Document:

Carlstadt Lease, October 1999

 Exhibit 10.12 
  
 Carlstadt Lease 
  
 LEASE, LEASE AMENDMENT AND LEASE ASSIGNMENT 
 RELATING TO 
 CARLSTADT, NEW JERSEY FACILITY 

 Table of Contents 
  

					
	 	  	 	  	Page

			
	1.	  	LEASED PREMISES	  	1
			
	2.	  	TERM OF LEASE	  	2
			
	3.	  	RENT	  	2
			
	4.	  	USE	  	3
			
	5.	  	REPAIRS AND MAINTENANCE	  	4
			
	6.	  	UTILITIES	  	5
			
	7.	  	REAL ESTATE TAXES AND ASSESSMENTS	  	5
			
	8.	  	INSURANCE	  	7
			
	9.	  	SIGNS	  	7
			
	10.	  	FIXTURES	  	7
			
	11.	  	ASSIGNMENT. SUBLETTING AND RECAPTURE	  	8
			
	12.	  	DAMAGE AND DESTRUCTION	  	9
			
	13.	  	CONDEMNATION	  	11
			
	14.	  	INSPECTION BY LANDLORD	  	12
			
	15.	  	RIGHT OF RE-ENTRY	  	13
			
	16.	  	DEFAULT	  	13
			
	17.	  	NOTICES	  	14
			
	18.	  	NON-WAIVER	  	14
			
	19.	  	LIABILITY OF TENANT FOR DEFICIENCY	  	14
			
	20.	  	RIGHT OF TENANT TO MAKE ALTERATIONS AND IMPROVEMENTS	  	14

  

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 Table of Contents 
 (continued) 
  

					
	 	  	 	  	Page

			
	21.	  	SUBORDINATION OF LEASE	  	15
			
	22.	  	LEASE CONSTRUCTION	  	15
			
	23.	  	MUTUAL RELEASES	  	15
			
	24.	  	ISRA COMPLIANCE	  	16
			
	25.	  	BROKERAGE COMMISSION	  	17
			
	26.	  	CONSENT	  	17
			
	27.	  	TITLE	  	17
			
	28.	  	FORCE MAJEURE	  	18
			
	29.	  	CERTIFICATION BY LANDLORD THAT LEASE IS IN FULL FORCE AND EFFECT	  	18
			
	30.	  	SHORT FORM OF LEASE	  	18
			
	31.	  	QUIET ENJOYMENT AND NON-DISTURBANCE	  	18
			
	32.	  	ARBITRATION	  	19
			
	33.	  	SPECIAL DAMAGES	  	19
			
	34.	  	RENEWAL OPTION	  	19
			
	35.	  	RIGHT OF FIRST OFFER ON EXPANSION SPACE	  	20
			
	36.	  	RIGHT OF FIRST OFFER TO PURCHASE	  	21
			
	37.	  	STATEMENT OF COMPETITORS	  	21
			
	38.	  	ELECTRICAL SUBSTATION	  	21

  

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 AGREEMENT OF LEASE 
  
 THIS AGREEMENT, made the              day of October, 1999, by and between RUSSO
FAMILY LIMITED PARTNERSHIP, a New Jersey Limited Partnership, the owner in fee of the leased premises hereinafter described which will be the subject matter of this lease, having a place of business at 71 Hudson Street, Hackensack, NJ, hereinafter
referred to as “Landlord”; and COMDISCO, INC., a Delaware corporation, having a place of business at 6111 North River Road, Rosemont, IL 60018, hereinafter referred to as “Tenant.” 
  
 W I T N E S S E T H: 
  
 WHEREAS, Landlord is the owner of certain land located on Central Boulevard, in the Borough
of Carlstadt, County of Bergen and State of New Jersey, known as part of Lots 9, 9.01 and 9.02 in Block 131, on which premises the Landlord shall complete an office/warehouse building containing approximately 259,908 square feet (the
“Building”), of which the Tenant shall lease the entire Building, which premises will be available for occupancy within the time period hereinafter described; and 
  
 WHEREAS, the Tenant is agreeable to leasing office/warehouse space containing the said approximately 259,908 square feet, and the land as
hereinafter set forth. 
  
 WHEREAS, Landlord acknowledges that Tenant shall
construct, as provided for herein, at its own cost, a mezzanine level for office space, the floor area of which shall be rent-free for the initial Term of this Lease; NOW, THEREFORE, the parties agree as follows: 
  
 1. Leased Premises 
  
 The Landlord leases to the Tenant and Tenant hires from the Landlord, for the term, at the rental, and subject to the terms and conditions
of this Lease, approximately 259,908 square feet of office/warehouse space, together with parking on-site for 378 vehicles, all as set forth on plans attached hereto and made a part hereof as Schedule “A”. Landlord has the right to
relocate approximately 20 spaces along the south side of the Building to other locations along the south side of the Building. Tenant will have the right to construct a platform on the roof of the Building to contain HVAC equipment (or ground
mounted), satellite and communications equipment on the roof. The Building will have additional loading doors as specified by Tenant’s architect in which event the parking will by adjusted downward accordingly. Also, Landlord will, at
Landlord’s expense, install electrical and telecommunications conduits from the street to both the Building and Expansion Space (as defined in Section 36). The total land and buildings shall consist of approximately 12 acres. The Landlord
represents that the lowest point of the impervious area adjacent to the Building is at least 6.00 feet above mean sea level and when constructed, the floor plane of the Building will be at least 10.00 feet above mean sea level. 

 2. Term of Lease 
  
 (a) The Landlord shall complete its requirements under this lease before July 1, 2000. On July 1, 2000 Tenant shall have access to the Building to complete its
requirements for occupancy. 
  
 (b) The term of the Lease shall be for a term of
fifteen (15) years and shall commence on October 1, 2000 and terminate on September 30, 2015, unless the Lease shall be terminated in accordance with the provisions hereof or the Termination Date shall be extended as hereinafter provided in this
Article. (c) Landlord represents and warrants that the Leased Premises will comply with all applicable requirements of State, County, City and local authorities. Landlord shall, at his own cost and expense, promptly execute and comply with any
statutes, ordinances, rules, orders, regulations, and requirements of the Federal, State or Municipal Governments (including, but not limited to, the Americans with Disabilities Act), and of their departments or bureaus, which may now or hereafter
be applicable to the Leased Premises. Landlord shall promptly correct and abate any such violations not caused by Tenant, at its own cost and expense. Landlord represents that the Leased Premises when completed (i) will comply with applicable
governmental requirements (including zoning laws and regulations), (ii) may be lawfully used for office/warehouse purposes by Tenant, and (iii) shall be free of any liens of subcontractors, materialmen, and the like, filed pursuant to the New Jersey
Mechanics Lien Law (R.S. 2A:44-64, et seq.) 
  
 3. Rent 
  
 As Fixed Rent the Tenant shall pay to the Landlord at the office of the Landlord or at such
other place and in such other manner as the Landlord may from time to time designate in writing, in accordance with the following schedule: (a) The Fixed Rent during the first year of the lease term shall be at the rate of $1,650,415.80 per annum,
payable in equal monthly installments of $137,534.65; 
  
 (b) The Fixed Rent
during the second year of the lease term shall be at the rate of $1,699,798.32 per annum, payable in equal monthly installments of $141,649.86; 
  
 (c) The Fixed Rent during the third year of the lease term shall be at the rate of $2,411,946.24 per annum, payable in equal monthly installments of $200,995.52;

  
 (d) The Fixed Rent during the fourth year of the lease term shall be at the
rate of $2,479,522.32 per annum, payable in equal monthly installments of $206,626.86; 
  
 (e) The Fixed Rent during the fifth year of the lease term shall be at the rate of $2,549,697.48 per annum, payable in equal monthly installments of $212,474.79; 
  

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 (f) The Fixed Rent during the sixth year of the lease term shall be at the rate of $2,622,471.72 per annum, payable in
equal monthly installments of $218,539.31; 
  
 (g) The Fixed Rent during the
seventh year of the lease term shall be at the rate of $2,697,845.04 per annum, payable in equal monthly installments of $224,820.42; 
  
 (h) The Fixed Rent during the eighth year of the lease term shall be at the rate of $2,773,218.36 per annum, payable in equal monthly installments of $231,101.53;

  
 (i) The Fixed Rent during the ninth year of the lease term shall be at the
rate of $2,853,789.84 per annum, payable in equal monthly installments of $237,815.82; 
  
 (j) The Fixed Rent during the tenth year of the lease term shall be at the rate of $2,934,361.32 per annum, payable in equal monthly installments of $244,530.11; 
  
 (k) The Fixed Rent during the eleventh year of the lease term shall be at the rate of $3,017,531.88 per annum, payable in equal monthly
installments of $251,460.99; 
  
 (l) The Fixed Rent during the twelfth year of the
lease term shall be at the rate of $3,103,301.52 per annum, payable in equal monthly installments of $258,608.46; 
  
 (m) The Fixed Rent during the thirteenth year of the lease term shall be at the rate of $3,194,269.32 per annum, payable in equal monthly installments of $266,189.11;

  
 (n) The Fixed Rent during the fourteenth year of the lease term shall be at
the rate of $3,285,237.12 per annum, payable in equal monthly installments of $273,769.76; 
  
 (o) The Fixed Rent during the fifteenth year of the lease term shall be at the rate of $3,378,804.00 per annum, payable in equal monthly installments of $281,567.00. 
  
 Tenant shall not be charged Rent for the second floor mezzanine referenced in the
Construction Specifications through the initial term of this Lease. All of the aforesaid rental payments shall be payable without previous demand therefore on the first day of each month in advance. 
  
 Tenant shall pay to Landlord all amounts due hereunder through electronic funds transfer to
Landlord’s bank. Landlord shall supply Tenant with all necessary information to effectuate the transfer. 
  
 4. Use 
  
 The Tenant covenants and agrees to use
and occupy the Leased Premises for office/warehouse use and Tenant has informed the Landlord, and Landlord acknowledges that Tenant intends to use the Premises for its disaster recovery business. As such, Tenant may not 
  

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 have its employees physically present in the Premises at all times. Such absence shall not be deemed abandonment. Access
to the Premises shall be twenty-four (24) hours per day, seven (7) days per week. In addition, Landlord acknowledges that Tenant’s customers will be accessing the Premises for testing and disaster recovery purposes. Tenant’s
customer’s access may be up to six (6) consecutive weeks, or longer. Such access by Tenant’s customers shall be permitted and shall not be deemed a sublease or an assignment of this Lease. The right of access includes the placement of
mobile trailers in the parking lot into which computer equipment will be installed for Tenant’s customers, a satellite dish to be placed on the ground and/or the Building and generators and transformers to be placed on the property. All
activities hereto shall be subject to the approval of all governmental agencies having jurisdiction. 
  
 5. Repairs and Maintenance 
  
 (a) Landlord shall
maintain the roof and exterior of the Building, parking areas and all driveways, and landscaping, which expenses shall be paid as additional rent. All charges to the Tenant shall be accompanied by invoices or other verification. 
  
 (b) Except as set forth in subparagraph (a) above, Tenant shall take good care of the
Premises and at its own cost and expense, keep and maintain the interior of the Premises, and shall make all repairs, including repairs to the HVAC system, at any time during the term of this Lease as and when needed to preserve them in good working
order and condition without limiting the obligations of the Tenant as aforesaid, the Tenant shall repair and maintain the air conditioning, electrical, heating and plumbing fixtures and systems, as aforementioned, and shall generally maintain the
interior of the Premises and shall, at the expiration of the term, deliver up the Premises in good order or condition, damages by the elements, fire and other causes beyond the reasonable control of Tenant and ordinary wear and tear excepted. Tenant
shall maintain the premises consistent with maintenance required by first-class office/warehouse buildings. 
  
 (c) Except for repairs or expenses caused by the negligence of parties other than the Tenant or its invitees and for any repairs or expenses covered by any warranty on the Building, Tenant agrees to pay to Landlord as
additional rent all of the actual reasonable expenses incurred by Landlord in maintaining the roof and exterior of the Building, parking areas and all driveways, snow plowing, and landscaping, including sewer connection charges. 
  
 (d) Tenant shall pay the aforesaid additional rent for the actual reasonable expenses
incurred by the Landlord under this paragraph by the fifth day of the month following the completion of the work or payment of any expenses by the Landlord, as billed by the Landlord. 
  
 (e) Notwithstanding the above, Landlord will be responsible for costs incurred in connection with the original design and construction of
the Building, including but not limited to any repair, restoration, capital improvements or maintenance caused by any defects in design or construction of the Building; 
  

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 6. Utilities 
  
 (a) The Tenant shall, at its own cost and expense, pay for all utilities and utility service to the Premises, including but not limited to gas, heat, electric and water.
The Landlord shall not be responsible for, or incur any liability as a result of, interruption of any said utility service, unless caused by Landlord, or its employees or agents. 
  
 (b) The Tenant shall be responsible for, and at its own cost and expense, make such deposit as may be required by utility companies for
utility service to the Premises including standby sprinkler charges, if any. 
  
 (c) The Landlord represents to the Tenant that at the commencement of this Lease, gas, heat, electric, water, sewer and storm drain utilities will be available and connected at the Building on the Premises as provided in Landlord’s
specifications. 
  
 (d) The Tenant shall have the option, subject to the
reasonable approval of the Landlord, which shall not be unreasonably withheld or delayed, to make such changes in the Building as recommended by any of the utility companies or private contractors to lower the costs of such utility. 
  
 7. Real Estate Taxes and Assessments 
  
 (a) The Tenant, in addition to the rent reserved, shall pay at its own cost and expense, all
of the real estate and personal property taxes assessed against the Leased Premises, including the land and Building, including such added assessment or omitted assessment as may be levied against the premises by the Borough of Carlstadt during the
term of this lease, said obligation to commence and be prorated as of the Commencement Date of the Lease, and be prorated as of the date of termination or expiration of the term. (Landlord represents to Tenant that Landlord knows of no such
assessment). The basis of such proration with reference to local improvement installed and any assessment by a governmental agency shall be the period during the term of this lease that the property is or is likely to be benefited as measured
against the life of the benefit, not the date when payments are due, e.g., if the assessment for local improvement were for a sidewalk having a useful life of forty (40) years and the remainder of the term of the lease were four (4) years, the
Tenant would be responsible for ten (10%) percent of the assessment. 
  
 (b) It is
the intention of the parties hereto that during the term of this lease the Tenant shall, at its own cost and expense, bear, pay and discharge, before any fine, penalty, interest or cost may be added for the nonpayment thereof, all taxes, water,
rent, sewer charges, and license and permit fees, (herein called “Impositions”), provided the Landlord furnishes Tenant at least 30 days before due, with the bill covering such Imposition or if there is no bill, then notice of such
Imposition, together with any interest or penalties lawfully imposed upon the late payment thereof if imposed because of Tenant’s failure to make timely payment within the 
  

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 time period herein specified, which pursuant to the present or future law or otherwise, during the term hereby granted
and any renewal term hereof, shall be levied, charged, or become due and payable out of or for, or become a lien on the premises or any portion thereof, the Building and any building and improvements hereafter erected upon the Leased Premises by the
Tenant, the appurtenances thereto, the sidewalks or streets, adjacent thereto, any use or occupancy of the land, and such franchises as may be appurtenant to the use and occupation of the Leased Premises EXCEPT income taxes assessed against the
Landlord, capital levy, estate, succession, inheritance, or transfer taxes payable by the Landlord, corporate franchises, capital stock, loans and bonus taxes imposed upon any owner of the fee of the Leased Premises, and any income, profits or
revenue tax, assessment or charge imposed upon rent as such payable by the Tenant under this lease and any renewal thereof or any tax or charge in replacement or substitution of the foregoing or of a similar character. If at any time during the term
of the lease or of any renewal hereof, the present method of taxation shall be changed so that the whole or any part of the real estate taxes, sewer and water charges shall be levied and imposed wholly or partially as a capital levy or otherwise on
the rents received from said real estate or the rents reserved herein or in any renewal hereof or any part of either, or shall be measured by or based in whole or in part, upon the Building and improvements now or hereafter erected and maintained
upon the Leased Premises, as the sole asset of the Landlord, and shall be imposed upon the Landlord, the Tenant shall pay the same, as the same respectively comes due together with any interest or penalties lawfully imposed upon the late payment
thereof if imposed because of Tenant’s failure to make timely payment within the time periods herein specified. 
  
 The Tenant, upon the Landlord’s request, shall furnish to the Landlord and to each holder of the mortgage on the Leased Premises before the date when any tax, water
and sewer rent and charges would become delinquent, receipts or other proof reasonably satisfactory to the Landlord or such mortgagee, as the case may be, evidencing the payment of such Imposition. 
  
 Unless the Tenant notifies the Landlord in writing that the Tenant intends within a
reasonable time to proceed as in subparagraph (c) hereof provided, and if the Tenant shall fail for thirty (30) days after written notice and demand given to the Tenant by Landlord, to pay any Imposition within the time permitted by law for the
payment thereof without interest or penalty, the Landlord may pay the same with all interest and penalties lawfully imposed upon the late payment thereof, and the amount so paid by the Landlord with interest thereon [commencing the later of (1) the
date of Landlord’s payment or (ii) thirty (30) days after such notice] at the rate of prime plus two (2%) percent per annum from the date of payment by the Landlord, shall thereupon be and become immediately due and payable to the Landlord by
the Tenant as additional rent. The basis for proration of the Tenant’s obligations under this subsection 7(b) shall be the period during the term of this lease that the property is or is likely to be benefited as measured against the life of
the benefit. [See example in Article 7(a)]. 
  
 (c) In the event the Tenant wishes
to contest any assessment or levy or Impositions on the Leased Premises, the Landlord covenants and agrees that it will lend its name and execute all papers necessary to aid the Tenant in contesting or litigating said assessment or levy provided,
however, that said litigation or contest shall be at the cost and expense of the 
  

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 Tenant, and that the Tenant shall indemnify the Landlord from any fines or penalties, which may be occasioned as a result
of any such contest, and Tenant shall be entitled to any refunds from the taxing authorities. (d) Landlord shall have the option, upon thirty (30) days written notice to Tenant, to require the Tenant to pay the real estate taxes in monthly
installments in advance. 
  
 8. Insurance 
  
 (a) The Landlord shall carry for the joint benefit of the Landlord and the Tenant fire
insurance, general public liability insurance, rent insurance and flood insurance in an amount equal to the replacement value of the Building and not less than the requirements of the mortgagee holding the mortgage on said premises at the time of
completion, the value of the Building will be approximately $20,000,000.00. Tenant shall pay to Landlord on an annual basis, in advance, the cost of said insurance. Tenant shall pay said annual cost for the insurance every year during the term of
the Lease and Landlord shall provide Tenant each year with copies of the binder and bill. 
  
 (b) In addition, Tenant, at its expense, shall maintain public liability insurance, casualty and extended coverage insurance of Tenant’s improvements, contents and personal property at the Leased Premises for
replacement value thereof. 
  
 (c) No insurance to be provided by the Tenant
pursuant to this Lease shall be required to be in effect prior to the commencement of the term hereof. 
  
 9. Signs 
  
 The Tenant shall have the right to
erect and maintain one (1) or more ground signs on the Premises, provided same complies with all regulations of applicable governmental agencies having jurisdiction thereof, and provided the installation has received prior written approval of the
Landlord, which approval shall not be unreasonably withheld or delayed, that the erection of such sign or signs will not result in material damage to the leased premises upon removal. In addition, Landlord consents to the Tenant mounting a sign on
the Building provided no penetrations are made in the brick on the Building. All signs shall be the property of Tenant and removed by the Tenant at the termination of this Lease without damage to the Premises. 
  
 10. Fixtures 
  
 Tenant is given the right and privilege of installing and removing property, equipment and fixtures in the Leased Premises during the term
of the Lease, it being understood and agreed, however, that in the event of the termination or expiration of this Lease, if the Tenant fails to remove any such property, equipment, fixtures or other property as of the termination of the Lease, in
that event and provided the Landlord has given Tenant at least ten (10) days’ notice of Landlord’s intent to said property as abandoned, the said property, equipment and fixtures shall 
  

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 be deemed abandoned by Tenant and shall become the property of the Landlord, and Tenant shall be responsible for all
costs incurred by the Landlord in removing said fixtures. 
  
 11. Assignment.
Subletting and Recapture 
  
 Tenant may assign this lease in whole or in part or
sublease all or part of the premises to any party, subject to the following: 
  
 (a) Tenant may, at any time and from time to time, during the term of this lease, give Landlord notice of Tenant’s intention to seek to sublease all or part of the premises or to assign this lease as to all or part of the premises.
Such notice shall designate (i) if a partial subletting or assignment is contemplated, the specific part of the premises to be covered by such subletting or assignment; (ii) if a subletting is contemplated, the period of such subletting; and (iii)
the name and address of the contemplated sublessee or assignee, if known. Such notice shall be accompanied by a copy of a letter of intent, if any, and by such other information as may be available in written or graphic form and describe the
negotiations or discussions between the parties to the contemplated assignment or sublease. For a period of fifteen (15) days from the giving of such notice, Landlord shall have a recapture option, only if seventy five (75) percent or more of the
premises is sought to be assigned or subleased, whereby, in effect Landlord may cancel this lease as to all or the part of the premises (as the case may be), for the remainder of the lease term or any extended term, with the basic rent thenceforth
payable under this lease and the proportionate share used in computing additional rent thenceforth payable under this lease to be reduced so as to reflect the reduction of the area of the premises resulting from such recapture. Such recapture option
shall be exercised by Landlord’s giving Tenant notice of such exercise prior to the expiration of such recapture option period. Upon exercise of such recapture option Landlord and Tenant shall execute and deliver such instruments as shall be
necessary to effectuate the above recapture provisions, to provide that for the remainder of the lease term or any extended term Tenant be entirely relieved of any and all obligations accruing after the effective date of the recapture as to the
portion of the premises recaptured. Landlord and Tenant shall, at the request of either party, execute a memorandum in recordable form to memorialize said recapture. At the expiration of the period of time covered by the recapture the portion of the
premises recaptured shall revert back to Tenant and this lease shall continue in full force and effect as if the recapture had not occurred. During the period of such recapture, alterations to the recaptured space shall be subject to Tenant’s
consent, which consent shall not be unreasonably withheld or delayed. The recaptured space, including leasehold improvements thereto, which are not the property of the occupant of such space during the recapture period, shall, at the time said space
reverts to Tenant, be in the same condition, subject to reasonable wear, tear and damage by fire, the elements, casualty, or other cause not due to the neglect of Landlord, such occupant or their agents, visitors, servants or licensees, as existing
at the commencement of the recapture period. 
  
 Notwithstanding the foregoing, in
the event the Landlord elects to recapture the entire Leased Premises in response to due notice from the Tenant, the Tenant shall be relieved of any further obligation under this lease for the balance of the term, regardless of the fact that the
term 
  

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 of the lease, by the Tenant, was less than the full term of the lease, (e.g., after the end of the first lease year
Tenant gives Landlord notice of the proposed sublease of the entire premises for two (2) years, and the Landlord elects to recapture, the Tenant shall have no further obligation to perform under any of the terms and conditions of the lease). If
Landlord recaptures, Tenant shall be reimbursed for cost of its improvements on a pro rata basis. All prepaid rents and security deposits shall be promptly returned to Tenant. (b) In the event that the Landlord has, but fails to exercise, the
recapture option as described in Paragraph (a) of this Article, the Tenant may proceed in accordance with the notice of intention given by Tenant, to assign this lease or sublet the whole or any portion of the premises, subject to the
Landlord’s prior written consent, which consent will be granted or denied within ten (10) days, which consent shall not be unreasonably withheld or delayed on the basis of the following terms and conditions: 
  
 (i) Tenant shall furnish Landlord a copy of the proposed instrument of such sublease or
assignment; 
  
 (ii) The assignee shall assume, by written instrument, the
obligations of this lease, (but only to the extent they pertain to the space covered by the assignment if less than the entire premises) for the period from and after the date of such assignment and a copy of such assumption agreement shall be
furnished to the Landlord within ten (10) days of its execution; 
  
 (iii) The
Tenant and each assignee shall be and remain liable for the observance of all the covenants and provisions of this lease, (but only to the extent they pertain to the space covered by the assignment if less than the entire premises) including, but
not limited to, the payment of basic and additional rent reserved herein, thereafter through the entire unexpired term of this lease; 
  
 (c) Landlord’s consent shall not be required with respect to an assignment or transfer of this lease, or a subletting to any affiliate of the Tenant, or any firm,
corporation or other organization which shall succeed to substantially all of Tenant’s business, or to any affiliate, provided that such successor firm, corporation or other organization executes an agreement assuming all of the terms,
provisions and covenants of this lease on Tenant’s part to be performed and within twenty (20) business days after the execution and delivery of such an assignment, a true copy of the assignment and assumption agreement, together with a
statement of the assets and net worth of the assignee are delivered to the Landlord. 
  
 12. Damage and Destruction 
  
 (a) If all or any part of the Leased
Premises is damaged or destroyed by fire or other casualty, Landlord shall commence promptly, subject to the approval of governmental agencies having jurisdiction, and with reasonable dispatch continue to restore same to substantially the same
condition as existed immediately preceding the damage or destruction. If 
  

 9 

 the cost of the casualty is $100,000 or less, then Landlord shall restore the Premise at his sole cost and expense and
then await the insurance proceeds. 
  
 (b) The loss, if any, under policies
pursuant to this lease shall be adjusted with the insurers by the Landlord. The loss as adjusted shall be paid to the Landlord to rebuild the property. 
  
 (c) The net insurance proceeds which are payable to the Landlord in case of any casualty shall be deposited by it in an escrow account in the name of any escrowee
selected by the Landlord and approved by the Tenant, or in the event there is an institutional first mortgagee, such lender shall have the right to act as escrowee. Such insurance proceeds shall be paid in escrow by such escrowee as a trust fund for
the purpose of paying for the cost of repairing, replacing, restoring or rebuilding the property or equipment so damaged by fire or other risks covered by such insurance and the cost of making temporary repairs or doing such work as may be necessary
to protect the Leased Premises against further injury. Such insurance proceeds shall be disbursed by such escrowee in accordance with the provisions of subparagraph (f) of this paragraph. The escrowee shall be entitled to no compensation payable out
of such fund. If the net insurance proceeds held by the escrowee, as provided in this subparagraph, shall exceed such cost, such excess shall belong to and be paid over to the Landlord upon completion of and payment for such work. 
  
 (d) Any repair, replacement, restoration or rebuilding required to be made under this
paragraph involving an estimated cost of $100,000.00 or more, as estimated by a reputable architect selected by the Landlord and approved by Tenant shall be made under the supervision of such architect and shall not be undertaken until detailed
plans and specifications of such work shall have been filed with and approved by the Tenant. The Tenant shall not unreasonably withhold or delay its approval to the plans and specifications submitted to, and if Tenant fails to respond by either
approving or stating its reasons for not approving within fifteen (15) business days after delivery thereof to it, they shall be deemed approved by the Tenant. If the Tenant disapproves of such plans and specifications within such period of time,
such disapproval shall be in writing and shall specify the grounds therefore. Upon such disapproval, and if the parties cannot resolve their differences within twenty (20) days, the Landlord may submit to arbitration, in accordance with the
provisions of this Lease, the determination of whether the Tenant has unreasonably withheld its approval. If the Tenant is held not to have unreasonably withheld its approval, the Landlord shall amend the plans and specifications to meet the problem
specified as the grounds for Tenant’s disapproval and thereafter resubmit the plans and specifications, as so amended, to the Tenant for the Tenant’s approval. 
  
 (e) Any monies paid to the parties or to any escrowee of the parties or to the person hereafter described in this subparagraph, as the case
may be, shall be paid as the work progresses against the certificates of the architect in charge of such repairs, replacement and restoration, or rebuilding showing that the amount stated in the particular certificate has been paid or is due in
respect of such work, together with the names and addresses of the persons, if any, to whom such amounts are due. Until such repairs, replacement, restoration or rebuilding 
  

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 shall have been fully completed, the total so paid over shall in no circumstances exceed eighty-five (85%) percent
thereof. 
  
 (f) There shall be an abatement or pro-rata reduction of Fixed Rent
and other sums payable by the Tenant hereunder immediately (and Landlord shall be entitled to collect the rent insurance) by reason of any damage or destruction to any building or equipment or any part thereof now or hereafter on the Leased
Premises, or by reason of any repair, replacement, restoration or rebuilding, and the Tenant shall be entitled to terminate the Lease by reason thereof, in the event Landlord does not notify Tenant within thirty (30) days of the casualty that it
intends to restore the premises, or if the premises are not fully restored within ninety (90) days of the casualty. 
  
 (g) In the event the insurance proceeds are insufficient to repair, replace, restore or rebuild the property and equipment on the Leased Premises, the Landlord shall be
responsible for and shall promptly pay any deficiency therein. 
  
 (h) If the
damage shall occur in the last two (2) years of the term and/or shall be so extensive that the Building is totally destroyed (the Building shall be deemed totally destroyed if the cost of restoration shall exceed fifty (50%) percent of the
replacement value, exclusive of the cost of foundation and excavation) this lease and the term hereby granted shall at the option of either party cease and the rent shall be apportioned to the date of destruction. In the such event the insurance
proceeds coveting Landlord’s interest shall be turned over to and belong to the Landlord, if the policy permits. 
  
 (i) If the Leased Premises is substantially damaged or destroyed by a casualty which is not covered by the insurance that Tenant is required to maintain pursuant to this
lease and Landlord is not carrying additional insurance that would cover said casualty, either party shall have the right to terminate this lease by giving notice to the other party, which notice of termination shall be thirty (30) days after the
date on which such notice of termination is given, and (i) upon the date specified in such notice, this lease and the term hereof shall cease and expire, and (ii) Fixed Rent or other sums paid by the Tenant for a period after such date of
termination shall be refunded to Tenant upon demand, as well as the security deposit and prepaid rent paid hereunder. 
  
 13. Condemnation 
  
 (a) If the whole of the Premises shall be taken under the exercise of the power of condemnation or eminent domain, then this Lease shall automatically terminate on the date that title or possession is taken by the
condemner, whichever occurs first, and the rent shall be apportioned as of said date. If any part of the Premises be so taken so as to materially restrict, restrict, limit or adversely affect the use, occupancy or enjoyment of Tenant, then Tenant
shall have the option to terminate this Lease by thirty (30) days’ written notice to the Landlord, which notice must be given within ninety (90) days after possession or title on the partial taking is 
  

 11 

 obtained by condemner, and the rent shall be apportioned on the effective date of termination of the Lease by Tenant.

  
 (b) If any part of the Premises shall be so taken and this Lease shall not
terminate or be terminated under the provisions of subparagraph (a) hereof, then the rental shall be equitably apportioned according to the square footage of the Premises, and the Landlord shall, at its own cost and expense, restore the remaining
portion of the Premises to the extent necessary to render it reasonably suitable for the purposes for which it was leased, shall provide finished parking facilities equivalent to those originally furnished to Tenant, and shall make all repairs to
the Building in which the Premises is located to the extent necessary to constitute the Building a complete architectural unit, provided, however, that if the amount of the award received by Landlord is not adequate to cover the cost of such
restoration or repairing, Landlord may elect by written notice to Tenant to that effect to terminate this Lease. 
  
 (c) Notwithstanding the provisions of this Lease, Tenant’s use, occupancy or enjoyment of the Premises will be deemed materially restricted if any portion of the
Building or ground area of sufficient size to deprive Tenant of ten percent (10%) or more of the available parking area on site at the commencement of the term shall be taken under the exercise of the power of condemnation or eminent domain.

  
 (d) All compensation awarded or paid upon such a total or partial taking of
the Premises shall belong to and be the property of the Landlord, provided, however, that nothing contained herein shall be construed to preclude the Tenant, as permitted by law, from prosecuting any claim directly against the condemning authority
in such condemnation proceedings for loss of business, relocation costs or depreciation to, damage to, or cost of removal of, or for the value of stock, trade fixtures, furniture, and other personal property belonging to Tenant. 
  
 (e) Notwithstanding the foregoing, all rights of the Landlord and Tenant to share in the
condemnation award shall be subject to the prior right of the institutional first mortgage lender to receive all such condemnation funds to the extent of the balance then due on the first mortgage. 
  
 14. Inspection by Landlord 
  
 Landlord’s agents, and other representatives, shall have the right to enter into and
upon said premises accompanied by a representative of Tenant, or any part thereof, at all reasonable hours during a normal workday, if it does not interrupt Tenant’s workday, for the purpose of examining same, or making such repairs or
alterations therein as may be necessary for the safety and preservation thereof, without unduly disturbing the operations of the Tenant. Landlord may exercise such right except for emergencies only upon written notice provided to the Tenant at least
one week in advance and such notice shall specify the basis upon which such right of entry is intended to be exercised. Landlord may not exercise such right of entry more frequently than once in any two-month period. 
  

 12 

 15. Right of Re-entry 
  
 If the said premises, or any part thereof, shall become vacant due to the Tenant’s removal and failure to pay rent and other charges
payable hereunder during the term, or should the Tenant be evicted by summary proceedings or otherwise, the Landlord or Landlord’s representatives may reenter the same, and re-let the said premises as the agent of the said Tenant and receive
the rent thereof, applying the same first to the payment of such reasonable expenses as the Landlord may be put to in reentering, and then to the payment of the rent due hereunder; the balance (if any) to be paid over to the Tenant who shall remain
liable for any deficiency. 
  
 16. Default

  
 (a) It is expressly understood and agreed that subject to the terms and
conditions of within lease, in the event there is a default in payment of the fixed rent, or if default be made in the payment of the additional rent or other monetary obligations hereunder to be paid for by the Tenant, and such default shall
continue for a period of fifteen (15) days after written notice, then in that event, Landlord may institute the legal proceedings to dispossess the Tenant; or 
  

(b) If the Tenant shall default under any other provisions of this lease other than such requiring monetary payments, the Tenant shall cure same within thirty (30)
days of written notice from the Landlord, or if such condition cannot be corrected within thirty (30) days, Tenant shall commence to cure such default within thirty (30) days and complete said curing within a reasonable time; 
  
 (c) If the Tenant shall fail to comply with any of the statutes, ordinances, rules, orders,
regulations and requirements of the Federal, State and City Government required to be complied with by Tenant pursuant to the terms of this lease, or if the Tenant shall file a petition in bankruptcy or arrangement, or be adjudicated a bankrupt or
make an assignment for the benefit of creditors or take advantage of any insolvency act, and such action is not rescinded within sixty (60) days, the Landlord may, at any time thereafter terminate this lease and the term thereof, and upon the giving
of such written notice, the lease and the term thereof shall terminate, expire and come to an end on the date fixed in such notice as if said date were the date originally fixed in this lease for the termination or expiration thereof, subject to the
provisions of Subparagraph (c) hereunder. 
  
 (d) In the event Tenant shall fail
to pay rent and/or additional rent when due, then, in addition to the Landlord’s rights as contained in this Article 16, interest shall accrue thereon at a fluctuating per annum rate equal to the sum of the prime rate of Chase Manhattan Bank,
N.A., plus two (2) percentage points from the fifth date after the due date to the date of payment. 
  

 13 

 (e) In the event of the occurrence of an event of default by Landlord hereunder, Tenant, may, at its sole discretion,
exercise any or all of the remedies as may be available to Tenant at law or in equity. 
  
 17. Notices 
  
 All notices required or permitted to be given to the Landlord shall be in writing and given by hand or certified mail, return receipt requested, addressed to the Landlord
at 71 Hudson Street, Hackensack, New Jersey 07601. All notices required to be given to the Tenant shall be in writing and given by hand or certified mail, return receipt requested, addressed to the Tenant at 6111 N. River Road, Rosemont, IL 60018,
Attn: Director of Real Estate, with a copy to Tenant’s General Counsel at same address. 
  
 Either party may change the address for notification hereunder by a notice given in conformance with this Section 17. 
  
 18. Non-Waiver 
  
 The failure of the Landlord or Tenant to insist upon strict performance of any of the covenants or conditions of this lease or to exercise any option herein conferred in
any one or more instances, shall not be construed as a waiver or relinquishment for the failure of any such covenants, conditions, or options, but the same shall be and remain in full force and effect. 
  
 19. Liability of Tenant for Deficiency 
  
 In the event that this Lease shall terminate by reason of the re-entry of the Landlord under
the terms and conditions contained in this lease or by the ejectment of the Tenant by summary proceedings or otherwise, it is hereby agreed that the Tenant shall remain liable to pay in monthly payments the rent which accrued subsequent to the
re-entry by the Landlord, and the Tenant expressly agrees to pay as damages for the breach of the covenants herein contained, the difference between the rent reserved and the rent collected and received, if any, by the Landlord, during the remainder
of the unexpired term, and such difference or deficiency between the rent herein reserved and the rent collected, if any, shall become due and payable in monthly payments during the remainder of the unexpired term, as the amounts of such difference
or deficiency shall from time to time be ascertained, provided such damages are permitted by law applicable in this jurisdiction. Tenant shall be entitled to a credit for any prepaid rent paid hereunder. 
  
 20. Right of Tenant to Make Alterations and Improvements

  
 Tenant may not make any alterations to the Building, consisting of the
foundation, skin, roof and windows (except that Tenant may cover any windows for data center purposes) of the Building. Tenant may, upon notice to, but without consent of, the Landlord, make any alterations to the Premises as is necessary for its
business. In addition, Tenant has the right to construct a 
  

 14 

 second floor mezzanine level consisting of approximately 41,919 square feet as per the Construction Specifications. At
the termination of the lease, the Premises shall be restored to its original condition, as delivered by the Landlord, at the Landlord’s request. 
  
 21. Subordination of Lease 
  
 (a) This Lease shall be subject and subordinate at all times to the lien of any mortgages now or hereafter placed on the land and buildings of which the Premises form a
part. The Tenant covenants and agrees to execute and deliver upon demand such further instrument or instruments subordinating this Lease to the lien of any such mortgage or mortgages as shall be desired by any mortgagee or proposed mortgagee. Tenant
further acknowledges that Landlord may be required by any mortgagee or proposed mortgagee to assign this Lease as additional security for any mortgage or proposed mortgages, and Tenant agrees that it will upon demand join with Landlord in the
execution of any such assignment or agreement, which may in form for recording, as any such mortgagee or proposed mortgagee may reasonably require. Tenant’s failure to comply on demand with the provisions hereof shall constitute a default under
this Lease. (b) It shall be a condition to Tenant’s obligation under this Article of the Lease to subordinate this Lease to any mortgage on or hereafter placed on the land and buildings of which the Premises form a part, that Tenant be
furnished a non-disturbance agreement (in form reasonably acceptable to Tenant) from the mortgagee, trustee or holder of any such mortgage agreeing that as long as Tenant does not commit an Event of Default pursuant to this Lease that Tenant’s
possession of the Premises hereunder shall not be disturbed. There shall be no cost to Tenant in obtaining the non-disturbance agreement and Landlord shall pay all costs in connection therewith. 
  
 22. Lease Construction 
  
 This Lease shall be construed pursuant to the laws of the State of New Jersey. The terms,
covenants and conditions of the within Lease shall be binding upon and inure to the benefit of each of the parties hereto, their respective executors, administrators, heirs, successors and assigns, as the case may be. The neuter gender, when used
herein, shall include all persons and corporations and words used in the singular, shall include words in the plural where the text of the instrument so requires. 
  
 23. Mutual Releases 
  
 The Tenant hereby releases the Landlord, and the Landlord hereby releases the Tenant from any liability arising out of loss covered by any
insurance policy, unless caused by the neglect of Landlord or Tenant. It is understood and agreed that all such policies will contain the following clause or other clause of similar import: 
  
 “Neither party shall be liable or responsible for, and each party hereby releases the
other from all liability and responsibility to the other and any person claiming by, through 
  

 15 

 or under the other, by way of subrogation or otherwise, for any injury, loss or damage to any person or property in or
around the Leased Premises or to the other’s business covered by insurance carried or required to be carried hereunder, irrespective of the cause of such injury, loss or damage, and each party shall require its insurers to include in all of
such party’s insurance policies which could give rise to a right of subrogation against the other a clause or endorsement whereby the insurer waives any rights of subrogation against the other or permits the insured, prior to any loss, to agree
with a third party to waive any claim it may have against said third party without invalidating the coverage under the insurance policy.” 
  
 24. Isra Compliance 
  
 (a) Tenant shall, at Tenant’s own expense, comply with the Industrial Site Recovery Act, N.J.S.A. 13: 1K-6, et seq., and the regulations promulgated thereunder
(“ISRA”) in the event of closing, termination or transfer of Tenant’s operation at the Premises. In the event that compliance with ISRA becomes necessary at the Premises due to any action on the part of, or with regard to, Landlord
including, but not limited to, Landlord’s execution of a Sales Agreement for the Premises, any change in ownership of the Premises, the initiation of bankruptcy proceedings with regard to Landlord, Landlord’s financial organization, sale
of the controlling share of Landlord’s assets, or sale of Landlord, and to the extent ISRA compliance is required, Landlord shall comply with ISRA with regard to the Premises at Landlord’s own expense, Tenant shall also provide all
information within Tenant’s control requested by Landlord of the New Jersey Department of Environmental Protection (“NJDEP”) for preparation of non-applicability affidavits, if applicable, and Tenant shall promptly execute such
affidavits should the information contained therein be found by Tenant to be complete and accurate. Tenant shall be responsible for that portion of the costs of ISRA compliance, which are applicable to Tenant’s discharge of toxic or hazardous
substances or wastes at or about the Premises occurring during the term of this Lease. Tenant shall provide Landlord all information requested by Landlord reasonably necessary to complete ISRA compliance process. 
  
 (b) Landlord represents and warrants to Tenant that as of the commencement date of the Lease
the Premises are in compliance in all material respects with the provisions of all federal, state and local environmental, health and safety laws, codes and ordinances and all rules and regulations promulgated thereunder. (c) Landlord shall
indemnify, defend and hold Tenant harmless from and against any and all claims, losses, liabilities, lawsuits, damages and expenses (including, but not limited to, business interruption costs and reasonable attorney’s fees arising by reason of
any of the aforesaid or an action against Landlord under this indemnity) arising directly or indirectly from, out of, or by reason of (i) any breach of this paragraph occurring during the term of this Lease, (ii) any spills or discharges of toxic or
hazardous substances or wastes at the Premises which occurred prior to or during the term of this Lease other than those caused by the action or omission of Tenant, or (iii) Landlord’s failure to provide all information, make all submissions
and take all actions required by the DEP. 
  

 16 

 (d) Landlord shall, at Landlord’s own expense, prepare all submissions required by ISRA including, but not limited
to, General Information Submissions, Site Evaluation Submissions, Sampling Plans, Negative Declarations and Cleanup Plans, and shall implement and complete same to the satisfaction of the DEP. 
  
 (e) Landlord shall, at Landlord’s own expense, undertake and provide all financial
assurances required by ISRA and the DEP. 
  
 (f) Tenant shall cooperate with
Landlord by supplying to Landlord all information within Tenant’s control, to the extent that the ISRA compliance process requires information within Tenant’s control, at no cost to Landlord. 
  
 (g) Tenant represents that its SIC number is 7377. 
  
 25. Brokerage Commission 
  
 Landlord and Tenant each represent to the other that they have dealt with no broker except
JOT Company, in connection with this transaction. Each agrees to indemnify and hold the other harmless against all claims, losses, liability, costs, and expenses (including reasonable counsel fees and expenses) resulting from a breach by the
indemnitor of such representation. The representations and obligations contained in this paragraph shall survive the termination of this Lease. However, the provisions of this paragraph shall not be deemed or construed as a covenant for the benefit
of any third party. The Landlord shall pay the commission pursuant to separate agreement. Tenant has not entered into any agreement with the broker beyond this transaction. Tenant does not agree to the use of or payment of a commission the broker
for any renewal or extension of this Lease, except pursuant to a written agreement with the broker at the time of such renewal or extension. Landlord agrees to indemnify and hold Tenant harmless against any claim for commission for any renewal or
extension not specifically agreed to by Tenant. 
  
 26. Consent 
  
 Whenever the prior consent or approval of either party
hereto is required by the provisions of this Lease, the same shall not be unreasonably withheld and/or delayed and such consent shall be deemed given if no notice of being withheld is made within ten (10) days. 
  
 27. Title 
  
 Landlord warrants and represents to Tenant that Landlord has the power and authority to
enter into this Lease for the term hereof, (including the renewal term); that Landlord is the owner of the fee simple to the Premises; and that title to the Premises is and shall continue to be free and clear of any liens and encumbrances except for
those set forth on Schedule “C”. 
  

 17 

 28. Force Majeure 
  
 If either party shall be prevented or delayed from performing any obligation or satisfying any condition under this Lease by any strike, lock-out, labor dispute,
inability to obtain labor or material, act of God, government restriction, regulation or control, or civil commotion, insurrection, sabotage, fire or other casualty or by any other events similar to the foregoing beyond the control of such party
then the time to perform such obligation or satisfy such condition shall be postponed by the period of time consumed by the delay. If either party shall, as a result of any such event, be unable to exercise any right or option within the time limits
provided therefore in this Lease, the time for exercise thereof shall be postponed for the period of time consumed by such delay. 
  
 29. Certification by Landlord That Lease is in Full Force and Effect Upon request of Tenant, at any time or from time to time, Landlord agrees to execute and deliver to
Tenant within ten (10) days after such request, a written instrument duly executed (a) certifying that this Lease has not been modified and is in full force and effect or if there has been a modification of this Lease that this Lease is in full
force and effect as modified, and stating such modifications (b) specifying the dates to which the Fixed Rent and additional rent have been paid; and (c) stating whether or not, to the knowledge of the party executing such instrument, that Tenant is
in default and, if Tenant is in default, stating the nature of such default. 
  
 30. Short Form of Lease 
  
 The parties hereto
further covenant and agree that they will at the time of commencement of the term of this Lease, execute and deliver a short form memorandum of lease duly acknowledged and in recordable form setting forth, among other things, the name and addresses
of the parties, a reference to this Lease and its date, the description of the Premises and the date of the commencement and termination of the Lease, and such other terms and conditions of this Lease other than the rental provisions as the parties
may agree upon, but failure to agree upon such other terms and conditions to be set forth in such memorandum of lease shall not affect or impair the validity of this Lease of the obligations of the parties hereunder. The short form of lease may be
recorded at the option of the Tenant being responsible for the costs of recording. 
  
 31. Quiet Enjoyment And Non-disturbance 
  
 The Landlord covenants and agrees that the Tenant, upon payment of the Fixed Rent and Additional Rent reserved herein, and upon observing and keeping the covenants,
agreements and stipulations of this Lease on its part to be kept, shall lawfully, peaceably and quietly hold, occupy and enjoy the Leased Premises during the term without hindrance, ejection or molestation. 
  
 Landlord shall deliver to Tenant, upon execution of this Lease, a non-disturbance agreement
from its lender,                      , satisfactory to Tenant’s counsel. In addition, Landlord shall use its best efforts to obtain a
non-disturbance clause from any future lender for the term of this Lease or renewal thereof at Landlord’s sole cost and expense. 
  

 18 

 32. Arbitration 
  
 If under this Lease any dispute is to be referred to arbitration, such dispute shall be settled by the Rules of the American Arbitration Association. The complaining
party shall give notice specifying the demand for arbitration, each issue to be arbitrated and the name of the person it has designated as its impartial arbitrator. The party receiving such notice will appoint an impartial arbitrator and the two
appointed arbitrators shall select a third arbitrator. If agreement on the third arbitrator cannot be reached, then the Judge of the Superior Court of New Jersey shall select such third arbitrator. The arbitrators shall decide the specific issues
referred to them and any decisions shall be binding upon the parties. Landlord and Tenant shall each pay their own arbitrator and share the cost of the third arbitrator. 
  
 33. Special Damages 
  
 NEITHER PARTY SHALL BE LIABLE TO THE OTHER FOR SPECIAL, CONSEQUENTIAL OR INDIRECT DAMAGES AS A RESULT OF A BREACH HEREOF EVEN IF ADVISED OF THE POSSIBILITY OF SUCH
DAMAGES. 
  
 34. Renewal Option 
  
 Comdisco shall have the right to renew the original Lease for two (2) five (5) year periods,
by providing owner with twelve (12) months prior written notice. The rental rate structure shall be 100% of the “Current Market Rental Rate” for comparable first class office buildings/warehouses in the Pertinent Market. Thereafter, for
the remainder of the renewal term, there shall be a three (3) percent annual increase. For purposes of this Lease, the term “Current Market Rental Rate” shall mean a rate comprised of the prevailing base rental rate for tenants per square
foot of rental area available in the Pertinent Market. Any such Rate shall take into account any market concessions such as tenant improvements, free rent, constructions allowance, rent abatement, moving allowance, etc. and comparable leases (on the
bases of factors such as, but not limited to, size and location of space and commencement dated and term of lease), if any, recently executed for space in the Building and other office buildings/warehouses in the Pertinent Market which are
comparable to the Building in reputation, quality, age, size, location and level and quality of services provided (the foregoing factors not being exclusive in identifying comparable buildings) and which are not for any reason (such as, without
limitation, economic distress) market anomalies. For the purposes hereof, “Pertinent Market” shall mean within ten (10) miles of the location of the Premises. If Landlord and Tenant do not agree on the Current Market Rental Rate fifteen
(15) months before the termination of the then existing term, each party shall appoint an arbitrator who shall be a licensed real estate broker of the State of New Jersey, who shall be active in commercial rentals in the Pertinent Market or an
appraiser qualified as an M.A.I. having an office in New Jersey. Such appointment shall be made by each party within thirty (30) days after notice of the necessity of arbitration, and each party shall advise the other of their choice. On the failure
of either party to appoint an arbitrator within ten 
  

 19 

 (10) days after notification of the appointment by the other party, the person appointed arbitrator may appoint an
arbitrator to represent the party in default, which arbitrator shall not have served previously in a similar capacity for, or been otherwise employed by, the non-defaulting party. The two arbitrators appointed in either manner shall then proceed to
make the determination of the Current Market Rental Rate for the renewal period and the mutual decision of the two arbitrators shall be binding on the parties. In the event of their inability to reach a result, they may select a third arbitrator,
who shall not have served previously in a similar capacity for, or been employed by, either party. If the two arbitrators are unable to agree on a third arbitrator, a then sitting Judge of the Superior Court of New Jersey shall appoint the third
arbitrator. The third arbitrator shall choose one of the two appraisals closest to market value and his determination shall be final and binding upon the parties. For this calculation, the building shall be a total of 301,827 square feet, consisting
of 259,908 square feet on the first (1st) floor and 41,919 square feet on the second (2nd) floor. 
  
 35. Right of First Offer on Expansion Space 
  
 The expansion space shall be defined as the adjacent site to the south of the property known as Block 131.1, part of Lots 9, 9.01, and 9.02 which the Landlord is currently contemplating a proposed 187,000 square foot light industrial and
distribution building, (“Expansion Space”). 
  
 During the Term of the
Lease, including any Renewal Term (s), the Landlord hereby grants the Tenant the following rights with respect to the Expansion Space: 
  
 (a) At any time after the commencement of the Initial Term, the Landlord agrees to notify Tenant in writing when the Landlord is having active, continuous and ongoing
negotiations with a prospect for the Expansion Space. Within seven (7) business days of Tenant’s receipt of Landlord’s notice, Tenant shall notify Landlord of Tenant’s interest in proceeding to negotiate for the Expansion Space on a
non-exclusive basis. The parties shall negotiate in good faith. The Landlord shall be free to continue negotiations with any prospect and Tenant simultaneously. In the event the Tenant fails to notify the Landlord of its interest in pursuing
negotiations on the Expansion Space, the Landlord shall be free to negotiate with the prospect without any further obligation to Tenant. The Landlord’s obligation to notify Tenant shall be continuous until the property is developed. 

 
 (b) At any time after two (2) years from the commencement of the Initial Term, if the
Expansion Space becomes available, as an initial development of vacant office/warehouse space, the Landlord shall give written notice to the Tenant of such availability and for a period of thirty (30) days, the parties shall exclusively negotiate in
good faith for the Tenant to occupy the Expansion Space. 
  
 (c) All notices
hereunder shall be sent via certified mail, return receipt requested and addressed as required under the Lease. Notices shall be deemed received on the actual receipt of such notice. 
  

 20 

 36. Right of First Offer to Purchase 
  
 Tenant shall be granted a right of first offer to negotiate for the purchase of the Building. Landlord agrees to provide Tenant with written
notice of the availability of the Building for sale and offer the Building in its entirety to Tenant on such terms and conditions as Landlord would offer to third parties, as determined by Landlord in its sole and absolute discretion, prior to
marketing said space to third parties. Tenant shall have sixty (60) days from the date of Landlord’s Notice to respond in writing to the same. If Landlord has not received a written response by the end of said sixty (60) day period or if Tenant
declines to accept Landlord’s offer or makes a counteroffer which Landlord shall reject, in writing, as unacceptable in Landlord’s sole and absolute discretion, Landlord shall thereafter be free to market the Building and sell the Building
for not less than the counter-offer submitted by Tenant If Landlord and Tenant agree on terms for the sale of the Building, but are subsequently unable, in good faith, to consummate an agreement with respect thereto acceptable to both Landlord and
Tenant, Landlord shall thereafter be free to market the Building and sell the Building on such terms and conditions as landlord shall determine, in its sole and absolute discretion, without any further obligation to offer said Building again to
Tenant. 
  
 37. Statement of Competitors 
  
 Landlord agrees that it will not lease space in the Expansion Space to or maintain any sign
for any competitor of Tenant’s Business Recovery Services Division, including but not limited to IBM, GE Capital, IBM Business Recovery Services or Sunguard Business Recovery Services without Tenant’s prior written consent. For so long as
this Lease, including any Renewal or Expansion hereof, as provided in Sections 34 and 35, respectively, is in full force and effect, Landlord agrees not to sell the Building to a competitor of Tenant, including but not limited to IBM, GE Capital,
IBM Business Recovery Services and Sungard Business Recovery Services. 
  
 38.
Electrical Substation 
  
 The Landlord shall design and provide at no cost to the
Tenant an area on site sufficient to house an electrical substation which will be constructed by Tenant. In the event that in the future the Landlord requires additional electrical service from the substation, provided that Landlord’s use does
not interfere with Tenant’s use of the substation, including but not limited to degradation of electrical power, it shall have the right to add to the substation for such additional electrical use, upon at least thirty (30) days prior written
notice. In such event upon the completion of such addition, Landlord shall share proportionately in the cost of maintenance of such substation and shall be billed for such use at the same cost incurred by Tenant from the electric supplier. In the
event that the area provided by the Landlord for such substation, is insufficient for the Tenant’s purposes, Landlord will provide the additional space required for such addition and replace it at no cost to the Tenant. Any parking spaces lost
by virtue of such increase shall be replaced by the Landlord on the south side of the building at no cost to the Tenant so that the Tenant will always have a minimum of 378 parking spaces on site. 
  

 21 

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

  
  

			
	WITNESS: RUSSO FAMILY LIMITED PARTNERSHIP, Landlord
		
	By:	 	  

	 	 	Lawrence Russo, Jr.,
	 	 	General Partner
	
	ATTEST: COMDISCO, INC., Tenant
		
	By:	 	  

	 	 	Richard A. Finocchi
	 	 	Vice President
		
	 	 	11/24/99

  

 22 

 AMENDMENT TO LEASE AGREEMENT 
  
 THIS Amendment Agreement is entered into this 15th day of November, 2001 by and between RUSSO FAMILY LIMITED PARTNERSHIP, a New Jersey
Limited Partnership, having an address of 71 Hudson Street, Hackensack, New Jersey (“Landlord”) and SUNGARD RECOVERY SERVICES, L.P., a Pennsylvania Limited Partnership, successor in interest to COMDISCO, INC., a Delaware Corporation,
having an address of 1285 Drummers Lane, Wayne, Pennsylvania 19807 (“Tenant”). 
  
 RECITALS 
  
 A. Landlord and COMDISCO, INC.
entered into a Lease Agreement in October 1999 respecting, an office/warehouse facility (the “Building”), consisting of approximately 259,908 square feet, together with on-site parking for 378 vehicles, which office/warehouse facility is
located at 777 Central Boulevard, in the Borough of Carlstadt, County of Bergen, and State of New Jersey, now known and designated as Lot No. 9 in Block 131 on the official tax map of the Borough of Carlstadt, Bergen County, New Jersey (the said
Lease Agreement is hereinafter referred to as the “Lease”). 
  
 B.
COMDISCO, INC. has assigned unto Tenant all of its right, title and interest in and to the Lease and Tenant has accepted such assignment and assumed all of COMDISCO, INC.’s right, title, interest, duties, benefits, and obligations under the
Lease. 
  

 23 

 C. Landlord and Tenant have agreed to modify the Lease in the manner set forth in this Agreement. 
  
 AGREEMENT 
  
 For good and valuable consideration, the receipt of which and the legal sufficiency of which are hereby acknowledged, the parties agree as
follows: 2. The Lease is modified and supplemented by adding new sections, 16(f), 21(c) and 29(B), as follows: 
  
 16(f). In the event of any default on the part of the Tenant or the Landlord which is not cured within the time period specified in this Lease, the prevailing party in
any litigation instituted with respect to such default shall be entitled to recover reasonable counsel fees and costs necessarily incurred from the other party. 
  

21(c). In the event that any mortgagee of the Premises recovers possession of the Premises through a foreclosure, the Lender shall not be subject to any offsets or
deficiencies which Lessee may be entitled to assert against the Lessor as a result of any act or omission of Lessor occurring prior to Lender obtaining title to the Demised Premises, it being understood that nothing in this clause shall be deemed to
exclude Lender from responsibility for repairs and maintenance required of the Lessor under the Lease from and after the date Lender takes titles to the Demised Premises, whether or not the need for such repairs or maintenance accrued before or
after such date; provided, however, that in no event shall Lender be responsible for consequential damages resulting from the failure or Lessor to undertake such repairs and maintenance. 29(B). Either party hereto, and/or its successors in interest,
shall at any time and from time-to-time, forthwith upon request from the other party and/or its successor in interest, execute, acknowledge and deliver a statement in writing (a) certifying that this Lease is unmodified and in full force and effect
(or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect), and the date to which the rental and other charges 
  

 24 

 are paid in advance, if any, and (b) acknowledging that there are not, to such party’s knowledge, any uncured
defaults on the part of either party hereunder, or specifying such defaults if any are claimed, and (c) setting for the date of commencements of rents and expiration of the term hereof. Any such statement may be relied upon by the prospective
purchaser or encumbrancer of all or any portion of the real property of which the Demised Premises are a part, or other interested party. 
  
 3. Except as herein modified, all of the terms, covenants, conditions and agreements set forth in the Lease shall continue unmodified and in full force and effect.

  
 IN WITNESS WHEREOF, the Landlord and Tenant have caused this Amendment
Agreement to be duly executed as of the day and year first above written. 
  
  
  
  

			
	RUSSO FAMILY LIMITED PARTNERSHIP,
	A New Jersey Limited Partnership
		
	By:	 	Russo, L.L.C., A New Jersey Limited
	Liability Company as General Partner, Landlord
		
	By:	 	  

	 	 	Lawrence Russo, Jr.
	 	 	Manager
	
	SUNGARD RECOVERY SERVICES, L.P.,
	A Pennsylvania Limited Partnership
		
	By:	 	SUNGARD COMPUTER SERVICES, INC.,
	 A Pennsylvania Corporation, As General Partner
 Tenant

		
	By:	 	  

  

 25 

 date to which the rental and other charges are paid in advance, if any, and (b) acknowledging that there are not, to such
party’s knowledge, any uncured defaults on the part of either party hereunder, or specifying such defaults if any are claimed, and (c) setting for the date of commencements of rents and expiration of the term hereof. Any such statement may be
relied upon by the prospective purchaser or encumbrancer of all or any portion of the real property of which the Demised Premises are a part, or other interested party. 2. Except as herein modified, all of the terms, covenants, conditions and
agreements set forth in the Lease shall continue unmodified and in full force and effect. 
  
 IN WITNESS WHEREOF, the Landlord and Tenant have caused this Amendment Agreement to be duly executed as of the day and year first above written. 
  

			
	RUSSO FAMILY LIMITED PARTNERSHIP,
	A New Jersey Limited Partnership
		
	By:	 	Russo, L.L.C., A New Jersey Limited
	Liability Company, as General Partner, Landlord
		
	By:	 	  

	 	 	 Lawrence Russo, Jr.

	 	 	 Manager

	
	SUNGARD RECOVERY SERVICES, L.P.,
	A Pennsylvania Limited Partnership
		
	By:	 	SunGard Computer Services, Inc.,
	A Pennsylvania Corporation, As General Partner,
	Tenant
		
	By:	 	  

  

 26 

 LEASE ASSIGNMENT AND ASSUMPTION AGREEMENT THIS LEASE ASSIGNMENT AND ASSUMPTION AGREEMENT (this
“Assignment”) is made as of this 15th day of November, 2001 between COMDISCO, INC., a Delaware corporation having its office at 6111 North River Road, Rosemont, Illinois (“Assignor”) and SUNGARD RECOVERY SERVICES LP, a
Pennsylvania limited partnership, having its office at 1285 Drummers Lane, Wayne, Pennsylvania 19087 (“Assignee”). 
  
 WITNESSETH 
  
 WHEREAS, Russo Family Limited Partnership(“Landlord”) and Assignor entered into that certain lease, dated October , 1999, more particularly described on Exhibit A attached hereto and made part hereof (the
“Lease”), providing for the lease of that certain real property commonly known as 777 Central Boulevard, Carlstadt, New Jersey and as more particularly described in the Lease (the “Premises”); and 
  
 WHEREAS, on July 16, 2001, Assignor and 50 of its affiliates filed voluntary petitions for
reorganization under Chapter 11 of title 11 of the United States Code, 11 U.S.C. $ 101 et seq., as amended, in the United States Bankruptcy Court for the Northern District of Illinois (the “Bankruptcy Court”); and WHEREAS, Assignor and
SunGard Data Systems Inc., a Delaware corporation (“SunGard”), entered into that certain Acquisition Agreement, effective as of July 15, 2001 and executed on October 12, 2001 (the “Acquisition Agreement”), whereby Assignor agreed
to sell to SunGard (or its designee) the assets of the Business (as such term is defined in the Acquisition Agreement), and SunGard agreed to purchase from Assignor the assets of, and to assume certain liabilities associated with, the Business; and

  
 WHEREAS, pursuant to the terms and conditions of the Acquisition Agreement,
Assignor and SunGard agreed to execute this Assignment; and 
  
 WHEREAS, pursuant
to that certain Assignment Agreement, dated as of the Closing Date (as such term is defined in the Acquisition Agreement), by and between SunGard and Assignee, among others, SunGard assigned to Assignee SunGard’s right to take an assignment of
the Lease; and 
  
 WHEREAS, pursuant to that certain Order Authorizing (i) Sale of
Certain of Debtor’s Assets (Services) Free and Clear of Liens, Claims and Encumbrances, (ii) Assumption and Assignment of Certain Executory Contracts and Unexpired Leases, and (iii) Assumption of Certain Liabilities entered November 9, 2001,
the Bankruptcy Court approved the Acquisition Agreement and the parties entering into this Assignment; and 
  
 WHEREAS, subject to the terms of this Assignment, Assignor desires to assign and transfer all of its right, title and interest in the Lease and the estate created thereby to 
  
  

 27 

 Assignee and Assignee desires to purchase and accept such assignment and assume all rights, duties and obligations of the
Assignor under the Lease arising on and after the Assignment Date (as defined herein). 
  
 NOW THEREFORE, the parties hereto for and in consideration of Ten Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which is conclusively acknowledged by the parties hereto, agree as follows: 1.
Assumption of Lease and Leasehold Obligations. As of the Assignment Date, Assignor hereby assumes the Lease pursuant to the Order issued pursuant to 11 U.S.C. Section 365. 
  
 2. Assignment and Assumption of Lease. As of the Assignment Date, Assignor hereby assigns, transfers, and sets over unto Assignee, its
successors and assigns, all of Assignor’s right, title and interest in, to and under the Lease and any security deposit held by Landlord pursuant to the terms and conditions of the Lease. Assignee hereby accepts the foregoing assignment and
covenants with Assignor that, from and after the Assignment Date, Assignee and its successors and assigns hereby assume and agree to keep, perform, fulfill or cause to be performed all of the terms, covenants, conditions and obligations contained in
the Lease, which, by the respective terms therein, are imposed upon Assignor. 
  
 3. Ratification of Lease. Assignor and Assignee hereby ratify, reaffirm and adopt and agree that the Lease shall be in full force and effect as to Assignee. 
  
 4. Indemnification. Assignor hereby agrees to indemnify, protect, defend and hold Assignee harmless from and against all claims, damages,
losses, costs and expenses (including reasonable attorneys’ fees) arising in connection with the Lease and relating to the period prior to the Assignment Date. Assignee hereby agrees to indemnify, protect, defend and hold Assignor harmless from
and against all claims, damages, losses, costs and expenses (including reasonable attorneys’ fees) arising in connection with the Lease and relating to the period on or subsequent to the Assignment Date. 
  
 5. Governing Law. This Assignment shall be governed by and construed in accordance with the
laws of the state where the Premises are located. 
  
 6. Assignment Date. The
“Assignment Date” shall mean the day and year first written above. 
  

 28 

 7. Release. Except as otherwise specifically provided for herein, nothing contained herein shall release Assignor,
SunGard or Assignee from any of their respective duties or obligations under the Acquisition Agreement or in any way diminish, limit or modify any of the representations, warranties, indemnities, covenants or agreements of such parties set forth in
the Acquisition Agreement. 
  
 8. Counterparts. This Assignment may be executed in
one or more counterparts, each of which shall be deemed to be an original, but all of which together shall constitute one and the same instrument, and it shall constitute sufficient proof of the Assignment to present any copy, copies or facsimiles
signed by the parties to be charged. 
  
 [signature page follows]

 IN WITNESS WHEREOF, the parties hereto have duly executed this Assignment as of the day and year first
written above. 
  

							
	 ASSIGNOR: COMDISCO , INC.,
	  	 ASSIGNEE: SUNGARD RECOVERY SERVICES LP,

	 a Delaware corporation
	  	 a Pennsylvania limited partnership

				
	 By:
	 	  

	  	 By:
	 	

	 	 	Rob E.T. Lackey	  	 	 	Theodore J. Gaasche
	 	 	Senior Vice President and Chief Legal Officer	  	 	 	Group Chief Financial Officer

  

 30 

 IN WITNESS WHEREOF, the parties hereto have duly executed this Assignment as of the day and year first
written above. 
  

							
	 ASSIGNOR: COMDISCO, INC.,
	  	 ASSIGNEE: SUNGARD RECOVERY SERVICES LP,

	 a Delaware corporation
	  	 a Pennsylvania limited partnership

	 	 	 	  	 	 	 
	 By:
	 	  

	  	 By:
	 	  

	 	 	Michael A. Fazio	  	 	 	Theodore J. Gaasche
	 	 	Senior Vice President and Chief Legal Officer	  	 	 	Group Chief Financial Officer

  

 31 

 EXHIBIT A 
  
 Agreement of Lease, dated October      , 1999, between Russo Family Limited Partnership and Comdisco, Inc. for that certain real property commonly
known as 777 Central Boulevard, Carlstadt, New Jersey. 
  

 32Carlstadt Lease Agreement, August 2002

 Exhibit 10.13 
  
 LEASE AGREEMENT 
  
 Between 
  
 760 WASHINGTON AVENUE, L.L.C., Landlord 
  
 and 
  
 SUNGARD RECOVERY SERVICES LP, Tenant 
  
 Prepared by: 
  
 Richard G. Berger, Esq. 
 Schiffman, Berger, Abraham, 
 Kaufman & Ritter, P.C. 
 Three University Plaza – Suite 410 
 P.O. Box 568 
 Hackensack, New Jersey 07602-0568 
 (201) 488-2600 
  

  
 TABLE OF CONTENTS

  

					
			
	  1.	  	Commencement Date of Term	  	5
			
	  2.	  	Rent	  	5
			
	  3.	  	Additional Rent	  	6
			
	  4.	  	Repairs and Maintenance Obligations of Tenant	  	9
			
	  5.	  	Repairs and Maintenance Obligation of Landlord	  	10
			
	  6.	  	Utilities and Personal Property Taxes	  	11
			
	  7.	  	Glass, Damage by Tenant	  	12
			
	  8.	  	Use of Premises	  	12
			
	  9.	  	Alterations and Improvements	  	14
			
	10.	  	Laws and Ordinances	  	18
			
	11.	  	Insurance	  	19
			
	12.	  	Landlord’s Liability	  	22
			
	13.	  	Default of Landlord	  	23
			
	14.	  	Default of Tenant	  	23
			
	15.	  	Access to Premises	  	27
			
	16.	  	Hold Harmless	  	28
			
	17.	  	Assignment or Sublease	  	29
			
	18.	  	Condemnation	  	30
			
	19.	  	Fire or Casualty Loss	  	31
			
	20.	  	Estoppel Certificate	  	32
			
	21.	  	Signage	  	32
			
	22.	  	 Brokerage Commission
	  	33

  

 -2- 

					
			
	23.	  	 Unavoidable Delays
	  	33
			
	24.	  	 Subordination
	  	33
			
	25.	  	 Security Deposit
	  	34
			
	26.	  	 Intentionally Omitted
	  	34
			
	27.	  	 Intentionally Omitted
	  	34
			
	28.	  	 Environmental Covenants
	  	34
			
	29.	  	 Auction Sales
	  	36
			
	30.	  	 Holding Over
	  	36
			
	31.	  	 Quiet Possession
	  	37
			
	32.	  	 Representations and Warranties of Landlord
	  	37
			
	33.	  	 Notices
	  	39
			
	34.	  	 Parties Bound
	  	39
			
	35.	  	 Abandoned Personal Property
	  	40
			
	36.	  	 Article Headings
	  	40
			
	37.	  	 Governing Law
	  	40
			
	38.	  	 Letter of Acceptance
	  	40
			
	39.	  	 Tenant’s Right to Lease Unit B
	  	40
			
	40.	  	 Options to Renew
	  	41
			
	41.	  	 Right of First Offer on Purchase of Landlord’s Premises
	  	42
			
	42.	  	 Conditional Guaranty of SunGard Data Systems, Inc
	  	42
			
	43.	  	 Mobile Data Center
	  	42
			
	44.	  	 Rooftop Rights
	  	43
			
	45.	  	 Redundant Conduit Line
	  	44
			
	46.	  	 Supplemental HVAC
	  	45

  

 -3- 

					
			
	47.	  	 Venting
	  	46
			
	48.	  	 Grounding of Equipment
	  	46
			
	49.	  	 Backup Electrical Generators
	  	46
			
	50.	  	 Due Execution
	  	47
			
	51.	  	 Payment of Tenant’s Legal Costs Under Special Circumstances
	  	47

  

 -4- 

  
 LEASE AGREEMENT

  
 THIS AGREEMENT, made this 21st day of August, 2002, By and
Between: 
  
 760 WASHINGTON AVENUE, L.L.C., c/o Russo 

Development, L.L.C., 71 Hudson Street, 
 Hackensack, New Jersey 07601 (hereinafter 
 referred to as “Landlord”), 
  
 and 
  
 SUNGARD RECOVERY SERVICES LP, 
 1285 Drummers Lane, Wayne, Pennsylvania 19087 
 (hereinafter referred to as “Tenant”). 
  
 W
I T N E S S E T H: 
  
 Landlord hereby leases to Tenant, and
Tenant hereby leases from Landlord, those certain premises which consist of approximately 104,171 square feet of space (consisting of 86,297 square feet of ground floor area and 17,874 square feet of second floor/mezzanine area) (the “Demised
Premises”) and the exclusive right to 157 parking spaces at 760 Washington Avenue, Carlstadt, New Jersey 07601 (the “Building”), all as more particularly depicted on Schedule “A” annexed hereto. 
  
 TO HAVE AND TO HOLD the premises for a term of twelve (12) years and eight
(8) months (the “Initial Term”) commencing on February 1, 2003 (the “Commencement Date”), and ending on September 30, 2015 (the “Termination Date”). 
  
 IN CONSIDERATION OF THE FOREGOING, and of the mutual promises, agreements, conditions, covenants and terms herein set forth,
the Landlord and the Tenant further covenant and agree as follows: 
  
 1. Commencement Date of Term: The term hereof shall commence on the Commencement Date as defined above. 
  
 2. Rent: 
  
 2.1 Fixed Rent: The Tenant hereby agrees to pay to the Landlord an aggregate rental for the Initial Term, in cash or check, lawful money
of the United States of America, payable in monthly installments as set forth on Schedule “C” annexed hereto, payable on the first day of each and every month, in advance, throughout the term of this Lease (hereinafter, “Fixed
Rent”), commencing February 1, 2003 (the “Rent Commencement Date”). The rent shall be paid at the office of the Landlord set forth above on this page, or at such other place as may hereafter be designated by the Landlord. Fixed Rent
shall be paid to the Landlord without notice or demand and without deduction, set-off or other charge, except as may otherwise be provided for herein. The total aggregate Fixed Rent for the Demised Premises over the Initial Term, subject as
aforesaid, is Twenty-Seven Million Two Hundred Ten Thousand 

  

 -5- 

 
Eight Hundred Fifty-Four and 15/100 Dollars ($27,210,854.15). The parking spaces are being provided to Tenant at no additional charge. 
  
 2.2 Except as otherwise specifically provided for herein,
any sums due the Tenant from the Landlord under any of the provisions of this Lease, or arising from or out of the Landlord’s failure to comply with, or perform any of the terms of this Lease, shall in all cases be enforced by Tenant by means
other than deduction from rent. No payment by Tenant or receipt by Landlord of a lesser amount than any payment of Fixed Rent or Additional Rent herein stipulated shall be deemed to be other than on account of the earliest stipulated such rent or
rents then due and payable. 
  
 2.3 If checks
issued by Tenant shall be dishonored a late charge shall apply and if checks are dishonored on two (2) or more occasions within any six (6) month period, Landlord may require, by giving written notice to Tenant that all future rental payments are to
be made by cash, cashier’s check, or money order, and that the delivery of Tenant’s personal or corporate check will no longer constitute a payment of rental as provided in this Lease. Any acceptance of personal or corporate check
thereafter by Landlord shall not be construed as a subsequent waiver of said rights except as to the check so accepted. 
  
 2.4 If any installment of rent or any sum due from Tenant, under this or any other agreement between Landlord and Tenant, shall not be
received by Landlord or Landlord’s designee from Tenant within ten (10) days after said amount is due, then Tenant shall pay to Landlord a late charge equal to five percent (5%) of the amount past due, plus any reasonable attorneys’ fees
incurred by Landlord by reason of Tenant’s failure to pay rent and/or other charge when due hereunder. Acceptance of such late charge by the Landlord shall in no event constitute a waiver of Tenant’s default with respect to such overdue
amount, nor prevent Landlord from exercising any of the other rights and remedies granted hereunder, unless accompanied by the applicable installment of rent or other sum due. The aforesaid late charge may be repeated each month that the same rent
or charge remains unpaid. 
  
 3. Additional Rent: 
  
 3.1 Tenant shall be fully responsible to pay as Additional
Rent hereunder all taxes, costs, charges, maintenance, and operational expenses associated with the Demised Premises together with all interest and penalties that may accrue thereon in the event of the Tenant’s failure to pay such amounts, and
all damages, costs and expenses which the Landlord may incur by reason of any default of the Tenant or failure on the Tenant’s part to comply with the terms of this Lease, except those specifically allocated to Landlord under Article 5 of this
Lease. Therefore, and without limitation, commencing at the Commencement Date, Tenant shall pay to Landlord sixty and forty one-hundredths percent (60.40%) of the total costs of the following items, herein called “Additional Rent”:

  
 A. All real estate taxes on the land, as more
fully described on Schedule “H” attached hereto and made a part hereof (the “Land”), site improvements and the Building (hereinafter collectively, the “Landlord’s Premises”). Said real estate taxes shall include
all real estate taxes and assessments that are levied upon and/or assessed against the Landlord’s Premises, including any taxes which may be levied on rents, except that as to assessments, Landlord shall elect to pay same over the longest
period permitted by law and only the current 

  

 -6- 

 
year’s installment, including interest, shall be added into Tenant’s calculation. In addition, Tenant shall reimburse Landlord for Landlord’s
reasonable costs incurred in appealing taxes and/or assessments on Landlord’s Premises, including reasonable legal fees, expert witness fees and other proper costs but Tenant will not be liable to pay a reimbursement in excess of any actual tax
savings resulting from such an appeal. If any such appeal is successful, any recovery net of such expenses shall be credited (proportionately) to Tenant’s obligation hereunder. Except during the final three (3) years of the then Term, Tenant
shall have the right to appeal tax assessments on the Landlord’s Premises at Tenant’s sole cost and expense (such costs, including, without limitation, reasonable counsel fees shall be reimbursed to Tenant from any tax refunds with the net
refunds to be credited pro rata to all tenants of Landlord’s Premises, including the Tenant); provided that if such appeal is unsuccessful or if it results in an increase in real estate taxes, Tenant shall bear all such costs, attorneys fees
and tax increases. Notwithstanding the foregoing, the foregoing taxes shall specifically exclude income taxes assessed against the Landlord, franchise taxes, estate taxes, sales taxes, corporate income taxes, capital stock taxes, employment benefit
taxes, social security taxes, worker’s compensation taxes, capital levy, succession, inheritance, or transfer taxes payable by the Landlord, corporate franchises, capital stock, loans and bonus taxes imposed upon any owner of the Land, any late
fees, penalties or interest with respect to the payment of any such taxes, and any income, profits or revenue tax. Landlord hereby agrees to pay all such taxes so as to include and obtain any applicable discount for early payment. 
  
 B. All premiums and deductible costs paid by Landlord for
the Landlord’s Premises only associated with Insurance (as described in Articles 11.3 and 11.4 below). 
  
 C. All costs to maintain, repair and replace common areas, parking lots, sidewalks, canopies, driveways, hallways and utility rooms, lines
and facilities and other common areas within the Land. There shall also be included any parking charges, utilities surcharges, or any other costs levied, assessed or imposed by, or at the direction of, or resulting from statutes or regulations, or
interpretations thereof, promulgated by any governmental authority in connection with the use or occupancy of the Demised Premises or the Parking Lot (as defined in Article 43 below) from and after the Commencement Date. Any and all such replacement
costs shall be amortized over the useful economic life of such improvements. 
  
 D. On or about the Rent Commencement Date, Landlord shall submit to Tenant a statement of the anticipated monthly Additional Rent for the period between the Rent Commencement Date, and the following December 31, and
Tenant shall pay this Additional Rent on a monthly basis concurrently with the payment of the Fixed Rent. Tenant shall continue to make said monthly payments until notified by Landlord of a change thereof. By March 1 of each calendar year
(commencing in 2004), Landlord shall use its best efforts to give Tenant a statement showing the total Additional Rent for the Landlord’s Premises for the prior calendar year, and for 2003 prorated from the Rent Commencement Date (an
“Operating Expense Statement”). 
  
 E.
In the event the total of the monthly payments which Tenant has made for the prior calendar year be less than the Tenant’s actual share of such Additional Rent, then Tenant shall pay the difference in a lump sum within thirty (30) days after
receipt of such statement from Landlord and shall concurrently pay the difference between the 

  

 -7- 

 
total previous monthly payments made in the then calendar year and the total of monthly payments calculated as Additional Rent based on the prior year’s
experience. Any overpayment by Tenant shall be credited towards the Fixed Rent and/or Additional Rent next coming due. The actual Additional Rent for the prior year shall be used for purposes of calculating the anticipated monthly Additional Rent
for the then current year with actual determination of such Additional Rent after each calendar year as above provided. Even though the term has expired and Tenant has vacated the Demised Premises, when the final determination is made of
Tenant’s share of said Additional Rent for the year in which this Lease terminates, Tenant shall pay any increase due over the estimated Additional Rent previously paid within thirty (30) days after demand, and, conversely, any overpayment made
shall be immediately rebated by Landlord to Tenant within thirty (30) days after such notice to Tenant, and this provision shall survive termination for said purpose. Failure of Landlord to submit Operating Expense Statements to Tenant as called for
herein within six (6) months after the end of any applicable lease year or one (1) year from the expiration of the Initial Term, or any renewal term, as the case may be, shall be deemed to be a waiver of Tenant’s requirement to pay sums as
herein provided. In addition, Tenant shall not be responsible or liable for the payment of any amount which should have been included in an Operating Expense Statement as Additional Rent for a particular calendar year that was not so included.

  
 F. Each Operating Expense Statement shall be
conclusive and binding upon Tenant unless, within one hundred twenty (120) days after receipt of such Operating Expense Statement, Tenant shall notify Landlord that it disputes the correctness of the Operating Expense Statement, specifying the
particular respects in which said Operating Expense Statement is claimed to be incorrect. Tenant, or an independent certified public accountant who is hired by Tenant on a noncontingency fee basis and who offers a full range of accounting services,
shall have the right, during regular business hours, to review Landlord’s invoices relating to the disputed items of operating expenses for the immediately preceding lease year; or at Landlord’s sole discretion and in lieu of such review,
Landlord will provide Tenant with an audited statement. Tenant shall (and shall cause its employees, agents and consultants to) keep the results of any such review or audited statement strictly confidential. If such review or audited statement shows
that the estimated payments by Tenant on account of operating expenses exceeded the amounts to which Landlord is entitled hereunder for the immediately preceding lease year, Landlord shall credit or refund the amount of such excess as provided
herein. In addition, if the Operating Expense Statement overstated the actual operating expenses by five percent (5%) or more, then Landlord shall pay to Tenant the reasonable and necessary fees and costs associated with such audit. If Tenant shall
dispute an Operating Expense Statement, pending the determination of such dispute, Tenant shall pay the estimated payments claimed by Landlord to be due from Tenant on account of operating expenses in accordance with the applicable Operating Expense
Statement, without prejudice to Tenant’s position. All costs and expenses of such review or audited statement shall be paid by Tenant except as otherwise specifically provided for in this Section 3.1 F. If Tenant does not notify Landlord in
writing of any objection to any Operating Expense Statement within one hundred twenty (120) days after receipt thereof, then Tenant shall be deemed to have waived such objection. 
  
 3.2 Anything in Section 3.1 to the contrary notwithstanding, Additional Rent shall not include: (i)
depreciation on the Building or the parking facilities or equipment therein; (ii) salaries of employees and executives above the grade of building manager; (iii) real estate broker’s and/or leasing commissions to agents of Landlord or to other

  

 -8- 

 
persons or brokers; (iv) expenditures for capital improvements except as specifically provided for above in Article 3.1(c) above; provided, however, that in
no event shall Tenant be responsible for contributing to the cost of any structural, foundation and/or roof repair or replacement; (v) amounts received by Landlord through proceeds of insurance to the extent the proceeds are compensation for
expenses which were previously included in Additional Rent hereunder; (vi) cost of repairs incurred by reason of fire or other casualty to the extent to which Landlord is compensated therefor through proceeds of insurance or would be compensated by
any insurance required to be maintained by Landlord hereunder, or caused by the exercise of the right of eminent domain (except for the amount of deductibles); (vii) advertising and promotional expenditures; (viii) legal fees for disputes with
tenants and legal and auditing fees, other than legal and auditing fees reasonably incurred in connection with the maintenance and operation of the Building or in connection with the preparation of statements required pursuant to additional rent or
lease escalation provisions; (ix) costs incurred in performing work or furnishing services for individual tenants (including this Tenant) at such tenant’s expense or at Landlord’s expense; (x) legal fees for the negotiation or enforcement
of any leases, collection costs or bad debt expenses related to other tenants, or in connection with any debt or equity financing or sale of the Building or Landlord’s Premises; (xi) any costs or expenses legally required to be incurred by
Landlord to bring the Parking Lot and access to the Building into compliance with the Americans With Disabilities Act of 1990, as amended and regulated as of the Commencement Date, and cost of compliance with all laws in effect as of the
Commencement Date; (xii) expenses of relocating or moving tenants and of leasing to and processing new tenants, including lease concessions; (xiii) expenses resulting from any violations by the Landlord or any tenant of the terms of any lease in the
Building; (xiv) costs of performing any clean-up relating to environmental conditions or affecting the Building or Landlord’s Premises prior to the Commencement Date or as otherwise provided for herein; (xv) depreciation or amortization of any
improvements or equipment; (xvi) principal or interest payments on loans secured by mortgages on the Building or on the Landlord’s Premises; (xvii) any costs for services rendered by any person or entity related to or affiliated with Landlord
which is in excess of commercially reasonable rates for such services; (xviii) penalties, interest and bad debts; (xix) any obligations under any mortgage, ground lease or other debt affecting the Landlord’s Premises; and (xx) the cost of
installation or furnishing any utility service to other space in the Building not leased to Tenant. 
  
 4. Repairs and Maintenance Obligations of Tenant: 
  
 4.1 The Tenant has examined the Demised Premises and has entered into this Lease without any representation on the part of the Landlord as
to the present or future condition thereof, except as may be expressly set forth herein, and shall accept the Demised Premises in “as is” condition upon Substantial Completion of the Landlord Improvements. 
  
 4.2 The Tenant shall, at all times during the term of this
Lease or any renewals thereof, at its sole expense, put and maintain in thorough repair and in good and safe condition, and shall make all necessary repairs, replacements, renewals, alterations, ordinary and extraordinary, to the Demised Premises
and to the equipment, appurtenances, pipes, plumbing systems, HVAC systems, electrical systems, interior finishes, interior partitions, ceilings, window glass, fixtures, and all other appliances and appurtenances exclusively serving the Demised
Premises, other than that which constitutes a latent defect in the Landlord Improvements. 
  

 -9- 

 4.3 All repairs and replacements shall be in quality and class at least equal to the
original work. After an Event of Default (as hereinafter defined) with respect to making such repairs or replacements, the Landlord may, but shall not be required to, make such repairs and replacements for the Tenant’s account, and the expense
thereof shall constitute and be collectible as Additional Rent, payable within thirty (30) days of written demand. 
  
 4.4 The Tenant shall maintain all portions of the Demised Premises in a clean and orderly condition, free of dirt, rubbish, and unlawful
obstructions. 
  
 4.5 The Landlord shall not be
required to furnish any services or facilities or to make any repair or alteration in or to the Demised Premises, except as hereinbefore or hereinafter set forth. The Tenant hereby assumes the full and sole responsibility for the condition,
operation, repair, maintenance, and management of the Demised Premises, subject to Landlord’s obligations to clean up or otherwise respond to any environmental conditions existing as of the Commencement Date or otherwise not the responsibility
of Tenant under Article 10. 
  
 4.6 In case any
dispute shall arise at any time between the Landlord and the Tenant as to the standard of care and maintenance of the Demised Premises, such dispute shall be determined by arbitration before a licensed architect or real estate broker, mutually
agreed upon by Landlord and Tenant; provided that if the requirement for making repairs or replacements is imposed by any governmental authority or the holder of any mortgage to which this Lease is subordinate, then such requirement for repairs or
replacements shall be complied with by the Tenant, provided that Tenant shall also have the right to dispute or contest the validity, application, or reasonableness of any governmental requirement and the Landlord shall afford to the Tenant
reasonable cooperation in this connection. 
  
 4.7 Anything in this Article 4 to the contrary notwithstanding, the foregoing provisions shall not apply to any environmental matters, which are specifically addressed in Article 10 below. 
  
 5. Repairs and Maintenance Obligations of Landlord: 
  
 5.1 The Landlord shall make all repairs, replacements,
alterations or renewals and perform all maintenance to all structural parts of the Landlord Improvements at Landlord’s expense, which shall include exterior walls, structural steel, foundations, roof, pipes, plumbing systems, HVAC systems,
electrical systems, interior finishes (if any), interior partitions, ceiling, window glass, fixtures, appliances, landscaped areas, parking and loading areas, common areas, sidewalks and curbs, exterior stairs for ingress and egress, site drainage
facilities, dock seals and/or dock shelters and loading doors which were installed by Landlord as part of the Landlord Improvements. All other repairs, replacements, alterations or renewals and maintenance other than to Landlord Improvements,
including, without limitations, snow and ice removal from parking, loading, and sidewalk areas shall be performed by Landlord as a common expense of all tenants of Landlord’s Premises and Tenant shall pay its proportionate share of such costs.
Any repairs to the foregoing areas resulting from the negligence or wrongful act or omission of Tenant or its agents, employees, contractors, subtenants and/or invitees shall be at the sole cost of the Tenant and shall be Additional Rent unless such
is reimbursable by insurance 

  

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coverage required hereunder. At Landlord’s option, routine maintenance to be paid as a common expense of all tenants of Landlord’s Premises, and
contributed to by Tenant as Additional Rent, may include, without limitation, all items noted in Schedule “E” annexed hereto and made a part hereof. 
  

5.2 Landlord shall not be in default under this lease for any failure to make such repairs or to perform any maintenance unless
Landlord shall fail to cure said default within thirty (30) days after notice of said default by Tenant, or in the case of a default not susceptible of a cure within thirty (30) days, if Landlord shall fail to commence a cure within thirty (30) days
and diligently complete such cure within a reasonable time. Notwithstanding the foregoing, if Tenant’s personnel cannot reasonably perform their functions in the Demised Premises as a result of Landlord’s default which materially and
adversely impairs the use of the Demised Premises (such being a “Shut-Down Condition”), Tenant may serve written notice upon the Landlord of such Shut-Down Condition. Landlord shall have one (1) business day to commence necessary repairs
and to diligently prosecute such repairs to a conclusion. If Landlord defaults in its obligation, Tenant shall have the self-help rights afforded under Section 13.1. Further, in the event a Shut-Down Condition persists for more than thirty (30)
days, Fixed Rent and Additional Rent shall abate until the Shut-Down Condition has been remedied so as to permit Tenant’s personnel to reasonably perform their functions in the Demised Premises. 
  
 5.3 Tenant shall promptly report in writing to Landlord any
defective condition known to Tenant which Landlord is required to repair. 
  
 5.4 The Landlord agrees that the Demised Premises shall be delivered to the Tenant in clean and first class condition and with all of the Landlord Improvements listed on Schedule “B” substantially completed
by no later than the “Substantial Completion Date” (as hereinafter defined). After the Substantial Completion Date, Landlord shall within a reasonable time finish any punch list items regarding Landlord’s Improvements which remain
outstanding, and if Landlord fails to do so, then Tenant shall have the right to complete such items and may resolve such dispute pursuant to the arbitration process described in Section 4.6 above. 
  
 5.5 Notwithstanding the above, Landlord will be responsible
for all costs incurred to remedy defects in the original design and construction of the Landlord Improvements, including any repair, restoration, capital improvements or maintenance to Landlord Improvements (but not to Tenant Improvements) due to
defects in design or construction of the Landlord Improvements, cleanup of or other response to environmental conditions existing at the Commencement Date and which are not caused by Tenant, and such shall NOT constitute Additional Rent hereunder.

  
 6. Utilities and Personal Property Taxes: 
  
 6.1 Tenant shall pay for all water, gas, heat, light, power,
sewer charges, telephone service, fire alarm monitoring and all other services and utilities supplied to the Demised Premises (including, without limitation, exterior lighting provided for the exclusive use of the Demised Premises), together with
any taxes thereon. 
  
 6.2 In the event the
Demised Premises are connected to public utilities by means of lines passing through the Landlord’s property outside the Demised Premises, it shall 

  

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be the Landlord’s responsibility to maintain said lines as a common expense of all tenants of Landlord’s Premises provided however that
Landlord’s responsibility shall not extend further than to repair any breaks or obstructions in said lines with reasonable dispatch after being advised of same, and to refrain from any negligent or willful action to cause any such break or
obstruction. Tenant’s repair responsibility in respect to any such lines shall be limited to their entry into the Demised Premises. In no event shall Landlord be responsible for any interruption of service of any utility to the Landlord’s
Premises occurring by reason of any act or condition unless caused by the gross negligence or willful misconduct of Landlord. 
  
 6.3 Tenant shall pay, or cause to be paid, before delinquency, any and all taxes levied or assessed and which become payable during the
term hereof upon all Tenant’s leasehold improvements, equipment, furniture, fixtures, and any other personal property belonging to Tenant and located on the Demised Premises. In the event any or all of the Tenant’s leasehold improvements,
equipment, furniture, fixtures and other personal property shall be assessed and taxed with the real property, Tenant shall pay to Landlord such taxes applicable to Tenant’s property within thirty (30) days after delivery to Tenant by Landlord
of a statement in writing setting forth the amount of such taxes applicable to Tenant’s property. 
  
 6.4 Notwithstanding the foregoing in this Article 6, Tenant shall have the right to utilize services of an alternative utility service
provider (“ASP”) (including a provider of telecommunication services) rather than the primary utility providers servicing the Building as of the date of Tenant’s execution of this Amendment. Tenant acknowledges and agrees that all
utility services desired by Tenant pursuant to this paragraph shall be ordered and utilized at the sole expense of Tenant. Tenant agrees that to the extent service by ASP is interrupted, curtailed, or discontinued for whatever reason, Landlord shall
have no obligation or liability with respect thereto. 
  
 7.
Glass, Damage by Tenant: 
  
 7.1 In case of the
destruction of or any damage to the glass in the Demised Premises, or the destruction of or damage of any kind whatsoever to the Demised Premises, the Tenant shall repair the said damage or replace or restore any destroyed parts of the Demised
Premises, as speedily as possible, at the Tenant’s own cost and expense. Notwithstanding the foregoing, if any such damage is covered by insurance maintained under Sections 11.3 and 11.4 below, then Landlord hereby agrees to file and pursue in
good faith a claim with the insurance company with respect to such damage and reimburse Tenant with respect to the proceeds arising from such claim. Notwithstanding the foregoing, Tenant shall have no such repair requirement to the extent such
damage or destruction is reimbursable under the insurance required in Section 11.3 below and the provisions of this Section 7.1 shall be subject to the waiver of subrogation provision in Section 11.9 below. 
  
 8. Use of Premises: 
  
 8.1 The Demised Premises shall be used and occupied only for
all uses in connection with Tenant’s disaster recovery operation and related business, including disaster recovery services, data storage, continuity services, employee educational programs, general office purposes, conference rooms, employee
training facilities, computer facilities, remote computer testing facilities, employee kitchens and other legally permitted uses consistent with 

  

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the characteristics of similar first-class facilities (the “Permitted Use”), and may not be used for any other business or enterprise or in any
manner other than as authorized by this Article 8 without Landlord’s prior written consent. Landlord’s consent to any other lawful use which complies with the provisions of this Article 8 of this Lease shall not be unreasonably withheld or
delayed or conditioned; provided, however, that Tenant’s sole remedy with respect to any assertion that Landlord’s failure to timely consent to a change of use was unreasonable shall be to seek equitable relief (including, without
limitation, specific performance and/or injunctive relief), and Tenant shall have no damage claim against Landlord as a result of Landlord’s actions in refusing to consent on a timely basis thereto (except as provided in Section 51.1 below).

  
 8.2 Tenant shall not use, or suffer or permit
the use of the Demised Premises or any part thereof: (A) which would violate any certificate of occupancy for the Demised Premises, or any of the covenants, agreements, terms, provisions and conditions of this Lease, or for any unlawful purposes or
in any unlawful manner, and (B) to be used in any manner, or anything to be done therein, or suffer or permit anything to be brought into or kept in the Demised Premises which shall in any way materially and adversely impair or interfere with the
proper and economic heating, cleaning, air conditioning or other servicing of the Demised Premises, or materially and adversely impair or interfere with the use of any of the other areas of the Landlord’s Premises. 
  
 8.3 If any governmental license or permit, including,
without limitation, a certificate of occupancy shall be required for the proper and lawful conduct of Tenant’s business or other activity carried on in the Demised Premises, Tenant, at Tenant’s expense, shall duly procure and thereafter
maintain such license. Tenant shall provide a copy thereof to Landlord. Tenant, at Tenant’s expense, shall, at all times, comply with the terms and conditions of each such license or permit. 
  
 8.4 Tenant shall not do, nor permit to be done, anything
outside of the Permitted Use which will cause a cancellation or non-renewal of any insurance policy covering said Demised Premises, or otherwise render the Demised Premises uninsurable. 
  
 8.5 Tenant shall not: (A) use or allow the Demised Premises to be used for any unlawful purpose, and (B)
cause, maintain or permit any nuisance in, on or about the Demised Premises. 
  
 8.6 Tenant shall not commit or allow to be committed any waste in or upon the Demised Premises. 
  
 8.7 Tenant shall: (a) not use the Demised Premises or permit anything to be done in or about the Demised Premises, which will materially
conflict with any applicable law, statute, ordinance or governmental rule or regulation now in force or which may hereafter be enacted or promulgated; and (b) at its sole cost and expense, promptly comply in all material respects with all applicable
laws, statutes, ordinances and regulations now in force or which may hereafter be in force and with the requirements of any board of fire underwriters or other similar bodies now or hereafter constituted relating to or affecting the condition, use
or occupancy of the Demised Premises. The final, unappealable judgment of any court of competent jurisdiction that Tenant has (or has not) violated any law, statute, ordinance or regulation, or amendment thereto, or judicial decision, shall be
conclusive of that fact as between the Landlord and Tenant. 
  

 -13- 

 8.8 Tenant’s Standard Industry Classification Number is 7379 [Computer Related
Services]. The Tenant shall not use or permit the Demised Premises to be used as an Industrial Establishment as defined as of the date of this Lease by the Industrial Site Recovery Act, N.J.S.A. 13:1K-6 et seq., without Landlord’s prior written
consent. No bio-hazardous items shall be stored, used, generated or disposed of at the Demised Premises other than in compliance with applicable laws. 
  
 9. Alterations and Improvements: 
  
 9.1 Landlord understands that Tenant will be making substantial improvements to the interior of the Demised Premises including, but not
limited to, partitions, dropped ceilings, conduit, raised flooring, electrical systems, fire sprinkler systems, heating, ventilating and air-conditioning systems, and other improvements necessary or desirable to prepare the Demised Premises for
Tenant’s initial occupancy thereof (the “Initial Tenant Improvements”). The Initial Tenant Improvements shall consist of all improvements made to the Demised Premises up to and including the date on which Tenant obtains its final
Certificate of Occupancy for the Demised Premises. The Initial Tenant Improvements and all other improvements constructed or installed by Tenant throughout the Lease Term shall be collectively referred to as the “Tenant Improvements.” As
of the Termination Date or such earlier date as Tenant’s right of possession is terminated under this Lease, the Tenant shall at its sole cost and expense remove all Tenant Improvements (except as otherwise provided herein) and shall restore
the Landlord’s Premises to the condition it was in prior to the installation of the Tenant Improvements, subject to ordinary wear and tear due to passage of time and normal use, and damage by casualty. If Landlord, at the time Landlord consents
to additions, improvements, alterations or installations, advises Tenant that such removal will not be required, then such Tenant Improvements to the Demised Premises, except Tenant’s movable fixtures and furniture, shall become the property of
Landlord and shall remain upon, and be surrendered with, said Demised Premises, as a part thereof, at the end of said term or renewal term, as the case may be. Notwithstanding the foregoing, the parties agree that the Initial Tenant Improvements
consisting of (A) the second floor mezzanine of approximately 17,874 square feet, (B) the conduits and the wiring therein from the public right of way to the Demised Premises, and (c) the conduits and wiring therein running from the Building to the
building located at 777 Central Boulevard, shall not be removed at the Termination Date and shall become the sole property of the Landlord from and after the Termination Date. 
  
 9.2 Tenant may not make structural alterations, additions or improvements to the Demised Premises
(“Structural Alterations”) without the consent of the Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Landlord will review and consent or object in writing to Tenant’s submission of Tenant’s
plans for structural alterations within ten (10) days of receipt thereof. Landlord’s failure to respond within ten (10) days shall operate as a refusal of consent. Landlord’s consent shall not be required for nonstructural alterations,
additions or improvements to the Demised Premises (“Nonstructural Alterations”); however, Tenant may at its option submit to Landlord Tenant’s plans and specifications for Nonstructural Alterations in order to determine whether
Landlord upon termination of this Lease will require Tenant to remove such Nonstructural Alterations. Tenant’s Structural Alterations and Nonstructural Alterations are sometimes hereinafter referred to as “Alterations”. In the event
Landlord does not consent to the Tenant’s plans for Structural 

  

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Alterations, Landlord shall specifically inform Tenant of the reason for denial of such consent. Any work undertaken by Tenant shall be performed in
compliance with all applicable codes and standards including, but not limited to, the New Jersey Uniform Construction Code. 
  
 9.3 Landlord and Tenant have approved the Landlord Specifications. Any material changes made to the Landlord Specifications by Landlord
shall be subject to the approval of Tenant, which approval shall not be unreasonably withheld or delayed. Landlord covenants that all warranties contained in the construction contracts entered into by Landlord in connection with the Landlord
Improvements in the Demised Premises shall be assigned to Tenant not later than the Commencement Date, or if not, will be enforced by Landlord at Tenant’s request. 
  
 9.4 Tenant, at Tenant’s sole cost and expense, shall prepare all necessary plans and specifications for
the design and construction of the Initial Tenant Improvements. The Initial Tenant Improvements shall be built and completed with reasonable diligence substantially in accordance with Tenant’s plans and specifications (the “Tenant
Plans”). The Tenant Plans shall be subject to review and approval by Landlord, which approval Landlord shall not unreasonably delay or withhold or condition, and which shall be deemed approved if Landlord has not responded to Tenant within ten
(10) days after submission thereof by Tenant to Landlord. Any material changes by Tenant to the Tenant Plans, once approved by Landlord, shall likewise be subject to review and approval by Landlord, which approval Landlord shall not unreasonably
delay or withhold or condition, and which shall be deemed approved if Landlord has not responded to Tenant within ten (10) days after submission thereof by Tenant to Landlord. Tenant shall cause the construction and installation of the Initial
Tenant Improvements to be in compliance with the approved Tenant Plans. 
  
 9.5 Landlord shall proceed, with due diligence and in a continual manner, to cause the Landlord Improvements (as defined in Schedule “B”, “Landlord Specifications, “ attached hereto and made a part
hereof) to be constructed in a good and workmanlike manner, in compliance with all applicable laws, ordinance and regulations, and to be “Substantially Completed” prior to the Substantial Completion Date (as hereinafter defined). The
“Substantial Completion Date” of the Landlord Improvements shall be no later than October 6, 2002, subject to a Force Majeure Event (as hereinafter defined) and extensions due to delays caused by the Tenant from and after the date hereof.
Landlord shall notify Tenant of the Substantial Completion Date, which shall be the date when the Landlord has so completed the Landlord Improvements that Tenant is permitted to enter the Landlord’s Premises to commence construction of the
Initial Tenant Improvements, with appropriate means of ingress and egress to the site, in a manner that shall not materially impair Tenant’s ability to diligently construct the Initial Tenant Improvements. From and after the Substantial
Completion Date, Landlord shall permit Tenant reasonable access to the Building for the construction of the Initial Tenant Improvements. Such access shall be at Tenant’s own risk, shall not interfere or delay completion of the Landlord
Improvements by Landlord, and shall be only after Tenant has obtained and delivered the insurance required under this Lease. Landlord and Tenant agree to cooperate during the construction of the Landlord Improvements and the Initial Tenant
Improvements, to coordinate the scheduling of such work and to keep each other informed as to their respective progress. Not less than five (5) business days prior to the Substantial Completion Date, Landlord shall furnish Tenant with a detailed
punch list of items, which, in Landlord’s judgment, will not be completed by the Substantial Completion Date (i.e., paving, curbs, landscaping, etc.) 

  

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(“Landlord’s Punch List”), and which will NOT materially or adversely interfere with the Tenant’s construction of the Initial Tenant
Improvements by reason of the non-completion of such Landlord Improvements. Tenant shall have the right to supplement such punch list of items for a period of sixty (60) days after the Substantial Completion Date (“Tenant’s Punch
List”). Following the Substantial Completion Date, Landlord shall use all reasonable efforts to complete Landlord’s Punch List and Tenant’s Punch List in a timely manner but in all events not later than ninety (90) days after the
Substantial Completion Date, subject to any long lead items that may appear on Tenant’s Punch List. 
  
 Subject to any delays caused by the Tenant after the effective date of this Lease, if: (A) the Substantial Completion Date does not occur
by November 5, 2002, or if the aggregate Punch List items are not Substantially Completed within ninety (90) days thereafter (i.e., on or before February 3, 2003), irrespective of any Force Majeure Event, then Fixed Rent and Additional Rent due, if
any, from and after the Rent Commencement Date shall be abated on a one (1) day for each full or partial day of delay basis; and (B) subject to any Force Majeure Event, the Substantial Completion Date does not occur by December 22, 2002, or if the
aggregate Punch List items are not Substantially Completed by within ninety (90) days thereafter (i.e., on or before March 22, 2003), then Fixed Rent and Additional Rent from and after the Rent Commencement Date shall be abated in an amount equal to
two times Fixed Rent plus the Additional Rent on a one (1) day for each full or partial day of delay basis. 
  
 9.6 At all times prior to the Substantial Completion Date, Tenant, at its option, upon reasonable prior notice, shall have the right to
enter upon the Demised Premises to inspect the Building and the Landlord Improvements, for the purpose of determining that the construction of the Landlord Improvements is proceeding in substantial accordance with the Landlord Specifications,
provided that such inspections shall not unreasonably interfere with or cause any delay of the activities of Landlord. 
  
 9.7 At all times prior to the completion of construction and installation of the Initial Tenant Improvements, Landlord, at its option,
upon reasonable prior notice, shall have the right to enter upon the Demised Premises to inspect the Building and the Initial Tenant Improvements, for the purpose of determining that the construction of the Initial Tenant Improvements is proceeding
in substantial accordance with the Tenant Plans and the terms of this Lease, provided that such inspections shall not unreasonably interfere with or cause any delay of the activities of Tenant or its agents or contractors in or on the Demised
Premises. 
  
 9.8 In addition to the other
provisions set forth in this Paragraph 9, Landlord and Tenant agree that: (i) each shall require all contractors retained by it to indemnify and hold harmless Landlord and Tenant to the maximum extent permitted by law, to comply with all safety
rules and regulations including, but not limited to OSHA regulations, and take all safety measures reasonably required to protect Landlord and Tenant and their respective agents, contractors and employees from injury or damage caused by or resulting
from the performance of the construction of the Landlord Improvements and/or the Initial Tenant Improvements; (ii) all construction contracts in connection with the Landlord Improvements and/or the Initial Tenant Improvements shall contain
provisions that obligate the contractors to: (a) carry public liability and property damage insurance with a combined single limit of not less than $5,000,000.00; and (b) carry workmen’s compensation insurance in compliance with New Jersey law.

  

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 9.9 The review and approval (when applicable) by Tenant of the Landlord Specifications is
solely for the benefit of Tenant, and, in reviewing and approving the same, Tenant assumes no liability for the design of the Landlord Improvements or the adequacy thereof, nor shall such review or approval by Tenant release Landlord from any
obligation or liability in respect thereof. 
  
 9.10 The review and approval by Landlord of the plans and specifications for the Tenant Improvements is solely for the benefit of Landlord, and, in reviewing and approving the same, Landlord assumes no liability for the design of the Tenant
Improvements or the adequacy thereof, nor shall such review or approval by Landlord release Tenant from any obligation or liability in respect thereof. 
  
 9.11 Upon Tenant’s request, from time to time and in any event upon Substantial Completion of the Landlord Improvements, Landlord
shall promptly submit to Tenant the current copies of any and all plans, specifications and/or working drawings relative to the Landlord Improvements which have not been previously submitted to Tenant pursuant to other provisions of this Lease. Upon
Landlord’s request, from time to time and in any event upon final completion of the Initial Tenant Improvements, Tenant shall promptly submit to Landlord then current copies of any and all plans, specifications and/or working drawings relative
to the Tenant Improvements which have not been previously submitted to Landlord pursuant to other provisions of this Lease. Landlord will not impose any fee for review or approval of the plans for the Tenant Improvements. Landlord will not impose
any fees for construction, supervision, or plan review unless Landlord is acting as the general contractor. 
  
 9.12 Neither party shall, at any time prior to or during the Term, directly or indirectly employ or permit the employment of, any
contractor, mechanic or laborer in the Demised Premises if such employment would interfere or cause any conflict with other contractors, mechanics or laborers engaged in the construction, maintenance or operation of the Demised Premises. In the
event of such interference or conflict, each party, upon demand of the other, shall cause all contractors, mechanics or laborers causing such interference or conflict to leave the Demised Premises immediately. 
  
 9.13 Tenant shall, in connection with the construction and
installation of the Initial Tenant Improvements, comply with all applicable laws, ordinances, rules and regulations and shall, with Landlord’s assistance as may be required, obtain all permits and approvals required or necessary thereunder in
order for Tenant to perform the Initial Tenant Improvements. Landlord shall, in connection with the construction and installation of the Landlord Improvements, comply with all applicable laws, ordinances, rules and regulations and shall obtain all
permits and approvals required or necessary thereunder in order for Landlord to perform the Landlord Improvements. 
  
 9.14 If, because of any acts or omission of Tenant or anyone claiming through or under Tenant, any mechanic’s or materialmen’s
notice of intention or mechanic’s or materialmen’s or other lien or order for the payment of money shall be filed against the Demised Premises, the Landlord’s Premises, or against Landlord (whether or not such lien or order is valid
or enforceable as such), Tenant shall, at Tenant’s own cost and expense, cause the same to be canceled and discharged of record or bonded off within forty-five (45) days after the date of filing thereof, and shall also indemnify and save
harmless Landlord from and against any and all 

  

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costs, expenses, claims, losses or damages, including reasonable counsel fees, resulting therefrom or by reason thereof. If, because of any acts or omission
of Landlord or anyone claiming through or under Landlord, any mechanic’s or materialmen’s notice of intention or mechanic’s or materialmen’s or other lien or order for the payment of money shall be filed against the Demised
Premises, the Landlord’s Premises, or against Tenant (whether or not such lien or order is valid or enforceable as such), Landlord shall, at Landlord’s own cost and expense, cause the same to be canceled and discharged of record or bonded
off within forty-five (45) days after the date of filing thereof, and shall also indemnify and save harmless Tenant from and against any and all costs, expenses, claims, losses or damages, including reasonable counsel fees, resulting therefrom or by
reason thereof. 
  
 10. Laws and Ordinances: 
  
 10.1 The Tenant shall promptly execute and materially comply
with the statutes, ordinances, rules, orders, regulations and requirements of the Federal, State and Municipal governments and of any and all their departments and bureaus applicable to the Demised Premises for the correction, prevention and
abatement of nuisances, violations or other grievances in, upon or connected with said Demised Premises during said term, arising from, incident to, or connected with the use and occupation of the Demised Premises by the Tenant. The Tenant shall
also promptly materially comply with and execute all rules, orders and regulations of the Board of Fire Underwriters for the prevention of fires, at its own cost and expense, arising from, incident to or connected with the use and occupation of said
premises by the Tenant. 
  
 10.2 The Landlord
shall promptly execute and materially comply with the statutes, ordinances, rules, orders, regulations and requirements of the Federal, State and Municipal governments and of any and all their departments and bureaus applicable to the
Landlord’s Premises (exclusive of the Demised Premises after the Commencement Date), for the correction, prevention and abatement of nuisances, violations or other grievances in, upon or connected with said Landlord’s Premises (exclusive
of the Demised Premises after the Commencement Date), during said term. The Landlord shall also promptly comply with and execute all rules, orders and regulations of the Board of Fire Underwriters for the prevention of fires, at its own cost and
expense, arising from, incident to or connected with the use and occupation of Landlord’s Premises (exclusive of the Demised Premises). 
  
 10.3 Tenant shall, at Tenant’s own expense, materially comply with the Industrial Site Recovery Act, N.J.S.A. 13:1K-6 et seq. and
with the Spill Compensation and Control Act (N.J.S.A. 58:10-23-11 et seq.) (“the Acts”) and all regulations promulgated pursuant to the Acts, but solely to the extent that the requirements of the Acts become applicable to the Demised
Premises as a result of Tenant’s acts or omissions thereat from and after the Commencement Date. Tenant shall, at Tenant’s own expense, provide all information within Tenant’s control requested by Landlord or the Bureau of Industrial
Site Evaluation for the preparation of submissions, declarations, reports and plans pursuant to the Acts. If the New Jersey Department of Environmental Protection (DEP) shall determine that a clean-up plan or Remedial Action Work plan must be
prepared and that a clean-up must be undertaken because of any spills or discharges of hazardous substances or wastes caused by Tenant or other parties under Tenant’s authority or control at the Demised Premises which occur during any period
when Tenant is or was an occupant, then Tenant’s obligations under the preceding sentence shall apply 

  

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solely to the extent necessary to address the spills or discharges caused by Tenant or other parties under Tenant’s control and shall not extend to any
spills or discharges caused by others and Tenant shall, at Tenant’s own expense, prepare and submit the required plans and carry out the approved plans. Tenant shall indemnify, defend and save the Landlord harmless from all fines, suits,
procedures, claims and actions of any kind from third parties arising out of or in any way connected with any spills or discharges of hazardous substances or wastes to the extent caused by the Tenant or other parties under Tenant’s authority or
control at the Landlord’s Premises which occur during the term of Tenant’s occupancy. Tenant reserves the right to contest the applicability of the Acts to Tenant or any DEP determinations or requirements. 
  
 10.4 Landlord shall, at Landlord’s own expense,
materially comply with the Acts and all regulations promulgated pursuant to the Acts to the extent that the requirements of the Acts become applicable to the Landlord’s Premises with respect to existing conditions prior to the Commencement Date
or otherwise resulting from Landlord’s acts or omissions from and after the Commencement Date thereat. Landlord shall, at Landlord’s own expense, provide all information within Landlord’s control requested by Tenant or the Bureau of
Industrial Site Evaluation for the preparation of submissions, declarations, reports and plans pursuant to the Acts. If the New Jersey Department of Environmental Protection (DEP) shall determine that a clean-up plan or Remedial Action Work plan be
prepared and that a clean-up be undertaken because of any spills or discharges of hazardous substances or wastes caused by the Landlord or other parties under Landlord’s authority or control at the Landlord’s Premises which occur during
any period when Tenant was an occupant, then Landlord shall, at Landlord’s own expense, prepare and submit the required plans and carry out the approved plans. Landlord shall indemnify, defend and save the Tenant harmless from all fines, suits,
procedures, claims and actions of any kind arising out of or in any way connected with any spills or discharges of hazardous substances or wastes solely to the extent such spill or discharge existed prior to the Commencement Date and/or were caused
by the Landlord or other parties under Landlord’s authority or control at the Landlord’s Premises which occur during the term of Tenant’s occupancy. Landlord reserves the right to contest the applicability of the Acts to Landlord or
any DEP determinations or requirements. 
  
 10.5
The provisions of this Article 10 shall survive the termination or earlier expiration of this Lease. 
  
 11. Insurance: 
  
 11.1 During the construction of the Landlord Improvements and the Tenant Improvements (the “Construction Phase”), in addition to
the insurance coverage required to be maintained under Article 9.9 above, Landlord shall maintain builder’s risk insurance for the full replacement cost of the Landlord Improvements at Landlord’s sole cost and expense and not as Additional
Rent, and Tenant shall maintain builder’s risk insurance for the full replacement cost of the Tenant Improvements at Tenant’s sole cost and expense. 
  

11.2 At all times from and after the Commencement Date, and during the full term, the Tenant shall maintain, at its sole cost and
expense, general public liability insurance against claims for personal injury, death or property damage, under a policy of commercial general public liability insurance, with such limits as may reasonably be requested by the Landlord from time to
time, but not less than Five Million ($5,000,000.00) Dollars 

  

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Combined Single Limit (“CSL”) in respect of bodily injury and property damage. A combination of General Liability Coverage and Umbrella Liability
Coverage is acceptable to comply with this limit. 
  
 11.3 At all times subsequent to the Construction Phase of the Demised Premises and during the full Lease Term, the Landlord as a common expense of all tenants of Landlord’s Premises, shall carry for the benefit of Landlord and Tenant,
property insurance, business interruption insurance for loss of rents, and flood insurance in an amount equal to the full replacement value of the Building, including the replacement value of the Tenant Improvements, and not less than the
requirements of any mortgagee holding a mortgage on the Premises. Tenant shall pay its proportionate share of the cost of said insurance covering the Landlord’s Premises and Improvements excluding the Tenant Improvements and shall pay one
hundred (100%) percent of the cost of the insurance covering the Tenant Improvements, payable in advance at the commencement of the insurance policy year. Allocation of the cost for Tenant Improvements shall be based upon their replacement value as
shall be accurately and reasonably stated by Tenant. Landlord, its Mortgagee and Tenant shall be named as insureds thereunder, as their respective interests may appear, and the Landlord and its mortgagee shall be named loss payee, as their
respective interests may appear. Tenant may elect to carry for the benefit of Landlord, its Mortgagee and Tenant any of the insurance coverages described in this paragraph applicable to the Demised Premises, or to the Tenant’s rental, or to
fixtures, furnishings, equipment, improvements and other property owned by the Tenant and located at or in or affixed to Landlord’s Premises at its own cost and expense. Tenant shall provide Landlord with at least thirty (30) days’
advanced written notice of its request to carry its own insurance to afford time for Landlord to cancel duplicative coverages so as to assure no lapse or gaps in such coverages. The Landlord and its mortgagee shall be named loss payee under any such
policy, as their respective interests may appear, and all coverages shall comply with the requirements of Landlord’s mortgagee. 
  
 11.4 The Landlord shall carry general public liability insurance, in addition to Tenant’s general public liability insurance
requirement as outlined in Article 11.1, naming Landlord as the insured and Tenant as additional insured. Tenant shall pay its proportionate share of the cost of said insurance, in advance, at the commencement of the insurance policy year. If Tenant
finds that the deductibles under such policies are not at commercially reasonable levels, Tenant may notify the Landlord, and if the parties are unable to agree on a reasonable deductible, then subject to requirements of Landlord’s Mortgagee,
the issue will be resolved by arbitration before a qualified insurance professional mutually selected by the parties. 
  
 11.5 All insurance required to be maintained by the Tenant shall be effected by valid and enforceable policies issued by insurers with a
Bests Rating of A-IX or better, which are authorized to do business in New Jersey. The Tenant may carry the insurance referred to in this Lease under any blanket policy of insurance or policies issued by its present or future insurance carriers. If
the Tenant elects to provide insurance as herein set forth under any blanket policy or blanket coverage, the Landlord will be provided with evidence of such insurance in the form of a certificate of insurance or any other evidence of insurability
from any 

  

 -20- 

 
insurance carrier and said certificate or certificates will provide that the Landlord will receive thirty (30) days notice prior to cancellation in the
coverage. If the Tenant elects to provide insurance as herein set forth under one or more individual policies of insurance, then either certificates of insurance or duplicate originals of such policies will be delivered to Landlord and same will
provide that the Landlord will receive thirty (30) days’ notice prior to cancellation in coverage. Proof of insurance coverage and payment for same (including the Certificates or duplicate original policies) shall be delivered to Landlord at
the Commencement Date and as to renewal policies shall be delivered to Landlord not less than fifteen (15) days prior to the effective date of the renewal coverage. All such policies shall be primary and non-contributing with any other insurance
carried by Landlord. 
  
 All insurance required
to be maintained by the Landlord shall be effected by valid and enforceable policies issued by insurers with a Bests Rating of A-IX or better, which are authorized to do business in New Jersey. The Landlord may carry the insurance referred to in
this Lease under any blanket policy of insurance or policies issued by its present or future insurance carriers. If the Landlord elects to provide insurance as herein set forth under any blanket policy or blanket coverage, the Tenant will be
provided with evidence of such insurance in the form of a certificate of insurance or any other evidence of insurability from any insurance carrier and said certificate or certificates will provide that the Tenant will receive thirty (30) days
notice prior to cancellation in the coverage. All such policies shall be primary and non-contributing with any other insurance carried by Tenant. 
  
 11.6 All policies of insurance required to be maintained hereunder (whether by Landlord or Tenant) shall name the Tenant and the Landlord
as the insured as their respective interests may appear. All such policies shall contain an agreement by the insurers that such policies shall not be canceled without at least thirty (30) days prior written notice to the Landlord. 
  
 11.7 Upon the default of the Tenant in effecting any such
insurance, or procuring or delivering the policies therefor as directed by the Landlord, or in paying the premiums therefor and any and all charges incidental thereto when the same become payable, or in procuring and delivering to the Landlord
renewals of expired policies at least fifteen (15) days before such expiration, the Landlord may, upon not less than ten (10) days prior written notice to Tenant, procure any such insurance or insurances and/or pay the premiums and other charges
incidental thereto, and any and all amounts so paid by the Landlord, together with interest thereon from the date of such payment at lesser of twelve percent (12%) per annum or the highest rate permitted by law, shall be Additional Rent hereunder
and, at the Landlord’s option, may be added to the rent then due or thereafter to become due and the Landlord shall have the rights and remedies, including summary proceedings, with respect to the same as with respect to rent. 
  
 11.8 In the event Tenant’s use and occupancy of the
Demised Premises causes any additional charge or increase in the insurance premiums on the Land or Building, in excess of those rates which would normally be imposed for insuring a non-combustible building of similar construction, Tenant shall, from
time to time, immediately upon receipt of notice from 

  

 -21- 

 
Landlord, do whatever is reasonably deemed necessary, and follow whatever reasonable recommendations may be made by the Landlord, in order that such excess
charge or increase in insurance premiums may be removed, or the lowered rate obtained; or, in the event conditions are such that nothing can be done in Tenant’s discretion by way of improvements or otherwise to remove such increased insurance
premiums, or if the expense involved is excessive, then Tenant shall pay the full amount of such additional charges or increases in premium on demand as Additional Rent. 
  
 11.9 Anything in this Article 11 or in this Lease to the contrary notwithstanding, each of Landlord and
Tenant hereby waives any and all rights of recovery against the other, and against the officers, employees, agents, representatives, customers and business visitors of such other party and of each such other tenant or occupant of Landlord’s
Premises, for loss of or damage to such waiving party or its property or the property of others under its control, arising from any cause insured against under any policy of insurance required to be carried by such waiving party pursuant to the
provisions of this Lease (or any other policy of insurance carried by such waiving party in lieu thereof) at the time of such loss or damage. The foregoing waiver shall be effective whether or not the waiving party actually obtains and maintains the
insurance which such waiving party is required to obtain and maintain pursuant to this Lease (or any substitute therefor). Landlord and Tenant shall, upon obtaining the policies of insurance which they are required to maintain hereunder, give notice
to their respective insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this Lease. In addition, Tenant and Landlord shall obtain waivers of subrogation for the benefit of one another, from any company
issuing any policy of insurance obtained by either of them pursuant to the terms of this Lease. Landlord shall not be liable for injury, loss, expense, claim or damage to the person, property, or interests of Tenant covered by insurance,
irrespective of whether any such damage is occasioned by the negligence or willful misconduct of Landlord, its servants, agents or employees. Similarly, Tenant shall not be liable for injury, loss, expense, claim or damage to the person, property,
or interests of Landlord covered by insurance, irrespective of whether any such damage is occasioned by the negligence or willful misconduct of Tenant, its servants, agents or employees. 
  
 12. Landlord’s Liability: 
  
 12.1 Except as otherwise provided in this Lease, Landlord shall not be liable for any personal injury to any person, including the Tenant
or to its officers, agents, employees, contractors or invitees or for any damage to any property of any person, including the Tenant, whether from action of the elements, or acts of negligence of or occupants of adjacent properties, except if caused
by or resulting from the Landlord’s willful malfeasance or negligent acts. 
  
 12.2 The term “Landlord” as used in this Lease shall be limited to mean and include only the owner or owners at the time in
question of the Landlord’s Premises and in the event of any transfer or transfers of the title to the Landlord’s Premises, the then grantor shall be automatically freed and relieved from and after the date of such conveyance or transfer of
all liability for the performance of any covenants or obligations on the part of Landlord contained in 

  

 -22- 

 
this Lease to be performed, provided that any funds then in the hands of such grantor, in which Tenant has an interest, shall be delivered to the grantee and
that such grantee assumes all obligations of grantor as the “Landlord” hereunder, including, without limitation, any liability for the performance of any covenants or obligations on the part of Landlord contained in this Lease for the
period prior to any such transfer of title. 
  
 12.3 Tenant agrees that it shall look solely to Landlord’s interest in the Landlord’s Premises (including all of Landlord’s rights to insurance and condemnation proceeds and all Rent and income from Landlord’s Premises)
and not to Landlord for the collection of any judgment (or other judicial process) against the Landlord or any predecessor Landlord in the event of any default or breach by Landlord with respect to any of the terms, covenants and conditions of this
Lease to be observed and/or performed by Landlord, and no other assets of Landlord or any predecessor Landlord shall be subject to levy, execution or other procedures for the satisfaction of Tenant’s remedies. Tenant irrevocably waives and
releases Landlord from any claims in excess of such interest in the Landlord’s Premises. 
  
 13. Default of Landlord: 
  
 13.1 Landlord shall not be in default unless Landlord fails to perform obligations required of Landlord within a reasonable time, but in no event later than thirty (30) days after written notice by Tenant to Landlord
specifying wherein Landlord has failed to perform such obligation; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for performance, then Landlord shall not be in default if
Landlord commences performance within such 30-day period and thereafter diligently prosecutes the same to completion. Except as otherwise specifically provided for herein, in no event shall Tenant have the right to terminate this Lease as a result
of Landlord’s default, and Tenant’s remedies shall be limited to damages and/or an injunction. Notwithstanding the foregoing, in emergency circumstances where the failure to repair or replace would result in a Shut-Down Condition (defined
at Section 5.2) and it is impracticable to give Notice to the Landlord and permit Landlord to carry out the repair pursuant to Section 5.2, then Tenant shall have the right to perform Landlord’s obligations and be reimbursed for the reasonable
cost thereof, if applicable, as a common expense or, otherwise at Landlord’s sole expense, so long as Tenant provides Landlord with notice thereof promptly after performing such obligations. 
  
 14. Event of Default by Tenant: 
  
 14.1 The following shall constitute an “Event of
Default” by the Tenant hereunder: 
  
 (a) If
Tenant shall be late in the payment of any installment of Fixed Rent and if such breach shall continue for ten (10) days; provided that once in each twelve (12) month period Landlord shall provide a written notice of late payment to Tenant and a ten
(10) day period to cure the nonpayment before declaring an Event of Default or assessing a late charge under Section 2.4. 
  

 -23- 

 (b) If Tenant shall be late in the payment of any Supplemental or Additional Rent, and if
such breach shall continue for thirty (30) days after Landlord shall have sent Tenant a written invoice for the amount due. 
  
 (c) If, during the term of this Lease: (i) Tenant shall make an assignment for the benefit of creditors, or (ii) a voluntary petition be
filed by Tenant under any law having for its purpose the adjudication of Tenant a bankrupt, or the extension of time for payment, composition, adjustment, modification, settlement or satisfaction of the liabilities of Tenant or the reorganization or
liquidation of Tenant, or (iii) a receiver be appointed for the property of Tenant by reason of the insolvency or alleged insolvency of Tenant, or if (iv) any department of the state or federal government or any officer thereof or duly authorized
Trustee or Receiver shall take possession of the business or property of the Tenant, or if (v) an involuntary petition be filed against Tenant under any law having for its purpose the adjudication of Tenant as a bankrupt, or for the liquidation of
Tenant; and (except with respect to items (a) and (b), supra, which shall be noncurable events of default) if same have not been removed, cured or discharged within ninety (90) days, or if (vi) any Receiver or Trustee pursuant to any bankruptcy or
insolvency law, whether Federal or State, shall attempt to thereafter assign this Lease to any part or attempt to sublet all or any part of the Demised Premises. 
  
 (d) If Tenant shall default in the performance or observation of any other agreement or condition (other
than payment of rent or Additional Rent) on its part to be performed or observed, and if Tenant shall fail to cure said default within thirty (30) days after notice of said default by Landlord (or, in the case of a default not susceptible of a cure
within thirty (30) days, if Tenant shall fail to commence a cure within thirty (30) days and diligently complete such cure within a reasonable time under the circumstances. 
  
 14.2 During the period of an uncured Event of Default: 
  
 (a) Landlord may (i) permit Tenant to remain in possession
and sue for all rents, damages, attorneys’ fees and collection costs as due; or (ii) terminate this Lease by written declaration, but allow Tenant to remain in possession as Tenant at will and sue Tenant for all rents, damages, attorneys’
fees and collection costs; or (iii) immediately, or at any time thereafter, through legal process, re-enter and resume possession of the Demised Premises and remove all persons and property therefrom either by summary dispossess proceedings or by a
suitable action or proceeding at law or in equity (or in the case of a permanent abandonment of the Demised Premises by Tenant by peaceful self-help), without being liable for any damages therefor (no re-entry by the Landlord shall be deemed an
acceptance of a surrender of this Lease unless accompanied by a written declaration signed by Landlord to that effect); or (iv) upon re-taking possession, keep the premises vacant (subject to reasonable efforts at mitigation of Landlord’s
damages) and recover from Tenant all rents, damages, reasonable attorneys fees and collection costs as hereinafter provided; (v) without liability to Tenant or any other party and without constituting a constructive or actual eviction, Landlord may
suspend or discontinue furnishing or rendering to Tenant any property, material, labor, or other service (other than utilities), wherever Landlord is obligated to furnish or render the same, so long as an Event of Default has occurred and is
continuing under this Lease; or (vi) upon re-taking possession 

  

 -24- 

 
Landlord may, as Tenant’s agent and without effecting Tenant’s liability hereunder, relet the whole or any part of the Demised Premises for a
period equal to, or greater, or less than the remainder of the then term of this Lease, at such rental and upon such terms and concessions as Landlord shall deem reasonable, to any lessee or lessees which it may deem suitable and satisfactory for
any use and purpose which it may deem appropriate. In no event shall the Landlord be liable in any respect for failure to relet the Demised Premises or in the event of such reletting, for failure to collect the rent thereunder provided that Landlord
has complied with its mitigation obligations as aforesaid. Any sums received by the Landlord on a reletting for any monthly installment of rent in excess of the rent reserved in this Lease shall belong to Landlord; 
  
 (b) Delinquent Fixed Rent and Additional Rent shall bear
interest at the lower rate of either twelve percent (12%) per annum or the maximum rate permitted by law, from the date on which it is due until the date on which it is paid. This provision shall not relieve Tenant from any payment of Fixed Rent,
late charges or Additional Rent at the time due and in the manner specified herein. 
  
 (c) Tenant hereby expressly waives the service of notice of intention to re-enter as provided for in any statute and also waives any and
all rights or equity of redemption in case the Tenant shall be dispossessed by a Court. The terms “enter,” and “re-enter,” “entry,” or “re-entry,” as used in this Lease, are not restricted to their technical
legal meaning. 
  
 (d) the termination of this
Lease shall not in any circumstance operate to relieve the Tenant from liability for performance of all of its obligations hereunder. Upon any such termination of this Lease, Tenant covenants that it will quit and surrender the premises and deliver
possession thereof to Landlord. 
  
 14.3 No
waiver by the Landlord of any Event of Default by Tenant shall constitute or be construed as a waiver of any other or future Event of Default. No waiver by the Tenant of any default or breach by the Landlord shall constitute or be construed as a
waiver of any other or future default or breach. No waiver by either party shall be effective unless in writing. 
  
 14.4 The acceptance by Landlord of rent or other charges from Tenant (in whole or in part) after any Event of Default, even though known
to Landlord, shall not constitute a waiver of the default/breach, unless the Event of Default is cured in full. The acceptance by Landlord of rent or other charges from Tenant (in whole or in part) shall not be deemed an accord and satisfaction in
respect of any claims of Landlord against Tenant, notwithstanding the payment check or accompanying letter may bear a legend or endorsement to the contrary. The acceptance of payment as above shall not affect any notice of default or any action or
proceedings or judgment or order taken in consequence of the default. 
  
 14.5 In the event of (a) the termination of this Lease under the provisions of Article 14 hereof, (b) the re-entry into the Demised Premises by Landlord under the provisions of this Article 24, or (c) the termination
of this Lease (or re-entry) by or under any 

  

 -25- 

 
summary dispossess or other proceeding or action or any provision of law by reason of default hereunder on the part of Tenant, Landlord shall be entitled to
retain all moneys, if any, paid by Tenant to Landlord, whether as advance rent, security or otherwise, but such moneys shall be credited by Landlord against any rent due from Tenant at the time of such termination or re-reentry, or at
Landlord’s option, against any damages payable by Tenant under this Lease or pursuant to law. 
  
 14.6 In the event of any termination of this Lease under the provisions of Article 14 or in the event that Landlord shall re-enter the
premises lawfully or in the event of the termination of this Lease (or of re-entry) by or under any summary dispossess or other proceeding or action or any provision of law, Tenant will pay to Landlord as damages, at the sole election of Landlord,
either: 
  
 (a) a sum which at the time of such
termination of this Lease or at the time of any such re-entry by Landlord, as the case may be, is equal to the excess, if any, between: (i) the aggregate of all rent which would have been payable hereunder by Tenant had this Lease not so terminated
for the period commencing with such earlier termination of this Lease or the date of any such re-entry, as the case may be, and ending with the date set for the expiration of the full term hereby granted, over (ii) the aggregate of all rent of the
Demised Premises for the same period based upon the then local market rental value of the Demised Premises as determined by taking into account any market concessions such as tenant improvements, free rent, construction allowances, rent abatement,
moving allowances and other rental concessions, financial strength of the tenant, location in the building, and comparable renewal leases (on the bases of factors such as, but not limited to, size and location of space and the term of the lease), if
any, recently executed for space in other buildings in the Bergen County, New Jersey, which are comparable to the Building in reputation, quality, age, size, location and quality of services provided (the foregoing factors not being exclusive in
identifying comparable buildings). Landlord shall also be entitled to recover the reasonable value of restoring the Demised Premises and reletting same (including brokers commissions) as an element of damage, discounted to present value at the prime
rate of interest announced as of the Event of Default in The Wall Street Journal; or 
  
 (b) sums equal to the aggregate of all rent which would have been payable by Tenant had this Lease not so terminated, or had Landlord not
so re-entered the Demised Premises, payable on a monthly basis on the due dates specified for payment of Fixed Rent under this Lease following such termination of such re-entry and until the date hereinbefore set for the expiration of the full term
hereby granted; provided, however, that if Landlord shall re-let all or part of the Demised Premises for all or any part of said period, Landlord shall credit Tenant with the net rents received by Landlord from such re-letting, such net rents to be
determined by first deducting from the gross rents as and when received by Landlord all reasonable attorneys’ fees and costs incurred in terminating this Lease and re-entering the Demised Premises and of securing possession thereof, as well as
the reasonable expenses of re-letting, including altering and preparing the Landlord’s Premises (including the Demised Premises) for new tenants, brokers’ commissions and all other similar or dissimilar expenses properly chargeable against
the Demised Premises and the rental therefrom in connection with 

  

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such re-letting, it being understood that any such re-letting may be for a period equal to or shorter or longer than the remaining term of this Lease;
provided, further, that (i) in no event shall Tenant be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder, (ii) in no event shall Tenant be entitled in any suit for the collection of damages
pursuant to this subsection (b) to a credit in respect of any net rents from a re-letting except to the extent that such net rents are actually received by Landlord prior to the commencement of such suit, and (iii) if the premises or any part
thereof should be re-let in combination with other space, then proper apportionment on a square foot area basis shall be made of the rent received from such re-letting and of the expenses of re-letting. Suit or suits for the recovery of such
damages, or any installments thereof, may be brought by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the term of this Lease would have expired if it
had not been terminated under the provisions of Article 14, or under any provision of law, or had Landlord not re-entered the premises. 
  
 Nothing herein contained shall be construed as limiting or precluding the recovery by Landlord against Tenant of any sums or damages to
which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any default hereunder on the part of Tenant. 
  
 14.7 Anything herein to the contrary notwithstanding, upon an Event of Default hereunder, or in the event of a breach or threatened breach
on the part of Tenant or Landlord with respect to any of the covenants, agreements, terms, provisions or conditions on the part of or on behalf of such party to be kept, observed or performed, both parties shall also have the right of specific
performance and/or injunction. The specified remedies to which either party may resort hereunder are cumulative and are not intended to be exclusive of any other remedies or means of redress to which either may lawfully be entitled at any time, and
either party may invoke any remedy allowed at law or in equity as if specific remedies were not herein provided for, so long as such remedies have not been waived by the terms of this Lease. 
  
 15. Access to Premises: 
  
 15.1 Landlord and its representatives may enter the Demised
Premises during normal business hours upon not less than forty-eight (48) hours prior notice (except in case of emergency, when no prior notice shall be required) for the purpose of inspecting the same and, if Landlord so elects, but without any
obligation so to do, for the purpose of making any necessary repairs to the Demised Premises and performing any work therein. Landlord will exercise its rights hereunder in a commercially reasonable manner so as to minimize interference with
Tenant’s business operations, but nothing herein shall require the Landlord to schedule all work during non-business hours and to thereby incur overtime or similar extra charges. Landlord shall be prohibited from entering any secured or
protected areas within the Demised Premises without the prior written consent of Tenant. 
  
 15.2 Landlord may enter and exhibit the Demised Premises during usual business hours upon not less than forty-eight (48) hours prior
notice for Landlord’s purposes, 

  

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including but not limited to, inspecting the Demised Premises or showing the Demised Premises to prospective mortgagees, purchasers, lessees or brokers.
During the final twelve (12) months of the term, Landlord may also display the usual “To Let” or similar signs on the portions of the Land (but excluding the Demised Premises). 
  
 15.3 Notwithstanding the foregoing in this Article 15, Tenant may designate certain portions of the Demised
Premises, including but not limited Tenant’s computer and data rooms, as “Protected Areas.” Landlord recognizes that the Protected Areas are to be secured areas and Landlord shall have no access thereto without being accompanied by a
designated representative of Tenant. 
  
 15.4
Tenant shall have access to the Demised Premises 24 hours a day, 7 days a week, 365/366 days a year. 
  
 16. Hold Harmless: 
  
 16.1 Subject to the provisions of Section 11.9 above, Tenant shall keep, save and hold Landlord harmless and free from all liability,
penalties, losses, damages, costs, expenses, causes of action, claims and/or judgments to third parties arising by reason of any injury or damage to any person or persons, or property, of any kind whatsoever, and to whomsoever belonging, from any
cause or causes whatsoever and whether arising from or by reason of any existing or future condition, default, matter, or thing in or about the Demised Premises, from and after the Commencement Date, including, without limitation, damage from water
and/or steam seepage or leakage in or into the Landlord’s Premises, except if caused by Landlord’s negligent or intentional acts or omissions. 
  
 16.2 Tenant hereby waives all claims against Landlord for damages to goods, equipment, improvements, wares, and merchandise in, upon or
about the Demised Premises, the Building, the Land and any common areas and for injuries to Tenant, its agents or third persons in or about the Demised Premises, the Building, the Land and any common area from any cause arising at any time, except
if caused by Landlord’s negligent or intentional acts or omissions. 
  
 16.3 Subject to the provisions of Section 11.9 above, Tenant agrees that if Landlord is involuntarily made a party defendant to any litigation concerning this Lease or the Demised Premises relating to any alleged act
or omission of Tenant, then Tenant shall indemnify, hold harmless and defend Landlord from all liability, and reasonable costs and expenses by reason thereof. Similarly, Landlord agrees that if Tenant is involuntarily made a party defendant to any
litigation concerning this Lease or the Landlord’s Premises relating to any alleged act or omission of Landlord, then Landlord shall indemnify, hold harmless and defend Tenant from all liability, and reasonable costs and expenses by reason
thereof. 
  
 16.4 Anything in this Article 16 to
the contrary notwithstanding, the foregoing indemnifications in this Article 16 shall in NO EVENT apply to any environmental matters. Any Tenant indemnification with respect to environmental matters is set forth in 

  

 -28- 

 
Section 10.3 above, and any Landlord indemnification with respect to environmental matters is set forth in Section 10.4 above. 
  
 17. Assignment or Sublease: 
  
 17.1 Tenant shall neither voluntarily, nor by operation of
law, assign, transfer, mortgage, pledge, hypothecate or encumber this Lease or any interest therein, and shall not sublet the said Demised Premises or any part thereof, or any right or privilege appurtenant thereto, or allow any other person (the
employees, agents, servants and invitees of Tenant excepted) to occupy or use the said Demised Premises, or any portion thereof, without first obtaining the written consent of Landlord. A consent to one assignment, subletting, occupation or use by
any other person shall not be deemed to be a consent to any subsequent assignment, subletting, occupation or use by another person. Consent to any such assignment or subletting shall in no way relieve Tenant of any liability under this Lease or
SunGard Data Systems Inc. under the Conditional Guaranty of Payment (as hereinafter defined). Any such assignment or subletting without such consent shall be void, and shall, at the option of the Landlord, constitute a default under the terms of
this Lease. Landlord shall not be obligated to consider and respond to any request for consent under this paragraph unless such request is in writing, contains a full explanation of the proposal and provides sufficient information about the
financial standing and experience of the proposed assignee or subtenant for Landlord to make an informed judgment. Tenant acknowledges that its sole remedy with respect to any assertion that Landlord’s failure to timely consent to any
assignment or sublet is unreasonable shall be the remedy of specific performance and Tenant shall have no damage claim or further claim of any nature or cause of action against Landlord as a result of Landlord’s actions in refusing to timely
consent, except a claim for legal fees and costs as provided in Section 51.1 below. In the event of any approved assignment or sublease, all rents or other payments received by Tenant in excess of the payments due from Tenant to Landlord pursuant to
this Lease may be retained by Tenant. On demand, any assignee or subtenant shall make payments directly to Landlord without, however, creating a direct Landlord-Tenant relation between them or releasing Tenant under this Lease. Landlord shall not
unreasonably withhold or delay consent to an assignment or sublease, providing that Landlord determines in its reasonable discretion that such sublease or assignment does not lessen Landlord’s security, that the use of the Demised Premises will
remain as the Permitted Use; that the proposed assignee or sublessee is financially responsible and is sufficiently experienced to operate the business from the Demised Premises successfully and in a manner which shall not detract from the value of
the Demised Premises, that the proposed transaction does not present any environmental concerns. 
  
 17.2 Notwithstanding the foregoing in Section 17.1, no Landlord consent shall be required: (a) for subleases or assignments to affiliates
or subsidiaries of the Tenant or becomes a publicly traded entity on a United States stock exchange, provided that Tenant shall provide Landlord with thirty (30) days advanced notice with sufficient information to confirm that: (i) there shall be no
change in the permitted use of the Demised Premises, (ii) Tenant shall remain liable jointly and severally with the assignee/subleasee for payment and performance of all Tenant obligations under this Lease, (iii) the proposed assignment/sublease
shall not impair Landlord’s security, and (iv) the proposed assignee or subtenant shall not 

  

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introduce any new Hazardous Substances onto Landlord’s Premises in violation of applicable laws which is inconsistent with the existing operations of
Tenant at the Landlord’s Premises; (b) for any assignment to any successor to Tenant by purchase, merger, consolidation or reorganization; and (c) if Tenant becomes a publicly traded entity on a United States stock exchange. 
  
 18. Condemnation: 
  
 18.1 This Lease and the term hereof shall terminate: (a) if
the entire Demised Premises shall be taken by condemnation, or (b) at the option of Tenant (exercisable by notice given to Landlord within thirty (30) days after the date of any such taking), if a material part of the Demised Premises shall be taken
in any condemnation proceeding(s); or (c) at the option of Landlord (exercisable by notice given to the Tenant within thirty (30) days after the date of taking) if more than fifteen percent (15%) of the Demised Premises or the Building or the Land
shall be taken by condemnation. A taking of a “material part” of the Demised Premises shall mean the condemnation of so much of the Demised Premises (including any exclusive parking) as shall materially and adversely interfere with
Tenant’s operations in the Demised Premises; provided, however, that in the event of any taking of any exclusive parking, the Landlord shall use its best efforts to provide alternative parking of an equal or greater size within the
“Industrial Park” in which the Building and the building at 777 Central Boulevard, Carlstadt, New Jersey currently occupied by Tenant, are located in which case this Lease shall remain in full force and effect as to such remaining portion.

  
 18.2 Upon the termination of this Lease in
accordance with this Article, rents shall be adjusted as of such termination. The entire condemnation award shall be the sole and exclusive property of Landlord and shall be payable solely to Landlord except any allocations or awards for
Tenant’s trade fixtures and moving expenses. Tenant shall not make any claim in any condemnation proceeding for the value of the unexpired portion of the Lease or the term hereof, and waives all right thereto. 
  
 18.3 In the event that any portion of the Demised Premises
is taken in condemnation and if this Lease is not terminated, then this Lease shall remain in full force and effect as to such remaining portion, except that from and after the effective date of any such taking, Tenant shall be entitled to a
proportionate reduction in the Fixed and Additional Rent required to be paid hereunder in accordance with any reduction in square foot area of the Demised Premises caused by such taking. In the event that any portion of Tenant’s exclusive
parking is taken in condemnation and if this Lease is not terminated, then this Lease shall remain in full force and effect as to such remaining portion. 
  
 Landlord shall promptly restore the portion of the Demised Premises remaining after such taking to a complete architectural unit. Any
restoration by Landlord shall be limited to the basic building structure as demised by Landlord to Tenant as of the Commencement Date, and Tenant shall have such reasonable time thereof to restore the interior of the Demised Premises to an
operational condition with an accompanying abatement of rent during such time. Landlord shall have the right to install, maintain and alter or relocate 

  

 -30- 

 
within the Demised Premises any gas, water, electric or sewer lines which may be necessary provided that Tenant’s facilities are not materially or
adversely affected. 
  
 18.4 In the event this
Lease is not terminated as aforesaid and Landlord does not restore the Demised Premises within a period of ninety (90) business days after the date of taking, then and in that event, Tenant may, as its sole remedy, have the right to terminate this
Lease by notice in writing delivered to Landlord prior to completion of such restoration. 
  
 19. Fire or Casualty Loss: 
  
 19.1 If all or part of the Landlord’s Premises is damaged or destroyed by fire or other casualty, this Lease and all of its terms, covenants and conditions shall, subject to the provisions hereinafter set forth,
continue in full force and effect, as follows: 
  
 A. In the event that the damage to the Demised Premises is so extensive as to amount practically to the total destruction of the Demised Premises and Landlord within a reasonable time after such damage shall not elect to rebuild, then and
in that event, this Lease shall cease and the rent shall be apportioned to the time of the destruction. For the purposes of this paragraph, damage to fifteen percent (15%) or more of the Demised Premises shall be deemed total destruction.

  
 B. In the event that the Demised Premises is
damaged, but not so destroyed (as set forth in Paragraph A immediately above) as to terminate the Lease, or Landlord elects to rebuild as provided for in Paragraph A above, then, provided that such loss is sufficiently insured and that all of the
proceeds of said insurance coverage are made available to the Landlord by any mortgagee whose interest may be superior to the Landlord; and further provided that the term of this Lease shall have at least two (2) years to run, and that applicable
laws shall permit, then, and in those events, the Landlord shall repair and rebuild the Demised Premises with reasonable diligence. Notwithstanding the foregoing: (i) in the event there is less than two (2) years of the Lease Term remaining, or (ii)
in the event Landlord’s mortgagee should require that the insurance proceeds payable as a result of a casualty be applied to the payment of the mortgage debt and Landlord does not promptly commit to restore with Landlord’s funds, or (iii)
in the event of any material uninsured loss to the Building and Landlord does not promptly commit to restore with Landlord’s funds, or (iv) if the written estimate states that the Demised Premises cannot be restored to substantially the
condition that existed prior to the casualty within one hundred eighty (180) days of the casualty, then either Landlord or Tenant may, at their option, terminate this Lease by notifying the other party in writing of such termination within ninety
(90) days after the date of such casualty. Within sixty (60) days of such casualty, Landlord shall notify Tenant whether the Demised Premises cannot be restored to the condition that existed prior to the casualty within one hundred eighty (180) days
of the casualty. 
  
 19.2 To the extent that the
loss or destruction of the Demised Premises substantially interferes with all or a portion of Tenant’s operations at the Demised Premises, thus requiring the Tenant temporarily to close its business or reduce its workforce, the Fixed Rent shall
be abated (or proportionately abated with respect to a partial closure) from the date of such 

  

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closing to the date the damage shall have been substantially repaired so as to enable the Tenant to continue its business in substantially the same fashion
as was previously operating prior to the date of such loss or destruction. 
  
 19.3 Tenant acknowledges and agrees that Landlord will not carry insurance of any kind on Tenant’s fixtures, furniture, and equipment, or on any Tenant Improvements or other appurtenances removable by Tenant
under the provisions of this Lease, and that Landlord shall not be obligated to repair any damage thereto or replace the same. However, if Landlord does place such coverages on Tenant’s owned property as provided in Section 11.3, all proceeds
applicable to Tenant’s owned property shall be promptly transmitted to Tenant upon receipt by the Landlord, and Landlord will use its best efforts, in coordination with Tenant, to make the appropriate claims and recover insurance proceeds due
under the applicable coverage. 
  
 20. Estoppel Certificate:

  
 20.1 Upon request from the either party
and/or its successor in interest, either party hereto, and/or its successors in interest, shall at any time and from time to time upon not less than twenty (20) days prior written notice, execute, acknowledge and deliver a statement in writing: (a)
certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so modified is in full force and effect), and the date to which the rental and other
charges are paid in advance, if any, and (b) acknowledging that there are not, to such party’s knowledge, any uncured defaults on the part of either party hereunder, or specifying such defaults if any are claimed, and (c) setting forth the date
of commencement of rents and expiration of the term hereof. Any such statement may be relied upon by the prospective purchaser or encumbrancer of all or any portion of the real property of which the Landlord’s Premises are a part, or other
interested party. 
  
 21. Signage 
  
 21.1 Under no circumstances shall Tenant place or erect, or
allow to be placed, or erected, a sign of any nature whatsoever upon any exterior portion of the Building. Ground signs which are similar to existing ground signs will be permitted subject to prior written approval from Landlord in connection with
any proposed sign, its location, and its manner of installation. Landlord may remove any signs installed by Tenant which are in violation of the provisions of this Article. In no event shall any permitted sign be installed on the roof or above the
parapet height of the Landlord’s Premises or of the Building. Any sign which Tenant may be permitted to install on the Landlord’s Premises shall nonetheless conform to any and all requirements of any governmental body of any nature
whatsoever having jurisdiction thereover, notwithstanding Tenant’s having obtained written consent from Landlord therefor. Tenant shall have the right, as the need may occur, to apply for any sign variances, at its sole cost and expense,
provided the Landlord shall have first approved the proposed sign. Landlord’s consent to signs shall not be unreasonably withheld, and Landlord agrees to reasonably cooperate with Tenant to facilitate Tenant in obtaining any applicable
municipal approvals therefor. 
  

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 21.2 Notwithstanding the foregoing in Article 21.2 above, the Tenant shall have the right
to erect and maintain one (1) or more pylon or similar signs on the Landlord’s Premises, provided same complies with all regulations of applicable governmental agencies having jurisdiction thereof, and provided the installation has received
prior written approval of the Landlord, which approval shall not be unreasonably withheld or delayed or conditioned. All signs shall be the property of Tenant and shall be removed by the Tenant at the termination of this Lease without damage to the
Landlord’s Premises and Building. 
  
 22. Brokerage
Commission: Landlord and Tenant each warrant and represent one to another that neither has dealt with, employed or negotiated with any real estate broker, salesman, agent or finder in connection with this Lease Agreement except Julien J. Studley,
Inc. (“Broker”). Landlord agrees to pay the commission due to the Broker pursuant to a separate agreement. Landlord shall indemnify, hold harmless and defend Tenant, and Tenant shall indemnify, hold harmless and defend Landlord, from and
against any claim or claims for broker or other commission arising from or out of any breach of the foregoing representation and warranty by the respective indemnitors. The representations and obligations contained in this paragraph shall survive
the expiration or termination of this Lease. 
  
 23. Unavoidable
Delays: 
  
 23.1 Except as otherwise provided for
in Articles 5.2 and 9.5 above, in the event that Landlord or Tenant shall be delayed or prevented from performing any of its obligations pursuant to the provisions of this Lease Agreement due to governmental action, or lack thereof, or due to
shortages of or unavailability of materials and/or supplies, labor disputes, strikes, slow downs, job actions, picketing, secondary boycotts, fire or other casualty, delays in transportation, acts of God, failure to comply or inability to comply
with any orders or requests of any governmental agencies or authorities, acts of declared or undeclared war, public disorder, riot or civil commotion, or by any other cause beyond the reasonable control of such party (each, a “Force Majeure
Event”), then such party shall in any or all such events be excused from its obligation to perform and comply with such provisions of this Lease Agreement for a period of time commensurate with any delay so caused without any liability to the
other party therefor whatsoever and all time periods provided for herein for performance of any such obligations shall be extended accordingly. Notwithstanding the foregoing, a Force Majeure Event shall not delay or excuse Tenant’s obligations
to pay Fixed Rent or Additional Rent. 
  
 24. Subordination:

  
 24.1 Tenant covenants that its rights under
this Lease Agreement are hereby and will be subordinate to the operation and effect of any mortgage or mortgages now existing or hereafter placed upon the premises or building or lot without any further written document from Tenant. However, Tenant
shall, upon request by Landlord, execute such documents as may be required to effect such subordination to the satisfaction of any such mortgagee. 
  

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 24.2 Tenant agrees to comply with reasonable requirements for modifications hereof made
by any reputable bona fide mortgage lending institution provided that such requirements shall not affect the basic business terms hereof. 
  
 24.3 Tenant shall, upon request of Landlord, furnish to Landlord at any time during the term, the most recent financial statement(s) of
Tenant for a period of up to two (2) years last past. If certified statements certified by a certified public accountant have been prepared, then certified statements will be provided by Tenant. Landlord agrees to keep the financial statement(s)
confidential and shall not distribute such financial information to any party other than Landlord’s agents, employees, attorneys, accountants and lender to the extent that such parties require such information and such parties shall be informed
of the confidential nature of such information. 
  
 24.4 Tenant covenants and agrees to attorn to any successor to Landlord’s interest in this Lease. 
  
 24.5 Landlord agrees to obtain a non-disturbance agreement from existing and future mortgagees in whatever standard form is utilized by
such mortgagees for the benefit of Tenant, and to deliver same to Tenant within a reasonable time after execution of this Lease. Landlord hereby agrees to cooperate with Tenant and to use best efforts to obtain from any existing and future
mortgagees on behalf of Tenant reasonable changes sought by Tenant to the standardized form of non-disturbance agreement utilized by such mortgagees. Anything in this Lease to the contrary notwithstanding, this Lease shall be subordinate to any such
existing and future mortgages only during the period that a non-disturbance agreement remains in full force and effect, and otherwise shall be superior to such instruments. 
  
 25. Security Deposit 
  
 25.1 No security deposit is required. 
  
 26. INTENTIONALLY OMITTED. 
  
 27. INTENTIONALLY OMITTED. 
  
 28. Environmental Covenants: Tenant represents, covenants, promises and agrees as follows: 
  
 28.1 Tenant agrees to take all requisite action to insure Tenant’s material compliance with all
applicable federal, state and local laws relating to pollution of the environment, hazardous substances, air pollution, clean air, soil, environmental protection, hazardous waste, toxic substances, noise control, sewerage and wastewater treatment,
solid waste, navigable waters, water supply, quality and pollution, storm water, groundwater and rivers and harbors laws applicable to Tenant’s operations at the Demised Premises, including, but not limited to, the Resource Conservation and
Recovery Act, the Clean Air Act, and Federal Water Pollution Control Act, the Toxic Substances Control Act, and the Comprehensive 

  

 -34- 

 
Environmental Response, Compensation and Liability Act (“CERCLA”), the New Jersey Industrial Site Recovery Act (N.J.S.A. 13:1K-6 et seq. and
N.J.A.C. 7:26B-1.1 et seq.) (“ISRA”) and/or the New Jersey Underground Storage of Hazardous Substances Act (N.J.S.A. 58:10A-21 et seq.; N.J.A.C. 7:14B-1.1 et seq.), if the same becomes applicable and/or the rules and regulations
promulgated under said statutes (collectively referred to as “Environmental Laws”). 
  
 28.2 Tenant shall not use or permit the use of the Landlord’s Premises to refine, produce, store, handle, generate, manufacture,
heat, dispose of, transfer, process or transport (collectively, “Use”) “Hazardous Substances” (as such term is defined in N.J.S.A. 58:10-23.11b, or any rule or regulation promulgated thereunder), other than in such quantities as
are ordinarily Used in connection with Tenant’s business as described in Article 8 and in material compliance with applicable Environmental Laws. 
  
 28.3 The Demised Premises will not be used as a “Major Facility”, as such term is defined in N.J.S.A. 58:10-23.11b(1), or any
rule or regulation currently promulgated thereunder. 
  
 28.4 Should Tenant or any of Tenant’s agents, servants, contractors, employees, invitees, sub-tenants or assignees cause or permit any intentional or unintentional action or omission in connection with the Demised Premises resulting in
the releasing, spilling, leaking, pumping, pouring, emitting, emptying or dumping of “Hazardous Substances” without having obtained a permit issued by the appropriate governmental authorities (collectively, a “Release”), which
Release requires cleanup under applicable Environmental Laws, Tenant promptly shall clean up such spill, leak, etc, in accordance with the provisions of the New Jersey Spill Compensation and Control Act (N.J.S.A. 58:10-23.11 et seq.) (“Spill
Act”), and all other applicable Environmental Laws. 
  
 28.5 No lien has been attached, nor shall any lien be allowed to attach to any real or personal property owned by Tenant and located at the Demised Premises, pursuant to applicable Environmental Laws, including,
without limitation, the Spill Act and/or CERCLA. 
  
 28.6 Tenant will furnish the New Jersey Department of Environmental Protection (“DEP”) with any information in Tenant’s possession which may be required by the Spill Act, ISRA or any other applicable Environmental Law, with
respect to Tenant’s Use of the Demised Premises, including information required by ISRA due to applications submitted by the Landlord. 
  
 28.7 In the event that there shall be filed a lien against the Landlord’s Premises, the Demised Premises, or Tenant’s property
thereon, by DEP under the Spill Act or under CERCLA as a result of Tenant’s acts or omissions with respect thereto, Tenant shall within thirty (30) days from the date the Tenant is given notice of such lien or within such shorter period of time
in the event that the State of New Jersey has commenced steps to cause a sale pursuant to the lien, either: (a) pay the claim and remove the lien; or (b) furnish (1) a bond reasonably satisfactory to Landlord and/or DEP in the amount of the claim
out of which the lien arises, (2) a cash deposit in the amount of the claim out of which the lien arises, or (3) other 

  

 -35- 

 
security reasonably satisfactory to Landlord in an amount sufficient to discharge the claim out of which the lien arises. Tenant reserves the right to
contest the filing of any such lien provided that Tenant shall be required to discharge or bond off any such lien prior to commencement of any such contest. 
  
 28.8 Tenant shall not use or cause the Landlord’s Premises to be used as an “industrial establishment” as such term is
defined in ISRA as of the date of this Lease. 
  
 28.9 Tenant shall not install any underground storage tanks without the prior written consent of Landlord. 
  
 28.10 Tenant and Landlord shall provide each other with copies of any and all notices either party receives from the DEP with respect to
the environmental condition of the Landlord’s Premises. 
  
 29. Auction Sales: 
  
 29.1 Tenant shall
not conduct or permit to be conducted any sale by auction or otherwise in, upon or from the Demised Premises whether said sale be voluntary, involuntary, pursuant to any assignment for the payment of creditors or pursuant to any bankruptcy or other
insolvency proceeding. 
  
 30. Holding Over: 
  
 30.1 Subject to the provisions of Section 30.2 below, in the
event Tenant shall remain in possession of the Demised Premises following the expiration of the term granted hereby and any renewals, without Landlord’s written permission, all terms of this Lease shall, as applicable, continue to govern such
possession, except that Tenant shall have the status of a tenant at sufferance and shall pay to Landlord, as its exclusive damages for such wrongful holdover, for each month or part thereof during which said wrong holdover continues, double the
total of the Fixed Rent and Additional Rent due from Tenant to Landlord at the time immediately preceding such holdover. 
  
 30.2 Notwithstanding the foregoing in Section 30.1 above, Tenant shall have the right to holdover for a period of one (1) year after the
Termination Date (the “Permitted Holdover Period”), as such date may be extended pursuant to Tenant’s “Options to Renew” under Section 40 below, provided that Tenant complies with the terms and provisions of this Section:

  
 (a) Tenant shall provide Landlord with not
less than eleven (11) months prior written notice of its intention to holdover beyond the Termination Date, as such date may be extended pursuant to Tenant’s “Options to Renew” under Section 40 below. 
  
 (b) The foregoing notice shall state the amount of time that
Tenant intends to holdover in the Demised Premises, and the holdover period under this Section 30.2 shall be limited to the period stated. 
  

 -36- 

 (c) For the first two (2) months of the Permitted Holdover Period, Tenant shall pay Fixed
Rent at an amount equal to that being paid by Tenant immediately prior to the Permitted Holdover Period. Thereafter, through the remainder of the Permitted Holdover Period, Tenant shall pay Fixed Rent in an amount equal to one and one-half (1.5)
times the Fixed Rent prior to the Permitted Holdover Period. Tenant shall also be required to pay Additional Rent during the Permitted Holdover Period. 
  
 (d) Time is declared to be of the essence with regard to the provisions of this Section 30.2. 
  
 31. Quiet Possession: 
  
 31.1 Upon Tenant paying the rent reserved hereunder and
observing and performing all of the covenants, conditions and provisions on Tenant’s part to be observed and performed hereunder, Tenant shall have quiet possession of the Demised Premises for the entire term hereof, subject to and in
accordance with all the provisions of this Lease. 
  
 32.
Representations and Warranties of Landlord. Landlord represents and warrants to Tenant as follows: 
  
 32.1 The Landlord Improvements will comply with all applicable requirements of State, County, City and local authorities as of the
Substantial Completion Date. Landlord shall, at its own cost and expense, promptly execute and comply with any statutes, ordinances, rules, orders, regulations, and requirements of all governmental or quasi-governmental authorities (including, but
not limited to, the Americans with Disabilities Act), and of their departments or bureaus, which may now or hereafter be applicable to the Parking Lot and exterior entryways to the Landlord Improvements as of the Substantial Completion Date.
Landlord shall promptly correct and abate any such violations not caused by Tenant, its agents, employees, affiliates and/or contractors, at Landlord’s own cost and expense (and NOT as Additional Rent). 
  
 32.2 The Landlord’s Premises (excluding the Demised
Premises) when completed (i) will comply with applicable governmental requirements (including zoning laws and regulations, land use planning and environmental requirements), and (ii) shall be free of any liens of subcontractors, materialmen and the
like filed pursuant to the New Jersey Mechanics Lien Law (R.S. 2A:44-64, et seq.). Similarly, Landlord shall have obtained all required permits and approvals associated therewith. 
  
 32.3 Landlord is the owner of good, marketable and insurable title to the Land upon which the Building is
located. Such title is free and clean of all liens and encumbrances other than those set forth on those certain owner’s policy of title insurance issued by Commonwealth Land Title Insurance Company as Policy No. H001601 dated June 15, 2001, and
Policy No. H001601 dated June 15, 2001, and shall remain that way except for subsequent 

  

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financing obtained by Landlord in connection with the construction and financing of the Land and Building. 
  
 32.4 As of the Rent Commencement Date, gas, electric, water,
sewer, and storm drain utilities will be available and connected at the Building and to the Demised Premises as provided in the Landlord Specifications. In addition to the foregoing, Landlord has instructed Public Service Electric and Gas Company
(PSE&G) to complete an engineering study in order to determine the feasibility of providing a secondary power service to the Landlord’s Premises pursuant to Tenant’s request, which work may not be complete by the Rent Commencement
Date. Landlord and Tenant shall work together in an expeditious manner and in good faith, with PSE&G in the design and specification of the required electric service to the Landlord’s Premises. Landlord shall install all underground
conduits for the electric service, the cost of which shall be allocated against Tenant Allowance #3 as described in the Landlord Specifications. 
  
 32.5 Landlord has not received any notices from DEP or any other governmental authority having jurisdiction over environmental matters
with respect to Landlord’s Premises, and to the best of Landlord’s knowledge, there has not been any intentional or unintentional action or omission in connection with the Landlord’s Premises resulting in a Release, which Release
requires cleanup under applicable Environmental Laws. If a Release is a pre-existing condition, Landlord shall comply with its obligations under Section 10.4. 
  

32.6 Landlord shall obtain and shall maintain all permits, approvals and easements as are necessary to install, maintain, repair and
replace the Private Communication Ductbank (as defined in Section 45.1 below) between the Demised Premises and the building located at 777 Central Boulevard, Carlstadt, New Jersey, and shall continue such maintenance and make such repairs and
approvals as are necessary with reasonable expedition. Notwithstanding the provisions of Article 13.1 to the contrary, if Landlord defaults in its obligations under this Article 32.6 and Article 13, Tenant shall have the right to perform
Landlord’s obligations, or Tenant may, alternatively, resolve such dispute pursuant to the arbitration process described in Section 4.6 above. 
  
 32.7 During the Term and, if applicable, any renewal Term, and on the express conditions precedent that (a) Tenant shall not allow an
Event of Default that is not timely cured by the Tenant, nor (b) give notice of early termination to Landlord, nor (c) permanently cease its disaster recovery operations at the Demised Premises, Landlord shall not lease any space in the Building on
Landlord’s Premises nor sell Landlord’s Premises or the Building to any of Tenant’s competitors who are named on Schedule “F” annexed hereto and made a part hereof, and their successors which are competitors of Tenant’s
disaster recovery business, provided that and subject to the limitation that at no time shall the list of such competitors or their successors exceed a total of five (5) entities as to which Landlord is restricted. 
  

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 33. Notices: 
  
 33.1 All notices and demands which are contemplated or permitted to be given by either party shall be in writing and shall be served upon
the parties at the following addresses: 
  

			
	 If to Landlord:
	  	760 Washington Avenue, L.L.C.
	 	  	71 Hudson Street
	 	  	Hackensack, N.J. 07601
	 	  	Attn: Edward Russo, Managing Member
	 	  	Fax No.: 201-487-6440
		
	 With a copy to:
	  	Richard G. Berger, Esq.
	 	  	Schiffman, Berger, Abraham, Kaufman & Ritter, P.C.
	 	  	Three University Plaza - Suite 410
	 	  	P.O. Box 568
	 	  	Hackensack, N.J. 07602-0568
	 	  	Fax No.: 201-488-5059
		
	 If to Tenant:
	  	SunGard Recovery Services LP
	 	  	1285 Drummers Lane
	 	  	Wayne, PA 19087
	 	  	Attention: Controller
	 	  	Fax No.: 610-341-1525
		
	 With a copy to:
	  	SunGard Recovery Services LP
	 	  	1285 Drummers Lane
	 	  	Wayne, PA 19087
	 	  	Attention: General Counsel
	 	  	Fax No.: 610-341-8115

  
 Notices shall be
served either by personal service, or by mailing, certified mail, return receipt requested, postage prepaid. Notices can also be sent by facsimile transmission so long as it is sent by one of the other methods. Personal service shall be effective
upon actual delivery in person or via a local or nationally recognized overnight courier service (including, for example, Federal Express) to the addressee. Service by facsimile and mail shall be deemed effective two (2) business days after the item
has been successfully transmitted by facsimile and a true copy has been deposited in the United States Mail, to be delivered by certified mail, return receipt requested, properly addressed as above, and postage prepaid. Service by personal service
shall be deemed effective upon receipt. 
  
 34. Parties Bound:

  
 34.1 The covenants, agreements, terms,
provisions and conditions of this Lease shall bind and benefit the respective successors, assigns and legal representatives of 

  

 -39- 

 
the parties hereto with the same effect as if mentioned in each instance where a party hereto is named or referred to, except that no violation of the
provisions of Article 17 hereof shall operate to vest any rights in any successor, assignee or legal representative of Tenant and that the provisions of this Article 34 shall not be construed as modifying the conditions of limitation contained in
Article 17 hereof, or Section 12.2 hereof. 
  
 35. Abandoned
Personal Property: 
  
 35.1 Any personal
property, which shall remain in the Demised Premises or any part thereof after the expiration or termination of the term of this Lease in violation of the provisions of Article 9 above shall be deemed to have been abandoned, and either may be
retained by Landlord as its property or may be disposed of in such manner as Landlord may see fit seven (7) days after written notice to Tenant; provided, however, that the presence of such personal property without Landlord’s consent shall be
conclusively deemed an unconsented holding over by Tenant rendering Tenant liable under Paragraph 30.1, unless Tenant has timely exercised rights under Section 30.2 and such personal property is removed on or before the expiration of the holdover
period under Section 30.2. If such personal property or any part thereof shall be sold by Landlord, Landlord may receive and retain the proceeds of such sale as Landlord’s property without affecting Landlord’s rights against Tenant or
resulting in any credit to Tenant from damages otherwise recoverable by Landlord. 
  
 36. Article Headings: 
  
 36.1 The Article headings of this Lease are for convenience only and are not to be considered in construing the same. 
  
 37. Governing Law: 
  
 37.1 The laws of the State of New Jersey shall govern the validity, performance and enforcement of this Lease. The invalidity or
unenforceability of any provision hereof shall not affect or impair any other provision. 
  
 38. Letter of Acceptance: 
  
 38.1 Upon the Tenant’s accepting the Demised Premises and commencing construction of Initial Tenant Improvements, after Substantial Completion of the Landlord Improvements pursuant to the terms and conditions
hereof, the Tenant covenants and agrees that it will furnish to the Landlord a written statement that it accepts the Demised Premises, subject to the terms and conditions of the Lease as herein contained (including Punch List Items and latent
defects). 
  
 39. Tenant’s Right to Lease Unit B: 

 
 39.1 From the date that this Lease is executed through
October 31, 2002, Tenant shall have the exclusive right to lease Unit B, consisting of approximately 

  

 -40- 

 
68,306 square feet of single-story floor area as shown on the attached Schedule “A” (“Unit B”). Tenant shall exercise this option by
notice in writing to Landlord. If Tenant has not provided such notice to Landlord, then from and after November 1, 2002, Landlord shall be free to lease Unit B to any other party without notice to Tenant, subject to the provisions of Articles 39.2
and 39.3 below. 
  
 39.2 Notwithstanding the
foregoing in Article 39.1 above, if Landlord has not leased Unit B to a third party after November 1, 2002, Tenant shall have a continuing right to lease Unit B at any time prior to January 31, 2003, in which case the annual fixed rent for the
entire Demised Premises (Unit A and Unit B) shall be as set forth on the attached Schedule “D”. If Tenant leases Unit B after February 1, 2003, the alternate fixed rent structure outlined in Schedule “D” shall not apply, and
Landlord and Tenant shall negotiate an alternative fixed rent acceptable to both Landlord and Tenant. 
  
 39.3 If Tenant shall not have leased Unit B pursuant to the provisions of Articles 39.1 and 39.2 above, then Tenant shall have the
exclusive right to lease Unit B for a period of eight (8) years commencing on October 1, 2007, and terminating on September 30, 2015, at the then escalated Fixed Rent for the Demised Premises as shown on the attached Schedule “C”. To
exercise such right, Tenant shall notify Landlord in writing prior to January 1, 2007, that Tenant has exercised its option to lease Unit B. If Tenant does not exercise its option to lease Unit B prior to January 1, 2007, Tenant shall have no
further preferences to lease Unit B. Landlord acknowledges and agrees that Tenant’s rights under this Article 39.3 shall be superior to the rights of any existing or new tenant(s) for Unit B. 
  
 40. Options to Renew: 
  
 40.1 Tenant shall have the right to renew its lease for the
Demised Premises for two (2) five year periods by providing Landlord with twelve (12) calendar months written notice prior to the expiration of the then current term. TIME FOR NOTICE OF EXERCISE OF TENANT’S OPTIONS IS HEREBY DECLARED TO BE OF
THE ESSENCE. 
  
 (a) The initial year’s
Fixed Rent for the first year of the first renewal option period, if exercised, shall the Fixed Rent applicable to the preceding lease year. 
  
 (b) The initial year’s Fixed Rent for the first year of the second renewal option period, if exercised, shall the Fixed Rent
applicable to the preceding lease year plus three (3%) percent. 
  
 40.2 Fixed Rent for each and every successive and consecutive year of a new term shall be increased, cumulatively, by an amount equal to three (3%) percent of the prior year’s Fixed Rent in the same manner that
Fixed Rent increases by three (3%) percent each year during the initial term as set forth on Schedule “C” and Schedule “D.” 
  
 40.3 Except as to the amount of Fixed Rent, all of the other terms, covenants, conditions and agreements set forth in this Lease shall
apply to all renewal terms; 

  

 -41- 

 
except that there shall only be two (2) options to renew as set forth in this Article 40 of this Lease. 
  
 41. Right of First Offer on Purchase of Landlord’s Premises: 

 
 41.1 Tenant shall have a Right of First Offer for the
purchase of the Landlord’s Premises. Landlord agrees to provide Tenant with written notice of the availability of the Landlord’s Premises for sale and to offer the Landlord’s Premises in its entirety to Tenant on such terms as
Landlord finds acceptable in its sole discretion, prior to marketing the Landlord’s Premises to other prospective buyers. Tenant shall have sixty (60) days from the date of Landlord’s notice to respond in writing to the same. If Landlord
has not received a written response by the end of said sixty (60) day period or if Tenant declines to accept Landlord’s offer or if Tenant makes a counteroffer that Landlord rejects in writing as unacceptable in its sole and absolute
discretion, Landlord shall thereafter be free to market and sell the Landlord’s Premises without further notice to Tenant. If Landlord and Tenant agree on terms for the sale of the Premises, but are subsequently unable, in good faith, to
consummate an agreement with respect thereto acceptable to both Landlord and Tenant, Landlord shall thereafter be free to market and sell the Landlord’s Premises on such terms and conditions as Landlord shall determine, subject as aforesaid.

  
 42. Conditional Guaranty of Payment. 
  
 42.1 As additional consideration for this Lease, SunGard
Data Systems Inc. shall provide to Landlord contemporaneously with the execution of this Lease a conditional guaranty of payment in the form annexed hereto as Schedule “G”. 
  
 43. Mobile Data Center. Subject to Tenant’s obligation to obtain a Certificate of Occupancy and any other required
permits, Tenant shall have the right during a disaster recovery and/or a demonstration or testing event to park fifteen (15) of its mobile recovery Units (the “Units”) in the parking area adjacent to the Building (the “Parking
Lot”), which right is subject to the following conditions and requirements: 
  
 43.1 The Units, when used, are to be located on the Parking Lot in the area designated on Schedule “A” attached hereto and made
a part hereof. Said location may be moved to another location in the Parking Lot mutually approved by Landlord and Tenant: (i) if required by Landlord, provided Landlord has a sound business reason for requiring the change in location, in which
event Landlord shall pay for the costs of the relocation, or (ii) if required by law, in which event Tenant shall pay for the costs of the relocation. The Landlord hereby agrees to use its best efforts to accommodate Tenant’s temporary,
increased parking needs during a disaster recovery situation, for a period not to exceed one hundred fifty (150) calendar days in any twelve (12) month period, by providing additional parking in the Parking Lot for the Building as well as in other
parking lots adjacent to buildings owned by Landlord (or an affiliate or subsidiary thereof or of Russo Development, L.L.C.), between the Building and the other building occupied by Tenant at 777 Central Boulevard, Carlstadt, New Jersey. 

 

 -42- 

 43.2 The Units may not be in the Parking Lot for more than five (5) consecutive days per
visit for test purposes, and for no more than two (2) separate visits per twelve (12) month period for test purposes. The foregoing time limitations shall not be applicable to disaster events necessitating the use of the Units. 
  
 43.3 Tenant shall give Landlord at least five (5) days prior
written notice of the dates it intends to locate the Units in the Parking Lot for test purposes. In disaster recovery situations, Tenant will use its best efforts to provide Landlord with as much prior notice as is reasonably possible. 

 
 43.4 Tenant shall have the right, at any time during the
term of this Lease, and at Tenant’s sole cost and expense, to install a “hitching post” (substantially similar in configuration to that set forth on the diagram attached hereto and made a part hereof as Schedule “I” to
connect the Units to the Demised Premises, at the location set forth on Schedule “A” attached hereto, subject to Tenant’s receipt of any necessary governmental approvals with respect to such site. Tenant may request that the hitching
post and any underground conduit to connect such post to the Demised Premises (or portions thereof), be installed as part of the Landlord Improvements, which Landlord is willing to do at Tenant’s sole cost and expense. 
  
 44. Rooftop Rights. 
  
 44.1 Landlord hereby grants to Tenant the right to install,
use, operate, maintain, repair and remove, at Tenant’s sole cost and expense, one (1) antenna and one (1) satellite dish (collectively, the “Antenna Equipment”) on the roof of the Building in the location or locations (the “Roof
Demised Premises”) to be mutually agreed upon by Landlord and Tenant. The term “Antenna Equipment” includes any related equipment, cabling, wiring or other device or thing used in or about the Building in connection with the
aforedescribed antenna and related equipment. All Antenna Equipment and the manner of the installation thereof shall be subject to Landlord’s prior written approval, not to be unreasonably withheld, delayed or conditioned. 
  
 All work, installation, maintenance and operation permitted
by Landlord pursuant to this Amendment must conform to all laws, regulations and requirements of federal, state and county governments, and any other public or quasi-public authority having jurisdiction over the Roof Demised Premises. Tenant shall
obtain all necessary licenses from the Federal Communications Commission (“FCC”) and all installation, maintenance and operation shall be conducted in conformance with FCC rules and/or operating authority. 
  
 No Antenna Equipment may exceed three (3) feet in diameter
or six (6) feet in height. 
  
 44.2 Tenant, at
Tenant’s sole cost and expense, shall install, maintain and repair the Antenna Equipment. Tenant shall, not later than at the expiration of the Term of the Lease, remove the Antenna Equipment from the roof of the Building and restore same to
substantially the same condition as on the date hereof, ordinary wear and tear excepted. 
  

 -43- 

 44.3 Tenant, at its sole cost and expense, shall procure and maintain in effect, all
government approvals, including, but not limited to, any licenses or permits necessary for the installation, use, operation, maintenance, repair and/or removal of the Antenna Equipment. 
  
 44.4 Tenant will, at Tenant’s expense, provide the necessary power installation for the operation of
the Antenna Equipment. Tenant shall not install or operate any Antenna Equipment or other machinery that operates with voltage in excess of the Building capacity unless Tenant, at its sole cost and expense, installs such equipment as necessary to
increase the Building capacity and obtains the prior written consent of Landlord, which consent may be withheld in Landlord’s sole and absolute discretion. 
  
 44.5 Subject to emergencies and periods of preventative maintenance, Landlord agrees that throughout the
Term of this Lease, Tenant, or any of the designated representatives of Tenant, shall have 24-hour access to the roof of the Building for the purpose of installing, using, operating, maintaining and repairing the Antenna Equipment. Subject to the
provisions of Section 11.9 above, Tenant shall indemnify, defend and hold harmless Landlord from and against any and all costs, expenses, claims, losses or damages resulting from and damage to property or injury to person resulting from any such
access. 
  
 44.6 Tenant acknowledges and agrees
that any changes to and/or installations upon the roof are to be performed by a contractor approved by the entity providing the roof warranty so as not to void the warranty. For purposes hereof, J. Murphy Roofing and Sheet Metal, Inc. and Cannella
Roofing, Inc. are contractors that satisfy the foregoing condition for a period of twelve (12) months from the date hereof. Prior to commencement of the work on the roof, Landlord shall inspect the roof to determine whether there is any existing
damage which requires repair; and after completion of Tenant’s work on the roof, Landlord shall have a similar inspection conducted. If there is any damage to the roof during the foregoing period, Tenant shall be responsible, at its sole costs
and expense for repairing any and all such damage, unless such damage was caused by the act or omission of Landlord, its employees, agents, contractors or invitees. 
  
 45. Redundant Conduit Line. 
  
 45.1 As part of the Landlord Work, but at Tenant’s sole cost and expense, Landlord shall install two (2) independent and redundant
conduit ductbanks between the Demised Premises and the building located at 777 Central Boulevard, Carlstadt, New Jersey. Each independent ductbank will consist of four (4) four inch (4”) diameter conduits (the “Private Communication
Ductbank”). The Landlord will provide all design and engineering including construction inspections and certifications; permitting; mark-out of all existing utilities; and construction, including management, supervision, labor, materials,
tools, supplies and construction equipment, excavations of all classes, including rock excavation and dewatering; protective barriers and traffic control, bracing and support of all existing utilities, as needed, public road crossings with concrete
protection; all necessary for the complete development of the 

  

 -44- 

 
work. The completed Private Communication Ductbank will be for the exclusive use of the Tenant. All telecommunication cabling will be provided by the Tenant.
The parties acknowledge and agree that Substantial Completion of this work will not occur until April 1, 2003, and that Tenant’s rights under Section 9.5 above shall not apply to the foregoing work under any circumstances, but in lieu of those
provisions, if Substantial Completion of this work is not installed on or before April 1, 2003, then and in that event the Tenant shall have as its sole and exclusive remedy a one-time, fixed credit of One Hundred Thousand ($100,000.00) Dollars
against the next succeeding installments of Fixed Rent for such delay; provided, however, that Landlord shall continue to diligently purse the completion of installation of the Private Communication Ductbank, if and to the extent that completion is
reasonably practicable. 
  
 46. Supplemental HVAC 
  
 46.1 Tenant shall have the right to install up to one
thousand two hundred (1,200) nominal cooling tons of supplemental air cooled HVAC for exclusive use by Tenant on the roof of the Building to the extent that the roof can support the weight of such tonnage, as reasonably determined by Landlord. In
the event such HVAC equipment cannot be accommodated on the roof, then Tenant shall have the right to install said HVAC equipment in or on another location (e.g., landscaped area outside the Building) reasonably acceptable to Landlord and Tenant.
Tenant shall also have the right to install in the Demised Premises supplemental HVAC systems at locations determined by Tenant. 
  
 46.2 Tenant shall be responsible for obtaining all permits and approvals as are necessary for the installation, use and operation of the
HVAC equipment. 
  
 46.3 Tenant shall obtain
Landlord’s prior approval of all plans and specifications for the HVAC equipment, which shall include the proposed location of the HVAC equipment, which approval shall not be unreasonably withheld, delayed or conditioned. 
  
 46.4 No discharge condenser air will be allowed to be
ejected into the Building or Building plenum. Tenant shall pay all costs incurred in connection with the installation, use, operation, maintenance and, if applicable, removal of said HVAC units. Tenant shall, at its expense, maintain all said HVAC
units in good condition. 
  
 46.5 The Landlord
shall install a minimum of 850,000 btu’s of unit heater in Unit B and shall operate such heater until Unit B is occupied to provide minimum heat for freeze protection and the overloading of utility charges on Tenant. 
  
 46.6 Tenant acknowledges and agrees that any such
installations upon the roof are to be performed by a contractor approved by the entity providing the roof warranty so as not to void the warranty. For purposes hereof, J. Murphy Roofing and Sheet Metal, Inc. and Cannella Roofing, Inc. are
contractors that satisfy the foregoing condition for a period of twelve (12) months from the date hereof. Prior to commencement of the work on the roof, Landlord shall inspect the roof to determine whether there is any existing damage which requires
repair; and after completion of Tenant’s work on the roof, Landlord shall have a similar 

  

 -45- 

 
inspection conducted. If there is any damage to the roof during the foregoing period, Tenant shall be responsible, at its sole costs and expense for
repairing any and all such damage. 
  
 47. Venting. 
  
 47.1 Tenant shall have the right to vent through the roof of
the Building as required for the installation by Tenant of any special equipment in connection with its use of the Demised Premises, including but not limited to, supplemental HVAC units, kitchen exhaust, etc. The location and type of venting shall
be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld. Tenant shall, at its expense, maintain all said venting and the area of the roof effected by such venting in good condition. Notwithstanding the
foregoing, Tenant’s rights granted pursuant to this Paragraph are subject to the terms and conditions of Landlord’s roof warranties and contracts, and Tenant, at its cost, shall comply with the terms and conditions of said warranties and
contracts, including, without limitation, any requirement that certain roofers or roofing companies perform such roof work. 
  
 47.2 Tenant acknowledges and agrees that any such installations upon the roof are to be performed by a contractor approved by the entity
providing the roof warranty so as not to void the warranty. For purposes hereof, J. Murphy Roofing and Sheet Metal, Inc. and Cannella Roofing, Inc. are contractors that satisfy the foregoing condition for a period of twelve (12) months from the date
hereof. Prior to commencement of the work on the roof, Landlord shall inspect the roof to determine whether there is any existing damage which requires repair; and after completion of Tenant’s work on the roof, Landlord shall have a similar
inspection conducted. If there is any damage to the roof during the foregoing period, Tenant shall be responsible, at its sole costs and expense for repairing any and all such damage. 
  
 48. Grounding of Equipment. 
  
 48.1 Tenant shall have the right to ground its equipment to the base steel in the Building at location(s) mutually agreed upon by Landlord
and Tenant. 
  
 49. Backup Electrical Generators. 
  
 49.1 Tenant is hereby granted the right to install, at
Tenant’s sole cost and expense, up to six (6) above-ground backup electrical generators for Tenant’s use solely in the Demised Premises. Tenant shall also be permitted to install such above-ground storage tanks as are necessary or
appropriate to operate the Backup Electrical Generators in the event of a power outage or other emergency. (Such items are hereinafter referred to as the “Generator System”.) Tenant shall be responsible for obtaining all permits and
approvals as are necessary for the installation of the Generator System. 
  
 49.2 After the installation of the Generator System, Tenant, at its sole cost and expense, shall be responsible for: (a) maintaining such permits and approvals as are necessary for the maintenance and operation of the
Generator System; (b) complying with all applicable statutes, laws and/or ordinances, as are necessary to permit and continue the use, 

  

 -46- 

 
maintenance and operation of the Generator System; (c) repairing any damage or deterioration to the Landlord’s Premises or the Building caused in whole
or in part by the existence, installation, removal, operation or maintenance of the Generator System; and (d) all expenses imposed by any statute, law or ordinance of any governmental, quasi-governmental or regulatory authority relating to the use
and operation of the Generator System. 
  
 49.3
Tenant may use the Generator System during: (a) testing and regular maintenance, and (b) any period of electrical power outage in the Demised Premises. 
  
 50. Due Execution. 
  
 50.1 The individual signing this Lease on behalf of the Tenant does hereby represent and warrant to Landlord that he/she has the full
right, power, capacity and authority to execute and deliver this Lease as a binding and valid obligation of the Tenant hereunder. The individual signing this Lease on behalf of the Landlord does hereby represent and warrant to Tenant that he/she has
the full right, power, capacity and authority to execute and deliver this Lease as a binding and valid obligation of the Landlord hereunder. 
  
 51. Payment of Tenant’s Legal Costs Under Special Circumstances. 
  
 51.1 If Tenant files an action (i) to compel Landlord’s consent to Structural Alterations
under—Section 9.2, or (ii) to recover reimbursement for emergency repairs to avoid a Shut-Down Condition under Section 13.1, or (iii) to compel Landlord’s consent to a sublease or assignment under Section 17.1, and if the Tenant is the
prevailing party in any such action, and if the Court determines that Landlord’s bad faith necessitated the filing of such an action, then in addition to other relief awarded to Tenant, Tenant shall be entitled to an award of reasonable counsel
fees and litigation expenses in the discretion of the Court. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed or caused to be executed, these presents, as of the date first hereinabove set forth. 
  

									
	 Signed, Sealed and Delivered
 in the Presence of:
	 	 	 	 760 WASHINGTON AVENUE, L.L.C.
 (Landlord)

				
	 /s/ Lauren Russo
	 	 	 	 By:
	 	 /s/ Edward Russo

	 	 	 	 	 	 	 	 	 Edward Russo, Managing Member

			
	 	 	 	 	 SUNGARD RECOVERY SERVICES LP
 (Tenant)

				
	 /s/ Scott T. Crouch
	 	 	 	 By:
	 	 /s/ Edward C. McKeever

	 	 	 	 	 	 	 	 	 Edward C. McKeever,

	 	 	 	 	 	 	 	 	 Vice President and Controller

  

 -47- 

 Schedule “A” 
  
 Lease Plan 
  

 -48- 

 Schedule “B” 
  
 Landlord Specifications 
  
 Landlord shall construct a building of approximately 172,477 square feet, approximately 104,171 square feet of which (consisting of approximately 86,297 square feet of
ground floor area and approximately 17,874 square feet of second floor area) will be leased by Tenant. The Landlord Improvements shall include all building shell and core items as described in these specifications. 
  
 GENERAL REQUIREMENTS: 
  
 Permitting: 
  
 Landlord shall obtain all required permits for the development of the Landlord Improvements.

  
 Quality Control: 
  
 Landlord shall provide all labor, materials, construction equipment, and other services
necessary for the construction of the Landlord Improvements. All materials shall be new and of good quality from a reputable manufacturer established in the production of the material. Landlord shall contract with an independent consultant to
provide quality control testing services when required by Code. 
  
 SITE WORK: 
  
 The Landlord shall perform all
site work as indicated on the construction drawings, including but not limited to, excavation and removal of all organic soil, rough and finish grading, and placement of control fill to raise the building finished floor elevation to approximately
seventeen feet (17.00’) national geodetic vertical datum (NGVD). All control fill beneath the building foundation shall be clean, hard and durable containing no clay lumps, vegetation, or organic matter. All fill shall be placed under the
direction of a New Jersey Professional Engineer to provide ninety-five percent (95%) minimum compaction. 
  
 PAVING AND CURBS: 
  
 All parking and loading areas shall be supported by a controlled fill sub-base. Landlord shall provide light duty pavement (4” of dense graded aggregate (DGA)
subbase with 2” of 3⁄4” stabilized base hot bituminous concrete, mix I-2 base course and 2” of fine aggregate (FABC) hot bituminous concrete, mix I-5 top course) for all parking areas and heavy duty pavement (4” of DGA subbase
with 4” of 3⁄4” stabilized base hot bituminous concrete, mix I-2 base course and 2” of FABC hot bituminous concrete, mix I-5 top course) for all loading areas as per the construction drawings. 
  
 The DGA subbase shall be rolled to achieve the maximum amount of compaction. All pavement
shall be compacted thoroughly with a vibratory roller and/or three-wheel, 10 ton roller. 
  

 -49- 

 Landlord shall provide all concrete site curb (6”x9”x20”) as indicated on the construction drawings. All
concrete shall be Class B, 4,000 pounds per square inch (PSI), New Jersey Department of Transportation approved. 
  
 Upon Tenant’s request in writing to Landlord, Landlord shall install, at Landlord’s sole cost and expense, a sidewalk between Landlord’s Premises and the
premises leased to Tenant at 777 Central Boulevard, Carlstadt, New Jersey. If, as and when the sidewalk is installed, Landlord shall maintain, repair and replace the sidewalk as reasonably necessary during the term of this Lease, the cost of which
may be included as part of Additional Rent for the Landlord’s Premises as well as all of the other buildings in the business park owned or controlled by Tenant or one of its subsidiaries, affiliates or parents, that are served by such sidewalk.

  
 LANDSCAPING 
  
 Landlord shall provide finish landscaping of a design and quality comparable to
SunGard’s existing facility at 777 Central Boulevard, Carlstadt, New Jersey. This work shall include sodded lawn areas, a variety of deciduous, evergreen, and specimen trees, a variety of annual and perennial flower beds, and a timed irrigation
system as indicated on the construction drawings. 
  
 CONCRETE WORK: 
  
 All concrete work shall be done in accordance with
the building code requirements of the American Concrete Institute (ACI) Code 318 Latest Edition and the Building Owners and Contractors Association (BOCA) Building Code Latest Edition (1996). All concrete shall have an ultimate compressive strength
of not less than 3,000 PSI after twenty-eight (28) days and shall be uniform in strength to a tolerance of 5%. 
  
 Footings: 
  
 All footings shall be poured concrete footings sized as indicated on the construction drawings. The top of all interior footings shall be 8” below finished floor,
except as indicated on the construction drawings. The bottom of all exterior footings shall be placed at a minimum of 3’-0” below finished grade. The thickness of reinforcing steel shall conform to the American Society of Testing Materials
(ASTM) A615-1970 for deformed billet-steel bars. 
  
 Foundation Walls: 
  
 All foundation walls shall be poured concrete with
reinforcing steel as shown on the construction drawings. 
  
 Insulation around the
interior perimeter of the foundation walls shall be provided in accordance with the requirements of the BOCA Building Code for allowable “U” factors and overall thermal performance. This insulation shall consist of 2” expanded
polystyrene (EPS) rigid insulation board installed continuously around the perimeter of the building. The foundation wall insulation shall extend approximately two (2) feet below the finished floor elevation. 
  

 -50- 

 Concrete Slab: 
  
 The concrete slab shall be reinforced with steel reinforcing fibers manufactured by the Bekaert Corporation or an equivalent manufacturer at
a dosage of at least twenty (20) pounds per cubic yard. The concrete slab shall achieve a minimum flatness (FF) rating of 35 and a minimum levelness (FL) rating of 25. The concrete floor shall be sealed with one coat of Sealhard concrete floor
hardener and sealer after the concrete floor has cured for at least eight (8) days. 
  
 EXTERIOR WALLS: 
  
 The north and west wall elevations of the building shall consist of a 12” pre-cast concrete wall panel system with 2.5” of rigid, polystyrene insulation (the
wall system shall achieve an approximate “R” value of 12.0.) The east and south wall elevations of the building shall be constructed with 12” concrete masonry units and a 12” x 4” x 4” utility brick veneer as
manufactured by Endicott Clay Products with type S, premixed Flamingo mortar. All exterior wall panel surfaces shall be coated with a stain manufactured by Chemprobe Coating Systems. All exterior brick surfaces shall be coated with a clear, water
repellant such as Prime-A-Pel Plus or an equivalent substitute. All exterior expansion joints in the exterior wall system shall be caulked and tooled utilizing a two-part polyurethane caulk. The exterior walls shall extend above the roof surface
creating a parapet in order to direct all roof drainage to interior roof leaders. 
  
 STRUCTURAL STEEL: 
  
 Landlord shall design, fabricate and erect all structural steel in accordance with each of the following: 
  

			
	STRUCTURAL STEEL	  	American Institute of Steel Construction (AISC), Latest Edition, for ASTM A-36 steel.
		
	STEEL JOISTS	  	Steel Joist Institute (SJI), Latest Edition, for K-series open web steel joists.
		
	STEEL DECK	  	Steel Deck Institute (SDI), Latest Edition, for type B wide rib 1.5” steel deck for roof framing and 1.5” B-lock for floor framing.

  
 All columns shall be tubular,
fire-rated steel as manufactured by Fire Trol or an equivalent manufacturer. The roof frame shall be constructed with wide span joists. All roof girders shall be rolled steel with “I” beam sections. The approximate column spacing for the
building shall be 58’6” x 72’0” measured from column centerline to column centerline. The clear ceiling height measured from the top of the first floor slab to the lowest point of any structural steel member supporting the roof
frame shall be a minimum of 36’0”. The clear ceiling height for the area below the second floor mezzanine shall be approximately 20’0” and the clear ceiling height from the second floor slab to the roof frame shall be
approximately 14’0”. 
  

 -51- 

 ROOF CONSTRUCTION: 
  
 The Landlord shall install the roof deck, roof insulation and the roof membrane. The roof system shall comply with Class I-90 requirements
of Factory Mutual I-28 Latest Edition or satisfy all applicable codes at the time of construction. The roof assembly will consist of 22 gauge steel deck, mechanically fastened 2.5” polyisocyanuarate rigid insulation, and a fully adhered
single-ply .060 mil EPDM roof as manufactured by Carlisle, Firestone, or an equivalent manufacturer. 
  
 The roof surface shall be constructed with positive drainage in four directions to minimize ponding of water on the roof and to direct all stormwater runoff to interior roof leaders that will direct runoff via
underground pipes beneath the slab to the site outfall locations. No roof drains shall be visible from the exterior of the building to preserve the aesthetic value of the Landlord’s Premises. 
  
 The roof membrane and insulation shall have a warranty from the roof manufacturer for a
period of no less than ten (10) years. Roof insulation shall be rigid board insulation with a minimum R-value of 12. Roof insulation shall be mechanically fastened to the roof deck throughout the entire roof area. 
  
 The top of the exterior parapet walls shall be covering with a metal gravel stop or full
aluminum coping as selected by the Landlord. Overflow roof drains shall be provided for each interior roof leader to eliminate the need for scuppers through the exterior walls of the building. 
  
 Tenant shall contract directly with Landlord’s roofing contractor for the preparation
and repair of all roof penetrations (i.e. pitch pockets, vent pipes, exhaust fans, etc.) needed during the construction of the Tenant Improvements so that the manufacturer’s warranty for the roof system is maintained. 
  
 OFFICE FINISHES WITHIN DEMISED PREMISES 
  
 Partitions: 
  
 All interior partitions shall be installed by the Tenant. 
  
 Floor Covering: 
  
 All floor covering shall be installed by the Tenant. 
  
 Acoustical Ceiling Tile (ACT) 
  
 All ACT shall be installed by the Tenant. 
  
 Doors: 
  
 All interior doors shall be installed by the Tenant. 
  
 Bathroom Finishes: 
  
 All bathroom finishes shall be installed by the Tenant. 
  

 -52- 

 HEATING, VENTILATING, AND AIR CONDITIONING (HVAC): 
  
 All HVAC equipment for the Demised Premises shall be installed by Tenant. Landlord’s
structural engineer shall evaluate the proposed location of any rooftop mechanical equipment that is directly supported via steel curbs on the roof frame. In the event that Landlord’s structural engineer determines, in its sole and absolute
discretion, that the existing roof frame cannot directly support the proposed rooftop mechanical equipment, the equipment shall instead be supported by steel dunnage installed by Landlord (see Tenant Allowances below). 
  
 DOORS AND DOOR FRAMES: 
  
 Loading Doors: 
  
 All loading doors shall be vertical lift, overhead steel doors as manufactured by Raynor or
an equivalent manufacturer. The loading doors shall have a width of 9’0” and a height of 10’0”. Loading doors shall be steel insulated sectional doors or an equivalent substitute with 3” vertical tracks and rollers,
insulated sections with backboards, slide locks, torsion springs, weather-stripping and other miscellaneous hardware. Door panels shall be formed from 20-gauge steel and insulated to a minimum R-value of 17.48. 
  
 Landlord shall provide six (6) interior loading doors as shown on the construction drawings.
All loading doors shall be serviced by mechanical dock levelers with a 35,000 pound live load capacity as manufactured be Rite Hite (Model ML 886 Mechanical Dock Levelers). The levelers shall be 6’ wide by 8’ long and shall be equipped
with the following features: 
  

	 	•	Chain operated spring counterbalance 

  

	 	•	Structural stops 

  

	 	•	Working range of 12” above dock to 12” below dock 

  

	 	•	Walk down yieldable lip 

  

	 	•	Night locks 

  

	 	•	Full range toe guards 

  

	 	•	Self-cleaning lip hinge 

  

	 	•	Integral maintenance strut 

  

	 	•	Full one (1) year warranty on parts and labor 

  
 Rubber dock bumpers or an appropriate alternate shall be installed on the exterior walls of the building at each side of the loading doors. 
  
 Landlord shall install three (3) 14’x22’ motor operated rolling steel doors as
manufactured by Wayne Dalton Corp. between the interior loading area and the exterior of the building. All weather-stripping, vertical tracks, rollers, and associated hardware shall be included. 
  
 Entrance Doors 
  
 All aluminum and glass entrance doors shall be Kawneer 350 Series medium stile doors with
tempered glass as required by Code. All aluminum framing shall be black, anodized aluminum. All framing shall incorporate a thermal break for maximum thermal performance. All door 

  

 -53- 

 
hardware including handles, concealed overhead automatic closers, panic crash bars, saddles, weather-stripping, and floor sweeps shall be included.

  
 Egress Doors: 
  
 All egress doors shall be painted, hollow metal doors with panic crash bars and other
hardware as required by Code. All egress door platforms shall be masonry with poured concrete treads for maximum aesthetic appeal and durability. All exterior egress doors and doors through masonry walls shall be 1.75” thick hollow metal doors
constructed of 16 gauge steel with integral stops. Fire rated doors shall be installed as required by Code and indicated on the construction drawings. All exterior doors and door frames shall be painted to match the outside of the exterior wall
surface. 
  
 All egress doors shall exit directly onto the outside grade or onto a
stair platform as warranted by site conditions. All egress stairs shall be equipped with painted, tubular steel guard rails. 
  
 WINDOWS AND GLAZING: 
  
 Glass 
  
 All glass shall be annealed and polished with a reflective, low-E coating on the exterior surface of the interior lite. Tempered glass shall be provided where required by
Code. All Windows shall have 1” thermal insulated glass (.25” exterior lite, .50” air space, and .25” interior lite) for maximum thermal performance. All windows shall have a maximum U factor of 0.50. All windows shall be
non-operable. All glass shall be manufactured by Viracon Industries. Spandrel glass shall be substituted for vision glass in appropriate areas. 
  
 The exterior of all windows shall be caulked with a .50” backer rod and a two part polyurethane caulk. The caulking shall be applied between the outside surface of
the exterior wall system and the outside surface of the window system. 
  
 Window Framing: 
  
 All window framing shall be
1.25” extruded, black, anodized aluminum sections as manufactured by Kawneer or an equivalent manufacturer. The window framing system shall be Kawneer Tri-Fab VG 451T Weatherseal or an equivalent system. All types shall conform to the
requirements of AAMA Master Specification. All tubular aluminum window framing shall be 2” x 4.5” for windows and 2” x 7.5” for exterior curtain wall systems (with reinforcing). 
  
 Curtain Wall Framing: 
  
 All curtain wall framing shall be Kawneer 1600 Wall System or an equivalent system with
structural silicone glazed vertical joints and aluminum capped horizontal joints. 
  

 -54- 

 ELECTRICAL FOR THE DEMISED PREMISES: 
  
 Power Service: 
  
 Tenant’s electrical engineer, Ratech Engineering, has provided Landlord with an
electrical load letter dated April 10, 2002 outlining Tenant’s estimated demand load for the Demised Premises. Landlord has forwarded this load letter to Public Service Electric and Gas Company (PSE&G) for its review. Landlord shall
coordinate the installation of the permanent primary power service to the Building (including separate service to the Demised Premises and Unit B) in accordance with Tenant’s requirement for the Demised Premises. The Tenant shall permit
Landlord to use up to 600 amps of 277/480 Volt Power from Tenant’s redundant transformer provided by P.S.E.&G. to service Unit B. Unit B will contain a separate, direct meter to measure usage and for direct billing purposes. All
construction costs needed to extend electric service from the public system (i.e., from the PSE&G transformers located on site) to the utility room in the Demised Premises shall be allocated to the tenant allowance for this work (see Tenant
Allowances below). All switchgear, transformers, and other electrical equipment required for the power service to the Demised Premises shall be installed by Tenant. 
  
 There is currently a 200 amp, 120v/240v single-phase temporary electrical service installed at the site for construction purposes.

  
 Electrical Finishes: 
  
 All electrical finishes shall be installed by Tenant, except exterior site lighting.

  
 Safety Lighting 
  
 All safety lighting shall be installed by Tenant. 
  

Lightning Protection: 
  
 Tenant will provide lightning protection of the entire building, including Unit B. 
  
 Site Lighting 
  
 Exterior lighting adequate to illuminate the building, walkways, parking areas and loading docks shall be installed by the Landlord. Site lighting fixtures shall be
mounted on the building where practicable. All lighting fixtures shall be 400 watt metal halide, Mongoose fixtures as manufactured by Holophane lighting or and equivalent manufacturer. Illumination levels shall be at least 1 foot-candle for all
parking areas (measured three (3) feet above the ground surface), 2-3 foot-candles for the entrance driveway, and 5 foot-candles for the building entrance. 
  
 TELECOMMUNICATIONS: 
  
 All underground telecommunications conduit and ductbank shall be installed by the Landlord in accordance with Tenant’s specifications (see Tenant Allowances below).
All tele-communications wiring and equipment shall be the responsibility of Tenant. [In particular, see Section 45.2 of the Lease.] 
  

 -55- 

 PLUMBING AND GAS SPECIFICATIONS: 
  
 Tenant shall provide Landlord with sufficient information regarding its water usage and
sanitary discharge projections for its proposed use. Landlord will file the appropriate applications for water service with United Water of New Jersey, gas service with Public Service Electric and Gas Company, and sanitary sewer connections with the
Carlstadt Sewer Authority. The gas service shall be installed to the exterior of the foundation wall adjacent to the building utility room. The domestic water service will be sized to meet the Tenant’s needs and be stubbed above the floor in
the utility room, relocated in the center core area of the Tenant’s master plan. All underground gas and plumbing improvements inside the building foundation walls shall be installed by Landlord in accordance with the Tenant Allowances. All
aboveground gas and plumbing improvements inside the building foundations walls, exclusive of interior roof drains, shall be installed by Tenant. 
  
 FIRE PROTECTION: 
  
 10” fire line shall be installed from the water main in Washington Avenue and stubbed above the floor in the building utility room. The fire protection system for
the Demised Premises shall be installed by Tenant. The fire protection system for Unit B will be installed by Landlord and will be separately zoned from Tenant’s system. The fire protection system for Unit B will be fed from one or more risers
off of the main fire sprinkler service in the “Utility and Mechanical Room” located in Unit A. 
  
 Fire Proofing: 
  
 Landlord shall provide all required fireproofing for the structural steel members as required by the BOCA Building Code and any other applicable codes. All fireproofing
material shall be manufactured by Isolatek or an equivalent manufacturer. All fireproofing material shall be applied by an installer certified by the manufacturer. 
  
 BARRIER-FREE DESIGN: 
  
 The building shall be constructed in accordance with all Federal and New Jersey regulations, including but not limited to the Americans with
Disabilities Act, for providing access and facilities for the physically handicapped. These regulations shall be observed to the extent applicable for site improvements and general access into the building. The Tenant shall be responsible for
providing barrier free access throughout the Demised Premises as part of the Tenant Improvements. 
  
 ELEVATORS AND CIRCULATION: 
  
 Two (2) stairways for circulation to the second floor of the building and one (1) stairway for circulation to the second floor and roof area shall be provided. One (1)
3500 lbs. capacity, hydraulic passenger elevator as manufactured by the Otis Corporation shall be installed in the main entrance lobby. All permanent power, telecommunications, lighting and fire sprinkler improvements needed to obtain a certificate
of approval for the elevator installation shall be constructed by the Tenant as part of its interior improvements. 
  

 -56- 

 TENANT ALLOWANCES: 
  
 The Tenant shall have an allowance for the completion of the following Landlord Improvements that the Landlord anticipates the Tenant will
require for its proposed use of the Premises: 
  
 a. Allowance #1: Underground
work for the sanitary sewer system. This allowance will be applied to all excavation, plumbing and backfill work for all sanitary lines within the building as designed by Tenant: $60,000 
  
 b. Allowance #1A: Tenant shall have an additional allowance for the underground sanitary sewer improvements as a result of Landlord’s
substitution of PVC pipe for cast-iron pipe during the construction of the roof leaders for the interior roof drains: $25,000 
  
 c. Allowance #2: Underground work for the electrical grounding system as designed by Tenant $24,000 
  
 d. Allowance #3: Underground work for electrical and/or telecommunications services (manholes, handholes, ductbank, etc.) to a location in
the building as designed by Tenant: $155,000 
  
 e. Allowance #4: Six (6)
10’x20’x8” concrete pads to support backup power generators installed by Tenant: $21,000 
  
 f. Allowance #5: Roof pavers to service the rooftop mechanical equipment: $12,000 
  
 g. Allowance #6: Four (4) 58’ x 72’ roof dunnage platforms to support rooftop mechanical equipment ($65,000 per platform): $260,000 
  
 h. Allowance #7: Main entrance lobby finishes including granite floor covering, interior
brick veneer, main stairway and decorative handrails for the stairway and second floor balcony: $113,000 
  
 In the event that Tenant exercises its option to lease Unit B prior to February 1, 2003, the following additional allowance amounts (the “Additional Tenant Allowances”) shall be given to Tenant: 

 

					
	 a.
	  	Allowance #1:	  	$40,000
	 b.
	  	Allowance #1(A):	  	$-0- (no additional allowance)
	 c.
	  	Allowance #2:        	  	$16,000
	 d.
	  	Allowance #3:	  	$80,000
	 e.
	  	Allowance #4:	  	$14,000
	 f.
	  	Allowance #5:	  	$8,000
	 g.
	  	Allowance #6:	  	$130,000
	 h.
	  	Allowance #7:	  	$0- (no additional allowance)

  
 Landlord’s
construction costs (collectively, the “Landlord Costs”) for Tenant Allowances #1, #1A, #2, #3, and #4, including the similarly numbered Additional Tenant Allowances, shall 

  

 -57- 

 
be the construction costs estimated by the Landlord with a ten percent (10%) markup for profit and a ten percent (10%) markup for overhead when the Landlord
is acting as both General Contractor and Subcontractor. The Landlord Costs for Tenant Allowances #5, #6 and #7, including the similarly numbered Additional Tenant Allowances, shall be the construction costs estimated by the Landlord with a five
percent (5%) markup for profit and a five percent (5%) markup for overhead when Landlord is acting as the General Contractor only. All permit fees paid by Landlord for the Tenant Allowances shall be added to the Landlord Costs without markup for
profit or overhead. All design work completed by Landlord’s consultants for the Tenant Allowances shall be added to the Landlord Costs without markup for profit or overhead. All costs for minor design work completed by Landlord’s in-house
architectural staff will be completed at no cost to Tenant and will not be added to the Landlord Costs. 
  
 Landlord shall provide Tenant with a detailed breakdown of the Landlord Costs prior to the commencement of work for each Tenant Allowance. To the extent
that the aggregate of the Tenant Allowances (including the Additional Tenant Allowances) exceed the aggregate of the Landlord Costs, such shall be refunded by the Landlord to the Tenant on the Rent Commencement Date (or set-off against Tenant’s
Fixed Rent obligations under the Lease). Conversely, to the extent that the aggregate of the Landlord Costs exceed the aggregate of the Tenant Allowances (including the Additional Tenant Allowances), then such shall be paid by the Tenant to the
Landlord as Additional Rent on the later of the Rent Commencement Date or thirty (30) days after Tenant’s receipt of an invoice therefore from Landlord. 
  
 ADDITIONAL LANDLORD IMPROVEMENTS PAID FOR BY TENANT: 
  
 Landlord shall install twenty-three (23) 20’4” x 9’0” windows, two (2) aluminum and glass egress mandoors and one (1)
5’1” x 9’0” window along the south wall of the building (the “Additional Windows”), including any required steel lintels, at a total cost of $148,000 to be paid by Tenant in full on the Rent Commencement Date.

  
 EXCLUSIONS: 
  
 The Landlord Improvements do not include the following exclusions: 
  

	 	•	All interior improvements other than the building shell and core; 

  

	 	•	Office furniture; 

  

	 	•	Surveillance camera security system; and 

  

	 	•	All work not specifically mentioned herein. 

  

 -58- 

 Schedule “C” 
  
 Fixed Rent for Unit A Only 
  

			
	 Demised Premises
	 	104,171 square feet

  

										
	 Period

	  	Annual
Rent PSF

	  	Total Annual
Rent

	  	Monthly Rent

	 February 1, 2003 through September 30, 2003
	  	$	17.09	  	$	1,186,854.93	  	$	148,356.87
	 October 1, 2003 through September 30, 2004
	  	$	17.60	  	$	1,833,409.60	  	$	152,784.13
	 October 1, 2004 through September 30, 2005
	  	$	18.13	  	$	1,888,620.23	  	$	157,385.02
	 October 1, 2005 through September 30, 2006
	  	$	18.67	  	$	1,944,872.57	  	$	162,072.71
	 October 1, 2006 through September 30, 2007
	  	$	19.23	  	$	2,003,208.33	  	$	166,934.03
	 October 1, 2007 through September 30, 2008
	  	$	19.81	  	$	2,063,627.51	  	$	171,968.96
	 October 1, 2008 through September 30, 2009
	  	$	20.41	  	$	2,126,130.11	  	$	177,177.51
	 October 1, 2009 through September 30, 2010
	  	$	21.02	  	$	2,189,674.42	  	$	182,472.87
	 October 1, 2010 through September 30, 2011
	  	$	21.65	  	$	2,255,302.15	  	$	187,941.85
	 October 1, 2011 through September 30, 2012
	  	$	22.30	  	$	2,323,013.30	  	$	193,584.44
	 October 1, 2012 through September 30, 2013
	  	$	22.97	  	$	2,392,807.87	  	$	199,400.66
	 October 1, 2013 through September 30, 2014
	  	$	23.66	  	$	2,464,685.86	  	$	205,390.49
	 October 1, 2014 through September 30, 2015
	  	$	24.37	  	$	2,538,647.27	  	$	211,553.94
	 	  	 	 	  	
	
	  	 	 
	 Total Fixed Rent
	  	 	 	  	$	27,210,854.15	  	 	 

  

 -59- 

 Schedule “D” 
  
 Fixed Rent for Entire Landlord’s Premises 
  

			
	Demised Premises	 	172,477 square feet

  

										
	 Period

	  	Annual
Rent PSF

	  	 Total
 Rent

	  	 Monthly
 Rent

	 February 1, 2003 through September 30, 2003
	  	$	15.22	  	$	1,750,066.63	  	$	218,758.33
	 October 1, 2003 through September 30, 2004
	  	$	15.68	  	$	2,704,439.36	  	$	225,369.95
	 October 1, 2004 through September 30, 2005
	  	$	16.15	  	$	2,785,503.55	  	$	232,125.30
	 October 1, 2005 through September 30, 2006
	  	$	16.63	  	$	2,868,292.51	  	$	239,024.38
	 October 1, 2006 through September 30, 2007
	  	$	17.13	  	$	2,954,531.01	  	$	246,210.92
	 October 1, 2007 through September 30, 2008
	  	$	17.64	  	$	3,042,494.28	  	$	253,541.19
	 October 1, 2008 through September 30, 2009
	  	$	18.17	  	$	3,133,907.09	  	$	261,158.92
	 October 1, 2009 through September 30, 2010
	  	$	18.72	  	$	3,228,769.44	  	$	269,064.12
	 October 1, 2010 through September 30, 2011
	  	$	19.28	  	$	3,325,356.56	  	$	277,113.05
	 October 1, 2011 through September 30, 2012
	  	$	19.86	  	$	3,425,393.22	  	$	285,449.44
	 October 1, 2012 through September 30, 2013
	  	$	20.45	  	$	3,527,154.65	  	$	293,929.55
	 October 1, 2013 through September 30, 2014
	  	$	21.07	  	$	3,634,090.39	  	$	302,840.87
	 October 1, 2014 through September 30, 2015
	  	$	21.70	  	$	3,742,750.90	  	$	311,895.91
	 	  	 	 	  	
	
	  	 	 
	 Total Fixed Rent
	  	 	 	  	$	40,122,749.59	  	 	 

  

 -60- 

 Schedule “E” 
  
 Routine Landlord Maintenance 
  

1. Exterior Walls: 
  
 Landlord’s maintenance to the exterior precast walls shall include the application of a stain coating approximately one (1) time every five (5) years. In addition,
the exterior brick surfaces shall be coated with a waterproofing material such as Prime-A-Pel or an equivalent substitute at least one (1) time every five (5) years. This shall be a common expense and Tenant shall pay its proportionate share.

  
 2. Dock Seals, Dock Shelters, Loading Doors:

  
 Tenant agrees that it shall procure a maintenance contract for all dock
levelors and loading doors in the Demised Premises at Tenant’s sole cost and expense. 
  
 3. Parking and Loading Areas: 
  
 All paved areas shall be resurfaced approximately once every ten (10) years. This work shall include the removal and replacement of approximately 2” of fine
aggregate (FABC), hot bituminous concrete, mix I-5 top course. This shall be a common expense and Tenant shall pay its proportionate share. 
  
 4. Roof Areas: 
  
 Landlord shall perform annual inspections on the roof. 
  

 -61- 

 Schedule “F” 
  
 Tenant’s Competitors 
  
 IBM 
  
 Sema 
  
 AT&T 
  
 Cable & Wireless 
  
 Genuity 
  

 -62- 

 Schedule “G” 
  
 CONDITIONAL GUARANTY OF PAYMENT 
  
 In consideration of, and as the material inducement for the granting, execution and delivery of a certain Lease dated as of
July      , 2002 (hereinafter called the “Lease”), by 760 WASHINGTON AVENUE, L.L.C., having an address c/o Russo Development, L.L.C., 71 Hudson Street, Hackensack, New Jersey 07601, Attention: Edward Russo
(hereinafter called the “Landlord”), to SUNGARD RECOVERY SERVICES LP, a limited partnership of the Commonwealth of Pennsylvania, having an address of 1285 Drummers Lane, Wayne, Pennsylvania 19087, Attention: General Counsel (hereinafter
called the “Tenant”), and in further consideration of the sum of ONE DOLLAR ($1.00) and other good and valuable consideration paid by the Landlord to the undersigned, the receipt whereof is hereby acknowledged, the undersigned,
(hereinafter called the “Guarantor”), hereby agrees as follows: 
  
 1. Guarantor guarantees to the Landlord, its successors and assigns, the full and prompt payment of all Fixed Rent, Additional Rent (including, without limitation, charges constituting Additional Rent as a result of
non-performance of Lease obligations by Tenant), and any and all other sums and charges payable by the Tenant, its successors and assigns, under said Lease, and the Guarantor hereby covenants and agrees with the Landlord, its successors and assigns,
that if default shall at any time be made by the Tenant, its successors and assigns, in the payment of any such Fixed Rent or Additional Rent or other sums payable by the Tenant under said Lease, the Guarantor will, if said default remains uncured
after notice to Tenant and expiration of the applicable cure period under the Lease and after ten (10) days written notice to Guarantor, forthwith pay such Fixed Rent, Additional Rent or other sums to the Landlord, its successors and assigns, and
any arrears thereof, and will forthwith pay to the Landlord all damages recognized under the Lease that may arise in consequence of any uncured default by the Tenant, its successors and assigns, under said Lease, including reasonable attorneys’
fees incurred by Landlord because of said default. 
  
 Notwithstanding anything to the contrary, this Guaranty is expressly conditioned upon and shall only be enforceable against the Guarantor only if any of the following conditions have occurred and only so long as such shall continue to
occur: 
  
 (a) Tenant’s net worth decreases
to less than $50,000,000.00 utilizing Generally Accepted Accounting Principles in the United States (“GAAP”) and the same accounting methodology used for the preparation of Tenant’s 2001, un-audited financial statements dated March 7,
2002, as furnished to Landlord; or 
  
 (b)
Tenant’s total debt to total equity ratio increases above 2.5 to 1; or 
  
 (c) If there is any default by Tenant under Section 14.1(c) of the Lease which is not subsequently cured. 
  
 2. THIS GUARANTY IS AN ABSOLUTE, BUT CONDITIONAL, GUARANTY OF PAYMENT ONLY AND NOT OF PERFORMANCE. It shall be enforceable against the Guarantor, its
personal representatives, successors and assigns, without the necessity of any suit or proceedings on the Landlord’s part of any kind or nature whatsoever against the Tenant, its 

  

 -63- 

 
successors and assigns, and without the necessity of any notice to Guarantor of non-payment, which, except as provided herein, the Guarantor hereby expressly
waives, and the Guarantor hereby expressly agrees that the validity of this Guaranty and the obligations of the Guarantor hereunder shall in no way be terminated, affected or impaired by reason of the assertion or the failure to assert by the
Landlord against the Tenant, or Tenant’s successors and assigns, of any of the rights or remedies reserved to the Landlord pursuant to the provisions of the said Lease. Notwithstanding anything to the contrary Guarantor shall have all of the
defenses, right and remedies of Tenant under the Lease. 
  
 3.
This Guaranty shall be a continuing guaranty until it expires or is replaced as provided below: 
  
 (a) This Guaranty shall terminate in all events on January 31, 2013. 
  
 (b) This Guaranty shall terminate prior to January 31, 2013, and shall be of no further force or affect,
upon the occurrence of any of the following events: 
  
 (i) upon the satisfaction of all of the following events and upon delivery of written proof thereof to Landlord: (A) Tenant is a publicly traded entity on a United States stock exchange, and (B) Tenant has a net worth utilizing GAAP equal
to or greater than One Billion and 00/100 ($1,000,000,000.00) Dollars, and (c) Tenant has an Issuer Credit Rating or Corporate Credit Rating of at least BBB+ by Standard and Poor’s; or 
  
 (ii) upon the satisfaction of all of the following events
and upon delivery of written proof thereof to Landlord: (A) Tenant undergoes a “change of control” (as hereinafter defined); and (B) either the Tenant or the “New Guarantor” (as hereinafter defined) has at the time of the change
of control or thereafter: (1) a net worth utilizing GAAP equal to or greater than One Billion and 00/100 ($1,000,000,000.00) Dollars and (2) an Issuer Credit Rating or Corporate Credit Rating of at least BBB+ by Standard and Poor’s. For
purposes hereof, the term “change of control” is defined as a sale of Tenant, a merger, or a spinoff which results in the Guarantor losing majority ownership of Tenant. The term “New Guarantor” is defined as the entity or
entities which acquire majority ownership of Tenant and which execute and deliver to Landlord a Conditional Guaranty of Payment in the same form as this Guaranty (or otherwise acceptable to Landlord). If the Tenant or a New Guarantor does not have
an Issuer Credit Rating, the Tenant or New Guarantor shall obtain a Corporate Credit Rating from Standard and Poor’s, at their sole cost and expense without contribution by Landlord to demonstrate that Tenant or New Guarantor satisfy the
conditions precedent set forth above; or 
  
 (iii) if prior to January 31, 2008, Tenant or Guarantor (or any successor thereto) deposits with Landlord an irrevocable letter of credit to secure Tenant’s obligations under the Lease in the form annexed hereto as Exhibit
“A” in the amount of Four Million and 00/100 ($4,000,000.00) Dollars issued by an institutional lender reasonably acceptable to Landlord, which shall reduce automatically to Two Million and 00/100 Dollars ($2,000,000.00) on February 1,
2008, and which shall automatically expire as of January 31, 2013; or 
  
 (iv) if from and/or after February 1, 2008, Tenant or Guarantor (or any successor thereto) deposits with Landlord an irrevocable letter of credit to secure Tenant’s obligations under the Lease in the form annexed
hereto as Exhibit “A” in the amount of Two 

  

 -64- 

 
Million and 00/100 Dollars ($2,000,000.00), and which shall automatically expire as of January 31, 2013. 
  
 4. The liability of the Guarantor hereunder shall in no way be affected,
modified or diminished by reason of any assignment, renewal, modification or extension of the Lease or any dealings or transactions or matter or thing occurring between Landlord and Tenant, or any bankruptcy, insolvency, reorganization, liquidation,
arrangement, assignment for the benefit of creditors, receivership, trusteeship or similar proceeding affecting Tenant, whether or not notice thereof is given to Guarantor, or by reason of any dealings or transactions or matter or thing occurring
between the Landlord and the Tenant, its successors or assigns, whether or not notice thereof is given to the Guarantor. 
  
 5. Until all the covenants and conditions in said Lease on Tenant’s part to be performed and observed are fully performed and observed, Guarantor
hereby subordinates to Landlord’s interests hereunder and under the Lease: (a) any right of subrogation against Tenant by reason of any payments or acts of performance by the Guarantor, in compliance with the obligations of the Guarantor
hereunder; (b) any right to enforce any remedy which Guarantor now or hereafter shall have against Tenant by reason of any one or more payments or acts of performance in compliance with the obligations of Guarantor hereunder; and (c) any liability
or indebtedness of Tenant now or hereafter held by Guarantor to the obligations of Tenant to the Landlord under said Lease. During the period of a continuing “Event of Default” under the Lease, Guarantor shall not accept repayment of any
loan owed by Tenant to Guarantor, or its affiliates, but shall require that Tenant first apply all such repayments to the payment of all Fixed Rent and Additional Rent, and all sums necessary to cure any event of default on the part of Tenant under
the Lease; otherwise, payments may be made in the ordinary course between Tenant and Guarantor. 
  
 6. All of the Landlord’s rights and remedies under the said Lease or under this Guaranty are intended to be distinct, separate and cumulative and no
such right and remedy therein or herein contained is to be in exclusion of or a waiver of any of the others. 
  
 7. No delay on the part of Landlord in exercising any right, power or privilege under this Guaranty or failure to exercise the same shall operate as a
waiver of, or otherwise affect any such right, power or privilege, nor shall any single or partial exercise thereof preclude any other or further exercise of any right, power or privilege. 
  
 8. No waiver or modification of any provision of this Guaranty shall be
effective unless in writing and signed by Landlord and Guarantor. 
  
 9. The Guarantor irrevocably consents to jurisdiction and venue of any cause of action arising under or relating to the said Lease and/or this Guaranty solely and exclusively in the state or federal courts of New Jersey. The Guarantor
hereby irrevocably consents and agrees to transfer of any such action pending in any other jurisdiction to the state or federal courts in New Jersey. The Guarantor agrees that service of process by certified mail return receipt requested to the
address set forth on page 1 above shall be sufficient to obtain in personam jurisdiction over the Guaranty in any action instituted pursuant to the Lease and/or this Guaranty. 
  

 -65- 

 10. Except as provided in the prior paragraph, any notices provided hereunder shall be sent by a
nationally recognized overnight delivery service (e.g., Federal Express), postage prepaid, for next business day delivery, to the appropriate address set forth on page 1 above. 
  
 11. This Agreement is entered into in the State of New Jersey and shall be governed and construed according to the laws of
the State of New Jersey. 
  
 IN WITNESS WHEREOF, the Guarantor has
hereunto set its hand and seal this                      day of July, 2002. 
  

									
	 	 	 	 	 SUNGARD DATA SYSTEMS INC.,
 a Delaware corporation

					
	 	 	 	 	 	 	 By:
	 	 
	 	 	 	 	 	 	 	 	 Name:

	 	 	 	 	 	 	 	 	 Title:

  

			
	STATE OF PENNSYLVANIA	  	)
	 	  	) ss.
	COUNTY OF CHESTER	  	)

  
 On this day
                     of July, 2002, before me personally came
                                        
        , to me known, who being by me duly sworn, did depose and say that he is the
                                        
of SunGard Data Systems Inc., a Delaware corporation, and that he was authorized to execute and executed the foregoing instrument on behalf of and as the act and deed of said corporation. 
  

	
	
	 
	Notary Public

  
 My Commission
Expires: 
  

 -66- 

 Schedule “H” 
  
 Legal Description of Land 
  

 -67- 

 Schedule “I” 
  
 Diagram Of Typical Hitching Post 
  

 -68- 

 LEASE AMENDMENT AGREEMENT 
  
 THIS AGREEMENT is made effective this 16 day of May, 2003, by and between: 
  

	
	760 WASHINGTON AVENUE, L.L.C., c/o Russo Development, L.L.C., 71 Hudson Street, Hackensack, New Jersey 07601 (hereinafter referred to as “Landlord”),
	
	 – and –

	
	SUNGARD RECOVERY SERVICES L.P., 1285 Drummers Lane, Wayne, Pennsylvania 19087 (hereinafter referred to as “Tenant”).

  
  
 W I T N E S S E T H: 
  
 WHEREAS, the Landlord and Tenant are parties to a certain Lease Agreement dated as of August 21, 2002, respecting the real property commonly known as 760 Washington Avenue, Carlstadt, New Jersey 07072
(hereinafter the “Lease”); and 
  
 WHEREAS, the
SunGard Data Systems Inc. (the “Guarantor”) executed a certain Conditional Guaranty of Payment pursuant to Section 42.1 of the Lease; and 
  
 WHEREAS, the Tenant has agreed to lease the remaining portion of the Landlord’s Premises designated as Unit “B” on Schedule
“A” to the Lease consisting of approximately 68,306 square feet of single-story floor space for a term of eleven (11) years and nine (9) months commencing on January 1, 2004, and terminating on September 30, 2015. 
  
 NOW, THEREFORE, for good and valuable consideration, the receipt of
which and legal sufficiency of which is hereby acknowledged, and the parties intending to be legally bound hereunder, the parties agree as follows: 
  

	 	1.	All capitalized terms utilized in this Lease Amendment Agreement shall be defined in the manner set forth in the Lease. 

  

	 	2.	All of the terms of the recitals set forth above are incorporated herein and are made a part of this Lease Amendment Agreement. 

  

	 	3.	Landlord and Tenant agree that commencing on January 1, 2004, and for the balance of the term of the Lease, the Demised Premises shall be and is hereby comprised of both Unit A and
Unit B as depicted on Schedule “A” annexed to the Lease. 

  

	 	4.	The Landlord and Tenant agree that the Fixed Rent for Unit B shall be the rentals set forth on the attached Schedule “A” commencing on January 1, 2004, and terminating on
September 30, 2015, for a total aggregate Fixed Rent of Seventeen Million Three Hundred Seventy-three Thousand Six Hundred Thirty-one and 10/100 Dollars ($17,373,631.10). 

	 	5.	The provisions of Paragraph 3.1 of the Lease are modified to provide that commencing on January 1, 2004, and throughout the balance of the term of the Lease the obligation of the
Tenant to pay a percentage of common expenses shall be increased from 60.40% of the total costs of the items designated as “Additional Rent” to one hundred (100.00%) percent of the total costs of the items referred to in the Lease as
Additional Rent and more specifically designated at Article 3 of the Lease. 

  

	 	6.	Landlord hereby agrees to deliver possession of Unit B to Tenant as of January 1, 2004. 

  

	 	7.	The parties hereto agree that: (a) this Amendment may be executed in several counterparts, each of which shall be deemed an original and all of which counterparts together shall
constitute one and the same instruments, and that executed counterpart originals shall be satisfactory for purposes of enforcing this Amendment; and (b) original signatures transmitted via facsimile shall be acceptable for purposes of executing this
Amendment. If counterpart originals are executed and/or original signatures are transmitted by facsimile, the parties hereto shall endeavor in good faith to deliver to each other executed counterpart originals within fifteen (15) days from the date
hereof. 

  

	 	8.	Except as herein modified, all of the terms, conditions, covenants, agreements and provisions set forth in the Lease shall continue in full force and effect, and shall be applicable
to the entire Demised Premises consisting of both Unit A and Unit B. 

  
 IN WITNESS WHEREOF the parties have hereunto placed their hands and seals effective as of the date first above written. 
  
  

					
	 	  	LANDLORD:
	 Signed, Sealed and Delivered
	  	760 WASHINGTON AVENUE, L.L.C.
	 in the Presence of:
	  	 	  	 
			
	 /S/    BARBARA LEMANOWICZ
	  	By:	  	/S/    EDWARD RUSSO
	
	  	 	  	

	 	  	 	  	Edward Russo, Managing Member
		
	 	  	TENANT:
		
	 	  	SUNGARD RECOVERY SERVICES LP
			
	 /S/    PAUL D. LOVELAND
	  	By:	  	/S/    EDWARD C. MCKEEVER
	
	  	 	  	

	 	  	 	  	Edward C. McKeever
	 	  	 	  	Vice President and Controller

  

					
	 STATE OF NEW JERSEY
	  	:	  	 
	 	  	:	  	SS.:
	 COUNTY OF BERGEN
	  	:	  	 

  
 On May 16, 2003,
before me, the undersigned Notary Public, personally appeared EDWARD RUSSO, personally known to me, or proved to me on the basis of satisfactory evidence, to be the person whose name is subscribed to the within instrument and acknowledged to me that
he executed the same in his authorized capacity, and that by his signature on the instrument the person or the entity upon behalf of which the person acted, executed the instrument. 
  
 WITNESS my hand and official seal. 
  

			
	 	  	/S/    BARBARA LEMANOWICZ
	 	  	

	 	  	(Signature of Notary)
		
	 My commission expires:                                 
                            
	  	 

  
  
  

					
	 STATE OF PENNSYLVANIA
	  	:	  	 
	 	  	:	  	SS.:
	 COUNTY OF CHESTER
	  	:	  	 

  
 On May 16, 2003,
before me, the undersigned Notary Public, personally appeared EDWARD C. MCKEEVER, personally known to me, or proved to me on the basis of satisfactory evidence, to be the person whose name is subscribed to the within instrument and acknowledged to
me that he executed the same as Vice President and Controller of SUNGARD RECOVERY SERVICES LP, and that he is authorized to execute and executed the foregoing instrument on behalf of and as the act and deed of said limited partnership. 

 
 WITNESS my hand and official seal. 
  

			
	 	  	TANJA M. Z. BARRON
	 	  	

	 	  	(Signature of Notary)
		
	 My commission expires:                                 
                            
	  	 

  

 CONSENT OF GUARANTOR 
  
 The undersigned SunGard Data Systems Inc. (“Guarantor”), which executed a Conditional Guaranty of Payment dated as
of August 21, 2002 (the “Guaranty”), in connection with the execution of a certain Lease Agreement dated as of August 21, 2002, between 760 Washington Avenue, L.L.C., as landlord (“Landlord”), and SunGard Recovery Services LP, as
tenant (“Tenant”), with respect to the real property commonly known as 760 Washington Avenue, Carlstadt, New Jersey 07072, hereby consents to Tenant’s execution of a certain Lease Amendment Agreement dated as of May
    , 2003, to which this consent is attached, which amends the Lease to include Unit B depicted on Schedule “A” to the Lease, and confirms that from and after July 1, 2003, the Guarantor’s obligations under the
Guaranty shall apply to the entire Demised Premises including both Unit A and Unit B consisting of approximately 172,477 square feet. 
  
  

					
	 GUARANTOR:

	
	 SUNGARD DATA SYSTEMS INC.

		
	 By:
	  	/S/    MICHAEL J. RUANE
	 	  	

	 	  	Name:	  	Michael J. Ruane
	 	  	Title:	  	Sr. VP-Finance, CFO

  
  
  

					
	 STATE OF PENNSYLVANIA
	  	:	  	 
	 	  	:	  	SS.:
	 COUNTY OF CHESTER
	  	:	  	 

  
 On this 16th day of May, 2003, before me personally came Michael J. Ruane, to me known, who being by me duly sworn, did depose and say that
he is the Sr. VP – Finance and CFO of SunGard Data Systems Inc., a Delaware corporation, and that he is authorized to execute and executed the foregoing instrument on behalf of and as the act and deed of said corporation. 
  
  

			
	 	  	/S/    ELIZABETH C. MCCORMICK
	 	  	

	 	  	Notary Public
		
	 My Commission Expires:
	  	[Notarial Seal]

  

 Schedule “A” 
 Fixed Rent for Unit B 
  
  

			
	 Demised Premises
	 	68,306 square feet

  
  

												
	Period	  	Annual
Rent PSF	 	 	Total Rent	 	 	Monthly Rent
	

	 January 1, 2004 through September 30, 2004
	  	$	18.36	        	 	$	940,573.62	        	 	$	104,508.18
	 October 1, 2004 through September 30, 2005
	  	$	18.89	 	 	$	1,290,300.34	 	 	$	107,525.03
	 October 1, 2005 through September 30, 2006
	  	$	19.43	 	 	$	1,327,185.58	 	 	$	110,598.80
	 October 1, 2006 through September 30, 2007
	  	$	19.99	 	 	$	1,365,436.94	 	 	$	113,786.41
	 October 1, 2007 through September 30, 2008
	  	$	20.57	 	 	$	1,405,054.42	 	 	$	117,087.87
	 October 1, 2008 through September 30, 2009
	  	$	21.17	 	 	$	1,446,038.02	 	 	$	120,503.17
	 October 1, 2009 through September 30, 2010
	  	$	21.78	 	 	$	1,487,704.68	 	 	$	123,975.39
	 October 1, 2010 through September 30, 2011
	  	$	22.41	 	 	$	1,530,737.46	 	 	$	127,561.46
	 October 1, 2011 through September 30, 2012
	  	$	23.06	 	 	$	1,575,136.36	 	 	$	131,261.36
	 October 1, 2012 through September 30, 2013
	  	$	23.73	 	 	$	1,620,901.38	 	 	$	135,075.12
	 October 1, 2013 through September 30, 2014
	  	$	24.42	 	 	$	1,668,032.52	 	 	$	139,002.71
	 October 1, 2014 through September 30, 2015
	  	$	25.13	 	 	$	1,716,529.78	 	 	$	143,044.15
	

				
	 Total Fixed Rent
	  	 	 	 	 	$	17,373,631.10

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