Document:

Weston Town Center South Office Building Lease

 

EXHIBIT
10.35

WESTON TOWN CENTER

SOUTH OFFICE BUILDING LEASE

Between

SOUTH OFFICE BUILDING-DLB, LLC, A FLORIDA LIMITED LIABILITY COMPANY,

SOUTH OFFICE BUILDING BAGTRUST, LLC, A FLORIDA LIMITED LIABILITY COMPANY, AND

SOUTH OFFICE BUILDING-BJB, LLC, A FLORIDA LIMITED LIABILITY COMPANY,

TENANTS IN COMMON

as Landlord

and

ULTIMATE SOFTWARE GROUP, INC.

as Tenant

and

WESTON COMMON AREA LTD.,

as Owner of the Common Property of Weston Town Center

Dated

August 18, 2005

WESTON TOWN CENTER

WESTON, FLORIDA

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	1.	 	DEMISED PREMISES
	 	 	2	 
	 	 	 	 	 	 	 
	2.	 	TERM
	 	 	3	 
	 	 	 	 	 	 	 
	3.	 	RENT
	 	 	4	 
	 	 	 	 	 	 	 
	4.	 	REPRESENTATIONS AND WARRANTIES OF LANDLORD AND COMMON AREA OWNER
	 	 	6	 
	 	 	 	 	 	 	 
	5.	 	CONSTRUCTION OF THE PREMISES
	 	 	6	 
	 	 	 	 	 	 	 
	6.	 	PERMITTED USE OF PREMISES
	 	 	8	 
	 	 	 	 	 	 	 
	7.	 	COMMON PROPERTY
	 	 	10	 
	 	 	 	 	 	 	 
	8.	 	SIGNS
	 	 	11	 
	 	 	 	 	 	 	 
	9.	 	UTLITIES & TRASH REMOVAL; LANDLORD’S ADDITIONAL SERVICES
	 	 	12	 
	 	 	 	 	 	 	 
	10.	 	MAINTENANCE & REPAIRS
	 	 	12	 
	 	 	 	 	 	 	 
	11.	 	ALTERATIONS
	 	 	13	 
	 	 	 	 	 	 	 
	12.	 	INSURANCE, WAIVER & INDEMNITY
	 	 	15	 
	 	 	 	 	 	 	 
	13.	 	DAMAGE OR DESTRUCTION
	 	 	16	 
	 	 	 	 	 	 	 
	14.	 	ASSIGNMENT, TRANSFER & SUBLETTING
	 	 	18	 
	 	 	 	 	 	 	 
	15.	 	LANDLORD’S AND ASSOCIATION’S INTERESTS NOT SUBJECT TO LIENS
	 	 	19	 
	 	 	 	 	 	 	 
	16.	 	EMINENT DOMAIN
	 	 	19	 
	 	 	 	 	 	 	 
	17.	 	SUBORDINATION & ATTORNMENT
	 	 	20	 
	 	 	 	 	 	 	 
	18.	 	END OF TERM
	 	 	20	 
	 	 	 	 	 	 	 
	19.	 	ENVIRONMENTAL COMPLIANCE
	 	 	21	 
	 	 	 	 	 	 	 
	20.	 	DEFAULT
	 	 	22	 
	 	 	 	 	 	 	 
	21.	 	MISCELLANEOUS
	 	 	25	 
	 	 	 	 	 	 	 
	EXHIBIT A            WESTON TOWN CENTER SITE PLAN	 	 	33	 
	 	 	 	 	 	 	 
	EXHIBIT B            SECOND FLOOR PLAN OF BUILDING	 	 	34	 
	 	 	 	 	 	 	 
	EXHIBIT C            INTENTIONALLY DELETED	 	 	35	 
	 	 	 	 	 	 	 
	EXHIBIT D            LANDLORD’S WORK	 	 	36	 
	 	 	 	 	 	 	 
	EXHIBIT E            WESTON TOWN CENTER RULES AND REGULATIONS	 	 	37	 

1

 

WESTON TOWN CENTER SOUTH OFFICE BUILDING LEASE

     THIS WESTON TOWN CENTER SOUTH OFFICE BUILDING LEASE (this “Lease”) is made and entered into as
of the Execution Date (as hereinafter defined), by and between, SOUTH OFFICE BUILDING-DLB, LLC,
SOUTH OFFICE BUILDING-BAGTRUST, LLC, AND SOUTH OFFICE BUILDING-BJB, LLC, ALL FLORIDA LIMITED
LIABILITY COMPANIES, TENANTS IN COMMON, whose addresses are c/o Belmont Investment Corp., 600
Haverford Road, Suite G101, Haverford, PA 19041 (the “Landlord”), and ULTIMATE SOFTWARE GROUP,
INC., a Delaware Corporation (the “Tenant”), whose address is 2000 Ultimate Way, Weston, FL 33326,
and WESTON COMMON AREA LTD., a Florida limited partnership (“Common Area Owner”), whose address is
c/o Belmont Investment Corp., 600 Haverford Road, Suite G101, Haverford, PA 19041, not as the
Landlord but as owner of the “Common Property” of “Weston Town Center” (as such terms are defined
herein) and to consent to any provisions regarding the Common Property of Weston Town Center.

WITNESSETH

     WHEREAS, Weston Town Center located in Weston, Broward County, Florida, is a mixed-use
property which includes such uses as retail shopping, restaurants, professional offices,
residential apartments and other uses, covering an area of approximately twenty-five (25) acres
(“Weston Town Center”); and

     WHEREAS, Weston Town Center is subject to a Declaration of Covenant Shared Parking recorded on
March 1, 2000 in Official Records Book 30296, Pages 1010 — 1021, of the Public Records of Broward
County, Florida, as the same may have been and may hereafter be amended, supplemented and/or
modified from time to time, the same being incorporated herein by reference (the “Shared Parking
Declaration”); and

     WHEREAS, Weston Town Center consists of a number of multi-tenant mixed use buildings, both
attached and detached, single-level and multi-level (collectively the “Weston Town Center
Buildings” and individually a “Weston Town Center Building”), together with certain other land and
common facilities and improvements including, but not limited to, parking areas, driveways,
truckways, delivery passages, truck-loading areas, access and egress roads, walkways, footbridges,
landscaped and planted areas, elevators and public rest rooms (collectively, the “Common
Property”) as the same may now or hereafter be located, constructed and developed on the Weston
Town Center, which Common Property shall, in accordance with the provisions of this Lease and the
Association Declaration (as hereinafter defined) be available for the non-exclusive common and
joint use and benefit of the Landlord, Tenant, and all other tenants, owners and occupants of
Weston Town Center, and their respective employees, agents, licensees, customers and invitees; and

     WHEREAS, the approximate location, but not the specific configuration, of the Weston Town
Center Buildings and the Common Property within Weston Town Center and the respective relationships
of each to the other are generally shown and depicted on the schematic site plan of Weston Town
Center (the “Weston Town Center Site Plan”) attached hereto as Exhibit A; and

     WHEREAS, Tenant desires to lease from Landlord certain space within a Weston Town Center
Building located at 2000 Main St., Weston, Florida, consisting of approximately 19,950 square feet
of usable area on two floors (the “Building”), with the intention and for the purpose of operating
a particular business therein, all as more particularly hereinafter provided and described; and

     NOW, THEREFORE, for and in consideration of the premises hereof, the sums of money to be paid
hereunder, and the mutual and reciprocal obligations undertaken herein, the parties hereto do
hereby covenant, stipulate and agree as follows:

1. DEMISED PREMISES.

     1.1. Premises. The Landlord demises and leases to the Tenant, and the Tenant rents
from

2

 

Landlord, that certain portion of the second floor of the building located at 2000 Main St.,
Weston, Broward County Florida (the “Building”), said portion being designated as Unit “A” on the
second floor plan of the Building attached hereto as Exhibit B (“Premises”). The Premises and the
second floor of the Building shall be configured approximately as shown on the floor plan attached
hereto as Exhibit B. The Premises shall include only the space and appurtenances specifically
demised and granted in this Lease and do not include the roof, the air space above the roof, the
space and ground below the floor, the dividing walls between the Premises and the adjoining
premises within the Building, if any, and the exterior walls of the Premises, if the Premises
occupies less than the entire Building, and of the Building.

     1.2. Usable Area of Premises. The Usable Area of the Premises is approximately
8,234.05 square feet. The measurement and determination of the Usable Area of the Premises has been
done in accordance with BOMA Standards. The Usable Area of the Premises has been stipulated and
agreed to by the parties and the Base Rent shall not be changed even if it is subsequently
determined that the Premises contain either a larger or a smaller area than indicated herein.

     1.3. Gross Usable Area of the Premises. Landlord and Tenant acknowledge and agree
that the Gross Usable Area of the Premises is approximately 9,089.38 square feet, which has been
determined using a modified BOMA standard, as described below. For purposes of this Lease, the
Gross Usable Area of the Premises has been determined by multiplying (1) the Usable Area of the
Premises times (2) an “add-on factor” for Tenant’s share of any portion of the total air
conditioned area of the second floor (as set forth on the floor plan of the second floor, attached
hereto as Exhibit B, which is approximately 10,741.17 square feet) that is converted to Common
Property. The “add-on factor” for the second floor of the Building is 1.103877. The Gross Usable
Area of the Premises has been stipulated and agreed to by the parties and the Base Rent shall not
be changed even if it is subsequently determined that the Premises contain either a larger or a
smaller area than indicated herein.

     1.4. Quiet Enjoyment. Landlord covenants and agrees that so long as Tenant shall
timely pay all rents due to Landlord from Tenant hereunder and keep, observe and perform all
covenants, promises and agreements on Tenant’s part to be kept, observed and performed hereunder,
Tenant shall and may peacefully and quietly have, hold and occupy the Premises free of any
interference from Landlord; subject, however, and nevertheless, to each of the terms, provisions
and conditions of this Lease.

2. TERM.

     2.1. Term. The term of this Lease shall be Five (5) Years (“Term”) unless otherwise
terminated or extended as provided herein. The word “Term” shall include any “Option Term” (as
hereinafter defined), subject to the terms and provisions of Section 2.3, below.

     2.2. Commencement Date. The Term of this Lease shall commence (“Commencement Date”) on
the earlier of: (a) two hundred forty (240) days following the date upon which the “Delivery Date”
(as hereinafter defined) shall have occurred; or (b) the date that Tenant commences business
operations at the Premises for the “Permitted Use” (as hereinafter defined), provided that all of
Landlord’s Work set forth in Exhibit D has been completed. As used in this Lease, the
term “Delivery Date” shall mean the date that exclusive possession of the Premises is delivered to
Tenant with all of “Landlord’s Work” (as set forth in Exhibit “D” hereof) completed. If the Tenant
occupies the Premises prior to the Commencement Date, such early occupancy shall be subject to all
terms and conditions contained in this Lease (other than the payment of Base Rent).
Notwithstanding that the Commencement Date shall be established in the manner set forth above,
Tenant and Landlord acknowledge and agree that this Lease is binding upon them as of the date of
the last one of Tenant and Landlord to sign this Lease and deliver a fully-executed original to the
other party (the “Execution Date”).

     2.3. Option to Renew. Provided Tenant shall not be in default hereunder beyond any
applicable notice or cure periods, Tenant shall have the option to renew this Lease for two (2)
additional five (5) year terms (each, an “Option Term”), provided, however, that Tenant delivers to
Landlord written notice of Tenant’s exercise of such option at least one hundred eighty (180) days
prior to the end of the initial Term (or first Option Term, as the case may be). In the event
Tenant fails to deliver its written notice to renew

3

 

the Term of this Lease as and when required in the preceding sentence, Tenant shall be deemed
to have irrevocably waived its right to the applicable Option Term. If the Term of this Lease is
extended as aforesaid, all of the terms and conditions of this Lease shall remain in full force and
effect during the Option Term (other than, upon expiration of the second Option Term, the right to
extend the term of this Lease).

3. RENT.

     3.1. Payment of Rent. Tenant hereby covenants and agrees to pay rent to Landlord,
which rent shall be as hereinafter provided. The payment of said rent shall commence on the
Commencement Date. In the event the Commencement Date occurs on a day other than the first day of a
month, Tenant shall pay rent for the fractional month on a per diem basis (calculated on actual
number of days in the month) until the first day of the month following such Commencement Date, and
thereafter the rent shall be paid in equal monthly installments on the first day of each and every
month in advance. Said rent shall be paid to the Landlord at c/o Belmont Investment Corp., 600
Haverford Road, Suite G101, Haverford, PA 19041, or at such other place as may be designated in
writing from time to time by the Landlord.

     3.2. Base Rent. Tenant shall pay to Landlord, in lawful money of the United States of
America, without any prior demand by Landlord and without any deduction or set-off (except as
otherwise provided in this Lease), the applicable “Base Rent” set forth below in this Section 3.2,
in advance, on the first (1st) day of each calendar month commencing on the Commencement
Date, plus sales tax and use tax as required by law. The parties acknowledge and agree that the
annual amount of Base Rent for the first 12-months commencing as of the Commencement Date has been
arrived at by multiplying the Gross Usable Area of the Premises times $37.94 per foot.

Base Rent:

	 	 	 	 	 	 	 	 	 
	Period	 	Monthly Amount	 	Annual Amount
	Commencement Date through the day prior to
the 1st anniversary of the Commencement Date

	 	$	28,737.59	 	 	$	344,851.08	 
	 
	 	 	 	 	 	 	 	 
	1st anniversary of the Commencement Date
through the day prior to the 2nd anniversary of the
Commencement Date

	 	$	29,599.72	 	 	$	355,196.61	 
	 
	 	 	 	 	 	 	 	 
	2nd anniversary of the Commencement Date
through the day prior to the 3rd anniversary of the
Commencement Date

	 	$	30,487.71	 	 	$	365,852.51	 
	 
	 	 	 	 	 	 	 	 
	3rd anniversary of the Commencement Date
through the day prior to the 4th anniversary of the
Commencement Date

	 	$	31,402.34	 	 	$	376,828.09	 
	 
	 	 	 	 	 	 	 	 
	4th anniversary of the Commencement Date
through the day prior to the 5th anniversary of the
Commencement Date

	 	$	32,344.41	 	 	$	388,132.93	 

4

 

     If Tenant exercises each of its renewal options as provided in Section 2.3 above, Base Rent
payable during each Option Term shall be as follows:

	 	 	 	 	 	 	 	 	 
	Period	 	Monthly Amount	 	Annual Amount
	First Option Term:
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	5th anniversary of the Commencement Date
through the day prior to the 6th anniversary of
the Commencement Date

	 	$	33,638.19	 	 	$	403,658.25	 
	 
	 	 	 	 	 	 	 	 
	6th anniversary of the Commencement Date
through the day prior to the 7th anniversary of the
Commencement Date

	 	$	34,983.71	 	 	$	419,804.58	 
	 
	 	 	 	 	 	 	 	 
	7th anniversary of the Commencement Date
through the day prior to the 8th anniversary of the
Commencement Date

	 	$	36,383.06	 	 	$	436,596.76	 
	 
	 	 	 	 	 	 	 	 
	8th anniversary of the Commencement Date
through the day prior to the 9th anniversary of the
Commencement Date

	 	$	37,838.39	 	 	$	454,060.63	 
	 
	 	 	 	 	 	 	 	 
	9th anniversary of the Commencement Date
through the day prior to the 10th anniversary of the
Commencement Date

	 	$	39,351.92	 	 	$	472,223.06	 
	 
	 	 	 	 	 	 	 	 
	Second Option Term:
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	10th anniversary of the Commencement Date
through the day prior to the 11th anniversary of the
Commencement Date

	 	$	40,926.00	 	 	$	491,111.98	 
	 
	 	 	 	 	 	 	 	 
	11th anniversary of the Commencement Date
through the day prior to the 12th anniversary of the
Commencement Date

	 	$	42,563.04	 	 	$	510,756.46	 
	 
	 	 	 	 	 	 	 	 
	12th anniversary of the Commencement Date
through the day prior to the 13th anniversary of the
Commencement Date

	 	$	44,265.56	 	 	$	531,186.72	 
	 
	 	 	 	 	 	 	 	 
	13th anniversary of the Commencement Date
through the day prior to the 14th anniversary of the
Commencement Date

	 	$	46,036.18	 	 	$	552,434.18	 
	 
	 	 	 	 	 	 	 	 
	14th anniversary of the Commencement Date
through the day prior to the 15th anniversary of the
Commencement Date

	 	$	47,877.63	 	 	$	574,531.5	 

     3.3. Late Fee. If any payment of Base Rent is not received by Landlord within five
(5) days after its due date, Tenant shall pay to Landlord on each occasion as Additional Rent (as
hereinafter defined) a service charge equal to $100.00 for the inconvenience of the collection and
processing of such late payment, provided however, if the payment is not received by Landlord
within ten (10) days after its due date, the amount of the late fee shall be increased from $100 to
$500.

     3.4. Returned Check Fee. In the event that Tenant’s check is returned for any
reason, Tenant

5

 

agrees to pay Landlord $50.00 as a handling charge in addition any applicable late charge.
Returned checks must be redeemed by cashier’s check, certified check or money order. In the event
that more than one (1) check is returned, Tenant agrees to pay all subsequent rents and charges by
cashier’s check, certified check or money order.

     3.5. Additional Rent. If Landlord shall make any expenditure for which Tenant is
responsible or liable under this Lease, or if Tenant shall become obligated to Landlord under this
Lease for any sum other than Base Rent, the amount thereof shall be deemed to constitute additional
rent (the “Additional Rent”), whether or not the same be so designated, and shall be due and
payable by Tenant to Landlord simultaneously with the next succeeding monthly installment of Base
Rent or at such other time as may be expressly provided in this Lease for the payment of the same.

     3.6. Sales Tax. In addition to the Base Rent, Additional Rent and any other sums or
amounts required to be paid by Tenant to Landlord pursuant to the provisions of this Lease, Tenant
shall also pay to Landlord the amount of any applicable sales, use or excise tax on any such rents
or other sums or amounts so paid by Tenant to Landlord, whether the same be levied, imposed or
assessed by the State of Florida or any other federal, state, county or municipal governmental
entity or agency. Any such sales, use or excise taxes shall be paid by Tenant to Landlord at the
same time that each of the Base Rent, Additional Rent or any other sum or amount with respect to
which such taxes are payable are paid by Tenant to Landlord.

     3.7. Gross Lease. The parties hereby acknowledge and agree that this Lease is a
“gross lease”, meaning that the Base Rent is inclusive of all charges payable by Tenant in
connection with this Lease (except for Additional Rent and other charges that are specifically set
forth in this Lease). Except as otherwise expressly provided in this Lease, Tenant shall not be
liable to pay or reimburse Landlord, the Association nor the Common Area Owner nor any other party
for all or any portion of any charges or expenses incurred by Landlord, the Association, the Common
Area Owner and/or such other party for any costs associated with the operation, maintenance,
repair, replacement or alteration of any land or improvements located in Weston Town Center, the
Common Property or the Building, including, without limitation, expenses for taxes, insurance,
security, maintenance, management and/or administration of said areas.

4. REPRESENTATIONS AND WARRANTIES OF LANDLORD AND COMMON AREA OWNER.

     Each of Landlord and the Common Area Owner, in order to induce Tenant to enter into this
Lease, hereby represents and warrants to Tenant that, as of the Execution Date: (a) it is duly
organized and validly existing under the laws of the State of Florida and has full power and
authority to conduct its business as presently conducted and to enter into this Lease; and (b) no
condition, circumstance, event, agreement, document, instrument, restriction, litigation or
proceedings (or threatened litigation or proceeding or basis therefor) exists which could adversely
affect the ability of Landlord or the Common Area Owner to perform its obligations under this Lease
or which would constitute a default on the part of Landlord or the Common Area Owner under this
Lease, or which would constitute such a default with the giving of notice or lapse of time, or
both.

5. CONSTRUCTION OF THE PREMISES.

     5.1. Landlord’s Work; Delivery Date. On or before the “Delivery Date” (as hereinafter
defined), Landlord shall, at the sole cost and expense of Landlord, construct, improve, subdivide
or finish out the Premises, substantially in accordance with its construction obligations set forth
in Exhibit D, attached hereto. The term “Delivery Date” shall mean the date that exclusive
possession of the Premises is delivered to Tenant with all of Landlord ‘s Work as set forth in
Exhibit D hereof completed. If the Delivery Date does not occur within thirty (30) days after the
Execution Date for any reason whatsoever (Section 21.9 being inapplicable), Tenant shall have the
right and option (in addition to all other remedies available at law, in equity or hereunder) to
terminate this Lease anytime thereafter upon written notice thereof given to Landlord prior to the
Delivery Date actually occurring. Landlord represents and warrants to Tenant that

6

 

Landlord’s Work shall be free from any defects (latent or otherwise) during the first twelve
(12) months of the Term.

     5.2. Tenant’s Work. On or before the Delivery Date, Landlord shall cause to be
delivered to Tenant an accurate and complete set of all as-built drawings and architectural plans
and specifications with respect to the Premises, including a utilities plan and finished floor
elevation, and all mechanical, electrical and other plans and specifications and information (the
“Shell Information”) pertaining to or used in connection with the construction of the Premises
necessary for Tenant’s architect to prepare plans for Tenant’s initial improvement work at the
Premises (“Tenant’s Work”). Tenant’s Work shall be compatible with the Shell Information and must
comply with all applicable laws, ordinances and building codes (including, without limitation, the
Americans With Disabilities Act of 1990, the Florida Americans With Disabilities Accessibility
Implementation Act, and the related implementing regulations, codes, rules and accessibility
guidelines, as such acts and related regulations, codes, rules and guidelines may be amended from
time to time (collectively, the “ADA”)). Tenant shall have the right, without payment of rent or
any other charges, after the Execution Date and prior to the Delivery Date, whenever Tenant shall
deem it appropriate, to enter the Premises to inspect the same and, at Tenant’s election, to
commence Tenant’s Work; provided, however, that prior to the Delivery Date, any entry onto the
Premises shall be at Tenant’s own risk and coordinated with Landlord so as to minimize any
interference or disruption to Landlord’s Work. No such entry shall be deemed as Tenant’s
acceptance of the Premises, nor shall Tenant be deemed to have assumed control of the Premises by
so entering the Premises. All work performed in the Premises by the Tenant shall be done in a good
and first-class workmanlike manner and free of any liens on Landlord’s fee simple interest or on
Tenant’s leasehold interest in the Premises. Any modifications to the Building’s structural,
mechanical, electrical, plumbing components shall be approved by Landlord prior to Tenant
constructing Tenant’s Work, which approval shall not be unreasonably withheld, delayed or
conditioned. All costs associated with such approved modifications shall be the sole
responsibility of Tenant. Landlord agrees to do, execute, acknowledge and deliver all such further
acts, instruments and assurances and to take all such further action (all at no cost to Landlord)
as shall be necessary or desirable to fully consummate and effect the completion of Tenant’s Work,
including, but not limited to, providing Tenant and Tenant’s employees, agents, contractors and
licensees with full and complete access to the Building and the Common Property surrounding the
Building at all times from and after the Delivery Date. In the event that, in the course of
completing Tenant’s Work, Tenant experiences any interference, interruption, delay or disturbance
that is caused by Landlord or any party claiming by, through or under Landlord, rent shall abate on
a per diem basis in proportion to such interference, interruption, delay or disturbance. Upon
completion of Tenant’s Work, Tenant, at its expense, shall install its furniture, trade fixtures,
and equipment so that Tenant can occupy the Premises for the use and purpose intended. Promptly
following completion of Tenant’s Work, Tenant shall deliver to Landlord a complete set of “as
built” drawings for the Premises detailing all of Tenant’s Work.

     5.3. Tenant Improvement Allowance. In consideration for the performance by Tenant of
Tenant’s Work, Landlord shall pay to Tenant an allowance of $48.00 per square foot of the Usable
Area of the Premises (i.e. $395,234.40) (the “Tenant Improvement Allowance”). Any costs and
expenses incurred by Tenant in excess of the Tenant Improvement Allowance as set forth above shall
be at Tenant’s sole cost and expense and not subject to any refund by Landlord. Landlord shall pay
the Tenant Improvement Allowance to Tenant as follows: (a) twenty-five percent (25%) of the Tenant
Improvement Allowance shall be paid on or before the Delivery Date; (b) twenty-five percent (25%)
of the Tenant Improvement Allowance shall be paid within fifteen (15) days of Tenant’s delivery to
Landlord of a certified statement, executed by Tenant and Tenant’s architect, indicating that
construction of the Tenant’s Work is at least fifty percent (50%) completed together with a waiver
and partial release of lien upon progress payment from Tenant’s general contractor (substantially
in the same form as set forth in Florida Statute Section 713.20(4)); and (c) the balance of the
Tenant Improvement Allowance shall be paid within fifteen (15) days of the delivery of a certified
statement, executed by Tenant and Tenant’s architect, certifying the completion of Tenant’s Work,
together with a final lien waiver and release from Tenant’s general contractor (substantially in
the same form as set forth in Florida Statute Section 713.20(5)) and copies of the same from any
subcontractor or material supplier that has given Landlord a Notice to Owner pursuant to Florida
law and the certificate of occupancy (or local equivalent) for the Premises. Tenant shall have no
obligation to commence Tenant’s Work until receipt by Tenant of the first installment of the Tenant

7

 

Improvement Allowance. Except as otherwise provided herein, the submission by Tenant of lien
waivers from any other contractors, subcontractors or materialmen performing any work on behalf of
Tenant at the Premises shall not be a condition precedent to the payment of any portion of the
Tenant Improvement Allowance. If Landlord fails to pay any portion of the Tenant Improvement
Allowance within fifteen (15) days after the same becomes due, then in addition to all other rights
and remedies that Tenant may have against Landlord (but without duplication in recovering the
amounts due Tenant), Tenant shall be entitled to deduct the unpaid and overdue portion of the
Tenant Improvement Allowance from the Base Rent otherwise becoming due hereunder, together with
interest on the unpaid balance thereof at the highest rate permitted by law.

     5.4. Indemnification. Tenant shall, and hereby agrees to, indemnify, defend, save and
hold Landlord harmless from and against, and reimburse Landlord for, any and all obligations,
damages, injunctions, suits, fines, penalties, demands, claims, costs, expenses, actions,
liabilities, suits, proceedings and losses of whatever nature (including, without limitation,
reasonable attorneys’ fees and court costs), arising out of any and all damage to or destruction of
any portion of the Building, which damage or destruction is occasioned by or results, directly or
indirectly, from any construction activities from time to time conducted upon the Premises
including, without limitation, Tenant’s Work (other than any and all such obligations, damages,
injunctions, suits, fines, penalties, demands, claims, costs, expenses, actions, liabilities,
suits, proceedings and losses of whatever nature, which is occasioned by or results, directly or
indirectly, from any negligence or misconduct of Landlord or any contractor, subcontractor,
laborer, supplier, materialmen or any other third party acting, directly or indirectly, on behalf
of Landlord); whether such damage or destruction is caused by or the fault of Tenant or any
contractor, subcontractor, laborer, supplier, materialmen or any other third party acting, directly
or indirectly, on behalf of Tenant.

     5.5 Tenant’s Obligation. Tenant shall be obligated to diligently pursue the
completion of Tenant’s Work after the Execution Date of this Lease in accordance with its plans and
specifications, so that the Premises are approved for use and occupancy by the appropriate
government authorities and are in a suitable condition for the operation of Tenant’s Permitted Use.

6. PERMITTED USE OF PREMISES.

     6.1. Permitted Use; No Implied Covenant of Continued Operation. Tenant shall occupy
and use the Premises for operation of a computer software company, including, without limitation,
customer service, support, training, management and administration, software research and
development, and general office purposes (“Permitted Use”). Tenant agrees to open for the Permitted
Use in the Premises on or before the Commencement Date, subject to force majeure under Section
21.9, but once opened, Tenant shall not be obligated to continue operating for any period of time
thereafter. Notwithstanding anything contained or set forth in this Lease to the contrary, nothing
set forth in this Lease shall be construed, in any manner whatsoever, as an implied covenant of
continuous operation on the part of Tenant, and Landlord specifically acknowledges that there is no
covenant of continuous operation on the part of Tenant, express or implied. In the event that
Tenant elects to cease its business operations at the Premises, such cessation shall not be deemed
to be an “Event of Default” hereunder, nor shall such cessation relieve Tenant of any of its
liabilities or obligations under this Lease.

     6.2. Restrictions on Use. Tenant shall not use nor permit the Premises to be used for
any purpose other than the Permitted Use. All uses other than the Permitted Use are “Restricted
Uses”. Tenant shall not use or suffer anyone to use, the Premises, or any part thereof, for any
purpose in violation of the laws of the United States, the State of Florida, or the ordinances and
regulations of a county or a municipality having jurisdiction over the Premises or in violation of
any publicly recorded restriction. Tenant further covenants and agrees to execute and comply
promptly with all statutes, ordinances, rules, orders, regulations and requirements of federal,
state, county and city governments regulating the use by Tenant of the Premises. In the event that
Tenant or any of its agents or employees shall fail to comply with the foregoing provisions of this
Section 6.2, then Tenant shall, without affecting or limiting any of the rights and remedies
otherwise available to Landlord pursuant to the terms and

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provisions of this Lease, indemnify, defend, save and hold Landlord harmless from and against,
and reimburse Landlord for, any and all obligations, damages, injunctions, suits, fines, penalties,
demands, claims, costs, expenses, actions, liabilities, suits, proceedings and losses of whatever
nature (including, without limitation, attorneys’ fees and court costs), arising from such failure
to so comply with the provisions of this Section 6.2.

     6.3. Compliance with Association Declaration. The Premises and all operations
conducted thereon, therein and therefrom shall at all times be in compliance with the Association
Declaration. For purposes of this Lease, the term “Association Declaration” shall mean the
Declaration of Covenants for Weston Town Center, recorded on February 10, 2000 in Official Records
Book 30249, Pages 1592 — 1702, of the Public Records of Broward County, Florida, as the same may
have been and may hereafter be amended, supplemented and/or modified from time to time and shall
also include the Articles of Incorporation, By-Laws, and Rules and Regulations of the Association,
all as amended from time to time. Except as otherwise provided herein (specifically Section 21.20
of this Lease), Landlord covenants and agrees that it shall not violate, terminate or modify the
Association Declaration or exercise any rights of consent or other rights thereunder which may
materially adversely affect Tenant’s use or enjoyment of the Premises, Building or Common Property
without Tenant’s prior written consent thereto. Landlord hereby grants and conveys to Tenant, its
successors and assigns, for the Lease Term, the non-exclusive right and easement appurtenant to and
for the benefit of the Premises and any occupant thereof and its customers, employees, and
invitees, to use, for purposes of access, ingress, egress and parking, all those certain access,
ingress, egress and parking easement areas granted to Landlord under the Association Declaration.
Landlord agrees, at Landlord’s sole cost and expense, to promptly and diligently enforce the
provisions of the Association Declaration against any party to the Association Declaration for the
benefit of Tenant.

     6.4. Compliance with Weston Town Center Rules and Regulations. The Premises and all
business operations conducted on, in and from the Premises from time to time shall at all times be
in compliance with rules and regulations promulgated by Landlord for and with respect to the
operation of the Premises and Weston Town Center, as the same may be changed, amended or modified
by Landlord from time to time, provided that no such change, amendment or modification shall
materially adversely affect Tenant’s use or enjoyment of the Premises or the Common Property
without Tenant’s prior written consent thereto. Additionally, the Premises and all business
operations conducted on the Premises from time to time shall at all times be in compliance with the
rules and regulations promulgated by the Weston Town Center Maintenance Association, Inc. (the
“Association”) for and with respect to the operation of the Premises and Weston Town Center
pursuant to the provisions of the Association Declaration as the same may be changed, amended or
modified by the Association from time to time (subject to the limitations set forth in Section 6.3
above). The failure of Tenant to comply with, abide by or conform to, said rules and regulations
following written notice of failure by Landlord to Tenant as required under Section 20 of this
Lease, shall constitute an Event of Default by Tenant under this Lease. Without limiting any of
the terms or conditions of Section 6.3 above, Landlord shall not be liable or responsible to Tenant
for the violation of any such rules and regulations by any other tenant of Weston Town Center or
any other person or party, and the failure to enforce any such rules and regulations against Tenant
or any other tenant of Weston Town Center shall not constitute a waiver of Landlord’s or the
Association’s right to do so, nor shall it be deemed a default by Landlord hereunder, or excuse
compliance therewith by Tenant. A copy of the existing Weston Town Center Rules and Regulations
promulgated by Landlord are attached hereto as Exhibit E attached hereto and incorporated herein by
reference.

     6.5. Indian Trace Community Development District and Association. The Premises are
subject to the jurisdiction of the Indian Trace Community Development District (the “District”)
created by the State of Florida pursuant to Chapter 190 of the Florida Statutes. The District was
created to provide basic infrastructure improvements, such as road construction, water and sewer
services, and fire protection, traditionally provided by municipal and county governments. To
finance said services the District has the power to tax, impose special assessments collect user
fees and charges, borrow money, and issue bonds. All such fees, charges, and assessments levied by
the District will be collected by Broward County as a part of the annual ad valorem real property
tax bills and/or through user charges and hook-up and impact fees. Such fees, charges and
assessments shall be the sole responsibility of

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Landlord, and Tenant shall have no liability or obligation to pay or reimburse Landlord for
any such amount(s).

     Tenant acknowledges that the Association Declaration encumbers the real property upon which
Weston Town Center is located and that Landlord, as owner of Weston Town Center, is a member of the
Association. Tenant further acknowledges and agrees that Landlord may or may not control the
Association, but that even if Landlord has such right of control, same exists separate and apart
from Landlord’s rights, duties and obligations hereunder and that Landlord shall not be obligated
to exercise or refrain from exercising such control for Tenant’s benefit (subject to the provisions
of Sections 6.3 and 6.4 above).

     Tenant acknowledges and agrees that while it is bound by the Association Declaration, the
tenancy created by this Lease does not confer membership in the Association to Tenant and, further,
that any rights, privileges or benefits flowing to Tenant from the Association Declaration or the
Association derive solely through Landlord by virtue of this Lease and that Tenant has no separate
entitlement to same but through Landlord.

7. COMMON PROPERTY.

     7.1. Tenant’s Right to Use Common Property. Tenant shall have and Landlord and the
Common Area Owner hereby grants to Tenant and its employees, customers, patrons, suppliers,
licensees and invitees, (during the Term of this Lease), the non-exclusive right, privilege and
license to use and enjoy the Common Property in common with Landlord and all others entitled to
such use, including, without limitation, all tenants of Weston Town Center and their respective
employees, customers, patrons, suppliers, licensees and invitees; subject, however, at all times,
to the Association Declaration and the rules and regulations promulgated by Landlord and/or the
Association from time to time (as limited by the terms of Sections 6.3 and 6.4 above), and to the
terms and provisions of this Lease; and subject further to Landlord’s and/or the Association’s
right to grant to tenants within Weston Town Center the exclusive right to use portions of the
Common Property for signage and advertising purposes and for the construction, installation,
maintenance and repair of trash/garbage dumpster facilities to serve the premises leased by such
tenants and the businesses operated by such tenants, or such other use as Landlord may deem
necessary in its sole and absolute discretion. In the event that Landlord or the Association deems
it necessary to discourage non-customer use or prevent the acquisition of public rights in Weston
Town Center, or prevent a dedication thereof or the accrual of any rights to any person or to the
public therein, and, in particular, with respect to any portion of the Common Property, Landlord or
the Association may, from time to time (but at a minimum at least once a month), temporarily close
all or portions of the Common Property, erect private boundary markers, or take such other steps as
it deems appropriate in its sole and absolute discretion for that purpose and no such action shall
be deemed to constitute or considered as an eviction or disturbance of Tenant’s quiet enjoyment or
possession of the Premises so long as such steps are accomplished without substantial disruption of
Tenant’s business.

     7.2. Landlord Reservation of Rights. Landlord, the Association, and the Common Area
Owner reserve the right, from time to time and at any time in its sole and absolute discretion, to
perform maintenance, repairs and alterations to, and reduce or expand the size of, Weston Town
Center and its various improvements and component parts; to change the name, size, number, design,
configuration, location and legal description of any Buildings located within Weston Town Center,
including, without limitation, that of the Building and to build additional stories thereon and
erect in connection with any construction thereof, temporary scaffolds and other construction aids
(provided, however, that access to the Premises by Tenant shall not be denied); and to thereby
change the size, configuration, location and legal description of the Common Property. Landlord,
the Association, and the Common Area Owner also reserve the right to change the size,
configuration, layout and pedestrian or vehicular traffic circulation pattern of all facilities and
improvements from time to time located, developed and constructed on the Common Property, and to
enter into, modify and terminate easements and other agreements pertaining to the maintenance and
use of the parking areas and other portions of the Common Property. Landlord, the Association, and
the Common Area Owner further reserves the right to install and operate music program services and
loudspeaker systems within the Common Property. Tenant agrees to cooperate

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with Landlord, the Association, and the Common Area Owner with respect to the exercise of any
of the foregoing rights.

     7.3.  Management and Maintenance of Common Property. The Common Property shall at all
times be subject to the exclusive management and control of the Association. The Association shall
manage, operate and maintain the Common Property and all facilities and improvements from time to
time located, developed and constructed thereon specifically including, without limitation, all
lawn, landscaping and planting areas, in a first class manner and state and condition of appearance
and repair, the costs for which shall be borne solely by the Association and/or Landlord (and not
Tenant). The Association hereby reserves, and shall at all times hereafter have, the right, in its
sole and absolute discretion, to delegate the management of the Common Property to a third party of
its choice. In no event shall use of the Common Property be conditioned upon payment of parking
charges. Landlord shall make, at the sole cost and expense of Landlord, all repairs, alterations
or other improvements in and to the Premises and the Building and any Common Property which are
required by governmental authority of Weston Town Center in general or of all similar centers in
Broward County, Florida.

     7.4. Employee Parking. Tenant shall not permit more than 50 automobiles to be parked
within Common Property at any one time. Landlord, the Association, and the Common Area Owner shall
have the right, from time to time, upon at least thirty (30) days’ prior written notice to Tenant,
to designate within the Common Property certain areas of Weston Town Center for tenant and tenant
employee parking, and Tenant agrees that Tenant and its employees shall not thereafter park in any
portion of Weston Town Center except those areas so designated by Landlord or the Association. The
foregoing notwithstanding: (i) in the event any parking spaces are designated by Landlord or the
Association for the use of Tenant and/or Tenant’s employees, the number and location of such spaces
will be subject to Tenant’s prior written consent; and (ii) in no event shall any parking spaces
adjacent to the Building be designated for the use of Landlord or any other tenant or occupant of
Weston Town Center, or any of such parties’ employees, without Tenant’s prior written consent.
EMPLOYEES SHALL BE STRICTLY PROHIBITED FROM PARKING EMPLOYEES’ CARS ON MAIN STREET. In order to
facilitate the enforcement of such restriction on Tenant and employee parking, Tenant agrees that
it shall, upon Landlord’s or the Association’s request, furnish and provide to Landlord or the
Association the automobile license tag numbers of all Tenant and employee vehicles.

     7.5. Pedestrian and Golf Cart Access. Notwithstanding anything to the contrary
contained in this Lease, Landlord and the Common Area Owner acknowledge and agree that at all times
during the Term of this Lease, Tenant shall have free and unrestricted pedestrian and golf cart
access between the Building and Tenant’s adjoining property in Weston Town Center located at 2000
Ultimate Way, Weston, FL 33326 in the area(s) shown on the Weston Town Center Site Plan attached
hereto as Exhibit A (“Pedestrian and Golf Cart Access”), subject to the prior written approval of
all applicable governmental authorities. The approval of all applicable government authorities
relative to the Pedestrian and Golf Cart Access shall not be a condition of the Lease. Within
180-days after the final, unappealed and appealable approval of all applicable government
authorities relative to the Pedestrian and Golf Cart Access, Landlord shall have fully completed
all construction and other work required relative to the Pedestrian and Golf Cart Access. In the
event that Landlord shall not have fully completed all construction and other work required
relative to the Pedestrian and Golf Cart Access within such 180-day time period, Tenant may, at any
time thereafter prior to Landlord’s completion of all construction and other work required relative
to the Pedestrian and Golf Cart Access, terminate the Lease upon written notice to Landlord.

8. SIGNS.

     Landlord agrees that Tenant shall, at Landlord’s expense, be permitted to place its name on
the Tenant directory for the Building. Tenant also shall, at Tenant’s expense, have the right to
install an oversized logo sign (“Sign”) on the exterior of the Premises (similar in size to the
existing EWM Realty exterior Building sign), provided, however, that any Sign, and the number,
size, color, arrangement, placement and location of the same upon the Building shall be subject at
all times to all applicable government laws, ordinances and regulations. Tenant shall have the
right, at its expense and in compliance with applicable law, to erect, maintain, place and install
its usual and customary signs and

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fixtures in the interior of the Premises. Except as otherwise provided in this Section 8,
Tenant shall not be allowed to display signage on the Building or any windows of the Premises.
Tenant agrees that, except as otherwise provided in this Section 8, it shall not place or suffer to
be placed or maintained upon any exterior wall, roof, door or window of the Premises or upon any
portion of the interior of the Premises which is prominently visible from the exterior thereof, any
sign or other advertising or promotional materials or media whatsoever without the prior written
consent and approval of all applicable government authorities, the Landlord and the Association,
which consent and approval Landlord and the Association may withhold in its reasonable discretion.
In no event shall Tenant install a sign on any façade or elevation of the Building that has an
existing sign advertising Esslinger Wooten Maxwell Realtors, EWM Realtors or any other trade name
of EWM Realtors.

9. UTLITIES & TRASH REMOVAL; LANDLORD’S ADDITIONAL SERVICES.

     9.1. Utilities. The Tenant shall be solely responsible for and shall promptly pay all
charges for public utilities and/or private services rendered or furnished to the premises during
the Term hereof, including, but not limited to, heat, gas and electricity, together with all taxes
or other charges based upon the use of such utilities. Landlord shall be solely responsible for the
performance of any and all repairs to all utility lines, pipes and other facilities serving the
Building, unless such repair was necessitated by the gross negligence or willful misconduct of
Tenant or anyone acting by, through or under Tenant. Tenant shall be solely responsible for the
performance of any and all repairs to all utility lines, pipes and other facilities that
exclusively serve the Premises, unless such repair was necessitated by the negligence or misconduct
of Landlord or anyone acting by, through or under Landlord. Landlord shall not be liable to Tenant
for any interruption of utility services to the Premises caused by events beyond Landlord’s
reasonable control; provided, however, that Landlord shall be obligated to use its best efforts to
obtain the resumption of such utility services as quickly as is reasonably possible (unless such
interruption of service was caused by the gross negligence or willful misconduct of Tenant or
anyone acting by, through or under Tenant). Except as otherwise expressly provided herein,
Landlord shall in no event be liable for the quality, quantity or interference of such services.
Tenant shall and hereby agrees to make all appropriate applications and arrangements for utility
services required to serve the Premises directly with those utility companies and authorities
providing such utilities to the Building. Tenant shall pay all fees, charges and deposits required
by such utility companies and authorities as a condition to their providing such utility services
to the Premises, excluding any impact, “tap-in”, or “hook-up” fees which shall be the sole
responsibility of Landlord. If additional or special utility services or wiring are required for
the conduct of Permitted Use within and from the Premises, the same shall be included in Tenant’s
Work.

     9.2. Trash Removal. Landlord, directly or through the Association, shall remove trash
and rubbish generated by Tenant in the ordinary course of the operation of Tenant’s business in the
Premises, provided that such trash and rubbish is placed by Tenant either in designated containers
or dumpsters provided by Landlord or, at Tenant’s option, in containers provided by Tenant and
stored in locations designated by Landlord. The cost for removal of the trash and rubbish shall be
borne solely by Landlord, and Tenant shall have no liability or obligation therefor.

     9.3. Landlord’s Additional Services. In addition to the foregoing, Landlord shall
furnish the following services to Tenant at no additional cost or charge: (a) hot and cold water
for use in lavatories in common with other tenants of the Building; (c) customary cleaning and
janitorial services in the Building lavatories on weekdays (excluding national holidays); (d)
twenty-four (24) hour working elevator service to the second floor of the Building; (e) twenty-four
(24) hour access to the Premises; and (f) washing of the outside windows in the Premises at
intervals reasonably determined by Landlord but not less than once per calendar year.

10. MAINTENANCE & REPAIRS.

     10.1. Tenant’s Obligations. Except for those portions of the Premises which shall be
maintained, repaired and replaced by the Landlord as provided in Section 10.2 and elsewhere in this
Lease, Tenant shall, at all times during the Term of this Lease, at its sole cost and expense,
keep, clean, maintain, repair and replace all interior, non-structural portions of the Premises,
including, without

12

 

limitation, all exterior and interior windows (including, without limitation, plate glass
windows), doors and entrances, floor coverings, and all exterior and interior signs and all
interior walls, partitions, fixtures, equipment, systems and other appurtenances, including,
without limitation, all electrical and lighting systems and fixtures, all plumbing systems and
fixtures, all HVAC Systems in or serving the Premises (on which Tenant shall maintain a service and
maintenance contract for regular service inspection, and emergency and extraordinary repair of the
air conditioning unit(s) on the Premises), and the interior fire sprinkler system in the Premises,
in good, clean, sanitary and safe order, condition and repair, ordinary wear and tear excepted. In
furtherance thereof, Tenant shall make all necessary and desirable repairs and replacements to the
Premises, ordinary and extraordinary, however the necessity or desirability for repairs and
replacements shall occur, and shall use all reasonable precautions to prevent waste, damage or
injury to the Premises, except for any repairs or replacements that are necessitated by the
negligence or misconduct of Landlord or anyone claiming by, through or under Landlord. In
connection with any maintenance, repairs or replacements conducted by, through or under Tenant,
Tenant shall comply with all applicable federal, state, county and local laws and ordinances
(including, without limitation, the ADA), and all rules and regulations of any governmental
authority having jurisdiction over the Premises.

     10.2. Landlord’s Obligations. Landlord shall keep, maintain, repair and replace the
exterior of the Premises, all structural elements of the Premises and Building (whether interior or
exterior and including, without limitation, the foundations, supporting columns, load bearing
walls, floors and floor slab and the roof structure), the public corridors, elevators, washrooms
and lobby of the Building, all plumbing, electrical and other utility system components of the
Building and Common Property (other than those that exclusively service the Premises or within the
Premises and which are maintained and repaired by Tenant), in good, clean, sanitary and safe
order, condition and repair, ordinary wear and tear excepted, and shall have the right of entry
onto the Premises at reasonable times upon reasonable advance notice to Tenant for the purpose of
performing same (except in the event of an emergency, as to which no notice shall be required; as
used in this Lease, the term “emergency” shall mean a situation which requires, in the good faith
judgment of the acting party, immediate action in order to prevent death, bodily injury or property
damage). Landlord shall have no obligation to repair until receipt by Landlord of written notice
of the need for repairs. In connection with any maintenance, repairs or replacements conducted by,
through or under Landlord, Landlord shall comply with all applicable federal, state, county and
local laws and ordinances (including, without limitation, the ADA), and all rules and regulations
of any governmental authority having jurisdiction over the Premises.

     10.3. Right of Entry. Landlord and its agents and employees shall have the right to
enter the Premises at reasonable hours and, except in cases of emergency, upon reasonable advance
notice to Tenant (which notice, notwithstanding any other provision of this Lease, may be given
orally) to make inspections, show the Premises to prospective tenants (but only during the last six
months of the Term or earlier period if Tenant exercises its right of early termination pursuant to
Section 21.19 of this Lease), purchasers, lenders or others, or to make alterations or repairs to
the Building or the Premises for which it is responsible or which it is entitled to make hereunder,
provided that Landlord shall use all reasonable efforts not to disturb Tenant’s use and occupancy
of the Premises and business operations. Tenant shall be entitled at its own option to have an
agent present during any such entry. In the event of emergency or in order to comply with all
laws, orders, ordinances and requirements of any governmental unit or authority (regarding which
compliance is the responsibility of Landlord), Landlord and its agents and employees shall have the
right of entry at any time and may perform any acts related to safety, protection, preservation or
improvement of the Building or the Premises or required by such governmental unit or authority.
Except as otherwise expressly provided in this Lease, Tenant shall not be entitled to any abatement
or reduction of rent because of work performed within the Building or Premises by Landlord
(provided such work is performed in a manner so as to minimize interference with the conduct of
Tenant’s business within the Premises).

11. ALTERATIONS.

     11.1. Alterations. Except as otherwise required herein, Tenant shall not make any
alterations, additions or improvements to the exterior or structural portions of the Premises
(including, without limitation, the roof) (herein referred to collectively as “Alteration”) without
the prior written consent of

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Landlord and the Association (to the extent it has jurisdiction), which consent Landlord and
the Association shall not unreasonably withhold. Tenant may install in the interior of the
Premises without the consent of Landlord, unattached, movable trade fixtures and furniture which
may be installed without drilling, cutting or otherwise defacing the Premises (herein referred to
as “Removable Trade Fixtures”). Tenant shall submit to Landlord for its review and approval,
complete plans and specifications for any proposed Alteration at the time approval is sought, and
if necessary, resubmit the same from time to time, within fifteen (15) days after receipt of
written notice of disapproval thereof from Landlord or the Association, until the same are approved
by Landlord and the Association if applicable. In the event the Association or Landlord fails to
grant its approval (or disapproval) of Tenant’s plans and specifications within ten (10) days of
Tenant’s submission (and/or resubmission) of the same, then Landlord and/or the Association, as the
case may be, shall be deemed to have approved the same. In connection with any Alteration of the
Premises by Tenant, Tenant shall comply with all applicable federal, state, county and local laws
and ordinances (including, without limitation, the ADA), and all rules and regulations of any
governmental authority having jurisdiction over the Premises.

     11.2. Insurance by Tenant’s Contractor. Prior to Tenant commencing any improvements
or Alterations to the Premises, Tenant shall deposit with Landlord a liability insurance
certificate from Tenant’s general contractor, or if none, from each of Tenant’s independent
contractors in an amount not less than $1,000,000 per occurrence or such amount as Landlord acting
reasonably may require from time to time, with Landlord added as additional insured, which
liability insurance shall be on a comprehensive form and shall cover all hazards related to any
work performed by any such contractor on the Premises.

     11.3. Damage & Waste. Any damage to the Premises or the Building caused by Tenant or
any of its employees, contractors, or workmen shall be repaired by and at the expense of Tenant.
Tenant shall be responsible for the disposal of waste generated with respect to Tenant’s
improvements or Alterations.

     11.4. Contractor’s Affidavit. On completion of Tenant’s improvements or Alterations,
Tenant shall cause to be furnished to Landlord a Contractor’s Affidavit stating that there are no
liens outstanding against the Premises on account of Tenant’s improvements and that all accounts
for work, service and materials have been paid in full.

     11.5. Ownership of Fixtures. All Alterations made and all fixtures installed in or to
the Premises (except Removable Trade Fixtures), including, without limitation, heating and air
conditioning equipment, lighting fixtures, store front, ceiling, wall treatment, floor covering,
plumbing and electrical systems and fixtures shall become the property of Landlord upon the
termination of this Lease, without any compensation therefor to Tenant, and shall not be removed by
Tenant at or before the expiration or earlier termination of this Lease, unless Landlord shall give
notice to Tenant to remove any or all of the same, in which event Tenant shall remove such of said
Alterations and Fixtures as may be specified by Landlord in Landlord’s notice to Tenant and Tenant
shall repair all damage caused by such removal and restore the Premises to their original order and
condition, normal wear and tear excepted.

     11.6. Ownership of Removable Trade Fixtures. All Removable Trade Fixtures installed
in the Premises by Tenant shall remain the property of Tenant and shall be removed by Tenant upon
the expiration or earlier termination of this Lease; provided that Tenant shall not at such time be
in default hereunder beyond any applicable notice and cure periods and provided further that Tenant
shall repair all damage caused by such removal and restore the Premises to its original order and
condition. Any Removable Trade Fixtures not removed by Tenant upon the expiration or earlier
termination of this Lease (including, without limitation, a termination of this Lease by Landlord)
shall be and become the property of Landlord without any obligation on the part of Landlord to pay
compensation therefor to Tenant, unless Landlord shall give notice to Tenant to remove any or all
of the same, in which event Tenant shall remove such of said Removable Trade Fixtures as may be
specified in Landlord’s notice to Tenant. The provisions of this Section 11.6 shall survive the
expiration or earlier termination of this Lease.

     11.7. Failure to Remove Alterations or Fixtures. Should Tenant fail to remove any
Alterations,

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fixtures or Removable Trade Fixtures, and/or fail to restore the Premises as required under
this Section 11.7, Landlord may do so, in which event Tenant shall pay to Landlord the cost and
expense thereby incurred as Additional Rent, plus interest thereon, which sums shall be payable
within thirty (30) days of Tenant’s receipt of Landlord’s demand therefor.

12. INSURANCE, WAIVER & INDEMNITY. 

     12.1. Tenant’s Insurance. Tenant shall procure, provide and pay for, and shall
maintain throughout the Term (including any renewals or extensions thereof) of this Lease, the
following insurance coverage, with the following limits, in the name of the Tenant and with
Landlord, the Association and Common Area Owner named therein as an additional insured:

          12.1.1. Property Damage Insurance. Tenant shall provide and keep in full force and
effect a policy of fire, windstorm and extended coverage insurance in an amount adequate to cover
the replacement cost (subject to commercially reasonable deductibles) of Tenant’s Work, Tenant’s
Alterations and Tenant’s Removable Trade Fixtures covering loss occasioned by fire, windstorm,
vandalism, malicious mischief, sprinkler leakage and other hazards and/or casualties including
special extended coverage and said insurance shall include coverage against water damage to the
contents of the Premises and personal property of Tenant.

          12.1.2. Liability Insurance. Tenant shall provide and keep in full force and effect a
policy or policies of comprehensive commercial general liability insurance (including contractual)
providing coverage against claims and/or liability for personal injury, death and property damage
having a combined single limit of not less than ONE MILLION DOLLARS ($1,000,000.00) with respect to
injuries, deaths or damage to property in any one occurrence. Landlord reserves the right, upon at
least thirty (30) days’ prior written notice to Tenant, to specify higher liability limits or
additional insurance coverage from time to time to meet reasonably anticipated loss exposure, or to
reflect changes in the value of the Premises.

          12.1.3. Workers’ Compensation Insurance. Tenant shall provide and keep in full force
and effect workers’ compensation insurance, in a form and with coverage limits not less than as
prescribed by the laws of the State of Florida, and employers’ liability insurance in an amount
equal to the greater of One Million Dollars ($1,000,000.00) or the minimum amount required by law.

          12.1.4. Builder’s Risk Insurance. Tenant shall, prior to the commencement of and
during the construction of alterations or improvements at or on the Premises, and as often a Tenant
may construct, replace, reconstruct, restore or make a substantial alteration to, any improvement
thereon, provide and keep in full force and effect builders’ risk insurance for the full
replacement cost of such work.

     12.2.
Carriers and Features.

          12.2.1. All such insurance shall be written on a company or companies authorized to engage in
the business of casualty and general liability insurance in the State of Florida, and there shall
be delivered, by the Tenant, to the Landlord customary certificates evidencing such paid-up
insurance, and certifying Landlord, the Association and the Common Area Owner as additional
insureds, which certificates are to be issued by the insurance companies and delivered to Landlord
on a yearly basis during the Term of this Lease.

          12.2.2. The policies of insurance provided herein are to be provided by the Tenant, and shall
be for a period of not less than one (1) year, it being understood and agreed that prior to the
expiration of any policy of insurance, the Tenant will deliver to the Landlord a binder or a
renewal or new policy to take the place of the expiring policy, with the understanding that, should
the Tenant fail to furnish policies, as is provided in this Lease, and at the times herein
provided, the Landlord may obtain such insurance, and the premiums on such insurance shall be
deemed Additional Rental to be paid by the

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Tenant to the Landlord within thirty (30) days of Landlord’s written demand.

     12.3. Waiver. Neither Landlord nor Tenant shall make any claim for recovery against
the other party, and each expressly waives any right of recovery against the other party for damage
to or loss of the Premises, improvements thereon, the contents thereof, equipment, merchandise,
inventory, furniture, furnishings or fixtures, which damage or loss may arise by fire or any other
peril covered by any policy of insurance containing a waiver of subrogation right against the other
party in said policy when said loss is caused by or results from any acts of carelessness or
negligence of the other party, its officers, employees or other persons under its control. Each
party agrees that, if any property shall be stolen, damaged or destroyed by an insured peril, such
party shall not have any liability to the other party, nor to any insurer of the other party, for
or in respect of such theft, damage or destruction, and each party shall require all policies of
risk insurance carried by it to contain or be endorsed with a provision in and by which the insurer
designated therein shall waive its right of subrogation against the other party.

     12.4. Tenant’s Indemnity. Tenant shall indemnify and hold harmless Landlord from all
loss, claim, demand, damage, liability, or expense, including attorneys’ fees, resulting from any
injury to or death of any person or any loss of or damage to any property caused by or resulting
from any act, omission, or negligence of Tenant or any officer, employee, agent, contractor or
licensee of Tenant in or about the Premises or the Building. The foregoing provision shall not be
construed to make Tenant responsible for loss, damage, liability or expense resulting from injuries
to third parties caused by any act, omission or negligence of Landlord or any member, officer,
director, employee, agent contractor of Landlord.

     12.5. Landlord’s and Common Area Owner’s Insurance. During the Term of this Lease,
Landlord (with respect to the Building and the Premises) and the Common Area Owner, directly or
through the Association (with respect to the Common Property), shall maintain with responsible
companies qualified to do business in the State of Florida, at no cost or expense to Tenant, a
policy of fire, windstorm and extended coverage insurance in an amount adequate to cover the
replacement cost (subject to commercially reasonable deductibles) of the Building, the Premises
(other than the leasehold improvements comprising Tenant’s Work and Tenant’s Alterations, trade
fixtures, inventory and other contents) and the Common Property, covering loss occasioned by fire,
windstorm, flood, vandalism, malicious mischief, sprinkler leakage and other hazards and/or
casualties including special extended coverage. All such insurance shall be written on a company
or companies authorized to engage in the business of casualty and general liability insurance in
the State of Florida, and Landlord and the Common Area Owner each shall deliver to Tenant customary
certificates evidencing such paid-up insurance, which certificates are to be issued by the
insurance companies and delivered to Tenant on a yearly basis during the Term of this Lease. The
policies of insurance provided herein shall be for a period of not less than one (1) year, it being
understood and agreed that fifteen (15) days prior to the expiration of any policy of insurance,
Landlord and the Common Area Owner will deliver to Tenant customary certificates evidencing such
paid-up insurance.

     12.6. Landlord’s Indemnity. Landlord shall indemnify, defend and hold Tenant harmless
from and against all loss, claim, demand, damage, liability or expense, including attorneys’ fees
and costs, resulting from any injury to or death of any person or any loss of or damage to any
property caused by or resulting from any act, omission or negligence of Landlord or any officer,
employee, agent, contractor or licensee of Landlord in or about the Premises, the Building or the
Common Property. The foregoing provision shall not be construed to make Landlord responsible for
loss, damage, liability or expense resulting from injuries to third parties caused by any act,
omission or negligence of Tenant or of any officer, employee, agent contractor, invitee or visitor
of Tenant.

13. DAMAGE OR DESTRUCTION.

     13.1. Partial Destruction. If, during the Term of this Lease, the Premises or the
Building shall be damaged or destroyed, in part, by fire, windstorm or other hazard or casualty,
Landlord shall, in accordance with and subject to the provisions of this Lease, at its own expense,
promptly cause such

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damage or destruction to be repaired, reconstructed or replaced, as necessary, at least to the
extent of the value and as nearly as practicable to the character thereof immediately prior to such
occurrence, subject, however to any changes required by zoning, building and other laws then in
existence. Rent shall be abated or reduced proportionately during any period in which by reason of
such damage or destruction there is interference with the operation of Tenant’s business in the
Premises, and such abatement or reduction shall continue for the period commencing with such
destruction or damage and ending with (a) the completion by Landlord of such repair and/or
restoration work as such party is obligated to do and (b) the expiration of a period two hundred
forty (240) days thereafter to enable Tenant to refixture the Premises and reopen for business, but
said two hundred forty (240) day period shall be deemed to have ended if Tenant shall reopen for
business prior to the expiration thereof.

     13.2. Total Destruction. If the Premises or the Building shall be so damaged or
destroyed as to render the Premises, in the reasonable judgment of Landlord, wholly untenantable by
reason of such occurrence as aforesaid (hereinafter, “substantially damaged”), Landlord shall, in
accordance with and subject to the provisions of this Lease, at its own expense, cause such damage
or destruction to be repaired, reconstructed or replaced, as necessary, at least to the extent of
the value and as nearly as practicable to the character thereof immediately prior to such
occurrence, subject, however to any changes required by zoning, building and other laws then in
existence. Rent shall be abated or reduced proportionately during any period in which by reason of
such damage or destruction there is interference with the operation of Tenant’s business in the
Premises, and such abatement or reduction shall continue for the period commencing with such
destruction or damage and ending with (a) the completion by Landlord of such repair and/or
restoration work as such party is obligated to do under this Lease and (b) the expiration of a
period of two hundred forty (240) days thereafter to enable Tenant to refixture the Premises and to
reopen for business, but said two hundred forty (240) day period shall be deemed to have ended if
Tenant shall reopen for business prior to the expiration thereof. The foregoing notwithstanding:
(i) if the Premises shall be substantially damaged or destroyed within the last two (2) years of
the Lease Term, either party shall have the right to terminate this Lease, provided that notice
thereof is given to the other party not later than sixty (60) days after such damage or destruction
(provided, however, that, if Landlord shall exercise said right of termination and at that time
Tenant shall have the right to extend the Lease Term, Tenant may render Landlord’s notice of
termination null, provided that Tenant, within fifteen (15) days of receipt of the notice, shall
elect to extend the term of this Lease); and (ii) if Landlord shall not commence, in good faith,
repair and restoration work within sixty (60) days after any damage which such party is required to
repair pursuant to the terms hereof, or if Landlord shall fail with all due diligence to continue
with such repair and restoration work to completion (which completion shall in no event exceed two
hundred forty (240) days from the date of the casualty), then Tenant shall have the right, in
addition to all other rights and remedies available at law, in equity or under this Lease, to
terminate this Lease by giving written notice of its election so to do to Landlord.

     13.3. Limitation of Landlord’s Obligation; Tenant’s Obligation. Landlord’s obligation
of repair, reconstruction or replacement hereunder shall be limited to repairing, reconstructing
and replacing the Premises (other than Tenant’s Work, Tenant’s Alterations, Tenant’s Removable
Trade Fixtures, and Tenant’s fixtures), Building to as near to their condition prior to such damage
or destruction as is reasonably possible (but in any event to a good and usable condition)
(collectively, the “Restoration Work”). Moreover, Landlord shall not be liable for delays
occasioned by adjustment or losses with insurance carriers or by any other cause so long as
Landlord shall proceed in good faith and with due diligence. Tenant, at its sole cost and expense,
shall be responsible for the repair, replacement and reconstruction of Tenant’s Work, Tenant’s
Alterations, Tenant’s Removable Trade Fixtures, and fixtures. Tenant shall commence the performance
of the foregoing repair, replacement and reconstruction promptly upon delivery to it of possession
of Premises with the Restoration Work completed, and shall diligently prosecute the same to
completion promptly thereafter, all such work by Tenant to be completed within a reasonable period
of time not to exceed two hundred forty (240) days following the date on which possession of the
Premises shall be redelivered to Tenant by Landlord. Landlord shall in no event be required to
expend any of its own funds in connection with Tenant’s reconstruction work.

     13.4. Waiver by Tenant. Tenant hereby waives any and all right of recovery which it
might otherwise have against the Landlord, its agents and employees, for loss or damage to any of
the

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contents, merchandise, inventory, furniture, furnishings, fixtures and any other property
contained within the Premises whether or not removable by Tenant under the provisions of this
Lease, to the extent that the same are covered by Tenant’s insurance or would have been covered had
Tenant maintained the insurance required under Section 12 of this Lease to be maintained by Tenant,
unless such loss or damage is the result of the negligence or misconduct of the Landlord or any of
its officers, employees, agents, contractors or licensees.

14. ASSIGNMENT, TRANSFER & SUBLETTING.

     Except as otherwise expressly provided in this Section 14, Tenant shall not assign the Lease
nor sublet the Premises or any portion thereof without the prior written permission and consent of
Landlord which approval or disapproval shall not be unreasonably withheld, delayed or conditioned.
Any consent by Landlord once shall not constitute a waiver of the requirement for its consent to
any future subletting or assignment of this Lease. If this Lease or any interest of Tenant herein
is assigned or encumbered or if the whole or any part of the Premises is sublet after having
obtained Landlord’s prior written consent thereto or as a Permitted Transaction (as defined below),
Tenant shall nevertheless remain liable for the full performance of all obligations required to be
performed by Tenant under this Lease and Tenant will require any assignee to execute and deliver to
Landlord an assumption of liability agreement in form satisfactory to Landlord including, without
limitation, an assumption by assignee of all of the obligations of Tenant and the assignee’s
ratification of and agreement to be bound by all of the provisions of this Lease. The acceptance of
rent from any other person shall not be deemed to be a waiver of any of the provisions of this
Lease or consent to the assignment or subletting: of the Premises.

     In the event Tenant shall desire to assign the Lease or sublet the Premises, in whole or in
part, Tenant shall give Landlord not less than thirty (30) days prior written notice. Such notice
shall set forth all pertinent business terms of the proposed assignment or subletting, as the case
may be, as well as, the name and address of the proposed assignee or subtenant, information as to
the financial condition of the proposed assignee or subtenant and proposed use which assignee or
subtenant desires to make of the Premises. Such notice shall bear the signature of the proposed
assignee or subtenant attesting to its accuracy. Tenant shall in addition, at Landlord’s request,
furnish such other information as Landlord may reasonably request concerning such proposed
assignment or subletting. Tenant shall reimburse Landlord for Landlord’s reasonable costs of
obtaining mortgagee approval of such request, and Landlord’s reasonable legal fees and costs, and
all other reasonable out-of-pocket costs incurred by Landlord (currently not less than $500 or such
greater amount as may be reasonable under the circumstances, relative to document review and/or
preparation in connection with the proposed transaction, but in no event greater than $1,500).

     Notwithstanding the above, Tenant may, without the approval of Landlord, assign the Lease, or
any part thereof, or sublease the Premises, in whole or in part, to: (a) any corporation which has
the power to direct Tenant’s management and operation, or any corporation whose management and
operation is controlled by Tenant; or (b) any corporation a majority of whose voting stock is owned
by Tenant; or (c) any corporation in which or with which Tenant, its corporate successors or
assigns, is merged or consolidated, in accordance with applicable statutory provisions for merger
or consolidation of corporations, so long as the liabilities of the corporations participating in
such merger or consolidation are assumed by the corporation surviving such merger or created by
such consolidation; or (d) any corporation acquiring this Lease and a substantial portion of
Tenant’s assets; or (e) any corporate successor to a successor corporation becoming such by either
of the methods described in subsections (c) or (d). Each of the foregoing is referred to
hereinafter as a “Permitted Transaction”.

     Prior to effecting a “Change of Control” (as defined herein), Tenant shall give Landlord at
least fifteen (15) days prior written notice of such Change of Control and the same shall be
considered an assignment of this Lease and unless otherwise exempt in accordance with the
provisions of the following sentence, Landlord’s consent thereto shall be required.
Notwithstanding the foregoing, any “Change of Control” occurring during the term of this Lease
shall not be restricted in any manner and shall not require the Landlord’s consent: (a) if such
transaction would have been a Permitted Transaction (not requiring the Landlord’s consent) had the
same been effected by an assignment or sublease instrument alone

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rather than involving a stock transfer; (b) if the Tenant, the transferor or the transferee is
a corporation, all or any portion of whose shares are traded and listed on a stock exchange
(including the over-the-counter market) (a “public company”); (c) if the transaction is one by
which Tenant becomes or ceases to be a public company; or (d) where the individuals or entities
owning a controlling interest of the Tenant or of the Tenant’s parent company or partnership entity
immediately prior to the transaction in question continue to retain voting control of the Tenant,
either directly or through control of the Tenant’s parent company or partnership entity, after the
transaction in question.

15. LANDLORD’S AND ASSOCIATION’S INTERESTS NOT SUBJECT TO LIENS.

     15.1. Liens, Generally. Tenant shall not create or cause to be imposed, claimed or
filed upon the Premises, the Building, or any other portion of Weston Town Center, or upon the
interest of Landlord or the Association therein, any lien, charge or encumbrance whatsoever. If,
because of any act or omission of Tenant, any such lien, charge or encumbrance shall be imposed,
claimed or filed, Tenant shall, at its sole cost and expense, cause the same to be fully paid and
satisfied or otherwise discharged of record by bonding or otherwise, and Tenant shall indemnify,
defend, save and hold Landlord harmless from and against, and reimburse Landlord for, any and all
obligations, damages, injunctions, suits, fines, penalties, demands, claims, costs, expenses,
actions, liabilities, suits, proceedings and losses of whatever nature (including, without
limitation, attorneys’ fees and court costs), resulting or on account thereof and therefrom. In the
event that Tenant shall fail to comply with the foregoing provisions of this Section 15, Landlord
shall, in addition to Landlord’s other rights and remedies, have the option of paying, satisfying
or otherwise discharging (by bonding or otherwise) such lien, charge or encumbrance and Tenant
agrees to reimburse Landlord, upon demand and as Additional Rent, for all sums so paid and for all
costs and expenses incurred by Landlord in connection therewith, together with interest thereon,
until paid.

     15.2. Construction Liens. Landlord’s interest in the Premises shall not be subjected
to liens of any nature by reason of Tenant’s Work, Tenant’s construction, alteration, repair,
restoration, replacement or reconstruction of any improvements on or in the Premises, including,
without limitation, those arising by reason of any other act or omission of Tenant (or of any
person claiming by, through or under Tenant). All persons dealing with Tenant are hereby placed on
notice that such persons shall not look to Landlord or to Landlord’s credit or assets (including,
without limitation, Landlord’s interest in the Premises or in Weston Town Center) for payment or
satisfaction of any obligations incurred in connection with the construction, alteration, repair,
restoration, replacement or reconstruction thereof by, through or under Tenant. Tenant has no
power, right or authority to subject Landlord’s or the Association’s interest in the Premises, the
Building or any other portion of Weston Town Center, to any lien or claim of lien. If a lien, a
claim of lien or an order for the payment of money shall be imposed against the Premises or any
improvements thereon, therein or thereto, on account of work performed, or alleged to have been
performed, for or on behalf of Tenant, Tenant shall, within thirty (30) days after written notice
of the imposition of such lien, claim or order, cause the Premises and such improvements to be
released therefrom by the payment of the obligation secured thereby or by furnishing a bond or by
any other method prescribed or permitted by law. If a lien is released, Tenant shall thereupon
furnish Landlord with a written instrument of release in form for recording in the office of the
Clerk of the Circuit Court, Broward County, Florida, and otherwise sufficient to establish the
release as a matter of record.

16. EMINENT DOMAIN.

     In the event the Premises, the Building or any part thereof shall be taken or condemned for
public purposes by any competent authority, except as otherwise provided herein, the entire
compensation awarded therefor shall belong to the Landlord, without any deduction therefrom for any
present or future estate of Tenant; provided; however, that in the event more than twenty (20%)
percent of the Premises shall be so taken or condemned, then either the Landlord or Tenant shall
have the option of terminating the Lease upon giving to the other written notice of such election
within thirty (30) days after possession of the part condemned has been taken by proper
authorities, whereupon the Term of this Lease shall be terminated as of the date on which
possession is so taken. If neither Landlord nor Tenant so elects to terminate the Lease, then
Landlord at its own expense shall repair and restore the Premises not affected

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by the taking to its former condition as the circumstances will permit so that the remaining
premises constitute a complete architectural unit. If the award is insufficient to pay for the
restoration, Landlord shall be responsible for the remaining cost and expense of such restoration,
provided, however, that Landlord shall in no event be required to expend any of its own funds for
repairs or alterations which constitute Tenant’s Work, Tenant’s Alterations, Tenant’s Removable
Trade Fixtures, and Tenant’s fixtures. During any period of time that, by reason of such taking or
condemnation, there is any material interference with access to the Premises, there shall be a fair
and equitable abatement of the rent payable hereunder, taking into account the extent to which
Tenant’s operations may thereby be interfered with. Tenant shall have the right to make any claims
allowed by the laws of the State of Florida against the condemning authority for the following: (a)
the value or cost of its fixtures, equipment and other personalty; (b) its relocation expenses; and
(c) the cost of any leasehold improvements made by Tenant in and to the Premises less the amount of
the Tenant Improvement Allowance. Notwithstanding anything to the contrary set forth in this
Section 16, in the event only one award is given, then Tenant shall have the right to share in such
award relative to the aforesaid claims.

17. SUBORDINATION & ATTORNMENT.

     17.1. Subordination. Subject to the provisions of this Section 17.1, this Lease,
Tenant’s interest hereunder and Tenant’s leasehold interest in and to the Premises, are hereby
agreed by Tenant to be and are hereby made junior, inferior, subordinate and subject in right,
title, interest, lien, encumbrance, priority, and all other respects, to any mortgage or mortgages
placed on the property of which the Premises are a part, without the necessity of the execution of
any further instrument or agreement of subordination on the part of Tenant. On or prior to the
Commencement Date of the Lease, Landlord covenants to use its best efforts to obtain from each
lender the security for whose loan encumbers the Premises or the Building as of the Execution Date,
an executed nondisturbance agreement assuring Tenant that, notwithstanding any default by Landlord
to the lender or any foreclosure or deed in lieu thereof, Tenant’ s rights under this Lease shall
continue in full force and effect and its possession of the Premises shall remain undisturbed
(including, without limitation, permission for insurance proceeds and eminent domain awards to be
applied as required hereunder), except in accordance with the provisions of this Lease, so long as
Tenant is not in default hereunder so as to permit Lease termination. The form and content of such
agreement(s) shall be reasonably acceptable to Tenant. In no event shall such non-disturbance
agreement be a condition of this Lease. Additionally, Tenant shall, upon Landlord’s request,
subordinate this Lease in the future to any first lien placed by Landlord upon the Premises or the
Building with an institutional first mortgagee, provided that such lender executes a nondisturbance
agreement substantially similar in form and content to that which is required in the first sentence
of this paragraph. Tenant will, upon request of the lienholder, be a party to such an agreement,
and will agree that, if such lienholder succeeds to the interest of Landlord, Tenant will recognize
said lienholder (or successor in interest of the lienholder) as its landlord under the terms of
this Lease.

     17.2. Attornment. Tenant shall and hereby agrees to attorn, and be bound under all of
the terms, provisions, covenants and conditions of this Lease, to any successor of the interest of
Landlord under this Lease for the balance of the Term of this Lease remaining at the time of the
succession of such interest to such successor. In particular, in the event that any proceedings are
brought for the foreclosure of any mortgage encumbering any or all, or a combination of, the
Premises or the Building, Tenant shall attorn to the purchaser at any such foreclosure sale and
recognize such purchaser as Landlord under this Lease, subject, however, to the provisions of
Section 17.1 and all of the other terms and conditions of this Lease. Tenant agrees that neither
the purchaser at any such foreclosure sale nor the foreclosing mortgagee shall have any liability
for any act or omission of Landlord, be subject to any offsets or defenses which Tenant may have as
claim against Landlord or be bound by any advance rents which may have been paid by Tenant to
Landlord for more than the current period in which such rents come due.

18. END OF TERM.

     18.1. Surrender of Premises. Tenant shall, on the last day of the Term of this Lease
or upon the sooner termination thereof, peaceably and quietly surrender and deliver the Premises to
Landlord

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“broom clean” in good order, condition and repair, reasonable wear and tear and damage by fire
or other casualty excepted, and free and clear of liens and encumbrances. Tenant shall remove
Tenant’s goods, effects, personal property, business and trade fixtures, machinery and equipment,
and those of any persons claiming under Tenant (collectively, “Tenant’s Property”). Landlord may
remove any of Tenant’s Property not removed at the expiration or other termination of this Lease
without any liability whatsoever to Tenant. Tenant shall promptly reimburse Landlord upon demand
for any expense incurred by Landlord in connection with such removal.

     18.2. Title to Leasehold Improvements. Upon surrender, or upon the expiration of the
Term or sooner termination of this Lease, whichever shall first occur, all improvements,
installations, fixtures (except Removable Trade Fixtures and Tenant’s Property), alterations and
additions, whether originally constructed installed, delivered or placed in the Premises by
Landlord or Tenant, shall remain in the Premises as part thereof and as the property of Landlord,
and title thereto shall thereupon, and without further act of either party, vest in Landlord.
However, if requested by Landlord, Tenant shall promptly thereafter execute and deliver to Landlord
such deed or bill of sale as Landlord may reasonably require, provided that no covenant, warranty
or representation of Tenant shall be contained therein.

     18.3. Holding Over. If Tenant or any other person or party shall remain in possession
of the Premises or any part thereof following the expiration of the Term or earlier termination of
this Lease without an agreement in writing between Landlord and Tenant with respect thereto, at the
option of Landlord, in addition to any and all other rights and remedies of Landlord, the person or
party remaining in possession shall be deemed to be a tenant at sufferance, and during any such
holdover, the rents payable under this Lease by such tenant at sufferance shall be one hundred and
fifty percent (150%) of the rate or rates in effect immediately prior to the expiration of the Term
or earlier termination of this Lease. In addition, Tenant agrees to pay monthly all sales taxes
assessed against such increased rent. In no event, however, shall such holding over be deemed or
construed to be or constitute a renewal or extension of this Lease.

19. ENVIRONMENTAL COMPLIANCE.

     19.1. No Storage or Disposal. Tenant shall not handle, install, store, use, treat,
transport or dispose of, spill or discharge (or knowingly permit or acquiesce in the handling,
installation, storage, use, treatment, transportation, spilling, discharge or disposal by Tenant,
its agents, employees, independent contractors, or subtenants) on the Premises, the Building, the
Common Property or any other portions of Weston Town Center any: (a) asbestos in any form; (b) urea
formaldehyde foam insulation; (c) transformers or other equipment which contain dielectric fluid
containing levels of polychlorinated biphenyls in excess of 50 parts per million; or (d) any other
chemical, material, air pollutant, toxic pollutant, waste, or substance which is regulated as toxic
or hazardous or exposure to which is prohibited, limited or regulated by the Resource Conservation
Recovery Act, the Comprehensive and Environmental Response Compensation and Liability Act, the
Hazardous Materials Transportation Act, the Toxic Substances Control Act, the Clean Air Act, the
Clean Water Act or any other federal, state, county, regional, local or other governmental
authority or which, even if not so regulated, may or could pose a hazard to the health and safety
of the occupants of the Premises, the premises adjacent to the Premises or any other portions of
Weston Town Center; and which is either: (i) present in amounts in excess of that permitted or
deemed safe under applicable law; or (ii) handled, installed, stored, used, treated, transported,
spilled, discharged or disposed of in any manner which is prohibited or deemed unsafe under
applicable law. (The substances referred to in (a), (b), (c) or (d) are collectively referred to
hereinafter as “Hazardous Materials”). The foregoing is not intended to prevent the use of
customary office products customarily used by Tenant, provided that the use, storage and disposal
thereof is in strict compliance with all applicable Cleanup Laws.

     19.2. Cleanup Laws. Tenant shall, at Tenant’s own expense, comply with any presently
existing or hereafter enacted laws relating to Hazardous Materials (“Cleanup Laws”). Tenant shall,
at Tenant’s own expense, make all submissions to, provide all information to, and comply with all
requirements of the appropriate governmental authority (the “Authority”) under the Cleanup Laws.
Should any Authority require that a cleanup plan be prepared and that a cleanup be undertaken
because of the

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existence of Hazardous Materials which were handled, installed, stored, used, treated,
transported, disposed of, spilled or discharged in the Building or on the Premises, or on any
portion of the Common Property or any other portion of Weston Town Center by Tenant, its agents,
employees, independent contractors or subtenants during the Term of this Lease, Tenant shall, at
Tenant’s own expense, prepare and submit the required plans and financial assurances and carry out
the approved plans in accordance with such Cleanup Laws and to Landlord’s satisfaction. At no
expense to Landlord, Tenant shall promptly provide all information requested by Landlord for
preparation of affidavits or other documents required by Landlord to determine the applicability of
the Cleanup Laws to the Building, the Premises, or any such portion of the Common Property or any
other portion of Weston Town Center, as the case may be, and shall sign the affidavits promptly
when requested to do so by Landlord. Tenant shall indemnify, defend, save and hold Landlord
harmless from and against, and reimburse Landlord for, any and all obligations, damages,
injunctions, suits, fines, penalties, demands, claims, costs, expenses, actions, liabilities,
suits, proceedings and losses of whatever nature (including, without limitation, attorneys’ fees
and court costs), and all cleanup or removal costs and all actions of any kind arising out of or in
any way connected with the handling, installation, storage, use, treatment, transporting, disposal,
spillage or discharge of Hazardous Materials in the Building or on the Premises, or on any portion
of the Common Property or any other portion of Weston Town Center by Tenant, its agents, employees,
independent contractors or subtenants during the Lease Term; and from all fines, suits, procedures,
claims and actions of any kind arising out of Tenant’s failure to provide all information, make all
submissions and take all steps required by the Authority under the Cleanup Laws or any other
environmental law. Tenant’s obligations and liabilities under this Section 19.2 shall continue so
long as Landlord, any of Landlord’s Affiliates and/or the Association remain responsible for
Hazardous Materials at the Building, the Premises, or any portion of the Common Property or any
other portion of Weston Town Center, that were handled, installed, stored, used, treated,
transported, disposed of, spilled or discharged during the Lease Term by Tenant, its agents,
employees, independent contractors or subtenants. In addition to and not in limitation of
Landlord’s other rights and remedies, Tenant’s failure to abide by the terms of this Section 19.2
shall be restrainable by injunction.

     19.3. Environmental Notices. Each party shall promptly supply the other party with
copies of any notices, correspondence and submissions made by such party to or received by such
party from any governmental authorities of the United States Environmental Protection Agency, the
United States Occupational Safety and Health Administration, or any other local, state or federal
authority that relates to environmental matters or hazardous waste or substances.

20. DEFAULT.

     20.1. Events of Default. Each of the following events shall be an “Event of Default”
hereunder by Tenant and shall constitute a breach of this Lease:

          20.1.1. If, at anytime during the Term of this Lease, Tenant shall file in any court, pursuant
to any statute of either the United States or of any State, a petition in bankruptcy or insolvency,
or for reorganization or arrangement, or for the appointment of a receiver or trustee of all or any
portion of Tenant’s property, including, without limitation, its leasehold interest in the
Premises, and such petition is not dismissed within one hundred twenty (120) days of filing or the
Lease is rejected within a earlier period of time, or if Tenant shall make an assignment for the
benefit of its creditors or petitions for or enters into an arrangement with its creditors.

          20.1.2. If, at any time during the Term of this Lease, there shall be filed against Tenant, in
any courts pursuant to any statute of the United States or of any State, a petition in bankruptcy
or insolvency, or for reorganization, or for the appointment of a receiver or trustee of all or a
portion of Tenant’s property, including, without limitation, its leasehold interest in the
Premises, and any such proceeding against Tenant shall not be dismissed within one hundred twenty
days (120) days following the commencement thereof or the Lease is rejected within a earlier period
of time.

          20.1.3. If Tenant’s leasehold interest in the Premises or property therein shall be seized

22

 

under any levy, execution, attachment or other process of court where the same shall not be
vacated or stayed on appeal or otherwise within ninety (90) days thereafter, or if Tenant’s
leasehold interest in the Premises is sold by judicial sale and such sale is not vacated, set aside
or stayed on appeal or otherwise within ninety (90) days thereafter.

          20.1.4. If Tenant shall fail to pay, when due, any rents payable hereunder or portion thereof,
or any other sum due to Landlord from Tenant hereunder, and such failure continues for ten (10)
days after Tenant’s receipt of written notice from Landlord.

          20.1.5. If the Premises or any portion thereof are used or permitted to be used for any
Restricted Uses or other purpose, or for the conduct of any business or activity not permitted by
this Lease.

          20.1.6. If Tenant removes or attempts to remove Tenant’s goods, merchandise or property from
or out of the Premises, other than in the usual and ordinary course of Tenant’s business, without
the prior written consent and approval of Landlord and without having first paid to Landlord all
rents which may become due during the entire Term of this Lease.

          20.1.7. If any assignment or transfer shall be made, attempted to be made or deemed to be made
that is in violation of any of the provisions of this Lease.

          20.1.8. If Tenant shall be in default of any other term or provision of this Lease, and
Tenant, with respect to a non-monetary default, shall have failed within thirty (30) days of
receipt of Landlord’s written notice (or such shorter time as is expressly provided in this Lease)
to correct such default; provided that if such default is not curable within such thirty (30) day
period, Tenant shall have failed within such thirty (30) day period to begin the correction of the
default or thereafter fails actively and diligently and in good faith to proceed with and continue
the correction of the default until it shall be fully corrected, but in no event shall such cure
period exceed ninety (90) days in the aggregate.

     20.2. Remedies. If an Event of Default shall occur, then and in addition to any other
rights or remedies Landlord may have under this Lease and at law or in equity, Landlord shall have
the following rights upon no less than three (3) days written notice to Tenant:

          20.2.1. Without terminating this Lease, to accelerate the whole or any part of the Base Rent
for the entire unexpired balance of the Term of this Lease, and any rent so accelerated shall, in
addition to any and all installments of rent already due and payable and in arrears, and/or any
other charge, expense or cost herein agreed to be paid by Tenant which may be due and payable and
in arrears, be deemed due and payable as if, by the terms and provisions of this Lease, such
accelerated rent were on that date payable in advance. The accelerated rent shall be discounted to
its present value at an annual interest rate equal to eight percent (8%) per annum.

          20.2.2. After use of appropriate summary process, to enter the Premises, and without further
demand or notice, proceed to distress and have sold the goods, chattels and personal property there
found, to levy the rent, Tenant shall pay all costs and officer’s commissions, including, without
limitation, watchmen’s wages and sums chargeable to Landlord, and further including, without
limitation, any sums chargeable according to state law, as commissions to the constable or other
person making the levy, and in such case all costs, officer’s commissions and other charges shall
immediately attach and become part of the claim of Landlord for rent, and any tender of rent
without said costs, commissions and charges made, shall not be sufficient to satisfy the claim of
Landlord.

          20.2.3. After use of appropriate summary process, to re-enter the Premises and without further
demand or notice, remove all persons and all or any property therefrom, by summary eviction
proceedings or by any suitable action or proceeding at law, without being liable to indictment,
prosecution or damages therefor, and repossess and enjoy the Premises, together with all
alterations, fixtures, signs and other installations and improvements of Tenant. Upon recovering
possession of the Premises by

23

 

reason of or based upon or arising out of a default on the part of Tenant, Landlord may, at
Landlord’s option, either terminate this Lease or make such alterations and repairs as may be
necessary in order to relet the Premises and relet the Premises or any part or parts thereof for
the account of Tenant, either in Landlord’s name or otherwise, for a term or terms which may at
Landlord’s option be less than or exceed the period which would otherwise have constituted the
balance of the Term of this Lease and at such rents and upon such other terms and conditions as in
Landlord’s reasonable discretion may seem advisable and to such person or persons as may in
Landlord’s discretion seem best; upon each such reletting all rents received by Landlord from such
reletting shall be applied: first, to the payment of any costs and expenses of such reletting,
including, without limitation, brokerage fees and attorney fees and all costs of such alterations
and repairs; second, to the payment of any indebtedness other than rent due hereunder from Tenant
to Landlord; third, to the payment of rent due and unpaid hereunder, and the residue, if any, shall
be held by Landlord and applied in payment of future rent as it may become due and payable
hereunder. If such rentals received from such reletting during any month shall be less than that to
be paid during that month by Tenant hereunder, Tenant shall pay any such deficiency to Landlord.
Such deficiency shall be calculated and paid monthly. No such re-entry or taking possession of the
Premises or the making of alterations and/or improvements thereto or the reletting thereof shall be
construed as an election on the part of Landlord to terminate this Lease unless written notice of
such intention be given to Tenant. Landlord shall in no event be liable in any way whatsoever for
failure to relet the Premises or, in the event that the Premises or any part or parts thereof are
relet, for failure to collect the rent thereof under such reletting. Tenant, for Tenant and
Tenant’s successors and assigns, hereby irrevocably constitutes and appoints Landlord as Tenant’s
and their agent to collect the rents due and to become due under all subleases of the Premises or
any parts thereof without in any way affecting Tenant’s obligation to pay any unpaid balance of
rent due or to become due hereunder. Notwithstanding any such reletting without termination,
Landlord may at any time thereafter elect to terminate this Lease for such previous breach.

          20.2.4. To declare a default hereunder and take possession of the Premises without any right
on the part of Tenant to waive the forfeiture by payment of any sum due or by other performance of
any condition, term or covenant broken. Whereupon Landlord shall be entitled to recover, in
addition to any and all sums and damages for violation of Tenant’s obligations hereunder in
existence at such time, damages for Tenant’s default in an amount equal to the amount of the rent
reserved for the balance of the Term of this Lease, as well as all other charges, payments, costs
and expenses herein agreed to be paid by Tenant.

          20.2.5. To terminate this Lease and the term hereby created without any right on the part of
Tenant to waive the forfeiture by payment of any sum due or by other performance of any condition,
term or covenant broken. Whereupon Landlord shall be entitled to recover, in addition to any and
all sums and damages for violation of Tenant’s obligations hereunder in existence at the time of
such termination, damages for Tenant’s default in an amount equal to the amount of the rent
reserved for the balance of the Term of this Lease, as well as all other charges, payments, costs
and the expenses herein agreed to be paid by Tenant.

          20.2.6. In the event the Premises are relet by Landlord, Tenant shall be entitled to a credit
against its rental obligations hereunder in the amount of rents received by Landlord from any such
reletting of the Premises less any reasonable costs incurred by Landlord (not previously reimbursed
by Tenant) in connection with the repossession and reletting of the Premises (including, without
limitation, reasonable attorneys’ fees, brokerage commissions, and any cost of repairs, alterations
and improvements to the Premises. In the event of any termination of this Lease or repossession of
the Premises by Landlord as aforesaid, Landlord shall use reasonable efforts to relet the Premises
at a fair market rental or as near thereto as is possible under the circumstances then existing so
as to minimize the damages suffered by Landlord and payable by Tenant hereunder.

     20.3. Right of Injunctive Relief. In the event of a breach or threatened breach by
Tenant of any of the terms, covenants, conditions or provisions thereof, Landlord shall have the
right of injunction and the right to invoke any remedy allowed at law or in equity as if re-entry,
summary proceedings and other remedies were not herein provided for.

24

 

     20.4. Rights Not Exclusive, Additional Remedies. No right or remedy herein conferred
upon or reserved to Landlord is intended to be exclusive of any other right or remedy herein or by
law provided that each shall be cumulative and in addition to every other right or remedy given
herein or now or hereafter existing at law or in equity or by statute. Nothing herein contained
shall be construed as precluding the Landlord from having or exercising such lawful remedies as may
be and become necessary in order to preserve the Landlord’s right or the interest of the Landlord
in the Premises and in this Lease, even before the expiration of any notice periods provided for in
this Lease, if under the particular circumstances then existing the allowance of such notice
periods will prejudice or will endanger the rights and estate of the Landlord in this Lease and in
the Premises. Landlord may assign any or all of its enforcement rights hereunder or in connection
herewith to the Association, on an exclusive or nonexclusive basis, in Landlord’s sole discretion.

     20.5. Intentionally Deleted.

     20.6. Notice to Landlord. Landlord shall in no event be in default in the performance
of any of its obligations contained in this Lease unless and until Landlord shall have failed to
commence to perform such obligation within a reasonable period of time after receipt of written
notice from Tenant by Landlord properly specifying wherein Landlord has failed to perform any such
obligation or shall have failed to proceed thereafter with reasonable diligence to complete such
performance. Notwithstanding the foregoing, if in Tenant’s reasonable judgment, an emergency (as
defined in Section 10.1.2. hereof) shall exist, Tenant may cure such default without any prior
notice to Landlord. If Landlord has not reimbursed Tenant within thirty (30) days after receipt of
Tenant’s bill, Tenant may deduct the reasonable cost of such expense from the Base Rent next
becoming due after the expiration of said thirty (30) day period. The self-help option given in
this Section is for the sole protection of Tenant, and its existence shall not release Landlord
from its obligation to perform the terms, provisions, covenants and conditions herein provided to
be performed by Landlord or deprive Tenant of any legal rights which it may have by reason of any
such default by Landlord.

     20.7. Landlord’s Lien. Landlord shall have at all times during the Term of this
Lease, a valid lien for all rents and other sums of money becoming due hereunder from Tenant, upon
all goods, wares, merchandise, inventory, furniture, fixtures, equipment and other personal
property and effects of Tenant situated in or upon the Premises, and such property shall not be
removed therefrom without the approval and consent of Landlord (which shall not be unreasonably
withheld, delayed or conditioned) until all arrearage in rent as well as any and all other sums of
money then due to Landlord hereunder shall first have been paid and discharged in full. Upon the
occurrence of any Event of Default by Tenant, Landlord may, in addition to any other remedies
provided herein or by law, enter upon the Premises and take possession of any and all goods, wares,
merchandise, inventory, furniture, fixtures, equipment and other personal property and effects of
Tenant situated in or upon the Premises without liability for trespass or conversion, and sell the
same at public or private sale, with or without having such property at the sale, at which Landlord
or its assigns may purchase, and apply the proceeds thereof, less any and all expenses connected
with the taking of possession and sale of the property, as a credit against any sums due by Tenant
and Tenant agrees to pay any deficiency forthwith. Alternatively, the lien hereby granted may be
foreclosed in the manner and form provided by law for foreclosure of security interests or in any
other manner and form provided by law. The statutory lien for rent, if any, is not hereby waived
and the express contractual lien herein granted is in addition thereto and supplementary thereto.

21. MISCELLANEOUS.

     21.1. Waiver. One or more waivers of any covenant, term or condition of this Lease by
either party shall not be construed by the other party as a waiver of a subsequent breach of the
same term, covenant or condition. The consent or approval of either party to or of any act by the
other party of a nature requiring consent or approval shall not be deemed to waive or render
unnecessary consent to or approval of any subsequent similar act.

     21.2. Notices. Any notice required or permitted to be given under this Lease shall be
deemed given if delivered personally to an officer or general partner of the party to be notified
or sent by United

25

 

States registered or certified mail, or by national overnight receipted delivery service (e.g.
Federal Express), postage prepaid, return receipt requested, and if to Tenant addressed to Tenant
at 2000 Ultimate Way, Weston, FL 33326, Attn: General Counsel, with a copy to Becker & Poliakoff,
P.A., 3111 Stirling Rd., Ft. Lauderdale, FL 33312, Attn: Kelley Whiter, Esq., and if to Landlord
addressed to Landlord at c/o Belmont Investment Corp., 600 Haverford Road, Suite G101, Haverford,
PA 19041, or such other addresses as may be designated by either party by ten (10) days’ written
notice to the other. Except as otherwise provided in this Lease, every notice, demand, request or
other communication hereunder shall be deemed to have been given, or served and received upon the
earlier to occur of: (i) the date of actual delivery thereof; or (ii) the first date on which the
United States mail or receipted overnight carrier first attempted to deliver such notice (in the
event said carrier is unable to deliver such notice, or delivery of such notice is refused).
Notices sent via facsimile prior to 5:00 pm (Eastern Time) on any business day are permitted so
long as same day written confirmation of such transmission is obtained by the sending party and
shall be deemed to be received on the date of transmission, provided that a duplicate notice is
sent simultaneously by one of the other delivery methods permitted herein.

     21.3. Relationship of Parties. Nothing contained in this Lease nor any act or acts of
the parties shall be deemed or construed by the parties hereto or by any third party to create the
relationship of principal and agent or of partnership or of joint venture or of any association
whatsoever between Landlord and Tenant, other than the relationship of landlord and tenant.

     21.4. Governing Law. The laws of the State of Florida shall govern the validity,
performance and enforcement of this Lease.

     21.5. Savings Clause. The invalidity or unenforceability of any provision of this
Lease shall not affect or impair the validity of any other provision.

     21.6. Headings. The paragraph titles herein are for convenience only and do not
define, limit or construe the contents of such paragraph.

     21.7. Covenant to Bind Successors. It is agreed that the provisions, covenants and
conditions of this Lease shall be binding on the legal representatives, heirs, successors and
assigns of the respective parties hereto.

     21.8. Estoppel Certificate. Each of Landlord and Tenant shall, within ten (10) days
after a request from time to time made by the other party, give a certification in writing to any
person, firm or corporation reasonably specified by the requesting party stating: (a) that this
Lease is then in full force and effect and unmodified or, if modified, stating the modifications;
(b) that, in the case of Tenant, Tenant is not in default in the payment of rent or any additional
amounts to Landlord or, if in default, stating such default; (c) that so far as the maker of the
certificate knows, the other party is not in default in the performance or observance of any other
covenant or condition to be performed or observed under this Lease or, if the other party is in
default, stating such default; (d) that so far as the maker of the certificate knows, no event has
occurred which authorizes, or with the lapse of time will authorize, the other party to terminate
this Lease or, if such event has occurred, stating such event; (e) that so far as the maker of the
certificate knows, the other party does not have any offsets, counterclaims or defenses or, if
either party has any such offsets, counterclaims or defenses, stating them; (f) in the case of
Tenant, the date to which rent and other amounts payable hereunder by Tenant have been paid; and
(g) any other matters which may be reasonably requested by the requesting party.

     21.9. Force Majeure. If the performance by either of the parties of its obligations
under this Lease (excluding monetary obligations) is delayed or prevented in whole or in part by
any law, rule, regulation, order or other action adopted or taken by any federal, state or local
governmental authority (and not attributable to an act or omission of said party), or by any acts
of God, fire or other casualty, floods, storms, explosions, accidents, epidemics, war, civil
disorders, strikes or other labor difficulties, shortages or failure of supply of materials, labor,
fuel, power, equipment, supplies or transportation, or by any other cause not reasonably within
said party’s control, whether or not specifically mentioned herein, said party shall not be deemed
to be in default hereunder with respect thereto unless such party fails to

26

 

promptly remedy such lack of performance immediately following the end of such event of force
majeure.

     21.10. Brokerage. Landlord and Tenant hereby represent and warrant to each other that
there is no real estate broker or salesperson involved in this Lease other than: NONE. If
a claim for brokerage or similar fees in connection with this Lease is made by any broker,
salesperson or finder claiming to have dealt through or on behalf of one of the parties to this
Lease, then that party shall indemnify, defend and hold the other party under this Lease harmless
from all liabilities, damages, claims, costs, fees and expenses whatsoever (including, without
limitation, attorneys’ fees and court costs, including those for appellate matters) with respect to
said claim for brokerage or similar fees.

     21.11. Entire Agreement; Amendment. This Lease contains the entire agreement between
the parties and, except as otherwise provided herein, can only be changed, modified, amended or
terminated by an instrument in writing executed by the parties. It is mutually acknowledged and
agreed by Landlord and Tenant that there are no verbal agreements, representations, warranties or
other understandings affecting the same; and that Tenant hereby waives, as a material part of the
consideration hereof, all claims against Landlord for rescission, damages or any other form of
relief by reason of any alleged covenant, warranty, representation, agreement or understanding not
contained in this Lease.

     21.12. Attorney’s Fees and Costs. In the event it shall become necessary for either
party to employ the services of an attorney to enforce any of its rights under this Lease,
regardless of whether a suit be brought, the non-prevailing party shall pay to the prevailing party
the prevailing party’s attorneys’ fees. Should suit be brought for the recovery of possession of
the Premises, or for rent or any other sums due Landlord under this Lease, or because of the
default of any of Tenant’s covenants under this Lease, Tenant shall pay to Landlord all expenses of
such suit and any appeal thereof, including, without limitation, attorneys’ fees.

     21.13. Radon Gas: In accordance with the provisions of Florida Statutes Chapter
404.29(8), notification is hereby tendered concerning the possible existence of Radon Gas in or
about the Premises. Please be advised that: “Radon is a naturally occurring radioactive gas that,
when it has accumulated in a building in sufficient quantities, may present health risks to persons
who are exposed to it overtime. Levels of radon that exceed Federal and State guidelines have been
found in buildings in Florida. Additional information regarding radon and radon testing may be
obtained from your County Public Health Unit.”

     21.14. Negotiation and Execution. The furnishing of this Lease by the Landlord to
Tenant shall not be considered an offer to lease, even though completed in every respect, until and
unless the appropriate officers of Landlord have executed the document. No correspondence or other
communication respecting this Lease shall create any obligation to go forward with this Lease until
the Lease document is fully completed and executed by both the Landlord and Tenant.

     21.15. Limitation of Liability. NOTWITHSTANDING ANYTHING TO THE CONTRARY IN THIS
LEASE, NEITHER LANDLORD NOR ANY PRESENT OR FUTURE PARTNER IN OR AFFILIATE OF LANDLORD, NOR ANY
SHAREHOLDER, OFFICER, DIRECTOR, MEMBER, EMPLOYEE OR AGENT OF ANY CORPORATION THAT IS OR BECOMES A
PARTNER IN LANDLORD, SHALL BE PERSONALLY LIABLE, DIRECTLY OR INDIRECTLY, UNDER OR IN CONNECTION
WITH THIS LEASE, OR ANY DOCUMENT, INSTRUMENT OR CERTIFICATE SECURING OR OTHERWISE EXECUTED IN
CONNECTION WITH THIS LEASE, OR ANY AMENDMENTS OR MODIFICATIONS TO ANY OF THE FOREGOING MADE AT ANY
TIME OR TIMES, HERETOFORE OR HEREAFTER, OR IN RESPECT OF ANY MATTER, CONDITION, INJURY OR LOSS
RELATED TO THIS LEASE OR THE BUILDING, AND ONLY LANDLORD’S INTEREST IN THE BUILDING (OR PROCEEDS
THEREOF) SHALL BE AVAILABLE TO SATISFY ANY CLAIMS AGAINST LANDLORD; AND THE TENANT AND EACH OF ITS
SUCCESSORS AND ASSIGNEES WAIVES AND DOES HEREBY WAIVE ANY SUCH PERSONAL LIABILITY. For purposes of
this Lease, and any such instruments and certificates, and any such amendments or modifications,
neither the negative capital account of any partner in Landlord, nor any obligation of any partner
in Landlord to restore a negative capital account or to contribute capital to Landlord or to any
other partner in Landlord, shall at any time be deemed to be the property or an asset

27

 

of Landlord or any such other partner (and neither Tenant nor any of its successors or
assignees shall have any right to collect, enforce or proceed against or with respect to any such
negative capital account or a partner’s obligation to restore or contribute).

     21.16. Waiver of Jury Trial. LANDLORD AND TENANT HEREBY WAIVE TRIAL BY JURY IN ANY
ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER ON ANY
MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR
OCCUPANCY OF THE PREMISES OR ANY CLAIM OF INJURY OR DAMAGE.

     21.17. Counterparts. This Lease may be executed in one or more counterparts, which
shall be construed together as one document.

     21.18. Right of First Offer. Upon condition that Tenant is not in default in the
performance of any covenant or obligation to be performed by Tenant under this Lease beyond any
applicable notice or cure periods, Landlord agrees that Landlord will not enter into any new lease
of any space within the Building which may become vacant during the Term of this Lease (the “First
Offer Space”) with any tenant unless Landlord shall first offer in writing said space to Tenant.
Prior to entering into negotiations with any other party to lease the First Offer Space, Landlord
shall give Tenant notice (“Landlord’s First Offer Notice”) that such space is available for
leasing. If Tenant fails to notify Landlord within ten (10) days of Tenant’s receipt of Landlord’s
First Offer Notice that Tenant wishes to lease the First Offer Space, Tenant shall have waived any
and all rights it may have under this Section 21.18 with respect to the First Offer Space. If
Tenant notifies Landlord within ten (10) days of Tenant’s receipt of Landlord’s First Offer Notice
that Tenant wishes to lease the First Offer Space, the First Offer Space shall automatically be
leased to Tenant on the same terms and conditions as are set forth in this Lease with respect to
the Premises, except that the Base Rent shall be then “Fair Market Rental Rate” for the First Offer
Space. If Tenant shall fail to exercise its right of first offer, then at Landlord’s request,
Tenant shall execute a release of its right of first offer herein granted as applicable to the
space so offered to Tenant. For purposes of this Lease, the term “Fair Market Rental Rate” shall
mean the annual rent for similar commercial type property in Weston, Florida (taking into account:
size, location, condition and other relevant factors, and the term of the extension period,
permitted use and other business provisions provided for in this Lease) at the time in which Tenant
exercises its option.

     21.19. Future Premises. The parties acknowledge and agree that they are currently
negotiating the terms of a build-to-suit lease (the “Build-to-Suit Lease”) for certain premises
(“Future Premises”) to be located in a proposed building (the “Proposed Building”) consisting of
approximately 40,000 square feet to be constructed by Landlord in Weston Town Center in a location
to be mutually agreed upon by the parties. From and after the Execution Date, the parties agree to
use good faith, diligent efforts to negotiate the terms of the Build-to-Suit Lease. In the event
Landlord shall fail complete the Proposed Building and deliver the Future Premises to Tenant in a
condition suitable for Tenant’s occupancy in accordance with the terms and conditions of the
Build-to-Suit Lease on or before the second (2nd) anniversary of the Execution Date,
Tenant may, at any time thereafter prior to Landlord’s completion of the Proposed Building and
delivery of the Future Premises to Tenant, terminate this Lease upon one hundred and eighty (180)
days’ prior written notice to Landlord; provided that Tenant’s termination notice shall be deemed
null, void and of no force or effect in the event Landlord completes the Proposed Building and
delivers the Future Premises in accordance with the terms and conditions of the Build-to-Suit Lease
at any time prior to the expiration of the aforesaid one hundred and eighty (180) day period. The
foregoing notwithstanding, at any time after both parties’ execution of the Build-to-Suit Lease and
Tenant’s opening for business in the Future Premises, Tenant shall have the right, upon thirty (30)
days’ prior written notice to Landlord, to terminate this Lease.

     21.20. Future Development on Common Property. The parties acknowledge that the Common
Area Owner is currently contemplating the development and construction of multilevel retail and
residential use buildings, together with parking garages and certain other common facilities and
improvements, on the Common Property of Weston Town Center (“Future Development”). The parties
agree that nothing contained in this Lease shall prohibit nor prevent the Common Area Owner from

28

 

pursuing and constructing the Future Development. The parties further agree that the Future
Development shall not constitute or be considered as an eviction or disturbance of Tenant’s quiet
enjoyment or possession of the Premises so long as such steps are accomplished without unreasonable
disruption of (i) access to the Premises, (ii) Tenant’s business or (ii) the Permitted Use.

[REMAINDER OF PAGE LEFT INTENTIONALLY BLANK]

[SIGNATURE PAGES TO FOLLOW]

29

 

     IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be duly executed as of the
Execution Date.

	 	 	 
	Signed, sealed and delivered

	 	“LANDLORD”
	in the presence of:
	 	 
	 

	 	SOUTH OFFICE BUILDING-BJB, LLC

a Florida limited liability company, tenant in common,

and
	 
	 	 
	 

	 	SOUTH OFFICE BUILDING-BAGTRUST, LLC,

a Florida limited liability company, tenant in common,

and
	 
	 	 
	 

	 	SOUTH OFFICE BUILDING-DLB, LLC,

a Florida limited liability company, tenants in common
	 
	 	 
	 

	 	By: Belmont Investment Corp., a Pennsylvania

corporation, registered to do business in Florida
as Weston Leasing, Agent for Landlord
	 
	 	 
	 

	 	 
	 
	 	 
	Print Name:
	 	 
	 

	 	 
	 
	 	 
	 

Print Name:

 

	 	By:
 

Barry J. Belmont, President

ACKNOWLEDGMENT

	 	 	 	 	 	 	 
	COMMONWEALTH OF PENNSYLVANIA

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS:
	COUNTY OF DELAWARE

	 	 	)	 	 	 

     The
foregoing instrument was acknowledged before me this ___ day of _______________,
2005, by Barry J. Belmont, President of Belmont Investment Corp., a Pennsylvania corporation,
registered to do business in Florida as Weston Leasing, Agent of SOUTH OFFICE BUILDING-BJB, LLC , a
Florida limited liability company, SOUTH OFFICE BUILDING-BAGTRUST, LLC, a Florida limited liability
company, tenant in common, and SOUTH OFFICE BUILDING-DLB, LLC, a Florida limited liability company,
who is personally known to me or has produced __________________ as identification.

 

NOTARY PUBLIC

Print Name:  

Commission Exp.:  

Commission No.: 

30

 

	 	 	 
	 

	 	“TENANT”
	 
	 	 
	Signed, sealed and delivered
	 	 
	in the presence of:

	 	Ultimate Software Group, Inc.,
	 

	 	a Delaware corporation
	 
	 	 
	/s/ Vivian Maza
	 	 
	 
	 	 
	Print Name: Vivian Maza
	 	 
	 
	 	 
	 

	 	By: /s/ Robert Manne
	 

	 	 
	 

	 	Name: Robert Manne

Title: Senior Vice President

8/19/05
	/s/ Norma J. Gray
	 	 
	 
	 	 
	Print Name: Norma J. Gray
	 	 

ACKNOWLEDGMENT

Individual

	 	 	 	 	 	 	 
	STATE OF Florida

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS:
	COUNTY OF Broward

	 	 	)	 	 	 

     The foregoing instrument was acknowledged before me this 19th day of August, 2005, by Robert
Manne, as Senior Vice President of Ultimate Software Group, Inc., a Delaware corporation, who is
personally known to me or has produced ____________________ as identification.

	 	 	 	 	 
	 	 	 
	 	     /s/ Darlene J. Smith
 	 
	 	NOTARY PUBLIC STATE OF FLORIDA 	 
	 	Print Name: Darlene J. Smith

Commission Exp.: 06/20/2009

Commission No.: DD439460 	 
	 

[Signatures continued on the following page]

31

 

	 	 	 
	Signed, sealed and delivered

	 	“COMMON AREA OWNER”
	in the presence of:
	 	 
	 

	 	WESTON COMMON AREA, LTD.,
	 

	 	a Florida limited partnership,
	 
	 	 
	 

	 	By: WESTON COMMON AREA, LLC
	 

	 	a Florida limited liability company, Sole General Partner
	  

Print Name:
	 	 
	 

	 	 
	 
	 	 
	 

	 	By:
	 

	 	 

Barry J. Belmont, Managing Member

	Print Name:

 

	 	

ACKNOWLEDGMENT

	 	 	 	 	 	 	 
	COMMONWEALTH OF PENNSYLVANIA

	 	 	)

)	 	 	SS:
	COUNTY OF DELAWARE

	 	 	)	 	 	 

     The
foregoing instrument was acknowledged before me this ___ day of _______________,
2005, by Barry J. Belmont, the managing member of Weston Common Area, LLC, a Florida limited
liability company, sole general partner of Weston Common Area, Ltd., a Florida limited partnership,
who is personally known to me or has produced 
 as identification.

	 	 	 	 	 
	 	 	 
	 	     /s/
 	 
	 	NOTARY PUBLIC 	 
	 	Print Name:

Commission Exp.:

Commission No.: 	 
	 

32

 

EXHIBIT A

WESTON TOWN CENTER SITE PLAN

33

 

EXHIBIT B

SECOND FLOOR PLAN OF BUILDING

34

 

EXHIBIT C

INTENTIONALLY DELETED

35

 

EXHIBIT D

LANDLORD’S WORK

Landlord agrees, at its sole cost and expense, to perform any and all work necessary
(“Landlord’s Work”) to deliver possession of the Premises to Tenant in the following condition:

	 	1.	 	The Premises shall be delivered to Tenant by Landlord in a neat
and clean condition, free of all tenants and occupants, and free of all store
fixtures and the like of prior occupants, with any damage to the Premises
caused by the removal of the fixtures of the prior occupant having been
repaired (at Landlord’s cost) to Tenant’s reasonable satisfaction.
	 
	 	2.	 	The Premises shall be delivered in a structurally sound
condition and with a completely watertight roof; and the Building Shell
sprinkler system and the Building’s utilities (empty conduits will be run from
the Premises to the meter room to facilitate electric and telephone service)
shall be in good working order and of sufficient size, capacity and pressure to
adequately and efficiently service Tenant’s Permitted Use of the Premises. All
utilities shall be separately metered by Landlord at no cost or expense to
Tenant. Landlord shall pay any and all impact, “tap-in” and/or “hook-up” fees
due in connection with the furnishing of utility services to the Premises.
	 
	 	3.	 	The Premises shall be free of any Hazardous Materials,
including, without limitation, any asbestos or asbestos-containing materials.
	 
	 	4.	 	Intentionally Deleted.
	 
	 	5.	 	Except as otherwise provided in this Lease and the exhibits
thereto, Landlord shall deliver the Premises to Tenant in its present “As Is”
physical condition. The foregoing reference to the Premises being delivered in
“As Is” condition shall not relieve Landlord of any maintenance or repair
obligations with respect to the Premises otherwise specifically set forth in
this Lease as the responsibility of Landlord.

36

 

EXHIBIT E

WESTON TOWN CENTER RULES AND REGULATIONS

The following are the Rules and Regulations of Weston Town Center and, as indicated, shall be
applicable to the use and operation of the Common Property and to the use, occupancy and operation
of all Buildings within Weston Town Center:

1. Access. Tenant shall not obstruct any elevators, vestibules, stairways, corridors,
halls, sidewalks, passages, exits, entrances, roadways, truck ways, loading docks, package pick-up
stations, or pedestrian sidewalks or ramps within any Building or any other portion of Weston Town
Center. No sidewalk or walkway shall be used for other than pedestrian travel. No person shall use
any roadway, sidewalk, or walkway, except as a means of egress or ingress to retail or commercial
establishments or residential areas or automobile parking areas within Weston Town Center, or
adjacent public streets. Such use shall be in an orderly manner, and in accordance with the
directional and other signs or guides. Roadways shall not be used for parking or stopping, except
for the immediate loading or unloading of passengers.

2. Advertising. Tenant shall not: (i) conduct any fire, bankruptcy, auction or “Going Out
of Business” sale (whether real or fictitious), nor shall Tenant represent or advertise that it
regularly or customarily sells merchandise at “manufacturer’s or distributor’s discount”,
“wholesale,” “warehouse,” or other than at “retail” prices; (ii) use, or permit to be used, the
Premises, the sidewalks or other portions of the Common Property for solicitation or for the sale
or display of any merchandise or for any other business, occupation or undertaking, or for outdoor
public meetings, circuses or other entertainment of any kind (except for promotional activities in
cooperation with the Landlord); (iii) use or permit to be used any sound broadcasting or amplifying
device which can be heard outside of the Premises; or (iv) use or permit to be used any flashing,
beacon, strobe, chaser or other form of special attention-getting lighting which may be visible
from the exterior of the Premises. Tenant shall not park any trailer, truck or other vehicle in
Weston Town Center at any time for the purpose of advertising or promoting Tenant’s business. Upon
Landlord’s request, Tenant shall cease any advertising by Tenant which uses or employs or
references the name of Weston Town Center or any derivative thereof and which, in Landlord’s
reasonable opinion, tends to adversely impact or impair the reputation of Weston Town Center or
Landlord.

3. Illumination of Signs. The illumination of Tenant’s signs shall be controlled by
Landlord during such hours as may be reasonably designated by Landlord.

4. Solicitation, Etc. Tenant shall not, and shall not permit any third parties to, solicit
business or engage in any promotional activities or distribute any handbills or other promotional
or advertising materials of any kind within the Premises or any other portion of Weston Town Center
(except within the Premises and then only to the extent such advertising materials or promotional
activities are intended solely to promote sales of the items sold within the Premises and are not
also intended to promote or publicize any business or attraction not located within Weston Town
Center), nor shall Tenant engage or permit any third parties to engage, in any sales or promotional
practices within the Premises or any other portion of Weston Town Center. Tenant shall not, and
shall not permit any third parties to, solicit for or distribute any promotional or advertising
materials or engage in any promotional activities, which are intended to, or which may have the
effect of encouraging customers of Tenant to attend, shop at, or order merchandise from any store,
business, attraction or other location not contained within Weston Town Center, without Landlord’s
prior written consent, which consent Landlord may withhold in its sole and absolute discretion.
Tenant shall not solicit membership in or contributions for any organization, group, association or
any other purpose, or permit any other third parties to do the same anywhere in the Premises or any
portion of Weston Town Center, without Landlord’s prior written consent, which consent Landlord may
withhold in its sole and absolute discretion. Canvassing, soliciting, and peddling within the
Premises and within any other portion of Weston Town Center is prohibited, and Tenant shall
cooperate to prevent the same. In addition to the foregoing, neither Tenant nor Weston Town Center
employees or agents shall, in or on any part of Weston Town Center:

	 	A.	 	Engage in any conduct that might tend to interfere with or impede the use of
any of the Common Property by any customer, business invitee, employee, or tenant of
Weston Town

37

 

	 	 	 	Center, create a disturbance, attract attention, or harass, annoy, disparage, or be
detrimental to the interest of any of the retail, commercial or residential (if any)
establishments within Weston Town Center.

	 	B.	 	Throw, discard, or deposit any paper, glass, or extraneous matter of any kind,
except in a designated trash receptacle, or create litter hazards of any kind.
	 
	 	C.	 	Use any sound making device of any kind or create and produce in any manner
noise or sound that is annoying, unpleasant or distasteful to any other tenant,
occupant, or adjacent resident.
	 
	 	D.	 	Deface, damage, or demolish any sign, light standard or fixture, landscaping
material, or other improvement within Weston Town Center, or the property of customers,
business invitees, or employees situated within Weston Town Center.

5. Parking. Tenant, and Tenant’s employees and customers shall not use any automobile
parking areas except for the parking of motor vehicles during the period of time the occupant(s) of
such motor vehicles are working in or customers or business invitees of retail or commercial
establishments within Weston Town Center. Usage of parking spaces shall be in common with all other
tenants of the Building or of Weston Town Center, and their employees, agents, invitees and guests.
Additionally, Tenant’s employees, agents, invitees and guests shall abide by all posted roadway
signs on or about the parking facilities and all motor vehicles shall be parked in an orderly
manner within the painted lines defining the individual parking spaces. Trailers, trucks or cars
shall not be permitted to remain parked overnight within Weston Town Center, whether loaded,
unloaded or partially loaded. Landlord shall have the right to tow away any vehicle, at Tenant’s
expense, which is in violation of these Rules and Regulations or which is determined by Landlord to
be objectionable, if after written notice to Tenant, Tenant has failed to remove the same. In the
event that Tenant or its employees shall fail, after written notice, to park in the designated
parking areas (in the event any such areas are hereafter so designated for employee parking as set
forth in the Lease), Landlord, at its option, shall be entitled to charge Tenant Twenty-Five
Dollars ($25.00) per day or partial day per car parked in any area other than the designated
employee parking area. Tenant agrees that parking lots contained within Weston Town Center shall be
managed by Landlord; and that Landlord may prohibit Tenant and Tenant’s employees from parking in
such lots if Landlord deems it advisable to reserve such spaces for retail, commercial and other
customers of Weston Town Center. EMPLOYEE PARKING ON MAIN STREET SHALL BE STRICTLY
PROHIBITED.

6. Theft or Loss. Tenant shall be responsible for the protection and security of the
Premises and all property therein from robbery, theft, vandalism, pilferage or other loss.
Landlord shall not be responsible for lost or stolen personal property, equipment or money
occurring within the Premises or the Building, regardless of how or when the loss occurs. Tenant,
upon leaving the Premises at the end of any day, shall see that all windows and exit doors from the
Premises are closed and locked. Tenant shall furnish Landlord with “after-hours” emergency
telephone numbers, for the sole use of Landlord at its sole and absolute discretion. Except for
emergency purposes, Landlord will use its best efforts to keep such telephone numbers confidential.

7. Keys. Landlord shall furnish Tenant (free of charge) with two (2) keys to each door lock
in the Premises. Landlord shall have the right to retain at all times, and to use in appropriate
instances, keys to all doors within and to the Premises. No additional locks or bolts of any kind
shall be placed upon any of the doors or windows by Tenant, nor shall any changes be made in
existing locks or the mechanism thereof, without the prior written consent of Landlord, which
consent Landlord may withhold in its own discretion, and unless a duplicate key is delivered to
Landlord. Tenant, upon the expiration or earlier termination of the Lease, shall deliver to
Landlord all keys to all doors in the Premises, and in the event of a failure of Tenant to do so,
Landlord shall have the right to change any locks in the Premises and charge Tenant for the
reasonable cost thereof.

8. Deliveries/Loading/Unloading. All deliveries to the Premises and loading and unloading
of goods shall be done only at the rear entrance(s) to the Premises, or as may be otherwise
determined by

38

 

Landlord from time to time.

9. Moving/Equipment. Tenant shall not use any hand trucks or other material-handling
equipment within the Premises or the Building, within which the Premises is located, except those
equipped with rubber tires and side guards. Any damage to the Premises, said Building or any other
portion of Weston Town Center arising out of the movement of any equipment, furniture or other
property, shall be repaired by Tenant at its sole expense.

10. Equipment/Vibration. Landlord shall have the right to prescribe the weight, size and
location of all equipment, materials, furniture or other property brought into the Premises, and
the Building. Landlord shall also have the right to require all such items to be moved into and out
of said Building or the Premises only at such times and in such manner as Landlord shall direct in
writing; provided, however, movement of Tenant’s property into and out of the Premises of said
Building are entirely at the risk and responsibility of Tenant. Tenant shall not place a load upon
any floor which exceeds the designed load per square foot or the load permitted by law. Heavy
objects shall stand on such platforms as may be necessary to properly distribute the weight
thereof. Business machines and mechanical equipment which cause noise or vibration that may be
transmitted, felt or heard outside the Premises, shall be placed and maintained by Tenant at
Tenant’s expense, on vibration eliminators or other similar devices.

11. Installation of Services/Roof. Except for telephone, computers and fax equipment
installed wholly within the Premises and intended solely to support Tenant’s business on the
Premises, Tenant shall not install any signal, communications, telegraphic, telephonic, burglar
alarm or similar services within the Premises, or any part of the Building, without Landlord’s
prior written approval, and Tenant shall comply with all reasonable limitations or restrictions
imposed by Landlord in connection with the installation thereof any such work, if approved by
Landlord, shall be done at Tenant’s sole cost and expense. Tenant shall not go onto the roof of any
Building for any reason without Landlord’s prior written approval, which approval Landlord may
withhold in its sole and absolute discretion.

12. Antennas, Etc. Tenant shall not install any radio or television antenna, loudspeaker or
other device on the roof or exterior walls of the Premises or the Building or any other portion of
Weston Town Center. Tenant shall not interfere with radio or television broadcasting or reception
from or within Weston Town Center or any property located within the general vicinity of Weston
Town Center.

13. Exterior Appearance. Tenant shall not place or install any show cases, awnings, window
coverings, shades, lighting, signs, canopies, or any other item or article, in front of or affixed
to any part of the exterior of the Premises or the Building or any other portion of Weston Town
Center which would affect the visual appearance of same, without Landlord’s prior written consent,
which consent Landlord may withhold in its sole and absolute discretion.

14. Restrooms. The restrooms, toilets, urinals, wash bowls and other bathroom facilities
and apparatus shall not be used for any purpose other than that for which they were constructed,
and no foreign substances of any kind whatsoever shall be disposed of therein. All expenses of
repair or replacement due to any breakage, stoppage or damage of any bathroom facilities or related
sanitary sewer lines in the Premises shall be borne exclusively by Tenant.

15. Fire-Retardant Materials. All paneling or other wood products not considered furniture
which Tenant shall install in the Premises shall be of fire-retardant materials. Prior to the
installation of any such materials, Tenant shall submit to Landlord a satisfactory (in the
reasonable opinion of Landlord) certification of such materials’ fire-retardant characteristics.

16. Landlord’s Right. Landlord shall have the right, but not the obligation, to remove or
exclude from or to restrain (or take legal action to do so) any unauthorized person from, or from
coming upon, Weston Town Center or any portion thereof, and to prohibit, abate, and recover damages
arising from any unauthorized act, whether or not such act is in express violation of these Rules
and Regulations or of this Lease.

39

 

17. Compliance. Tenant shall be responsible for the compliance by its employees and agents
with the foregoing Rules and Regulations, and, with respect to Tenant’s customers, invitees and
guests, Tenant shall exercise due diligence in the enforcement and observation of these Rules and
Regulations.

18. Waiver. No release or waiver by Landlord of any provisions herein shall be enforceable
by Tenant unless in writing and executed by Landlord. The failure by Landlord to insist upon the
strict performance of any of the terms or provisions hereof shall not be deemed a waiver of any
rights or remedies of Landlord or a waiver of any subsequent violation or failure of compliance
with these Rules and Regulations.

19. Amendment. Landlord shall have the right to promulgate additional Rules and Regulations
or amend or rescind any of the foregoing Rules and Regulations from time to time as Landlord in its
sole and absolute discretion deems suitable, including, without limitation, for the safety, care
and cleanliness of Weston Town Center and the conduct of a first class retail
shopping/commercial/residential district. Tenant shall comply with all new or amended Rules and
Regulations upon receipt of written notice of the same from Landlord.

20. Consent. Whenever any consent or approval of Landlord is required pursuant to these
Rules and Regulations, such consent shall be in writing and shall be given or withheld by Landlord
in accordance with the standards for such consent or approval as set forth in this Lease, said
consent or approval not to be unreasonably withheld.

21. Conflict with Lease. These Rules and Regulations are in addition to and shall not be
construed to in any way modify or amend the terms, provisions, agreements, covenants and conditions
of this Lease. In the event of any conflict between the Rules and Regulations and this Lease, the
terms and provisions of this Lease shall prevail.

22. Association Declaration and Rules. These Rules and Regulations are in supplement to,
and not in derogation of, the Association Declaration. In the event of conflict between
these Rules and Regulations and the Association Declaration, the more restrictive shall control.
Tenant shall comply with the Association Declaration.

23. Customers’ Store Entrance. All customers must enter the Premises only at the front
entrance(s) to the Premises, or as may be otherwise determined by Landlord from time to time.

24. Sign Criteria. Tenants are encouraged to have window displays, however, no signage
shall be affixed to the window. Any hang-down signs, etc. shall not be less than eighteen (18)
inches from the store front window of the Premises.

40Agreement with Shire Pharmaceuticals Ireland Ltd.

 

Exhibit 10.27

March 6, 2006

Shire Pharmaceuticals Ireland Limited

6 Fitzwilliam Square

Dublin 2, Ireland

	 	 	 
	Re:

	 	Transaction Agreement, dated as of February 26, 2003, by and among Noven

Pharmaceuticals, Inc. (“Noven”), Shire US Inc. (“Shire US”) and Shire Pharmaceuticals

Group plc (the “Transaction Agreement”)

Dear Sir/Madam:

     This letter agreement (together with the Exhibit hereto, this “Agreement”) will serve to
supplement and amend the following agreements:

     A. The Transaction Agreement, which was assigned to and assumed by Shire Pharmaceuticals
Ireland Limited (“Shire Ireland” and, together with Shire US, “Shire”) pursuant to that certain
Assignment and Assumption Agreement between Shire US and Shire Ireland dated April 7, 2003,

     B. That certain letter agreement, dated April 28, 2004 (the “April 2004 Letter Agreement”)
between Noven and Shire US acting on behalf of itself and its affiliate Shire Ireland, and

     C. That certain letter agreement, dated June 15, 2004 (the “June 2004 Letter Agreement”)
between Noven and Shire US acting on behalf of its affiliate, Shire Ireland (which by its terms
replaced that certain letter agreement, dated November 5, 2003 between Noven and Shire US acting on
behalf of its affiliate, Shire Ireland).

     The Transaction Agreement, the April 2004 Letter Agreement and the June 15, 2004 Letter
Agreement are referred to herein as the “Transaction Documents”.

     In consideration of the mutual covenants and agreements of the parties contained herein and
for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Noven and Shire Ireland hereby agree as follow:

     1. Capitalized Terms. Capitalized terms used and not defined in this Agreement shall
have the meanings set forth in the Transaction Agreement.

     2. Reimbursement of Certain Known Costs. The parties acknowledge that Shire has
incurred certain costs in pursuit of regulatory approval of the transdermal methylphenidate drug
delivery system for which New Drug Application 21-514 (the “Product NDA”) is currently pending,
including, as described in Exhibit A, with respect to the December 2, 2005 meeting of the FDA
Psychopharmacologic Drugs Advisory Committee and for certain clinical overruns. Noven hereby
agrees to reimburse Shire for the specific amounts listed in Exhibit A hereto.

 

 

     Shire hereby represents and warrants to Noven that such amounts represent not more than fifty
percent (50%) of the amounts actually incurred by Shire and paid or payable to third parties for
the purposes described in Exhibit A. Shire shall submit an invoice to Noven for the total amount
set forth in Exhibit A, together with supporting documentation for each expense. Noven shall pay
such invoice in full within thirty days (30) days of receipt.

     3. Reimbursement of Certain Resubmission Costs.  The parties acknowledge that Shire
has and will incur certain costs related to the February 9, 2006 submission (the “Resubmission”) of
an amendment to the Product NDA in response to the December 2005 approvable letter received from
the U.S. Food & Drug Administration. Noven hereby agrees to reimburse Shire for fifty percent
(50%) of the reasonable out-of-pocket costs actually incurred by Shire and paid to third parties
for consulting and other services related to the Resubmission. The parties acknowledge that total
Resubmission costs are currently estimated to be approximately $153,400 and agree that in no event
shall Noven’s reimbursement obligation under this Section 3 exceed $100,000. Shire shall submit
invoices to Noven monthly to the Noven finance contact listed below, together with supporting
documentation for each expense for which Shire seeks reimbursement; provided that Shire shall
review each third party invoice for accuracy before submitting it to Noven. Shire’s review shall
be conducted as if Shire were solely responsible for payment of the invoice. Noven shall pay each
invoice received from Shire within thirty (30) days of receipt.

Accounts Payable

Noven Pharmaceuticals, Inc.

11960 SW 144th Street

Miami, Florida 33186

     4. Amendment to Shire’s Repurchase Right. Section 9.02(c) of the Transaction
Agreement is hereby amended to read as follow:

“If (i) at any time after the Closing Date Seller or Purchaser shall receive a Non-Approval
Notice, or (ii) Regulatory Approval shall not have been obtained by the second anniversary
of the Closing Date, then in either case, Purchaser shall have the right to demand that
Seller repurchase from Purchaser all of the Purchased Assets transferred hereunder and
terminate the license to the Technology granted to Purchaser under the License Agreement,
for an aggregate consideration of US$4,000,000 and on other terms and conditions to be
negotiated by Seller and Purchaser in good faith; provided, that Purchaser shall
provide written notice of such demand within 90 days of the issuance of such Non-Approval
Notice or the second anniversary of the Closing Date, as the case may be.”

     All references in the April 2004 Letter Agreement and the June 2004 Letter Agreement to
Shire’s rights under Section 9.02(c) of the Transaction Document shall give effect to the amendment
of Section 9.02 pursuant to this Agreement.

     5. Other. Noven’s reimbursement obligation under this Agreement shall be in addition
to its reimbursement obligations under the Transaction Documents. The parties acknowledge and
agree that this Agreement constitutes an amendment to the Transaction

2

 

Documents in accordance with the terms and conditions hereof and thereof. Except as
specifically amended hereby, the Transaction Documents shall remain in full force and effect
without any further amendments or modifications. This Agreement shall be construed in accordance
with and governed by the substantive laws of the State of Delaware, without giving effect to the
conflict of laws principles thereof. This Agreement shall become binding when any one or more
counterparts hereof, individually or in the aggregate, shall bear the signatures of each of the
parties hereto. This Agreement may be executed in any number of counterparts, each of which shall
be deemed an original as against the party whose signature appears thereon, but all of which taken
together shall constitute one and the same instrument. Facsimile signatures of authorized
signatories of the parties shall constitute the due execution and delivery of this Agreement. This
Agreement shall inure to the benefit of and be binding upon the parties hereto and their successors
and permitted assigns. Any disputes arising under this Agreement shall be resolved in accordance
with the dispute resolution mechanism provided in the Transaction Agreement.

	 	 	 	 	 
	 	Very truly yours,

 	 
	 	/s/ ROBERT C. STRAUSS
 	 
	 	 	 
	 	Robert C. Strauss

President, CEO and Chairman 	 
	 

ACKNOWLEDGED AND AGREED THIS

6th DAY OF March, 2006:

	 	 	 	 	 
	 	SHIRE PHARMACEUTICALS IRELAND LIMITED

 	 
	 	/s/ JOHN R. LEE
 	 
	 	By:  John R. Lee 	 
	 	Title:  	Director 	 
	 

3

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