Document:

SUBLEASE

AGREEMENT
OF SUBLEASE (the “Sublease”) dated as of the ____ day of March, 2022, between VISIONMARK, LLC, a New York limited
liability company (hereinafter called “Sublandlord”) and MUNNWORKS, LLC, a New York limited liability company (hereinafter
called “Subtenant”) and RANDOLPH ASSOCIATES, a New York partnership (hereinafter called “Landlord”).

W
I T N E S S E T H:

WHEREAS,
pursuant to an Agreement of Lease dated as of February 1, 2008, (collectively, the “Original Lease”), between Mega
Vision Inc. (“Mega Vision”), as tenant thereunder, and Landlord, Mega Vision leased from Landlord premises consisting
of the entire easterly half of the building known as 185-201 Randolph Street and 85-105 Gardner Street, Brooklyn, New York and the premises
known as 165 Randolph Street, Brooklyn, New York; and

WHEREAS,
pursuant to a Lease Extension and Modification Agreement dated as of June 30, 2015, the Original Lease was amended and extended, so that
the Premises leased by Mega Vision from Landlord consisted of the entire building known as 185-201 Randolph Street and 85-105 Gardner
Street, Brooklyn, New York and the premises known as 165 Randolph Street, Brooklyn, New York (the “Premises”) (collectively,
the Original Lease, the Lease Extension and Modification Agreement, the Assignment and Assumption of Lease referred to below and the
Guaranties referred to below are sometimes referred to in the aggregate as the “Lease”); and

WHEREAS,
the obligations under the Lease were guaranteed by Michael Chiriac (“Chiriac”), under a Guaranty and a Guaranty of
Alterations, both dated as of February 1, 2008 (the “Guaranties”);

WHEREAS,
Mega Vision and Sublandlord were and are in material default of the Lease and, therefore, had no right to assign the Lease and, despite
having no such right, pursuant to an Assignment and Assumption of Lease dated as of December 6, 2021, Mega Vision assigned all of its
right, title and interest in the Lease to Sublandlord, without the consent of Landlord; and

WHEREAS,
Sublandlord wishes to sublet to Subtenant the Premises pursuant to the Lease, and Subtenant wishes to sublet same from Sublandlord.

NOW,
THEREFORE, in consideration of the premises set forth herein and for other good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, it is hereby mutually covenanted and agreed as follows:

1. 
Sublease of Space. Sublandlord hereby subleases the Premises to Subtenant, and Subtenant hereby subleases the Premises
from Sublandlord and assumes all of the obligations with respect to the tenant under the Lease.

2. 
Term of Sublease. The Premises shall be subleased for a term commencing on the date hereof (the “Commencement
Date”), and ending at 11:59 p.m. on June 30, 2023, subject to the provisions of paragraph 3 hereof.

3. 
Renewal Options.

(a) Provided
Subtenant is not in default hereunder beyond the expiration of any applicable notice and cure period, either at the time of the exercise
of the option or at the commencement of the applicable renewal term, Subtenant shall have two (2) options to renew this Sublease by delivering
written notice of the exercise thereof as provided below. All of the terms and conditions of this Sublease shall apply during any such
renewal term, except that Subtenant shall have no further right to extend the term of this Sublease following the Second Renewal Term
(as defined below).

(b) The
first renewal term (the “First Renewal Term”) shall be for a period of one (1) year, commencing on July 1, 2023 and
ending at 11:59 p.m. on June 30, 2024. If Subtenant has not provided notice to Sublandlord and Landlord (the “First Renewal
Notice”) on or before December 31, 2022 that Subtenant shall not exercise its option to renew for the First Renewal Term, Subtenant
shall be deemed to have exercised its option to renew the term of the Sublease for the First Renewal Term.

(c) Provided
Subtenant exercised its right to the First Renewal Term, as provided herein, the second renewal term (the “Second Renewal Term”)
shall be for a period of one (1) year, commencing on July 1, 2024 and ending at 11:59 p.m. on June 29, 2025. If Subtenant has not provided
notice to Sublandlord and Landlord (the “Second Renewal Notice”) on or before December 31, 2023 that Subtenant shall
not exercise its option to renew for the Second Renewal Term, Subtenant shall be deemed to have exercised its option to renew the term
of the Sublease for the Second Renewal Term.

4. 
Sublease Rent.

(a) Subtenant
shall pay to Landlord during the initial term hereof annual Base Rent in the amount set forth as the Base Rent in the Lease with respect
to the applicable portion of the term of this Sublease. In addition to the Base Rent, Subtenant shall pay to Landlord, as additional
rent, in equal monthly installments during the entire term of this Sublease, all additional rents (including but not limited to Real
Estate Taxes, water and sewer charges, and the Insurance Cost, “Additional Rent”) (the Base Rent and Additional Rent,
in the aggregate, the “Rent”) required to be paid by Tenant under the Lease. Subtenant shall pay the Rent at the times
and in the manner provided in the Lease to Landlord, without counterclaim, setoff or deduction and without any previous demand therefor.
Sublandlord irrevocably (i) waives its right to collect Subtenant’s Rent hereunder and hereby authorizes Subtenant to pay all Rent
required hereunder or due under the Lease directly to Landlord, and (ii) assigns all rights as Sublandlord, including but not limited
to, the collection of Rent, from Subtenant to Landlord. By its consent to this Sublease, Landlord agrees to accept payment of all Rent
required hereunder directly from Subtenant and authorizes all payments of Rent required hereunder to be made by way of automatic monthly
electronic transfer from an account designated by Subtenant to an account designated by Landlord.

(b) Sublandlord
and Subtenant acknowledge and agree that, as of the date hereof, Sublandlord is in material default of the Lease and owes Landlord the
sum of $1,281,629.34 (the “Amount Due”), which Amount Due does not include interest and penalties (“Interest/Penalties”),
to which Landlord reserves all rights in the event the obligations included herein are not satisfied or in the event of a default under
the Lease. Sublandlord and Subtenant consent irrevocably to the withdrawal by Landlord of the entire security deposited pursuant to the
Lease and being held by Landlord, which as of the date hereof is the sum of $163,565.29 (the “Current Security”).
The Current Security will be applied to the Amount Due, resulting in a net amount due from Subtenant to Landlord (but without including
Interest/Penalties), of $1,118,064.05 (the resulting sum being referred to herein as the “Past Due Rent”). In addition
to the Rent, Subtenant shall pay to Landlord the Past Due Rent (without including Interest/Penalties) in thirty-six (36) equal monthly
installments, commencing upon the Commencement Date, of $31,057.33 per month. Subtenant expressly acknowledges and agrees that Landlord
and Sublandlord would not enter into this Sublease but for Subtenant’s assumption of the obligation to repay the Past Due Rent
as provided herein.

(c) If
Subtenant’s First Renewal Notice or Second Renewal Notice indicates that Subtenant is not exercising its option for the First Renewal
Term or the Second Renewal Term, respectively, then such First Renewal Notice or the Second Renewal Notice shall be accompanied by a
check made payable to Landlord in the sum equal to the lesser of $600,000.00 and the Past Due Rent as of the expiration date of the then-current
term, together with a check for any Rent due.

(d) In
the event that either option is not exercised by Subtenant, Sublandlord shall be responsible for the payment of all Rent due under the
Lease and the Interest/Penalties and, in the event of Sublandlord’s default, Landlord reserves the right to charge interest (as
set forth in the Lease) retroactive to the date any monies were due from Sublandlord to Landlord, together with penalties and any end
of term expenses, as provided under the terms and conditions of the Lease.

5. 
No Interference. Sublandlord covenants that, on Subtenant’s payment of the Rent and performance of the covenants
and conditions in the Sublease and the Lease, Sublandlord shall do nothing to interfere with Subtenant’s peaceful and quiet enjoyment
of the Premises for the term.

6. 
Alterations. Subtenant shall not make any alterations whatsoever or undertake any construction whatsoever in the Premises
without the consent of Landlord (which may be withheld in Landlord’s sole discretion). All alterations shall be subject to provisions
of the Lease. Landlord’s review of Subtenant’s plans and specifications for any alterations shall not constitute an assumption
of any responsibility by Landlord for their accuracy or sufficiency, shall in no event create an express or implied confirmation that
Subtenant’s plans and specifications have been prepared in accordance with the requirements of applicable laws, codes, ordinances
and regulations, shall be at Subtenant’s sole cost and expense and Subtenant shall be solely responsible with respect to all necessary
compliance with laws, codes, ordinances and regulations.

7. 
Lease Terms.

(a) Subtenant
accepts this Sublease subject to and hereby assumes all the terms, covenants, conditions and agreements contained in the Lease to be
performed by Sublandlord, except to the extent specifically superseded hereunder. A copy of the Lease and the Guaranties are set forth
on Exhibit A attached hereto and made a part hereof, and such Lease and Guaranties are incorporated herein by this reference.

(b) All
of the rights and obligations contained in the Lease conferred and imposed upon Sublandlord, except as otherwise provided herein, are
hereby conferred and imposed upon Subtenant with respect to the Premises; however, it shall be understood and agreed that Sublandlord
shall be obligated to perform the obligations of the tenant under the Lease. Landlord and Sublandlord agree that Subtenant shall reasonably
cooperate and take appropriate action in obtaining Landlord’s performance of its covenants and obligations under the Lease.

(c) All
liability insurance maintained by Subtenant pursuant to Article 48 of the Lease, in addition to providing the required endorsement protecting
and for the benefit of Landlord, including but not limited to naming the Landlord as an additional insured, shall also contain a contract
liability endorsement protecting and for the benefit of Sublandlord. Subtenant shall indemnify and save harmless Sublandlord and its
contractors, agents, officers and employees to the same extent as Subtenant’s obligation to indemnify and save harmless Landlord
as required by Article 79 of the Lease.

8. 
Lease Termination. If for any reason the Lease expires or is terminated prior to the expiration of the term of this Sublease,
either by its terms or by Landlord, whether pursuant to any termination rights therein reserved or therein granted to either of said
parties or otherwise, then, on the termination date of the Lease, this Sublease and the term hereof shall automatically terminate with
the same force and effect as though such termination date were the date herein fixed for the expiration of the term and Sublandlord shall
not be liable to Subtenant by reason thereof.

9. 
Utilities. Neither Landlord nor Sublandlord shall be liable in any way to Subtenant for any loss, damage or expense which
Subtenant may sustain or incur as a result of any failure, defect or change in the quantity or character of electrical energy available
to the Premises nor for any interruption in the supply of any utilities.

10. 
Deleted prior to execution.

11. 
Assignment and Subletting. Subtenant shall not assign, mortgage or encumber this Sublease or sublet or suffer or permit
the Premises or any part thereof to be used by others without the written consent of Landlord, which may be withheld in its sole discretion.
In no event shall any assignment or subletting relieve Sublandlord or Subtenant of liability and responsibility to Landlord.

12. 
End of Term. Notwithstanding anything herein to the contrary, Subtenant shall surrender possession of the Premises to Sublandlord
and Landlord on or before the expiration date of the term hereof in the condition required pursuant to the terms of the Lease, failing
which Subtenant shall be deemed to have held over and, in addition to all other damages and remedies to which Landlord may be entitled
for holding over, Subtenant shall pay an agreed upon monthly use and occupancy charge (without proration for any partial month of holding
over) equal to two hundred percent (200%) of the sum of Rent payable by Subtenant with respect to the last month of the term, which monthly
use and occupancy charge shall be payable in advance on the first day of each month. The provisions of this Section shall not be deemed
to limit or constitute a waiver of any other rights or remedies of Landlord provided in the Lease or herein, at law, in equity or otherwise.
If Subtenant so fails to surrender possession of the Premises to Landlord on or before the expiration date of the term hereof in the
condition required pursuant to the terms of the Lease, Subtenant shall also protect, defend, indemnify and hold (i) Landlord harmless
from all loss, costs (including, without limitation, reasonable attorneys’ fees and court costs) and liability resulting from such
failure, and (ii) Sublandlord harmless from all loss, costs (including, without limitation, reasonable attorneys’ fees and court
costs), including any liability of Sublandlord to Landlord on account thereof.

13. 
Brokers. Sublandlord and Subtenant represent to the other that in the negotiation of this Sublease it has not dealt with
any broker. Sublandlord and Subtenant shall each indemnify and hold the other party and Landlord harmless from and against any and all
claims, causes of action, judgments, costs and expenses, including reasonable attorneys’ fees, arising out of or by reason of its
respective breach of the foregoing representation.

14. Notices.
All notices, consents, approvals, demands, requests and other communications (collectively, “notices” and individually, a
“notice”) which are required or desired to be given by either party to the other shall be in writing. All notices by either
party to the other party(ies) shall be sent by overnight mail, addressed to the other party at its address set forth below, or to such
address or at such other address as it may from time to time designate in a notice to the other party. Copies of notices shall also be
given in the same manner to such other person or addresses as the party giving such notice shall have been previously notified from time
to time by the party to whom such notice is given. Notices which are given in the manner aforesaid shall be deemed to have been given
or served for all purposes hereunder on the next business day following the date such notice was sent and notices to counsel for Sublandlord
or Subtenant shall be deemed to be notice to Sublandlord and Subtenant, respectively. The addresses of the parties are:

If
to Sublandlord:

VisionMark,
LLC

8 Laurel Drive

Sherman,
CT 06784

Attention:
Sandy Marks

 

With
a copy to:

Seyfarth Shaw LLP

620
Eighth Avenue

New
York, NY 10018

Attention:
Cynthia J. Mitchell, Esq.

 

If
to Subtenant:

MunnWorks Inc.

c/o
SteriLumen, LLC

150
N. Macquesten Pkwy.

Mount
Vernon, NY 10550

Attention:
Max Munn

 

With
a copy to:

Bryan Cave Leighton Paisner LLP

One
Atlantic Center, Fourteenth Floor

1201
W. Peachtree Street, NW

Atlanta,
GA 30309-3488

Attention:
Terrence A. Childers, Esq.

 

If
to Landlord:

Randolph Associates

60
East 56th Street, 11th Floor

New
York, New York 10022

Attention:
Robert Zirinsky

 

With
a copy to:

 

Cooley LLP

55
Hudson Yards

New
York, NY 10001

Attention:
Shira Nadich Levin, Esq.

 

If
to Chiriac:

Michael Chiriac

69-14
62nd Drive

Middle
Village, NY 11379

 

With
a copy to:

Seyfarth Shaw LLP

620
Eighth Avenue

New
York, NY 10018

Attention:
Cynthia J. Mitchell, Esq.

 

or
to such other address or addresses as either party shall notify the other by notice under this Section. Notices shall be deemed to have
been duly given upon receipt or rejection thereof.

15. Landlord
Consent. Sublandlord and Subtenant agree that this Sublease is subject to approval by Landlord, pursuant to any Consent provided
by Landlord.

16. Sublandlord
Consent. Deleted prior to execution.

17. Guaranty.
Subtenant shall provide Sublandlord and Landlord with a guaranty of Subtenant’s obligations under this Sublease in the form of
the Guaranty of Sublease attached hereto as Exhibit B. The obligations of this Section 17 are a material consideration to Sublandlord
and Landlord, without which Sublandlord and Landlord would not have entered into this Sublease.

18. Authority
to Execute/Validity of Execution; Recitals. Sublandlord, Subtenant and Landlord hereby represent and warrant to each other that
(i) the individual executing this Agreement on its behalf has full power and authority to bind it to the terms hereof, and (ii) the recitals
set forth in this Sublease are an integral part of the terms and conditions of the Sublease.

[Remainder
of Page Left Intentionally Blank]

 

    	 	1	 

     

    

 

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

VISIONMARK,
LLC, Sublandlord

By/s/ Sandy Marks

Name: Sandy Marks

Title: Manager

By/s/ Michael Chiriac, Sr.

Name: Michael Chiriac, Sr.

Title: Manager 

 

MUNNWORKS,
LLC, Subtenant

 

By:
/s/ Max Munn

Name: Max Munn

Title: Chief Executive Officer

 

Consented
and Agreed to (with respect to the provisions concerning the Guaranties):

 

  

/s/ Michael Chiriac

Michael
Chiriac

 

Consented
and Agreed to:

RANDOLPH
ASSOCIATES, Landlord

 

By:
/s/ Robert Zinisky

Name:
Robert Zirinsky

Title:
Partner

 

    	 	2	 

     

    

 

EXHIBIT
A

Lease
and Guaranties

(attached)

    	 	3	 

     

    

 

EXHIBIT
B

Guaranty
of Sublease

 

    	 	4GUARANTY
OF SUBLEASE

THIS
GUARANTY OF SUBLEASE (this “Guaranty”) is made as of the ____ day of March, 2022, by APPLIED UV, INC., a ____________
corporation (“Guarantor”), to and for the benefit of VISIONMARK, LLC, a New York limited liability company (“Sublandlord”)
and RANDOLPH ASSOCIATES, a New York partnership (“Landlord”).

RECITALS

WHEREAS,
pursuant to an Agreement of Lease dated as of February 1, 2008, (the “Original Lease”), between Mega Vision Inc. (“Mega
Vision”), as tenant thereunder, and Landlord, Mega Vision leased from Landlord premises consisting of the entire easterly half
of the building known as 185-201 Randolph Street and 85-105 Gardner Street, Brooklyn, New York and the premises known as 165 Randolph
Street, Brooklyn, New York; and

WHEREAS,
pursuant to a Lease Extension and Modification Agreement dated as of June 30, 2015, the Original Lease was amended and extended, so that
the Premises leased by Mega Vision from Landlord consisted of the entire building known as 185-201 Randolph Street and 85-105 Gardner
Street, Brooklyn, New York and the premises known as 165 Randolph Street, Brooklyn, New York (the “Premises”) (collectively,
the Original Lease, the Lease Extension and Modification Agreement, the Assignment and Assumption of Lease referred to below and the
Guaranties referred to below are sometimes referred to in the aggregate as the “Lease”);

WHEREAS,
the obligations under the Lease were guaranteed by Michael Chiriac (“Chiriac”), under a Guaranty and a Guaranty of
Alterations, both dated as of February 1, 2008 (the “Guaranties”);

WHEREAS,
Mega Vision and Sublandlord were and are in material default of the Lease and, therefore, had no right to assign the Lease and, despite
having no such right, pursuant to an Assignment and Assumption of Lease dated as of December 6, 2021, Mega Vision assigned all of its
right, title and interest in the Lease to Sublandlord, without the consent of Landlord;

WHEREAS,
simultaneously herewith, Sublandlord and MunnWorks, LLC, a New York limited liability company (“Subtenant”) are entering
into a sublease (the “Sublease”), pursuant to which Subtenant is subletting from Sublandlord the Premises, all as
more particularly described in the Lease and the Sublease and to which Landlord provided its consent. All capitalized terms that are
not expressly defined in this Guaranty shall have the same meanings herein as are ascribed to such terms in the Sublease;

WHEREAS,
Sublandlord has required, as a condition to its execution of the Sublease and Landlord has required, as a condition to its Consent to
the Sublease, that Guarantor execute and deliver this Guaranty to Landlord and Sublandlord of all obligations of Subtenant arising and
all sums due by Subtenant under the Sublease. The execution and delivery of this Guaranty by Guarantor is a material inducement to Sublandlord
for the execution of the Sublease and for Landlord to consent to the Sublease; and

WHEREAS,
Guarantor has a financial interest in Subtenant and will be benefited by the Sublease and, therefore, Guarantor has agreed to execute,
deliver and perform this Guaranty.

NOW,
THEREFORE, in consideration of the Recitals set forth above, which are incorporated herein, and in consideration of Sublandlord’s
execution and delivery of the Sublease and Landlord’s consent thereto, and for other good and valuable consideration, the receipt,
adequacy and sufficiency of which are hereby acknowledged, Guarantor covenants and agrees as follows:

1. Recitals.
The Recitals set forth above are incorporated herein and shall be deemed terms and provisions hereof.

2. Guaranty.
For the Term of the Sublease, Guarantor absolutely, unconditionally and irrevocably guarantees to Landlord and to Sublandlord:

(a) 
The full and prompt payment when due, whether upon acceleration or otherwise, and at all times thereafter, of any and all Rent, debts
and obligations of Subtenant for the payment of money (including but not limited to the Past Due Rent, as such term is defined in the
Sublease), however created, arising or evidenced, whether direct or indirect, absolute or contingent, now or hereafter existing, due
or to become due, known or unknown to Guarantor at the time of the execution of this Guaranty, including, without limitation, all Rent,
late fees, payments in respect of real estate taxes, assessments, governmental charges, premiums for insurance policies, amounts required
to discharge mechanics’ and materialmen’s liens and claims therefor, and any other sums which may now be or hereafter become
due by Subtenant to Landlord under the Sublease or Lease;

(b) 
The payment of all Enforcement Costs (hereinafter defined) as provided in Section 10 below;

(c) 
The payment of all costs and expenses in connection with the holdover by Subtenant, as provided in the Lease and Sublease; and

(d) 
The full, complete and punctual observance, performance and satisfaction of all covenants, terms, conditions, obligations, duties and
agreements of Subtenant under the Sublease.

All
amounts due and debts, liabilities and all obligations described in this Guaranty are referred to herein as the “Liabilities.”

3. Past
Due Rent. Notwithstanding anything contained herein, in the event Subtenant does not exercise both of its renewal options under
the Sublease, Guarantor’s obligation for the Past Due Rent that would otherwise be payable following the expiration of the term
of the Sublease (unless the term of the Sublease terminates early due to a default by Subtenant, in which event Interest/Penalties would
be due) shall not exceed the amounts set forth in paragraph 4(b) of the Sublease.

4.Sublease
Holdover.Notwithstanding any contrary or inconsistent provisions hereof, in the event that Subtenant holds over in the Premises
following the termination of the Sublease and/or the Lease, then and in such event Guarantor absolutely, unconditionally and irrevocably
guarantees to Sublandlord and Landlord all sums payable to Landlord by Subtenant, including any sums payable by Michael Chiriac as guarantor
of the Lease pursuant to the guaranty dated as of February 1, 2008.

5. Sublandlord’s
Remedies.

(a) 
This Guaranty is an absolute, irrevocable, present and continuing guaranty of payment and performance and not merely a guaranty of collection.
In the event of any default by Subtenant under the Sublease after the expiration of any cure period applicable thereto, Guarantor agrees,
on demand by Landlord or Sublandlord, to pay and/or satisfy all Liabilities then due hereunder. In the event that there shall be any
default by Subtenant in the due and timely performance and observance of the Liabilities or any of them after the expiration of any cure
period applicable thereto, then, in such event, Guarantor agrees, on demand by Sublandlord or Landlord: (i) to perform the Liabilities;
and (ii) to indemnify, defend, and hold harmless Sublandlord, Landlord and the other Indemnified Parties (hereinafter defined) from and
against any and all loss, damage, cost, expense, injury and liability Sublandlord, Landlord or the Indemnified Parties may suffer or
incur in connection with the exercise of Sublandlord’s or Landlord’s rights under the Sublease, this Guaranty or otherwise
in respect of the Premises. If Guarantor fails to commence and pursue diligently the performance of the Liabilities after the expiration
of any cure period applicable thereto as provided in the immediately preceding sentence and such failure continues for three (3) days
after receipt by Guarantor of written notice from Sublandlord or Landlord demanding the performance of Guarantor, then either before
or after pursuing any other remedy of Sublandlord or Landlord against Guarantor or Subtenant, and regardless of whether Sublandlord or
Landlord shall ever pursue any such other remedy, Sublandlord or Landlord, as the case may be, shall have the right (but not the obligation)
to perform the Liabilities or to call upon any other reputable parties to perform the Liabilities, and shall have the right to expend
such sums as Landlord, in its reasonable discretion, deems proper in order so to complete the performance of the Liabilities. During
the course of the performance of any Liabilities undertaken by Sublandlord, Landlord or any other party on behalf of Sublandlord or Landlord,
Guarantor shall pay on demand any amounts due to third parties in connection therewith. All amounts required to be paid by the terms
hereof and all Liabilities required to be performed by the terms hereof shall be included within the term “Liabilities”

(b) 
Notwithstanding anything to the contrary herein contained, in any action to enforce any of the liabilities or obligations of Guarantor
under this Guaranty, Landlord, at its election, may proceed against Guarantor with or without: (i) joining Subtenant or Sublandlord in
any such action; (ii) commencing any action against or obtaining any judgment against Subtenant; or (iii) commencing any proceeding to
enforce or realize upon any collateral or other security (including, without limitation, any security deposit or other guaranties) which
may be given to secure Subtenant’s obligations under the Sublease, or to obtain any judgment, decree or foreclosure sale with respect
thereto. Nevertheless, the maintenance of any action or proceeding by Landlord to recover any sum or sums that may be or become due under
the Sublease or to secure the performance of any of the other terms, covenants and conditions of the Sublease shall not preclude Landlord
from demanding and receiving the payment of such sums and the performance of such other terms, covenants and conditions from Guarantor,
or from thereafter instituting and maintaining subsequent actions or proceedings for any subsequent default or defaults of Subtenant
or Sublandlord under the Sublease. Guarantor does hereby consent that, without affecting the liability of Guarantor under this Guaranty
and without notice to Guarantor, time may be given by Landlord to Subtenant for payment of Rent and such other sums and performance of
said other terms, covenants and conditions, or any of them, and such time extended and indulgence granted from time to time, or Subtenant
may be dispossessed or Landlord may avail itself of or exercise any or all of the rights and remedies against Subtenant provided by law
or by the Sublease or available in equity, and may proceed either against Subtenant or jointly against Subtenant and Guarantor or against
Guarantor alone without first proceeding or exhausting any remedy or claim against Subtenant.

6. Return
of Payments. Guarantor agrees that, if at any time all or any part of any payment theretofore applied by Landlord to any Liabilities
is rescinded or returned by Landlord for any reason whatsoever (including, without limitation, the insolvency, bankruptcy, liquidation
or reorganization of any party), such Liabilities shall, for the purposes of this Guaranty, be deemed to have continued in existence
to the extent of such payment, notwithstanding such application by Landlord, and this Guaranty shall continue to be effective or be reinstated,
as the case may be, as to such Liabilities, all as though such application by Landlord had not been made. Guarantor does hereby further
agree that with respect to any payments made by Guarantor hereunder, Guarantor shall not have any rights based on suretyship, subrogation
or otherwise to stand in the place of Landlord so as to compete with Sublandlord or Landlord as a creditor of Subtenant, and Guarantor
hereby waives all such rights to the fullest extent permitted by law.

7. No
Discharge. Guarantor agrees that the obligations, covenants and agreements of Guarantor under this Guaranty shall not be affected
or impaired by any act of Sublandlord or Landlord, or any event or condition except the full, final and unavoidable performance of all
Liabilities and payment of all Liabilities and any other sums due hereunder. Guarantor agrees that the liability of Guarantor hereunder
shall not be discharged by, and Guarantor hereby irrevocably consents to: (i) any subsequent change, modification or amendment of
the Sublease in any of its terms, covenants and conditions, or in the Rent or any other sums payable thereunder, or in the term thereof,
or in the Premises demised thereby, and to any assignments of the Sublease and to any further sublettings of the Premises, and to any
extensions or renewals of the Sublease or the term thereof; (ii) the renewal or extension of time for the payment of the Liabilities
or performance of the Liabilities under the Sublease or any other agreement relating to the Premises; (iii) any failure, omission, delay
or inadequacy, whether entire or partial, of Sublandlord or Landlord to exercise any right, power or remedy regarding the Sublease or
to enforce or realize upon (or to make any guarantor a party to the enforcement or realization upon) any of Sublandlord’s or Landlord’s
security for the Sublease, including, but not limited to, any impairment or release of such security by Landlord; (iv) the existence
of any set-off, claim or counterclaim or the reduction or diminution of the Liabilities, or any defense of any kind or nature, which
Guarantor may have against Subtenant; (v) the application of payments received from any source to the payment of any obligation other
than the Liabilities, even though Landlord might lawfully have elected to apply such payments to any part or all of the Liabilities;
(vi) the addition or release of any and all other guarantors, obligors, and other persons liable for the payment of the Liabilities and/or
performance of the Liabilities, and the acceptance or release of any and all other security for the payment of the Liabilities and/or
performance of the Liabilities; or (vii) any distress or reentry by Landlord or dispossession of Subtenant or any action or remedy taken
by Landlord under the Sublease, or any failure to notify Guarantor of any default by Subtenant; all whether or not Guarantor shall have
had notice or knowledge of any act or omission referred to in the foregoing clauses (i) through (vii) of this Section 7.

In
the event the Sublease is modified, renewed or extended in any respect by agreement between Sublandlord or Landlord and Subtenant either
pursuant to an option granted in the Lease or otherwise, or in the event Subtenant holds over beyond the term of the Sublease, then the
obligations hereunder of Guarantor shall extend to the full and faithful performance and observance of all of the covenants, terms and
conditions of the Sublease and of any such modification, renewal or extension thereof. Guarantor intends that Guarantor shall remain
liable hereunder as a principal until the full, final and unconditional performance of all of the Liabilities and the full, final and
unconditional payment of all Liabilities, notwithstanding any fact, act, event or occurrence which might otherwise operate as a legal
or equitable discharge of a surety or guarantor.

8. Application
of Amounts Received. Any amounts received by Landlord from whatsoever source on account of any Liabilities may be applied by
Landlord, as the case may be, toward the payment of such Liabilities, and in such order of application, as Landlord may from time to
time elect.

9. Waiver.
Guarantor expressly waives: (i) notice of the acceptance by Sublandlord or Landlord of this Guaranty; (ii) notice of the existence, creation,
payment or nonpayment of the Liabilities; (iii) presentment, demand, notice of dishonor, protest and all other notices whatsoever;
and (iv) any failure by Sublandlord or Landlord to inform Guarantor of any facts Sublandlord or Landlord may now or hereafter know
about Subtenant, the Sublease or the Premises, it being understood and agreed that Guarantor has and will maintain personal knowledge
of and is familiar with Subtenant’s financial condition and business affairs and has the ability to influence Subtenant’s
decision-making processes, and that Landlord has no duty so to inform, and that Guarantor is fully responsible for being and remaining
informed by Subtenant of all circumstances bearing on the Sublease and this Guaranty. No modification or waiver of any of the provisions
of this Guaranty will be binding upon Landlord except as expressly set forth in a writing duly signed and delivered on behalf of Landlord.

10. Enforcement
Costs. If (i) the Sublease or this Guaranty is placed in the hands of an attorney for enforcement or collection or is enforced
or collected through any legal proceeding; (ii) an attorney is retained to represent Landlord or Subtenant in any proceeding (including,
without limitation, any bankruptcy, reorganization, receivership or other proceeding affecting creditors’ rights) involving a claim
under or related to the Sublease or this Guaranty, then the non-prevailing party shall pay to the prevailing party, upon demand, all
reasonable attorneys’ fees, costs and expenses, including, without limitation, court costs and filing fees, and all other costs
and expenses incurred in connection therewith (all of which are referred to herein as “Enforcement Costs”), in addition
to all other amounts due hereunder.

11. Transfer
of Sublease. Notwithstanding any assignment or transfer of the Sublease or any interest therein by Landlord, for collateral purposes
or otherwise, each and every immediate and successive assignee, transferee or other successor in interest with respect to Landlord’s
interest under the Sublease shall, to the extent of the interests assigned or transferred, be entitled to the benefits of this Guaranty
to the same extent as if such assignee or transferee were Landlord.

12. Governing
Law Interpretation. This Guaranty shall be governed by the laws of the State of New York without reference to the conflicts of
law principles of that state. The headings of sections in this Guaranty are for convenience only and shall not be construed in any way
to limit or define the content, scope or intent of the provisions hereof. As used in this Guaranty, the singular shall include the plural,
and masculine, feminine and neuter pronouns shall be fully interchangeable where the context so requires. If this Guaranty is executed
by more than one person or entity, then references to “Guarantor” herein shall be deemed to refer to each such person or
entity and the liability of each such person or entity shall be joint and several, and the release by Landlord of any of them shall not
release or affect in any manner the obligations of any other of them, and this Guaranty shall not be revoked, discharged or impaired
as to any such persons or entities by reason of the death or incapacity or insolvency of any other of them. If any provision of this
Guaranty, or any paragraph, sentence, clause, phrase or word, or the application thereof, in any circumstances, is adjudicated by a court
of competent jurisdiction to be invalid, the validity of the remainder of this Guaranty shall be construed as if such invalid part were
never included herein. Time is of the essence of this Guaranty. All payments to be made hereunder shall be made in the currency of the
United States of America, which is legal tender for public and private debts at the time of payment.

13. Entire
Agreement. This Guaranty constitutes the entire agreement between Guarantor, Sublandlord and Landlord with respect to the subject
matter hereof and supersedes all prior such agreements and understandings, both written and oral. This Guaranty may not be modified or
amended except by a written instrument signed by Landlord and Guarantor. If this Guaranty is executed in several counterparts, each of
those counterparts shall be deemed an original, and all of them together shall constitute one and the same instrument.

 14. Successors and Assigns.

(a) 
This Guaranty shall bind Guarantor and the heirs, assigns, successors, executors, administrators and legal and personal representatives
of Guarantor; provided that Guarantor shall not be entitled to transfer or delegate its obligations hereunder. Regardless of whether
this Guaranty is executed by more than one person or entity, it is agreed that the undersigned’s liability hereunder is several
and independent of any other guaranties or other obligations at any time in effect with respect to the Liabilities, or any part thereof
and that each Guarantor’s liability hereunder may be enforced regardless of the existence, validity, enforcement or non-enforcement
of any such other guaranties or other obligations.

(b) 
This Guaranty shall inure to the benefit of and be enforceable by Landlord and its officers, agents, employees, partners, members, directors
and shareholders, each of its respective successors and assigns (all such persons and entities shall be “Indemnified Parties”).

15. Waiver
of Jury Trial. Guarantor waives the right to trial by jury in any action, proceeding, or counterclaim brought by Landlord in connection
with any matter whatsoever arising out of or in any way connected with this Guaranty.

16. Notices.
All notices, consents, approvals, demands, requests and other communications (collectively, “notices” and individually, a
“notice”) which are required or desired to be given by either party to the other shall be in writing. All notices by either
party to the other party(ies) shall be sent by overnight mail, addressed to the other party at its address set forth below, or to such
address or at such other address as it may from time to time designate in a notice to the other party. Copies of notices shall also be
given in the same manner to such other person or addresses as the party giving such notice shall have been previously notified from time
to time by the party to whom such notice is given. Notices which are given in the manner aforesaid shall be deemed to have been given
or served for all purposes hereunder on the next business day following the date such notice was sent and notices to counsel for Sublandlord
or Subtenant shall be deemed to be notice to Sublandlord and Subtenant, respectively. The addresses of the parties are:

If
to Landlord:

Randolph
Associates

60
East 56th Street, 11th Floor

New
York, New York 10022

Attention:
Robert Zirinsky

 

With
a copy to:

Cooley
LLP

55
Hudson Yards

New
York, NY 10001

Attention:
Shira Nadich Levin, Esq.

 

If
to Sublandlord:

VisionMark,
LLC

8
Laurel Drive

Sherman,
CT 06784

Attention:
Sandy Marks

 

With
a copy to:

Seyfarth
Shaw LLP

620
Eighth Avenue

New
York, NY 10018

Attention:
Cynthia J. Mitchell, Esq.

If
to Subtenant:

MunnWorks
Inc.

c/o
SteriLumen, LLC

150
N. Macquesten Pkwy.

Mount
Vernon, NY 10550

Attention:
Max Munn

 

With
a copy to:

Bryan
Cave Leighton Paisner LLP

One
Atlantic Center, Fourteenth Floor

1201
W. Peachtree Street, NW

Atlanta,
GA 30309-3488

Attention:
Terrence A. Childers, Esq.

 

if
to Guarantor:

Applied
UV, Inc.

c/o
SteriLumen, LLC

150
N. Macquesten Pkwy.

Mount
Vernon, NY 10550

Attention:
Max Munn

 

With
a copy to:

Bryan
Cave Leighton Paisner LLP

One
Atlantic Center, Fourteenth Floor

1201
W. Peachtree Street, NW

Atlanta,
GA 30309-3488

 

Attention:

Terrence
A. Childers, Esq.

 

If
to Chiriac:

Michael
Chiriac

69-14
62nd Drive

Middle
Village, NY 11379

 

With
a copy to:

Seyfarth
Shaw LLP

620
Eighth Avenue

New
York, NY 10018

Attention:
Cynthia J. Mitchell, Esq.

 

or
to such other address or addresses as either party shall notify the other by notice under this Section. Notices shall be deemed to have
been duly given upon receipt or rejection thereof.

Except
as otherwise specifically required herein, notice of the exercise of any right, option or power granted to Landlord by this Guaranty
is not required to be given.

[Remainder
of Page Left Intentionally Blank] 

    	 	1	 

     

    

 

SIGNED
AND DELIVERED as of the date first specified above.

GUARANTOR:

APPLIED
UV, INC.

By:
______________________________

Name:____________________________

Title:
(Vice) President

Address:
__________________________

 __________________________

Attn:
_____________________________

FEIN:
____________________________

STATE
OF NEW YORK )

)ss.:

COUNTY
OF )

On
this, the ___ day of March, 2022, before me, the undersigned Notary Public, personally appeared _______________, who acknowledged himself/herself
to be the [Vice] President of said corporation, and he/she executed the foregoing instrument in his/her capacity as [Vice] President
of such corporation, on authority of the board of directors of said corporation, as said corporation’s act and deed for the purposes
therein contained.

______________________

Notary Public

My
Commission Expires:

 

    	 	2

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