered
pursuant to this paragraph may be relied upon by a prospective purchaser of Landlord’s interest or by a mortgagee of Landlord’s interest or assignee of any security deed upon Landlord’s interest in the Premises. 
  
 33. Attorney’s Fees and Homestead. If Landlord exercises any of
the remedies provided to Landlord under this Lease as a result of Tenant’s failure to comply with its obligations, or if Landlord brings any action to enforce its rights under this Lease, Tenant shall be obligated to reimburse Landlord, on
demand, for all costs and expenses, including reasonable attorneys’ fees and court costs, incurred in connection therewith.  
  
 34. Parking. Tenant shall be entitled to use all parking spaces in the parking facilities located on the Property. All parking spaces provided to
Tenant shall be unreserved and are to be used by Tenant, its employees and invitees in common with Landlord and its agents, representatives, invitees and contractors to the extent consistent with Landlord’s rights and obligations under this
Lease. Subject to Tenant’s reasonable approval (unless Landlord is directed to do any of the following by any party having jurisdiction over the Property, in which event Tenant’s approval shall not be required), Landlord reserves the right
to build improvements upon, relocate, reconfigure, restripe and/or make alterations or additions to such parking facilities at any time. The use of the parking spaces is provided by Landlord to Tenant and is included within the Base Rent.

  
 35. Storage. If Landlord makes available to Tenant any
storage space outside the Premises, anything stored therein shall be wholly at the risk of Tenant, and Landlord shall have no responsibility or liability for the items stored therein. 
  
 36. Waste Disposal. 
  
 (a) All normal trash and waste (i.e., waste that does not require special handling pursuant to subparagraph (b) below) shall be disposed of through the
janitorial service. 
  
 (b) Subject to the provisions of Section 8
above, Tenant shall be responsible for the removal and disposal of any waste deemed by any governmental authority having jurisdiction over the matter to be hazardous or infectious waste or waste requiring special handling, such removal and disposal
to be in accordance with any and all applicable governmental rules, regulations, codes, orders or requirements. Tenant agrees to separate and mark appropriately all waste to be removed and disposed of through the janitorial service pursuant to (a)
above and hazardous, infectious or special waste to be removed and disposed of by Tenant pursuant to this subparagraph (b). 
  
 37. Surrender of Premises. Whenever under the terms hereof Landlord is entitled to possession of the Premises, Tenant at once shall surrender the
Premises and the keys thereto to Landlord in the same condition as on the Commencement Date hereof, normal wear and tear, casualty and condemnation only excepted, and Tenant shall remove all of its personalty therefrom and shall, if directed to do
so by Landlord, remove all improvements (including cabling) and restore the Premises to its original condition prior to the construction of any improvements which have been made therein by or on behalf of Tenant, excluding any improvements made
prior to the date of this Lease. Landlord may forthwith re-enter the Premises and repossess itself thereof and remove all persons and effects therefrom, using legal process, if persons are present, or otherwise using such force as may be necessary
without being guilty of forcible entry, detainer, trespass or other tort. Tenant’s obligation to observe or perform these covenants shall survive the expiration or other termination of the Term of this Lease. If the last day of the Term of this
Lease or any renewal falls on Sunday or a legal holiday, this Lease shall expire on the business day immediately preceding. 
  

 - 23 - 

 38. Cleaning Premises. Upon vacating the Premises, Tenant agrees to return the Premises to
Landlord broom clean. 
  
 39. No Estate In Land. This
contract shall create the relationship of landlord and tenant between Landlord and Tenant; no estate shall pass out of Landlord; Tenant has only a usufruct, not subject to levy or sale, and not assignable by Tenant except with Landlord’s
consent. 
  
 40. Cumulative Rights. All rights, powers and
privileges conferred hereunder upon the parties hereto shall be cumulative but not restrictive to those given by law. 
  
 41. Paragraph Titles; Severability. The paragraph titles used herein are not to be considered a substantive part of this Lease, but merely
descriptive aids to identify the paragraph to which they refer. Use of the masculine gender includes the feminine and neuter, and vice versa, where necessary to impart contextual continuity. If any paragraph or provision herein is held invalid by a
court of competent jurisdiction, all other paragraphs or severable provisions of this Lease shall not be affected thereby, but shall remain in full force and effect. 
  
 42. Damage or Theft of Personal Property. All personal property brought into the Premises shall be at the risk of the
Tenant only and Landlord shall not be liable for theft thereof or any damage thereto occasioned by any acts of co-tenants, or other occupants of the Building, or any other person, except, with respect to damage to the Premises, as may be occasioned
by the negligent or willful act of the Landlord, its employees and agents. 
  
 43. Holding Over. In the event Tenant remains in possession of the Premises after the expiration of the Term hereof, or of any renewal term, with Landlord’s written consent, Tenant shall be a tenant at
will and such tenancy shall be subject to all the provisions hereof, except that the monthly rental shall be at 150% of the monthly Base Rent payable hereunder upon such expiration of the Term hereof, or of any renewal term. In the event Tenant
remains in possession of the Premises after the expiration of the Term hereof, or any renewal term, without Landlord’s written consent, Tenant shall be a tenant at sufferance and may be evicted by Landlord without any notice but pursuant to
legal process, but Tenant shall be obligated to pay rent for such period that Tenant holds over without written consent at the same rate provided in the previous sentence and shall also be liable for any and all other damages Landlord suffers as a
result of such holdover including, without limitation, the loss of a prospective tenant for such space. There shall be no renewal of this Lease by operation of law or otherwise. Nothing in this Section shall be construed as a consent by Landlord for
any holding over by Tenant after the expiration of the Term hereof, or any renewal term. 
  
 44. Security Deposit. Not Used. 
  
 45. Tenant Finishes. The Work Letter attached hereto as Exhibit “C” is hereby made a part of this Lease, and its provisions shall control in the event of a conflict with the provisions contained in this Lease. 

 
 46. Rules and Regulations. The rules and regulations in regard to
the Building, annexed hereto, and all reasonable rules and regulations which Landlord may hereafter, from time to time, adopt and promulgate for the government and management of said Building, are hereby made a part of this Lease and shall, during
the said term, be observed and performed by Tenant, his agents, employees and invitees. 
  
 47. Quiet Enjoyment. Tenant, upon payment in full of the required Rent and full performance of the terms, conditions, covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and
enjoy the Premises during the term hereof. Landlord shall not be responsible for the acts or omissions of any other tenant, Tenant or third party not claiming by, through or under Landlord that may interfere with Tenant’s use and enjoyment of
the Premises. 
  

 - 24 - 

 48. Entire Agreement. This Lease contains the entire agreement of the parties and no
representations, inducements, promises or agreements, oral or otherwise, between the parties not embodied herein shall be of any force or effect. 
  
 49. Limitation of Liability. Landlord’s obligations and liability with respect to this Lease shall be limited solely to Landlord’s
interest in the Building [together with the rents, issues, profits and proceeds therefrom which accrue after the uncured event of default by Landlord hereunder giving rise to any such liability (net of debt service and operating expenses for the
Property) and sales, condemnation and insurance proceeds (net of any such proceeds that are or will be applied to rebuild or restore the Property in compliance with the terms of this Lease) which are available to Landlord after an uncured event of
default by Landlord hereunder giving rise to any such liability], as such interest is constituted from time to time, and neither Landlord nor any partner of Landlord, or any officer, director, shareholder, or partner of any partner of Landlord,
shall have any personal liability whatsoever with respect to this Lease. No owner of the Property, whether or not named herein, shall have liability hereunder after it ceases to hold title to the Property. 
  
 50. Submission of Agreement. Submission of this Lease to Tenant for
signature does not constitute a reservation of space or an option to acquire a right of entry. This Lease is not binding or effective until execution by and delivery to both Landlord and Tenant. 
  
 51. Authority. If Tenant executes this Lease as a corporation, Tenant
does hereby represent and warrant that Tenant is a duly organized and validly existing corporation, limited partnership, limited liability company or other type of entity, that Tenant is qualified to do business in the state where the Building is
located, that Tenant has full right, power and authority to enter into this Lease, and that each person signing on behalf of Tenant is authorized to do so. Upon Landlord’s request, Tenant shall provide Landlord with evidence reasonably
satisfactory to Landlord confirming the foregoing representations and warranties. Landlord represents and warrants to Tenant that Landlord has full right, power and authority to enter into this Lease, and that each person signing on behalf of
Landlord is authorized to do so. 
  
 52. Intentionally Omitted.

  
 53. Broker Disclosure. Landlord represents that it
has dealt with no real estate broker in connection with this Lease. Landlord agrees that, if any broker makes a claim for a commission based upon the actions of Landlord, Landlord shall indemnify, defend and hold Tenant harmless from any such claim.
Tenant represents that it has dealt with no real estate broker in connection with this Lease. Tenant agrees that, if any broker makes a claim for a commission based upon the actions of Tenant, Tenant shall indemnify, defend and hold Landlord
harmless from any such claim. 
  
 54. Notices. Any notice
which is required or permitted to be given by either party under this Lease shall be in writing and must be given only by certified mail, return receipt requested, by hand delivery or by nationally recognized overnight courier service at the
addresses set forth below. Any such notice shall be deemed given on the date sent or deposited for delivery in accordance with one of the permitted methods described above. The time period for responding to any such notice shall begin on the date
the notice is actually received, but refusal to accept delivery or inability to accomplish delivery because the party can no longer be found at the then current notice address, shall be deemed receipt. Either party may change its notice address by
notice to the other party in accordance with the terms of this Section 54. The following are the initial notice addresses for each party: 
  

			
	 Landlord’s Notice Address:
	  	 Wells/Fremont Associates

	 	  	 c/o Wells Real Estate Funds

	 	  	 6200 The Corners Parkway, Suite 250

	 	  	 Norcross, Georgia 30092-2295

	 	  	 Attention: VP of Asset Management, 47320 Kato

	 	  	 Road, Fremont, CA

  

 - 25 - 

			
	 With a copy to:
	  	 Wells Capital, Inc.

	 	  	 6200 The Corners Parkway, Suite 250

	 	  	 Norcross, Georgia 30092-2295

	 	  	 Attention: 47320 Kato Road, Fremont, CA

		
	 Tenant’s Notice Address:
	  	 TCI International, Inc.

	 	  	 47320 Kato Road

	 	  	 Fremont, California 94538

	 	  	 Attention: Mr. Steve Berger, VP and CEO

		
	 With a copy to:
	  	 Kevin G. Lilly, Esquire

	 	  	 Group General Counsel

	 	  	 SPX Corporation

	 	  	 One Centennial Square

	 	  	 Haddonfield, New Jersey 08033

  
 55. Force
Majeure. In the event of a strike, lockout, labor trouble, civil commotion, an act of God, or any other event beyond Landlord’s control (a “force majeure event”) which results in the Landlord being unable to timely perform its
obligations hereunder so long as Landlord diligently proceeds to perform such obligations after the end of the force majeure event, Landlord shall not be in breach hereunder, this Lease shall not terminate, and Tenant’s obligation to pay any
Base Rent, additional rent, or any other charges and sums due and payable shall not be excused. 
  
 56. Financial Statements. Within ninety (90) days following the end of each of Tenant’s fiscal years, Tenant shall forward to Landlord
Tenant’s audited, certified financial statements for the fiscal year then ended (which shall include balance sheet, income statement, and cashflow statement with accompanying notes and Management’s discussion, as well as the most recently
quarterly SEC filing). Such statements shall be prepared in accordance with generally accepted accounting principles. So long as SPX Corporation is a Guarantor of Tenant, Tenant’s submission of Guarantor’s audited, certified financial
statements for the fiscal year then ended (which shall include balance sheet, income statement, and cashflow statement with accompanying notes and Management’s discussion, as well as the most recently quarterly SEC filing) shall satisfy
Tenant’s submission requirements under this Section 56. 
  
 57. Special Stipulations. 
  
 (1) Guaranty.
 
  
 Tenant shall cause Tenant’s obligation of both payment and
performance to be guaranteed in full by SPX Corporation, a Delaware corporation, as guarantor, pursuant to a guaranty in the form attached hereto as Exhibit D. 
  

(2) Option to Renew. 
  
 A. Following the Commencement Date and thereafter during the Term (excluding any holdover period), so long as, both as of the exercise date and as of the
first day of the Extended Term (as hereinafter defined) the Lease is in full force and effect and no default has occurred and continued beyond the expiration of any applicable notice and cure period and no facts or circumstances then exist which,
with the giving of notice or the passage of time, or both, would constitute a default, Landlord hereby grants to Tenant one (1) option to extend the Term with respect to all but not any lesser portion of the Premises for a period of five (5) years
(the “Extended Term”) beginning immediately upon the expiration of the Term, such option to be exercised by Tenant giving written notice of its exercise to Landlord in the manner provided in this Lease at least twelve (12) months prior,
but not more than fifteen (15) months prior, to the expiration of the Term. Time is of the essence with respect to the foregoing. 
  

 - 26 - 

 B If Tenant exercises its option to extend the Term, Landlord and Tenant shall in good faith negotiate
Base Rent and other financial terms for the Extended Term for a period of sixty (60) days after Landlord’s receipt of Tenant’s notice of exercise. 
  
 C. In the event Landlord and Tenant are able to agree (as evidenced by a written agreement or binding letter of intent) on the Base Rent and other
financial conditions for the Extended Term as set forth above within such sixty (60) day period, then, except for the Base Rent, which shall be determined as set forth in subparagraph B above, leasing of the Premises by Tenant for the Extended Term
shall be subject to all of the same terms and conditions set forth in this Lease; provided, however, that any construction provisions, improvement allowances, rent abatements or other concessions applicable to the Premises during any prior period
shall not be applicable during the Extended Term (unless otherwise mutually acceptable to both Landlord and Tenant in the sole discretion of each). Landlord and Tenant shall enter into an amendment to this Lease to evidence Tenant’s exercise of
the extension option. If this Lease is guaranteed now or at any time in the future, Tenant simultaneously shall deliver to Landlord an original, signed reaffirmation of each guarantor’s guaranty, in form and substance acceptable to Landlord.

  
 D. In the event Landlord and Tenant are unable to agree (as
evidenced by a written agreement or binding letter of intent) on the Base Rent and other financial conditions for the Extended Term as set forth above within such sixty (60) day period, Tenant’s exercise of the Option to Renew shall be deemed
revoked, the Lease shall expire as if Tenant had not exercised such Option to Renew, Tenant shall thereafter have no further right to renew this Lease and the provisions of this Special Stipulation shall be of no further force and effect.

  
 [SIGNATURES APPEAR ON NEXT PAGE] 
  

 - 27 - 

 IN WITNESS WHEREOF, the parties herein have hereunto set their hands and seals, the day and year first
above written. 
  

																					
	 LANDLORD:

	
	 WELLS/FREMONT ASSOCIATES, a Georgia
 joint venture

			
	 	 	By:	 	 Wells Operating Partnership, L.P., a
 Delaware limited partnership and joint venture
 partner

					
	 	 	 	 	By:	 	 	 	 Wells Real Estate Investment Trust, Inc.,
 a Maryland corporation, as general partner

						
	 	 	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	 	 	 Name:
	 	  

	 	 	 	 	 	 	 	 	Title:	 	  

	 	 	By:	 	 Fund X and Fund XI Associates,
 a Georgia joint venture and joint venture partner

					
	 	 	 	 	By:	 	 	 	 Wells Real Estate Fund X, L.P.,
 a
Georgia limited partnership, as
 administrative venturer

						
	 	 	 	 	 	 	 	 	By:	 	 Wells Partners, L.P., a Georgia
 limited partnership, general partner

							
	 	 	 	 	 	 	 	 	 	 	By:	 	 Wells Capital, Inc., a Georgia
 corporation,
General Partner

								
	 	 	 	 	 	 	 	 	 	 	 	 	By:	 	  

	 	 	 	 	 	 	 	 	 	 	 	 	Name:	 	  

	 	 	 	 	 	 	 	 	 	 	 	 	Title:	 	  

  
 [SIGNATURES
CONTINUE ON NEXT PAGE] 
  

 - 28 - 

			
	 TENANT:

	
	TCI INTERNATIONAL, INC., a Delaware corporation
		
	 By:
	 	  

	 Name:
	 	  

	 Title:
	 	  

	 	 	(CORPORATE SEAL)

  

 - 29 - 

 RULES AND REGULATIONS 
  
 1. The sidewalks, entry passages, corridors, halls, elevators and stairways shall not be obstructed by Tenant or used by
Tenant for any purpose other than those of ingress and egress. The floors, skylights and windows that reflect or admit light into any place in said building shall not be covered or obstructed by Tenant. The toilets, drains and other water apparatus
shall not be used for any other purpose than those for which they were constructed and no sweepings, rubbish or other obstructing substances shall be thrown therein. 
  
 2. No advertisement or other notice shall be inscribed, painted or affixed on any part of the outside of the Building,
except upon the doors, and of such order, size and style, and at such places, as shall be approved and designated by Landlord. 
  
 3. Tenant shall not do nor permit to be done in the Premises, or bring or keep anything therein, which shall in any way increase the rate of insurance
carried by Landlord on the Building, or on the Property, or obstruct or interfere with the rights of other parties or violate any applicable laws, codes or regulations. Tenants, its agents, employees and invitees shall maintain order in the Premises
and the Building and shall not make or permit any improper noise in the Premises or the Building. Nothing shall be thrown by Tenant, its agents, employees or invitees, out of the windows or doors, or down the passages or skylights of the Building.
No rooms shall be occupied or used as sleeping or lodging apartments at any time. No part of the Building shall be used or in any way appropriated for gambling, immoral or other unlawful practices, and no intoxicating liquor or liquors shall be sold
in the Building. 
  
 4. No animals, birds, bicycles or other
vehicles shall be allowed in the offices, halls, corridors, elevators or elsewhere in the Building, without the approval of Landlord. 
  
 5. Not Used. 
  
 6. Except as installed in compliance with the terms of the Lease, including without limitation, Section 12 of the Lease, no additional security systems,
access systems, locks or latches shall be put upon any door without the written consent of Landlord. Landlord shall be given the ability to bypass all such systems, locks and latches. Tenant, at the termination of their Lease, shall return to
Landlord all card keys to doors in the Building. 
  
 7. Landlord
in all cases retains the power to prescribe the weight and position of iron safes or other heavy articles. The use of burning fluid, camphene, benzine, kerosene or anything except gas or electricity, for lighting the Premises, is prohibited. No
offensive gases or liquids will be permitted. 
  
 8. Except as
installed in compliance with the terms of the Lease, including without limitation, Section 12 of the Lease, no blinds, coverings or drapes over the windows shall be installed without Landlord’s consent. No awnings shall be placed on the
Building. 
  
 9. Except as installed in compliance with the terms
of the Lease, including without limitation, Section 12 of the Lease, all wiring and cabling work shall be done only by contractors approved in advance by Landlord and Landlord shall have the right to have all such work supervised by Building
engineering/maintenance personnel. 
  
 10. No smoking shall be
permitted in any portion of the interior of the Building (including the Premises). Tenants shall not install equipment that causes electrical consumption at any time to exceed the capacity of the existing feeders, risers, or wiring. 
  

 - 30 - 

 EXHIBIT “A” 
  
 PROPERTY 
  
 Real Property in the City of Fremont, County of Alameda, State of California, described as follows: 
  
 Lots 1 and 2 of Tract 4200, as shown on that certain Map filed August 30, 1979, in Book 112 of Maps, at Page 85 and 86 Alameda County
Records. 
  

 - 31 - 

 EXHIBIT “B” 
  
 CC&R’s 
  
 Declaration of Protective Covenants for Mission Industrial Park dated May 9, 1979, Series No. 79-91168, Official records, as amended from time to time. 
  

 - 32 - 

 EXHIBIT “C” 
 (WORK LETTER) 
  
 Landlord agrees to reimburse
Tenant for its documented third-party costs up to a maximum of $50,000.00 to perform alterations, additions, repairs, maintenance and improvements to the Premises deemed necessary by Tenant and satisfying the terms and conditions of this
Lease, including, without limitation, Section 12 hereof. Tenant shall comply with the terms of this Exhibit C and the remainder of this Lease in performing any alterations, additions, repairs, maintenance or improvements, whether performed before or
after the Commencement Date. Tenant shall be eligible for such reimbursement upon its presentation to Landlord, on or before December 1, 2008, of paid invoices, receipts or other reasonable evidence supporting actual expenses incurred by Tenant in
performing alterations, additions, repairs, maintenance or improvements to the Premises satisfying the terms and conditions of this Lease, including, but not limited to, Section 12 hereof. Time is of the essence with respect to the foregoing. Any
costs incurred for which paid invoices, receipts or other reasonable evidence are not so timely delivered on or before such deadline shall not be reimbursed by Landlord, with any excess portion of the aforesaid maximum refurbishment allowance deemed
to be forfeited by Tenant in favor of Landlord, with Tenant hereby releasing any and all rights thereto. 
  

 - 33 - 

 EXHIBIT “D” 
  
 GUARANTY 
  
 IN CONSIDERATION OF, and as an inducement for the execution by WELLS/FREMONT ASSOCIATES, a Georgia joint venture (“Landlord”), of that
certain Lease Agreement dated June 16, 2004 (the “Lease”) between Landlord and TCI INTERNATIONAL, INC., a Delaware corporation (“Tenant”), demising to Tenant a leasehold estate in and to space (the “Premises”) in
that certain building known as 47320 Kato Road situated in Fremont, California the undersigned Guarantor (jointly and severally, the “Guarantor”) hereby unconditionally guarantees to Landlord (and its successors and assigns) the full and
timely payment of all amounts owed by Tenant (or its successors and assigns) under the Lease, and further hereby unconditionally guarantees the full and timely performance and observance of all the covenants, terms, conditions and agreements therein
provided to be performed and observed by Tenant (or its successors and assigns). Guarantor hereby covenants and agrees to and with Landlord (and its successors and assigns) if Tenant (or its successors and assigns) should default in the payment of
any such rent and any and all other sums and charges payable by Tenant (or its successors and assigns) under the Lease, or if Tenant (or its successors and assigns) should default in the performance and observance of any of the covenants, terms,
conditions or agreements contained in the Lease, Guarantor will, within thirty days of written demand, forthwith pay such rent and other sums and charges, and any arrears thereof, to Landlord (or its successors and assigns), and will forthwith
faithfully perform and fulfill all of such terms, covenants, conditions and agreements, and will forthwith pay to Landlord (or its successors and assigns), all damages, costs and expenses that may arise in consequence of any default by Tenant (or
its successors and assigns) under the Lease, including without limitation all reasonable attorneys’ fees, court costs, accounting fees, investigation costs and other disbursements incurred by Landlord (or its successors and assigns) or caused
by any such default and/or by the enforcement of this Guaranty. 
  
 This Guaranty is an absolute and unconditional Guaranty of payment and of performance. It shall be enforceable against Guarantor (and its successors and assigns) without the necessity of any suit or proceedings on Landlord’s part of
any kind or nature whatsoever against Tenant (or its successors and assigns) and without the necessity of any notice of nonpayment, nonperformance or nonobservance of any notice of acceptance of this Guaranty, or of any other notice or demand to
which Guarantor might otherwise be entitled, all of which Guarantor (for Guarantor and Guarantor’s successors and assigns) hereby expressly waives. Guarantor hereby expressly agrees that the validity of this Guaranty and the obligations of
Guarantor hereunder shall in no way be terminated, affected, diminished or impaired by reason of the assertion or the failure to assert by Landlord against Tenant (or against Tenant’s successors and assigns) of any of the rights or remedies
reserved to Landlord pursuant to the provisions of the Lease or by relief of Tenant from any of Tenant’s obligations under the Lease or otherwise by: (a) the release or discharge of Tenant in any creditor’s proceedings, receivership,
bankruptcy or other proceedings; (b) the impairment, limitation or modification of the liability of Tenant or the estate of Tenant in bankruptcy, or of any remedy for the enforcement of Tenant’s said liability under the Lease, resulting from
the operation of any present or future provision of the Federal Bankruptcy Code, as amended from time to time, or any other statute, or from the decision in any court; or (c) the rejection or disaffirmance of this Lease in any such proceedings.

  
 This Guaranty shall be a continuing guaranty and the liability
of Guarantor shall in no way be affected, modified or diminished by reason of any assignment, amendment, renewal, expansion, supplement, modification or waiver of, or change in, any of the terms, covenants, conditions or provisions of the Lease, or
by reason of any extension of time that may be granted by Landlord to Tenant (or its successors or assigns) or a changed or different use of the Premises consented to in writing by Landlord and Tenant, its successors and assigns, whether or not
notice thereof is given to Guarantor. 
  
 Guarantor expressly
waives any and all defenses arising by reason of any amendment, modification, extension or renewal of the Lease, any failure to give notice of default, any failure to pursue potential remedies with due diligence, any failure to resort to other
security or other remedies available to Landlord under the Lease, any failure of Landlord to take any action to terminate the Lease, or to take possession of and relet the Premises for Tenant’s account, and any and all defenses arising out of
the guarantor-principal relationship, and the same shall not operate to release Guarantor from any of its undertakings as set forth herein. 
  

 - 34 - 

 Landlord’s consent to any assignment or assignments, and successive assignments by Tenant and
Tenant’s assigns of the Lease, made either with or without notice to Guarantor, shall in no manner whatsoever release Guarantor from any liability as Guarantor, except as specifically provided in the Lease. 
  
 The assignment by Landlord of the Lease, and/or the avails and proceeds
thereof, made either with or without notice to Guarantor, shall in no manner whatsoever release Guarantor from any liability as Guarantor hereunder. The term “Landlord” as used herein shall be deemed to include Landlord’s successors
and assigns. 
  
 All of Landlord’s rights and remedies under
the Lease or under this Guaranty are intended to be distinct, separate and cumulative, and no such right and remedy therein or herein mentioned is intended to be in exclusion of or a waiver of any of the others. The obligation of Guarantor hereunder
shall not be released by Landlord’s receipt, application, release or compromise of security or other guarantees given for the performance and observance of covenants and conditions required to be performed and observed by Tenant under Lease,
nor shall Guarantor be released by the maintenance of or execution upon any lien which Landlord may have or assert against Tenant and/or Tenant’s assets. 
  

Until all the covenants and conditions in the Lease on Tenant’s part to be performed and observed are fully performed and observed, Guarantor (a)
shall have no right of subrogation against Tenant by reason of any payments or acts or performance by Guarantor in compliance with the obligations of Guarantor hereunder; (b) waives any right to enforce any remedy which Guarantor now or hereafter
shall have against Tenant by reason of any one or more payment or acts or performance in compliance with the obligations of Guarantor hereunder; and (c) subordinates any liability or indebtedness of Tenant now or hereafter held by Guarantor to the
obligations of Tenant to Landlord under the Lease. 
  
 This
Guaranty, and Guarantor’s obligations hereunder, shall be governed by and construed under the laws of the State of California, and all obligations of the parties hereto shall be performable in Alameda County, California. 
  
 Guarantor represents and warrants that the value of the consideration
received and to be received by Guarantor is reasonably worth at least as much as the liability and obligations of Guarantor hereunder, and such liability and obligations may reasonably be expected to benefit Guarantor directly or indirectly.

  
 [Signatures appear on the following page] 
  

 - 35 - 

 IN WITNESS WHEREOF, Guarantor has executed this Guaranty under seal this 16th day of June, 2004 
  

					
	 Signed, sealed and delivered
 in the presence of:
	 	GUARANTOR:
	 	 	SPX CORPORATION, a Delaware corporation
	
 Unofficial Witness
	 	 
	 	 	By:	 	  

	 	 	Name:	 	  

	 	 	Title:	 	  

	  

	 	Tax ID#:	 	  

	 Notary Public
 My Commission Expires:
  
                         [Notary Seal]
	 	  
 Address for Notice Purposes:
 SPX Corporation
 One Centennial Square
 Haddonfield, New Jersey 08033
 Attention: Kevin G. Lilly, Esquire, Group
General
 Counsel

		
	 	 	With a copy to:
		
	 	 	 SPX Corporation
 13515 Ballantyne
Corporate Place
 Charlotte, North Carolina 28277
 Attention:
Christopher J. Kearney, Vice President,
 Secretary and General Counsel

  

 - 36 - 

 EXHIBIT “E” 
  
 [ATTACH APPROVED SUBLEASE DATED JUNE 16, 2004] 
  

 - 37 -

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00082-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00082-of-00352.parquet"}]]