Document:

Form of Indemnification Agreement

 Exhibit 10.30 
 INDEMNIFICATION AGREEMENT 
 This Indemnification Agreement
(“Agreement”) is made as of                     , 20     among Orchard Supply Hardware Stores Corporation, a
Delaware corporation (the “Company”) and                      (“Indemnitee”), and, with respect to its guarantee
set forth on the signature pages hereto only, Orchard Supply Hardware LLC, a Delaware limited liability company. 
 RECITALS

 WHEREAS, highly competent persons have become more reluctant to serve as directors, officers or in other capacities
unless they are provided with adequate protection through insurance and/or adequate indemnification against inordinate risks of claims and actions against them arising out of their service to and activities on behalf of the corporation. 

WHEREAS, the Company has determined that the increased difficulty in attracting and retaining such persons is detrimental to the best
interests of the Company and that the Company should act to assure such persons that there will be increased certainty of such protection in the future. 
 WHEREAS, the General Corporation Law of the State of Delaware, as amended (the “DGCL”), expressly provides that the indemnification provisions set forth therein are not exclusive, and thereby
contemplates that contracts may be entered into between a corporation and members of its board of directors, officers and others with respect to indemnification. 
 WHEREAS, it is reasonable, prudent and necessary for the Company to contractually obligate itself to indemnify, and to advance expenses on behalf of, such persons to the fullest extent permitted by
applicable law so that they will serve or continue to serve the Company. 
 WHEREAS, Indemnitee may not be willing to serve as a
director and/or officer without the additional protection provided for under this Agreement, and the Company desires Indemnitee to serve in such capacity and Indemnitee is willing to serve and continue to serve on the condition that Indemnitee and
each Related Person (as defined below) be so indemnified; 
 NOW, THEREFORE, the Company and Indemnitee do hereby agree as
follows: 
 1. DEFINITIONS. As used in this Agreement: 

(a) “Action” means any threatened, pending or completed action, suit, arbitration, alternate dispute resolution
mechanism, investigation, inquiry, administrative hearing or any other actual, threatened or completed proceeding, whether brought in the right of the Company or otherwise, and whether of a civil, criminal, administrative or investigative nature.

 (b) “Affiliate” means as to a specified Person, each Person directly or indirectly controlling or controlled
by or under common control with such specified Person. 
 (c) “Board” means the Board of Directors of the
Company. 

 (d) “Bylaws” means the bylaws of the Company, as amended. 

(e) A “Change in Control” shall be deemed to occur upon the earliest to occur after the date of this Agreement of any of
the following events: 
 (i) Change in Board of Directors. During any period of two consecutive years (starting after
the execution of this Agreement), individuals who at the beginning of such period constitute the Board, and any new director (other than a director designated by a Person who has entered into an agreement with the Company to effect a transaction
described in Sections 1(e)(ii) or 1(e)(iii)) whose election by the Board or nomination for election by the Company’s stockholders was approved by a vote of at least 2/3 of the directors then still in office who either were directors at the
beginning of the period or whose election or nomination for election was previously so approved, cease for any reason to constitute a majority of the Board; 
 (ii) Corporate Transactions. The effective date of a merger or consolidation of the Company with any other entity unless the voting securities of the Company outstanding immediately prior to such
transaction continue to represent (either by remaining outstanding or by being converted into voting securities of the surviving entity) more than 51% of the combined voting power of the voting securities of the surviving entity outstanding
immediately after such transaction that have the power to elect at least a majority of the board of directors or other governing body of such surviving entity. 
 (iii) Liquidation. The approval by the stockholders of the Company of a complete liquidation of the Company or an agreement for the sale or disposition by the Company of all or substantially all of
the Company’s assets. 
 (iv) Other Events. There occurs any other event of a nature that would be required to be
reported in response to Item 6(e) of Schedule 14A of Regulation 14A (or a response to any similar item on any similar schedule or form) promulgated under the Exchange Act, whether or not the Company is then subject to such reporting
requirement. 
 (f) “Charter” the Amended and Restated Certificate of Incorporation of the Company, as amended.

 (g) “Corporate Status” describes a Person who is or was serving as a director, officer, employee or agent of
the Company or, at the request of the Company, as a director, officer, employee or agent of any other Person. References to “serving at the request of the Company” shall include, without limitation, any service as a director,
officer, employee or agent of the Company which imposes duties on, or involves services by, such director, officer, employee or agent with respect to an employee benefit plan, its participants or beneficiaries. 

(h) “Disinterested Director” means a director of the Company who is not, and was not, a party to (or a Related Person of
a party to) the Proceeding in respect of which indemnification is sought by an Indemnified Person. 

  
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 (i) “Enterprise” means the Company and any other corporation, limited
liability company, partnership, joint venture, association, Governmental Authority, trust, employee benefit plan or other enterprise. 
 (j) “Exchange Act” means the Securities Exchange Act of 1934, as amended, and the rules and regulations promulgated thereunder. 

(k) “Expenses” means all costs, disbursements or expenses of the types customarily incurred in connection with
prosecuting, defending, preparing to prosecute or defend, investigating, being or preparing to be a witness in, or otherwise participating in a Proceeding, including (without limitation) attorneys’ fees and expenses, retainers, court costs,
transcript costs, fees of experts, witness fees, travel expenses, duplicating costs, printing and binding costs, telephone charges, postage, and delivery service fees, other out-of-pocket costs, and reasonable compensation for time spent by the
Indemnified Person for which such Person is not otherwise compensated by the Company. Expenses also include disbursements and expenses incurred in connection with any appeal resulting from any Proceeding, including without limitation, the premium,
security for, and other costs relating to any cost bond, supersedeas bond, or other appeal bond or its equivalent. 
 (l)
“Governmental Authority” means any United States federal, state, provincial, supranational, county or local or any foreign government, governmental, regulatory or administrative authority, agency, self-regulatory body,
instrumentality or commission, and any court, tribunal, or judicial or arbitral body (including private bodies) and any political or other subdivision, department or branch of any of the foregoing. 

(m) “Independent Counsel” means a law firm, or a member of a law firm, that is experienced in matters of corporation law
and neither is, nor in the past five years has been, retained to represent: (i) the Company or the Indemnified Person in any matter material to either such party (other than with respect to matters concerning such Indemnified Person under this
Agreement, or of other indemnitees under similar indemnification agreements), or (ii) any other party to the Proceeding giving rise to a claim for indemnification hereunder. “Independent Counsel” shall not include any Person who,
under the applicable standards of professional conduct then prevailing, would have a conflict of interest in representing either the Company or such Indemnified Person in an action to determine such Indemnified Person’s rights under this
Agreement. The Company agrees to pay the reasonable fees and expenses of the Independent Counsel and to fully indemnify such counsel against any and all Expenses, claims, liabilities and damages arising out of or relating to this Agreement or its
engagement pursuant hereto. 
 (n) “Indemnified Person” means Indemnitee and each Related Person of Indemnitee.

 (o) “Person” means any individual or Enterprise. 

(p) “Proceeding” means any Action in which any Indemnified Person was, is or will be involved (as a party or otherwise)
directly or indirectly by reason of (i) Indemnitee’s Corporate Status, (ii) any action alleged to be taken by him or omitted or of any action alleged on his part while acting in his Corporate Status, or (iii) establishing or
enforcing a right to 

  
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indemnification under this Agreement or Section 145 of the DGCL or otherwise, in each case whether or not serving in such capacity at the time any liability or Expense is incurred for which
indemnification, reimbursement, or advancement of Expenses can be provided under this Agreement. 
 (q) “Related
Person” means, with respect to any Person (i) any Affiliate of such Person, (ii) any investment fund, investment account or investment Person whose investment manager, investment advisor or general partner, is such Person or any
Affiliate of such Person or any member, partner, officer or employee of such Person or any Affiliate of such Person, (iii) any member or partner of any Person specified in clause (i) or (ii) above, and (iv) any officer,
director or employee of any Person specified in clause (i), (ii) or (iii) above. 
 (r) For purposes of this
Agreement: 
 (i) references to “fines” shall include any excise tax assessed with respect to any employee
benefit plan. 
 (ii) a Person who acted in good faith and in a manner he reasonably believed to be in the best interests of
the participants and beneficiaries of an employee benefit plan shall be deemed to have acted in manner “not opposed to the best interests of the Company”. 
 (iii) references “to the fullest extent permitted by applicable law” shall include, but not be limited to: 

(A) to the fullest extent permitted by the provision of the DGCL that authorizes or contemplates additional
indemnification by agreement, or the corresponding provision of any amendment to or replacement of the DGCL; and 
 (B) to the fullest extent authorized or permitted by any amendments to or replacements of the DGCL adopted after the date of this Agreement that increase the extent to which a corporation may indemnify
its directors and/or officers, as applicable. 
 2. SERVICES TO THE COMPANY. The Indemnitee agrees to serve and/or
continue to serve as agent of the Company, at its will (or under separate agreement, if such agreement exists), in the capacity Indemnitee currently serves as an agent of the Company, so long as Indemnitee is duly appointed or elected and qualified
in accordance with the applicable provisions of the Charter and By-laws of the Company or any subsidiary of the Company or until such time as Indemnitee tenders his resignation in writing; provided, however, that nothing contained in this Agreement
is intended to create any right to continued employment by Indemnitee. 
 3. THIRD-PARTY PROCEEDINGS. If an Indemnified
Person is, or is threatened to be made, a party to or a participant in any Proceeding, other than a Proceeding by or in the right of the Company to procure a judgment in its favor against such Indemnified Person, the

  
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Company shall indemnify such Indemnified Person to the fullest extent permitted by applicable law against all Expenses, judgments, fines and amounts paid in settlement directly or indirectly
incurred by or behalf of such Indemnified Person in connection with such Proceeding or any claim, issue or matter therein, if Indemnitee acted in good faith and in a manner he reasonably believed to be in or not opposed to the best interests of the
Company and, in the case of a criminal proceeding, had no reasonable cause to believe that his conduct was unlawful. 
 4.
PROCEEDINGS BY OR IN THE RIGHT OF THE COMPANY. If an Indemnified Person is, or is threatened to be made, a party to or a participant in any Proceeding by or in the right of the Company to procure a judgment in its favor, the Company shall
indemnify such Indemnified Person to the fullest extent permitted by applicable law against all Expenses directly or indirectly incurred by or on behalf of such Indemnified Person in connection with such Proceeding or any claim, issue or matter
therein, if Indemnitee acted in good faith and in a manner he reasonably believed to be in or not opposed to the best interests of the Company. No indemnification for Expenses shall be made under this Section 4 in respect of any claim, issue or
matter as to which such Indemnified Person shall have been finally adjudged by a court to be liable to the Company unless the Chancery Court of the State of Delaware or any court in which the Proceeding was brought shall determine upon application
that, despite the adjudication of liability but in view of all the circumstances of the case, such Indemnified Person is fairly and reasonably entitled to indemnification. 
 5. PARTY WHO IS WHOLLY OR PARTLY SUCCESSFUL. 
 (a) Notwithstanding any other
provisions of this Agreement, to the fullest extent permitted by applicable law: 
 (i) To the extent that an Indemnified
Person is a party to (or a participant in) and is successful, on the merits or otherwise, in any Proceeding or in defense of any claim, issue or matter therein, in whole or in part, the Company shall indemnify such Indemnified Person against all
Expenses directly or indirectly incurred by or on behalf of such Indemnified Person in connection therewith. 
 (ii) If an
Indemnified Person is successful, on the merits or otherwise, as to one or more but less than all claims, issues or matters in such Proceeding, the Company shall indemnify such Indemnified Person against all Expenses directly or indirectly incurred
by or on behalf of such Indemnified Person in connection with (x) each successfully resolved claim, issue or matter and (y) each claim, issue, or matter related to any claim, issue or matter on which such Indemnified Person was successful.

 (b) For purposes of this Section and without limitation, the termination of any claim, issue or matter in such a Proceeding
by dismissal, with or without prejudice, shall be deemed to be a successful result as to such claim, issue or matter. 
 6.
INDEMNIFICATION FOR EXPENSES OF A WITNESS. Notwithstanding any other provision of this Agreement, to the fullest extent permitted by applicable law, the Company shall indemnify each Indemnified Person against all Expenses directly or
indirectly incurred by 

  
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or on behalf of such Indemnified Person if, by reason of the Corporate Status of Indemnitee, such Indemnified Person is a witness in any Action to which such Indemnified Person is not a party.

 7. ADDITIONAL INDEMNIFICATION. Notwithstanding any limitation in Sections 3, 4, 5 or 6, the Company shall indemnify
any Indemnified Person to the fullest extent permitted by applicable law if such Indemnified Person is a party to or threatened to be made a party to any Proceeding (including a Proceeding by or in the right of the Company to procure a judgment in
its favor) against all Expenses, judgments, fines and amounts paid in settlement in connection with the Proceeding; provided, that the Company shall have the right to consent to any settlement, which consent shall not be unreasonably
withheld. 
 8. EXCLUSIONS. The Company shall not be obligated under this Agreement to make any indemnity in connection
with any claim made against any Indemnified Person: 
 (a) for an accounting of profits made from the purchase and sale (or sale
and purchase) by such Indemnified Person of securities of the Company within the meaning of Section 16(b) of the Exchange Act, or similar provisions of other federal or state statutory law or common law; or 

(b) in connection with any Proceeding (or any part of any Proceeding) initiated by such Indemnified Person, unless (i) such
indemnification is expressly required to be made by applicable law; or (ii) a majority of the Disinterested Directors authorized the Proceeding (or any part of any Proceeding) prior to its initiation. 

9. ADVANCES OF EXPENSES. Notwithstanding any provision of this Agreement, to the fullest extent permitted by applicable law, the
Company shall advance the Expenses incurred by or on behalf of each Indemnified Person in connection with any Proceeding within 10 days after the receipt by the Company of a statement or statements requesting such advances from time to time, whether
prior to or after final disposition of any Proceeding. Advances shall be unsecured and interest free, and made without regard to the ability of such Indemnified Person to repay the expenses or ultimate entitlement to indemnification under the other
provisions of this Agreement. Advances shall include all reasonable Expenses incurred pursuing an Action to enforce this right of advancement, including Expenses incurred preparing and forwarding statements to the Company to support the advances
claimed. Such Indemnified Person shall qualify for advances solely upon the execution and delivery to the Company of an undertaking to repay the advance to the extent that it is ultimately determined that such Indemnified Person is not entitled to
be indemnified by the Company. This Section 9 shall not apply to any claim made by any Indemnified Person for which indemnity is excluded pursuant to Section 8. 
 10. PROCEDURE FOR NOTIFICATION AND DEFENSE OF CLAIM. 
 (a) Within 30 days after an
Indemnified Person is served with any summons, citation, subpoena, complaint, indictment, information or other document relating to any Proceeding or matter which may be subject to indemnification or advancement of Expenses covered hereunder, such
Indemnified Person shall submit to the Company a written request, including such documentation and information as is reasonably available to such Indemnified 

  
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Person and is reasonably necessary to determine whether and to what extent such Indemnified Person is entitled to indemnification. The failure to notify the Company within such period will not
relieve the Company from any liability that it may have to such Indemnified Person (i) under this Agreement except to the extent the failure adversely affects the Company’s rights, legal position, ability to defend or ability to obtain
insurance coverage with respect to such Proceeding or (ii) otherwise than under this Agreement. The Secretary of the Company shall advise the Board in writing promptly upon receipt of such a request for indemnification. 

(b) If the Company shall be obligated to pay the Expenses in connection with any Proceeding against an Indemnified Person, the Company
shall be entitled to assume and control the defense of such Proceeding (with counsel consented to by such Indemnified Person, which consent shall not be unreasonably withheld), upon the delivery to such Indemnified Person of written notice of its
election so to do. After delivery of such notice, consent to such counsel by such Indemnified Person and the retention of such counsel by the Company, the Company will not be liable to such Indemnified Person under this Agreement for any fees of
separate counsel subsequently incurred by such Indemnified Person with respect to the same Proceeding, provided that the reasonable fees and expenses of such Indemnified Person’s counsel shall be at the expense of the Company if:

 (i) the employment of separate counsel by such Indemnified Person has been previously authorized by the Company; 

(ii) such Indemnified Person or counsel selected by the Company shall have concluded that there may be a conflict of interest between
the Company and such Indemnified Person or among another indemnified Person jointly represented in the conduct of any such defense; or 
 (iii) the Company shall not, in fact, have employed counsel, to which such Indemnified Person has consented as aforesaid, to assume the defense of such Proceeding. 

(c) The Company may participate in the Proceeding at its own expense. The Company will not, without prior written consent of an
Indemnified Person, effect any settlement of a claim in any threatened or pending Proceeding unless such settlement solely involves the payment of money and includes an unconditional release of such Indemnified Person from all liability on any
claims that are or were threatened to be made against such Indemnified Person in the Proceeding. 
 11. PROCEDURE UPON
APPLICATION FOR INDEMNIFICATION. 
 (a) Upon written request by an Indemnified Person for indemnification pursuant to the first
sentence of Section 10(a), a determination, if required by applicable law, with respect to Indemnitee’s entitlement thereto shall be made in the specific case: 
 (i) if a Change in Control has occurred, by Independent Counsel in a written opinion to the Board, a copy of which shall be delivered to such Indemnified Person; or 

(ii) if a Change in Control has not occurred, 

  
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 (A) by a majority vote of the Disinterested Directors, even though less
than a quorum of the Board, 
 (B) by a committee of Disinterested Directors designated by a majority vote of
the Disinterested Directors, even though less than a quorum of the Board, 
 (C) if there are no such
Disinterested Directors or, if such Disinterested Directors so direct, by Independent Counsel in a written opinion to the Board, a copy of which shall be delivered to such Indemnified Person, or 

(D) if so directed by the Board, by the stockholders of the Company. 

If it is so determined that an Indemnified Person is entitled to indemnification, payment to such Indemnified Person shall be made within 10 days after
such determination. 
 Each Indemnified Person shall cooperate with the Person or Persons making such determination with respect to such
Indemnified Person’s entitlement to indemnification, including providing to such Person or Persons upon reasonable advance request any documentation or information that is not privileged or otherwise protected from disclosure and reasonably
available to such Indemnified Person and reasonably necessary to such determination. Any Expenses incurred by such Indemnified Person in so cooperating with the Person or Persons making such determination shall be borne by the Company (irrespective
of the determination as to such Indemnified Person’s entitlement to indemnification) and the Company hereby indemnifies and agrees to hold such Indemnified Person harmless therefrom. 

(b) If the determination of entitlement to indemnification is to be made by Independent Counsel, the Independent Counsel shall be
selected as follows: 
 (i) If a Change in Control shall not have occurred, the Independent Counsel shall be selected by the
Board, and the Company shall give written notice to the Indemnified Person advising him of the identity of the Independent Counsel so selected. 
 (ii) If a Change in Control shall have occurred, the Independent Counsel shall be selected by the Indemnified Person (unless he shall request that such selection be made by the Board, in which event the
preceding sentence shall apply), and such Indemnified Person shall give written notice to the Company advising it of the identity of the Independent Counsel so selected. 
 In either event, the Indemnified Person or the Company, as the case may be, may, within 10 days after such written notice of selection shall have been given, deliver to the Company or to such Indemnified
Person, as the case may be, a written objection to such selection; provided, that such objection may be asserted only on the ground that the Independent Counsel so selected does not meet the requirements of “Independent Counsel” as
defined in Section 2 of this Agreement, and the objection shall set forth with particularity the factual basis of such assertion. Absent a proper and timely objection, the Person so selected shall act as Independent Counsel. If such written

  
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objection is so made and substantiated, the Independent Counsel so selected may not serve as Independent Counsel unless and until such objection is withdrawn or a court has determined that such
objection is without merit. If, within 20 days after submission by such Indemnified Person of a written request for indemnification pursuant to Section 10(a) hereof, no Independent Counsel shall have been selected and not objected to, either
the Company or such Indemnified Person may petition a court of competent jurisdiction for resolution of any objection which shall have been made by the Company or such Indemnified Person to the other’s selection of Independent Counsel and/or
for the appointment as Independent Counsel of a Person selected by the Court or by such other Person as the Court shall designate, and the Person with respect to whom all objections are so resolved or the Person so appointed shall act as Independent
Counsel under Section 11(a) hereof. Upon the due commencement of any judicial proceeding or arbitration pursuant to Section 13(a) of this Agreement, Independent Counsel shall be discharged and relieved of any further responsibility in such
capacity (subject to the applicable standards of professional conduct then prevailing). 
 12. PRESUMPTIONS AND EFFECT OF
CERTAIN PROCEEDINGS. 
 (a) In making a determination with respect to entitlement to indemnification hereunder, the Person or
Persons making such determination shall presume that an Indemnified Person is entitled to indemnification under this Agreement if such Indemnified Person has submitted a request for indemnification in accordance with Section 10(a) of this
Agreement, and the Company shall have the burden of proof to overcome that presumption by clear and convincing evidence in connection with the making by any Person or Persons of any determination contrary to that presumption. 

(b) Neither the failure of the Company (including by its Board or one of its committees, its stockholders or independent legal counsel)
to have made a determination prior to the commencement of any action pursuant to this Agreement that indemnification is proper in the circumstances because Indemnitee has met the applicable standard of conduct, nor an actual determination by the
Company (including by its directors or independent legal counsel) that Indemnitee has not met such applicable standard of conduct, shall be a defense to the action or create a presumption that Indemnitee has not met the applicable standard of
conduct. 
 (c) If the Person or Persons empowered or selected to determine whether an Indemnified Person is entitled to
indemnification shall not have made a determination within 60 days after receipt by the Company of the request therefor, the requisite determination of entitlement to indemnification shall be deemed to have been made and such Indemnified Person
shall be entitled to such indemnification, absent a prohibition of such indemnification under applicable law; provided, that 
 (i) such 60-day period may be extended for a reasonable time, not to exceed an additional 30 days, if the Person or Persons making the determination with respect to entitlement to indemnification in good
faith requires such additional time for the obtaining or evaluating of documentation and/or information relating thereto; and 

(ii) the provisions of this Section 12(c) shall not apply (1) if the determination of entitlement to indemnification is to be
made by the stockholders pursuant to 

  
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Section 11(a) of this Agreement and if (A) within 15 days after receipt by the Company of the request for such determination the Board has resolved to submit such determination to the
stockholders for their consideration at an annual meeting thereof to be held within 75 days after such receipt and such determination is made thereat, or (B) a special meeting of stockholders is called within 15 days after such receipt for the
purpose of making such determination, such meeting is held for such purpose within 60 days after having been so called and such determination is made thereat, or (2) if the determination of entitlement to indemnification is made by Independent
Counsel pursuant to Section 11(a) of this Agreement. 
 (d) The termination of a Proceeding or of any claim, issue or
matter therein, by judgment, order, settlement or conviction, or upon a plea of nolo contendere or its equivalent, shall not of itself adversely affect the right of any Indemnified Person to indemnification or create a presumption that
Indemnitee did not act in good faith and in a manner which he reasonably believed to be in or not opposed to the best interests of the Company or, with respect to any criminal Proceeding, that Indemnitee had reasonable cause to believe that his
conduct was unlawful. 
 (e) Indemnitee shall be deemed to have acted in good faith if Indemnitee’s action is based on the
records or books of account of the Enterprise, including financial statements, or on information supplied to Indemnitee by the officers of the Enterprise in the course of their duties, or on the advice of legal counsel for the Enterprise or on
information or records given or reports made to the Enterprise by an independent certified public accountant or by an appraiser or other expert selected with the reasonable care by the Enterprise. The provisions of this Section 12(e) shall not
be deemed to be exclusive or to limit in any way the other circumstances in which Indemnitee may be deemed to have met the applicable standard of conduct set forth in this Agreement. 

(f) The knowledge and/or actions, or failure to act, of any director, officer, agent or employee of any Person shall not be imputed to
any Indemnified Person for purposes of determining the right to indemnification under this Agreement. 
 13. REMEDIES OF
INDEMNITEE. 
 (a) If: 
 (i) a determination is made pursuant to Section 11 of this Agreement that an Indemnified Person is not entitled to indemnification under this Agreement, 

(ii) advancement of Expenses is not timely made pursuant to Section 9 of this Agreement, 

(iii) no determination of entitlement to indemnification shall have been made pursuant to Section 11(a) of this Agreement within 45
days after receipt by the Company of the request for indemnification, 
 (iv) payment of indemnification is not made pursuant
to Section 5 or 6 or the last sentence of Section 11(a) of this Agreement within 10 days after receipt by the Company of a written request therefor, or 

  
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 (v) payment of indemnification pursuant to Section 3, 4 or 7 of this Agreement is not
made within 10 days after a determination has been made that an Indemnified Person is entitled to indemnification, 
 then an Indemnified Person
shall be entitled to an adjudication by a court of such Indemnified Person’s entitlement to such indemnification or advancement of Expenses. Alternatively, an Indemnified Person, at such Indemnified Person’s option, may seek an award in
arbitration to be conducted by a single arbitrator pursuant to the Commercial Arbitration Rules of the American Arbitration Association. The Company shall not oppose such Indemnified Person’s right to seek any such adjudication or award in
arbitration. 
 (b) If a determination shall have been made pursuant to Section 11(a) of this Agreement that an Indemnified
Person is not entitled to indemnification, any judicial proceeding or arbitration commenced pursuant to this Section 13 shall be conducted in all respects as a de novo trial, or arbitration, on the merits and such Indemnified Person
shall not be prejudiced by reason of that adverse determination. In any judicial proceeding or arbitration commenced pursuant to this Section 13, the Company shall have the burden of proving such Indemnified Person is not entitled to
indemnification or advancement of Expenses, as the case may be. 
 (c) If a determination shall have been made pursuant to
Section 11(a) of this Agreement that an Indemnified Person is entitled to indemnification, the Company shall be bound by such determination in any judicial proceeding or arbitration commenced pursuant to this Section 13, absent a
prohibition of such indemnification under applicable law. 
 (d) The Company shall be precluded from asserting in any judicial
proceeding or arbitration commenced pursuant to this Section 13 that the procedures and presumptions of this Agreement are not valid, binding and enforceable and shall stipulate in any such court or before any such arbitrator that the Company
is bound by all the provisions of this Agreement. The Company shall indemnify any Indemnified Person against any and all Expenses and, if requested by an Indemnified Person, shall (within 10 days after receipt by the Company of a written request
therefor) advance, to the extent not prohibited by applicable law, such expenses to such Indemnified Person, which are incurred by such Indemnified Person in connection with any Action brought by such Indemnified Person for indemnification or
advance of Expenses from the Company under this Agreement or under any directors’ and officers’ liability insurance policies maintained by the Company, regardless of whether such Indemnified Person ultimately is determined to be entitled
to such indemnification, advancement of Expenses or insurance recovery. 
 14. NON-EXCLUSIVITY; SURVIVAL OF RIGHTS; SUBROGATION.

 (a) The rights provided by this Agreement shall not be deemed exclusive of any other rights to which an Indemnified Person
may at any time be entitled under applicable law, the Charter, the Bylaws, any agreement, a vote of stockholders or a resolution of directors, or otherwise. No amendment, alteration or repeal of this Agreement or of any provision hereof shall limit
or restrict any right of an Indemnified Person under this Agreement in respect of any action taken or omitted by such Indemnified Person prior to such amendment, alteration or repeal. To the extent that a change in Delaware law, whether by statute
or judicial decision, 

  
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permits greater indemnification or advancement of Expenses than would be afforded currently under the Charter, the Bylaws and this Agreement, it is the intent of the parties hereto that each
Indemnified Person shall enjoy by this Agreement the greater benefits so afforded by such change. No right or remedy herein conferred is intended to be exclusive of any other right or remedy, and every other right and remedy shall be cumulative and
in addition to every other right and remedy given hereunder or now or hereafter existing at law or in equity or otherwise. The assertion or employment of any right or remedy hereunder, or otherwise, shall not prevent the concurrent assertion or
employment of any other right or remedy. 
 (b) To the extent that the Company maintains an insurance policy or policies
providing liability insurance for directors, officers, employees, or agents of the Company or of any other Person that Indemnitee serves at the request of the Company, Indemnitee shall be an insured under such policy or policies in accordance with
its or their terms to the maximum extent of the coverage available for any such director, officer, employee or agent under such policy or policies. The Company agrees to promptly notify Indemnitee of any material change in any such policy. The
Company may, but will not be required to, create a trust fund, grant a security interest or use other means, including, without limitation, a letter of credit, to ensure the payment of such amounts as may be necessary to satisfy the obligations to
indemnify and advance Expenses pursuant to this Agreement. If, at the time of the receipt of a notice of a claim pursuant to the terms hereof, the Company has director and officer liability insurance in effect, the Company shall give prompt notice
of the commencement of such proceeding to the insurers in accordance with the procedures set forth in the respective policies. The Company and Indemnitee shall mutually cooperate and take all reasonable actions to cause such insurers to pay on
behalf of the insureds, all amounts payable as a result of such proceeding in accordance with the terms of all applicable policies. 
 (c) The Company shall be subrogated to the extent of any payment under this Agreement to all of the rights of recovery of Indemnitee, who shall execute all papers required and take all action necessary to
secure such rights, including execution of such documents as are necessary to enable the Company to bring suit to enforce such rights. The Corporation shall pay or reimburse all Expenses actually and reasonably incurred by any Indemnified Person in
connection with such subrogation. 
 (d) The Company shall not be liable under this Agreement to make any payment of amounts
otherwise indemnifiable (or for which advancement is provided hereunder) hereunder if and to the extent that the Indemnified Person has otherwise actually received such payment under any insurance policy, the Charter, the Bylaws, contract, agreement
or otherwise. 
 (e) The Company’s obligation to indemnify or advance Expenses hereunder to Indemnitee who is or was
serving at the request of the Company as a director, officer, employee or agent of any Person shall be reduced by any amount Indemnitee has actually received as indemnification or advancement of expenses from such other Person. 

15. DURATION OF AGREEMENT, SUCCESSORS AND ASSIGNS. This Agreement shall continue until and terminate upon the later of:
(a) ten years after Indemnitee has ceased to occupy any positions or have any relationships described in Section 2 of this Agreement; and (b) the final termination of all Proceedings pending or threatened during such

  
 12 

 
period to which any Indemnified Person may be subject. This Agreement shall be binding upon the Company and its successors and assigns and shall inure to the benefit of and be enforceable by each
Indemnified Person and his personal and legal representatives, heirs, executors, administrators, distributees, legatees and other successors. 
 16. SECURITY. To the extent requested by an Indemnified Person and approved by the Board of Directors of the Company, the Company may at any time and from time to time provide security to such
Indemnified Person for the Company’s obligations hereunder through an irrevocable bank line of credit, funded trust or other collateral. Any such security, once provided to an Indemnified Person, may not be revoked or released without the prior
written consent of such Indemnified Person. 
 17. SEVERABILITY. If any provision or provisions of this Agreement or any
application of any provision hereof shall be held to be invalid, illegal or unenforceable for any reason whatsoever: 
 (a) the
validity, legality and enforceability of the remaining provisions of this Agreement (including without limitation, each portion of any Section of this Agreement containing any such provision held to be invalid, illegal or unenforceable, that is not
itself invalid, illegal or unenforceable) shall not in any way be affected or impaired thereby and shall remain enforceable to the fullest extent permitted by law; 
 (b) such provision or provisions shall be deemed reformed to the extent necessary to conform to applicable law and to give the maximum effect to the intent of the parties hereto; and 

(c) to the fullest extent possible, the provisions of this Agreement (including, without limitation, each portion of any Section of this
Agreement containing any such provision held to be invalid, illegal or unenforceable, that is not itself invalid, illegal or unenforceable) shall be construed so as to give effect to the intent manifested thereby. 

18. ENFORCEMENT. 
 (a) The Company expressly confirms and agrees that it has entered into this Agreement and assumed the obligations imposed on it hereby to induce Indemnitee to serve as a director and/or officer of the
Company and the Company acknowledges that Indemnitee is relying upon this Agreement in serving as a director and/or officer of the Company. 
 (b) This Agreement constitutes the entire agreement between the parties hereto with respect to the subject matter hereof and supersedes all prior agreements and understandings, oral, written and implied,
between the parties hereto with respect to the subject matter hereof; provided, that this Agreement is a supplement to and in furtherance of the Charter, the Bylaws and applicable law, and shall not be deemed a substitute therefor, nor to
diminish or abrogate any rights of any Indemnified Person thereunder. 
 19. MODIFICATION AND WAIVER. No supplement,
modification or amendment of this Agreement shall be binding unless executed in writing by the parties thereto. No waiver 

  
 13 

 
of any of the provisions of this Agreement shall be deemed or shall constitute a waiver of any other provisions of this Agreement nor shall any waiver constitute a continuing waiver. 

20. NOTICES. Any notices or other communications required or permitted under, or otherwise in connection with this Agreement,
shall be in writing and shall be deemed to have been duly given when delivered in person or upon confirmation of receipt when transmitted by facsimile transmission (but only if followed by transmittal by national overnight courier or hand for
delivery on the next business day) or on receipt after dispatch by registered or certified mail, postage prepaid, addressed, or on the next business day if transmitted by national overnight courier, in each case as follows: 

(a) if to the Company, directed to the Chief Executive Officer and General Counsel at its principal place of business; and 

(b) if to an Indemnified Person, to such address as set forth below Indemnitee’s name on the signature page to this Agreement; or
such other Persons or addresses as shall be furnished in writing by such Indemnified Person to the Company. 
 21.
CONTRIBUTION. To the fullest extent permissible by applicable law, if the indemnification provided for in this Agreement is unavailable to an Indemnified Person for any reason whatsoever, the Company, in lieu of indemnifying such Indemnified
Person, shall contribute to the amount incurred by such Indemnified Person, whether for judgments, fines, penalties, excise taxes, amounts paid or to be paid in settlement and/or for Expenses, in connection with any claim relating to an
indemnifiable event under this Agreement, in such proportion as is deemed fair and reasonable in light of all of the circumstances of such Proceeding in order to reflect (i) the relative benefits received by the Company and Indemnitee as a
result of the event(s) and/or transaction(s) giving cause to such Proceeding; and/or (ii) the relative fault of the Company (and its directors, officers, employees and agents) and Indemnitee in connection with such event(s) and/or
transaction(s). The relative fault of a Person shall be determined by reference to, among other things, the degree to which such Person’s: (i) actions were motivated by intent to gain personal profit or advantage; (ii) liability is
primary or secondary; and (iii) conduct is active or passive. 
 22. APPLICABLE LAW AND CONSENT TO JURISDICTION.
This Agreement and the legal relations among the parties shall be governed by, and construed and enforced in accordance with, the laws of the State of Delaware, without regard to its conflict of laws rules. Except with respect to any arbitration
commenced by an Indemnified Person pursuant to Section 13 of this Agreement, the parties hereby irrevocably and unconditionally: 
 (a) agree that any action or proceeding arising out of or in connection with this Agreement shall be brought only in the Chancery Court of the State of Delaware, and not in any other state or federal
court in the United States of America or any court in any other country; 
 (b) consent to submit to the exclusive jurisdiction
of the Chancery Court of the State of Delaware for purposes of any action or proceeding arising out of or in connection with this Agreement; 

  
 14 

 (c) appoint, to the extent such party is not otherwise subject to service of process in the
State of Delaware, irrevocably Corporation Service Company, 2711 Centreville Road, Suite 400, Wilmington, Delaware 19808 as its agent in the State of Delaware as such party’s agent for acceptance of legal process in connection with any such
action or proceeding against such party with the same legal force and validity as if served upon such party personally within the State of Delaware; 
 (d) waive any objection to the laying of venue of any such action or proceeding in the Chancery Court of the State of Delaware, and 

(e) waive, and agree not to plead or to make, any claim that any such action or proceeding brought in the Chancery Court of the State of
Delaware has been brought in an improper or inconvenient forum. 
 23. COUNTERPARTS. This Agreement may be executed in
one or more counterparts, each of which shall for all purposes be deemed to be an original but all of which together shall constitute one and the same Agreement. Only one such counterpart signed by the party against whom enforceability is sought
needs to be produced to evidence the existence of this Agreement. 
 24. THIRD PARTY BENEFICIARIES. Except as otherwise
set forth herein, nothing in this Agreement is intended or shall be construed to entitle any Person, other than the parties hereto and each other Indemnified Person, and their respective transferees and assigns permitted hereby, to any claim, cause
of action, remedy or right of any kind in respect of this Agreement. 
 25. MISCELLANEOUS. Use of the masculine pronoun
shall be deemed to include usage of the feminine pronoun where appropriate. The headings of the paragraphs of this Agreement are inserted for convenience only and shall not be deemed to constitute part of this Agreement or to affect the construction
thereof. 

  
 15 

 IN WITNESS WHEREOF, the parties have caused this Agreement to be signed as of the day and
year first above written. 
  

							
	 ORCHARD SUPPLY HARDWARE
 STORES
CORPORATION
	 		 	INDEMNITEE
			
	  
	 		 	  

	By:	 		 		 	
	Its:	 		 	Name:	 	  

							
				
		 		 	Address:	 	  

				
		 		 		 	  

 Orchard Supply Hardware LLC hereby unconditionally guarantees the due and punctual payment and
performance of all obligations of the Company under this Agreement in accordance with the terms set forth herein. 
  

			
	ORCHARD SUPPLY HARDWARE LLC
		
	By:	 	 Orchard Supply Hardware Stores

Corporation, its Managing Member

		
		 	  

		 	By:
		 	Its:

  
 16Purchase and Sale Agreement

 Exhibit 10.31 
 PURCHASE AND SALE AGREEMENT 
 BETWEEN 

OSH PROPERTIES LLC, a Delaware limited liability company 
 (“Seller”) 
 and 

LBA REALTY LLC, a Delaware limited liability company 
 (“Buyer”) 
 FOR PREMISES LOCATED AT 

2650 NORTH MAC ARTHUR BOULEVARD, TRACY, CALIFORNIA 
 DATED 
 OCTOBER 24, 2011 

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
			
	1.	  	 Property Included in Sale
	  	 	1	  
			
	2.	  	 Purchase Price
	  	 	2	  
			
	3.	  	 Title to the Property
	  	 	2	  
			
	4.	  	 Due Diligence and Time for Satisfaction of Conditions
	  	 	3	  
			
	5.	  	 Conditions to Closing
	  	 	3	  
			
	6.	  	 Remedies
	  	 	6	  
			
	7.	  	 Closing and Escrow
	  	 	6	  
			
	8.	  	 Representations and Warranties of Seller
	  	 	9	  
			
	9.	  	 Representations and Warranties of Buyer
	  	 	11	  
			
	10.	  	 Buyer and Seller Indemnification
	  	 	12	  
			
	11.	  	 Risk of Loss
	  	 	12	  
			
	12.	  	 Possession
	  	 	13	  
			
	13.	  	 Maintenance of the Property
	  	 	14	  
			
	14.	  	 New Contracts; Termination of Existing Contracts
	  	 	14	  
			
	15.	  	 Insurance
	  	 	14	  
			
	16.	  	 Cooperation with Buyer
	  	 	14	  
			
	17.	  	 Miscellaneous
	  	 	14	  

  
 -i-

 PURCHASE AND SALE AGREEMENT 

THIS PURCHASE AND SALE AGREEMENT (this “Agreement”) is dated as of October 24, 2011, by and between OSH PROPERTIES
LLC, a Delaware limited liability company (“Seller”), and LBA REALTY LLC, a Delaware limited liability company (“Buyer”). 
 IN CONSIDERATION of the respective agreements hereinafter set forth, Seller and Buyer agree as follows: 
 1. Property Included in Sale. Seller hereby agrees to sell and convey to Buyer, and Buyer hereby agrees to purchase from Seller, subject to the terms and conditions set forth herein, the following:

 (a) that certain real property commonly known as 2650 North MacArthur Boulevard located in the City of Tracy and
County of San Joaquin, California and being more particularly described in Exhibit A attached hereto and incorporated herein by this reference (the “Real Property”); 

(b) to the extent owned by Seller, all rights, privileges and easements appurtenant to the Real Property, including, without
limitation, all minerals, oil, gas and other hydrocarbon substances on and under the Real Property, as well as all development rights, air rights, water, water rights, riparian rights and water stock relating to the Real Property and any
rights-of-way or other appurtenances used in connection with the beneficial use and enjoyment of the Real Property and all of Seller’s right, title and interest in and to all roads and alleys adjoining or servicing the Real Property
(collectively, the “Appurtenances”); 
 (c) all improvements and fixtures located on the Real Property,
including, without limitation, all buildings and structures presently located on the Real Property, all apparatus, equipment and appliances used in connection with the operation or occupancy of the Real Property, such as heating and air conditioning
systems and facilities used to provide any utility, refrigeration, ventilation, garbage disposal, or other services on the Real Property, and along with all on-site parking (collectively, the “Improvements”); 

(d) that personal property owned by Seller and described in Exhibit B attached hereto and incorporated herein by this
reference (the “Personal Property”); and 
 (e) intangible personal property now or hereafter owned by
Seller and used in the ownership, use or operation of the Real Property, Improvements and Personal Property, described as follows: guaranties, warranties, indemnities, licenses, permits, plans, specifications and similar documents and rights,
together with, to the extent approved by Buyer pursuant to this Agreement, any contract or lease rights, utility contracts or other agreements or rights relating to the ownership, use and operation of the Property, as defined below (collectively,
the “Intangible Property”). 
 All of the items referred to in Subparagraphs (a), (b),
(c), (d) and (e) above are collectively referred to as the “Property.” 

  
 1 

 2. Purchase Price. 

(a) The purchase price of the Property (“Purchase Price”) is Twenty-One Million Two Hundred Fifty Thousand and
No/100 Dollars ($21,250,000.00), subject to reduction by any credits due Buyer hereunder and increase by any credits due Seller hereunder. 
 (b) The Purchase Price shall be paid as follows: 
 (i) Buyer shall
deposit in escrow with First American Title Company (“Title Company”), having its office at 5 American Way, Santa Ana, California 92707 (Attn: Patty Beverly; (714) 250-8455 (p.beverly@firstam.com)), an initial deposit in
the amount of Five Million and No/100 Dollars ($5,000,000.00) (the “Deposit”) not later than the expiration of the Due Diligence Period (unless Buyer has previously terminated this Agreement). The Deposit shall be held by escrow in
an interest bearing account and interest accruing thereon shall be held with and become a part of the Deposit. In the event the sale of the Property as contemplated hereunder is consummated, the Deposit plus interest accrued thereon shall be
credited against the Purchase Price. 
 (ii) The balance of the Purchase Price (i.e., the Purchase Price less the
Deposit), as decreased by any prorations payable by Seller hereunder and increased by any portion payable by Buyer hereunder, shall be paid to Seller in immediately available funds at the closing of the purchase and sale contemplated hereunder (the
“Closing”). 
 (c) Independent Consideration. Contemporaneously with the execution and delivery of this
Agreement, Purchaser has paid to Seller as further consideration for this Agreement, in cash, the sum of One Hundred Dollars ($100.00) (the “Independent Consideration”), in addition to the Deposit and the balance of the Purchase
Price and independent of any other consideration provided hereunder, which Independent Consideration is fully earned by Seller and is non-refundable under any circumstances. 
 3. Title to the Property. 
 (a) At the Closing, Seller shall convey
to Buyer marketable and insurable fee simple title to the Real Property, the Appurtenances and the Improvements, by duly executed and acknowledged grant deed substantially in the form of Exhibit D attached hereto and incorporated herein by this
reference (the “Deed”). Evidence of delivery of marketable and insurable fee simple title shall be the issuance by Title Company to Buyer of a 2006 ALTA Extended Coverage Owner’s Policy of Title Insurance in the amount of the
Purchase Price, insuring fee simple title to the Real Property, the Appurtenances and the Improvements in Buyer, and otherwise in the form of the Pro Forma Owner’s Policy (as defined below), including, without limitation any and all
endorsements contained therein (collectively, the “Title Policy”). 
 (b) At the Closing, Seller shall
transfer title to the Personal Property by a bill of sale in the form of Exhibit E attached hereto and incorporated herein by this reference (the “Bill of Sale”), such title to be free of any liens, encumbrances or
interests. 

  
 2 

 (c) At the Closing, Seller shall transfer title to the Intangible Property by such
instruments as Buyer may reasonably determine to be necessary, including, without limitation, an assignment of Intangible Property in the form attached of Exhibit F attached hereto and incorporated herein by this reference (the
“Assignment of Intangible Property”), pursuant to which Buyer shall assume only those Service Contracts (as defined in Paragraph 5(c) below) and Other Documents (as defined in Paragraph 5(c) below) which
appear on the Schedule of Agreements (as defined below) and which are not required to be terminated prior to Closing pursuant to the provisions of Paragraph 14(b) below (collectively, the “Assumed Contracts”).

 4. Due Diligence and Time for Satisfaction of Conditions. Buyer, or its designees, shall commence due diligence with
respect to the Property promptly upon Seller’s and Buyer’s mutual execution hereof (the “Execution Date”), and the due diligence period shall expire on October 27, 2011 (such period being hereinafter referred to as
the “Due Diligence Period”). Seller agrees to deliver or make available to Buyer, at Seller’s cost and expense, all of the items described in Paragraph 5 below as to the date hereof. Seller may make all or some of
such items available to Buyer by placing such items in, and providing Buyer access to, an on-line electronic vault (i.e. an FTP site). 
 Notwithstanding anything in this Agreement to the contrary, Buyer shall have the right to terminate this Agreement for any reason or for no reason whatsoever at any time during the Due Diligence Period.
This Paragraph 4 is subject to, and shall not serve to modify or limit, any right or remedy of Buyer arising under Paragraph 6(b) of this Agreement. 
 5. Conditions to Closing. The following conditions are precedent to Buyer’s obligation to purchase the Property (collectively, the “Conditions Precedent”): 

(a) Buyer’s review and approval of title to the Property, as follows: 

(i) a current preliminary title report on the Real Property, issued by Title Company, accompanied by copies of all documents
referred to in the report (collectively, the “Preliminary Report”); 
 (ii) Seller’s existing ALTA
survey of the Real Property and Improvements prepared by a surveyor licensed in the State in which the Property is located. Buyer shall have the right, at Buyer’s cost and expense, to update or recertify said survey; and 

(iii) copies of the property tax bills for the Property for the past three (3) years. 

Buyer shall, prior to the expiration of the Due Diligence Period, provide written notice to Seller and Title Company setting forth
(A) any items contained in the Preliminary Report and/or the survey of the Property to which Buyer objects and (B) any and all endorsements required by Buyer, in Buyer’s sole discretion. Any item contained in the Preliminary Report or
the survey of the Property to which Buyer does not object in writing within such time period shall be deemed to be approved by Buyer. Anything to the contrary notwithstanding, in no event shall Seller be obligated to remove any item disapproved by
Buyer, except that Seller agrees that it shall discharge, prior to Closing, all monetary liens and encumbrances affecting the Property other 

  
 3 

 
than non-delinquent taxes and assessments, regardless of whether or not Buyer shall provide written notice of its objection to the same. 

(b) Buyer’s review and approval, within the Due Diligence Period, of a pro forma Title Policy (the “Pro Forma
Owner’s Policy”). The Pro Forma Owner’s Policy shall show title to the Property vested in Buyer, or such other persons or entities designated by Buyer, subject only to the lien of real property taxes for the current fiscal year
not yet due and payable and exceptions on the Preliminary Report accepted or deemed accepted by Buyer pursuant to Paragraph 5(a) above, and shall contain such endorsements as Buyer shall require pursuant to Paragraph 5(a)
above. Buyer shall cause a copy of the Pro Forma Owner’s Policy to be delivered to Seller prior to the expiration of the Due Diligence Period. At Closing, Title Company shall be irrevocably committed to issue to Buyer the Title Policy in the
form of the Pro Forma Owner’s Policy. 
 (c) Buyer’s review and approval, within the Due Diligence Period, of
all documents evidencing or securing all service contracts, utility contracts, maintenance contracts, management contracts, leasing contracts, and brokerage and leasing commission agreements which, by their terms, shall continue after Closing,
certificates of occupancy, presently effective warranties, indemnities or guaranties received by Seller from any contractors, subcontractors, suppliers or materialmen in connection with any construction, repairs or alterations of the Improvements or
any tenant improvements, reports of insurance carriers insuring the Property and each portion thereof respecting the claims history of the Property, if any, environmental reports, subdivision or zoning documents, soils reports, insurance policies,
insurance certificates of Tenants (as defined in Paragraph 5(h) below), and other contracts or documents affecting the Property (collectively, the “Service Contracts”); such other information and documents relating to
the Property that is specifically and requested by Buyer of Seller in writing during the Due Diligence Period (but only to the extent such information or documents either are in the possession or control of Seller, or any affiliate of Seller)
(collectively, the “Other Documents”); and a schedule (the “Schedule of Agreements,” which is attached hereto as Exhibit I) setting forth an exclusive list of all of the Service Contracts. 

(d) Buyer’s review and approval, within the Due Diligence Period, of the structural, mechanical, electrical and other
physical characteristics and condition of the Property, structural calculations for the Improvements, if any, site plans, engineering reports and plans, landscape plans, and floor plans, certified copies of the as-built plans and specifications for
the Property. Such review may include, at Buyer’s option, an examination for the presence or absence of hazardous material and/or asbestos containing material, which shall be performed or arranged by Buyer at Buyer’s sole expense. In the
event that Buyer’s consultants reasonably determine that, based upon their Phase I examination of the Real Property, a Phase II examination is necessary with respect to all or a part of the Real Property, Buyer may elect to perform a Phase
II examination of the Real Property, provided that Buyer obtains Seller’s prior written consent, which consent shall not unreasonably be withheld or delayed. 
 (e) Buyer’s review and approval, within the Due Diligence Period, of all governmental permits and approvals relating to the construction, operation, use or occupancy of the Property, and all
zoning, land-use, subdivision, environmental, building and construction 

  
 4 

 
laws and regulations restricting or regulating or otherwise affecting the use, occupancy or enjoyment of the Property. 
 (f) Buyer’s and Seller’s entry into a Lease for the Property in the form attached hereto as Exhibit C (the “Lease”). 

(g) All of Seller’s representations and warranties contained in or made pursuant to this Agreement shall have been true and
correct when made and shall be true and correct as of the Closing Date. Notwithstanding anything in this Agreement to the contrary, should a representation and warranty made by Seller under this Agreement be true and correct as of the Agreement
Date, but due to no act or omission of Seller become untrue and/or incorrect as of the Closing Date, Buyer’s sole remedy shall be to terminate this Agreement pursuant to Section 6(b) below prior to Closing (in which event the
parties shall be relieved of all obligations under this Agreement, except for those that expressly survive and except as set forth in Section 6(b) below), or to proceed with the Closing in which event Seller shall have no liability with
regard to such representation/warranty that became untrue and/or incorrect. 
 (h) Seller shall have performed and
observed, in all material respects, all covenants and agreements of this Agreement to be performed and observed by Seller as of the date of Closing. 
 The Conditions Precedent contained in Paragraphs 5(a) through (h) are intended solely for the benefit of Buyer. Subject to the provisions of Paragraph 6 below, if any of the
Conditions Precedent is not satisfied, Buyer shall have the right in its sole discretion either to waive in writing the Condition Precedent and proceed with the purchase or terminate this Agreement. If Buyer shall not have approved or waived in
writing all of the Conditions Precedent which state that they shall be satisfied within the Due Diligence Period by the end of the Due Diligence Period, then this Agreement shall automatically terminate. In addition, as to all Conditions Precedent
which do not expressly state that they are to be satisfied within the Due Diligence Period, then if Buyer shall not have approved or waived the same by the Closing Date, at Buyer’s option this Agreement shall terminate. In the event of the
termination of this Agreement pursuant to the provisions of this Paragraph 5, then the Deposit shall be returned to Buyer. Anything in this Agreement to the contrary notwithstanding, Seller’s obligation to provide documents and
materials to Buyer shall only apply to the extent that such documents/materials are in Seller’s possession or control. After completion of any inspections or examinations by Buyer, Buyer shall, at Buyer’s expense, promptly cause
(1) all borings to be plugged or capped in a safe manner; (2) all property, both real and personal, and improvements, if any, damaged or destroyed by Buyer or Buyer’s representatives to be repaired, restored or replaced substantially
to its pre-existing condition; and (3) any debris resulting from the investigations and examinations to be removed from the Property. Buyer shall keep the Property free from any liens arising from or related to the investigations and
examinations. Buyer shall furnish to Seller copies of all final reports resulting from or relating to the investigations and examinations without any representation or warranty with respect thereto. 

Seller’s obligation to consummate the sale of the Property shall be subject to Buyer having performed and observed, in all material
respects, all covenants and agreements of this Agreement to be performed and observed by Buyer as of the date of Closing. 

  
 5 

 6. Remedies. 

(a) In the event the sale of the Property is not consummated because of the failure of any condition or any other reason except a
default under this Agreement on the part of Buyer, the Deposit plus interest accrued thereon shall immediately be returned to Buyer. IF SAID SALE IS NOT CONSUMMATED BECAUSE OF A DEFAULT UNDER THIS AGREEMENT ON THE PART OF BUYER, THE DEPOSIT PLUS
INTEREST ACCRUED THEREON SHALL BE PAID TO AND RETAINED BY SELLER AS LIQUIDATED DAMAGES. THE PARTIES HAVE AGREED THAT SELLER’S ACTUAL DAMAGES, IN THE EVENT OF A DEFAULT BY BUYER, WOULD BE EXTREMELY DIFFICULT OR IMPRACTICABLE TO DETERMINE.
THEREFORE, BY PLACING THEIR INITIALS BELOW, THE PARTIES ACKNOWLEDGE THAT THE DEPOSIT PLUS INTEREST ACCRUED THEREON HAS BEEN AGREED UPON, AFTER NEGOTIATION, AS THE PARTIES’ REASONABLE ESTIMATE OF SELLER’S DAMAGES AND AS SELLER’S
EXCLUSIVE REMEDY AGAINST BUYER, AT LAW OR IN EQUITY, IN THE EVENT OF A DEFAULT UNDER THIS AGREEMENT ON THE PART OF BUYER. 
  

					
	INITIALS:	 	Seller                         	 	Buyer                         

 (b) In the event the sale of the Property is not consummated because of a default under this
Agreement on the part of Seller or the failure of the Condition Precedents set forth in Paragraphs 5(f), 5(g) and/or 5(h) above, Buyer may elect as its sole remedy to either (1) terminate this Agreement by delivery of
notice of termination to Seller, whereupon (A) the Deposit plus all interest accrued thereon shall be immediately returned to Buyer, and (B) Seller shall reimburse Buyer (such reimbursement not to exceed a total of Fifty Thousand Dollars
($50,000)) for any and all out of pocket costs actually incurred by Buyer in connection with the negotiation, execution and performance of its due diligence under this Agreement, including, without limitation, reasonable attorneys’ fees and
expenses, and, upon such return and reimbursement neither party shall have any further rights or obligations hereunder, or (2) continue this Agreement pending Buyer’s action for specific performance and/or damages hereunder, including
Buyer’s costs and expenses incurred hereunder. 
 7. Closing and Escrow. 

(a) Promptly following the Execution Date, the parties hereto shall each deposit an original executed counterpart of this
Agreement with Title Company and Title Company shall notify the parties, in writing, of its receipt of such counterparts (the “Opening of Escrow”). This Agreement shall serve as escrow instructions to Title Company, as escrow
holder, for consummation of the purchase and sale contemplated hereby. Seller and Buyer agree to execute such additional or supplementary escrow instructions as may be appropriate to enable the escrow holder to comply with the terms of this
Agreement; provided, however, that in the event of any conflict between the provisions of this Agreement and any such additional or supplementary escrow instructions, the terms of this Agreement shall control. 

(b) The Closing shall be on or before October 28, 2011, as the same may be extended pursuant to the terms of this Agreement
or by agreement of Buyer and Seller (the “Closing Date”). In the event the Closing does not occur on or before the Closing Date, the 

  
 6 

 
escrow holder shall, unless it is notified by either party to the contrary within five (5) days after the Closing Date, return to the depositor thereof items which were deposited hereunder.
Any such return shall not, however, relieve either party of any liability it may have for its wrongful failure to consummate the transaction contemplated hereby. 
 (c) At or before the Closing, Seller shall deposit with Title Company, in escrow, the following: 
 (i) a duly executed and acknowledged Deed; 
 (ii) four
(4) originals of a duly executed Bill of Sale; 
 (iii) four (4) originals of a duly executed Lease;

 (iv) originals of the Service Contracts and the Other Documents not previously delivered to Buyer pursuant to
Paragraph 5(c) above; 
 (v) four (4) originals of a duly executed Assignment of Intangible Property;

 (vi) originals of the building permits and certificates of occupancy for the Improvements and all occupied space
included within the Improvements not previously delivered to Buyer pursuant to Paragraph 5 above; 
 (vii)
four (4) originals of a duly executed affidavit pursuant to Section 1445(b)(2) of the Federal Code, and on which Buyer is entitled to rely, that Seller is not a “foreign person” within the meaning of Section 1445(f)(3)
of the Federal Code, in the form of Exhibit K attached hereto and incorporated herein by this reference; 
 (viii)
four (4) originals of a completed and duly executed California Form 593 C; 
 (ix) such resolutions,
authorizations and organizational documents relating to Seller and its members, partners, principals or shareholders, as applicable, as shall be reasonably required by Title Company and an owner’s affidavit, on Title Company’s standard
form, and such other affidavits, indemnities and similar documents as may be reasonably required by Title Company, each completed and duly executed by Seller; 
 (x) a closing statement duly executed by Seller in form and content satisfactory to Buyer and Seller; and 
 (xi) any other instruments, records or correspondence called for hereunder which have not previously been delivered to Buyer. 

(d) At or before the Closing, Buyer shall deposit with Title Company, in escrow, the following: 

(i) four (4) originals of a duly executed Lease; 

  
 7 

 (ii) four (4) originals of a duly executed Assignment of Intangible Property;

 (iii) closing statement duly executed by Buyer in form and content satisfactory to Buyer and Seller; 

(iv) such resolutions, authorizations and organizational documents relating to Buyer and its members, partners, principals or
shareholders, as applicable, as shall be reasonably required by Title Company; and 
 (v) the balance of the Purchase
Price (plus any other sums owed by Buyer). 
 (e) Seller and Buyer shall each deposit such other instruments as are
reasonably required by the escrow holder or otherwise required to close the escrow and consummate the transaction contemplated hereby in accordance with the terms hereof. 
 (f) The following are to be apportioned as of the Closing Date, as follows: 
 (i) Utility Charges. Seller shall cause all the utility meters to be read on the Closing Date, and will be responsible for the cost of all utilities used prior to the Closing Date, except to the
extent such utility charges are billed to and paid by Tenants directly. 
 (ii) Other Apportionments. Amounts payable
under the Assumed Contracts, annual or periodic permit and/or inspection fees (calculated on the basis of the period covered), insurance premiums (as to those policies, if any, that Buyer continues after the Closing), and liability for other
Property operation and maintenance expenses and other recurring costs shall be apportioned as of the Closing Date. Buyer shall pay for any update to the ALTA survey of the Property, and for the ALTA portion of the premium for the Title Policy and
any endorsements. Seller shall pay the CLTA portion of the premium for the Title Policy. Escrow fees and recording fees, if any, shall be paid in equal shares by Buyer and Seller. Seller shall pay the cost of the documentary transfer taxes
applicable to the sale. Seller shall be responsible for all costs incurred in connection with the prepayment or satisfaction of any loan or bond secured by the Property including, without limitation, any prepayment fees, penalties or charges. All
other costs and charges of the escrow for the sale not otherwise provided for in this Subparagraph 7(f)(ii) or elsewhere in this Agreement shall be allocated in accordance with the closing customs for San Joaquin County, California.

 (iii) Real Estate Taxes and Special Assessments. Non delinquent general real estate taxes for the tax year of the
Closing and any non-delinquent bonds or assessments against the Property, including interest in connection payable therewith, for the tax year of the Closing shall be prorated by Seller and Buyer as of the Closing Date. 

(iv) Preliminary Closing Adjustment. Seller and Buyer shall jointly prepare a preliminary Closing adjustment on the basis of the
Leases and other sources of income and expenses, and shall deliver such computation to the Title Company prior to Closing. 

  
 8 

 (v) Post-Closing Reconciliation. Subject to the provisions of
Subparagraph 7(f)(iii) above, if any of the aforesaid prorations cannot be calculated accurately on the Closing Date, then they shall be calculated as soon after the Closing Date as feasible, but in any event, not later than thirty
(30) days after the last of the calendar year in which the Closing shall occur. Either party owing the other party a sum of money based on such subsequent proration(s) shall promptly pay said sum to the other party. 

(vi) Survival; Payment by Tenant. The provisions of this Paragraph 7(f) shall survive the Closing. The parties
acknowledge that an entity related to Seller is leasing the Property, and that under the proposed lease many of the items delineated above for apportionment will actually become the obligation of the new tenant. To the extent that is the case,
Seller and the new tenant will address the payment and transitioning of the charges and related accounts (e.g. utility charges) set forth above. 
 (g) At Closing, Title Company shall: 
 (i) at such time as Title
Company is irrevocably obligated to issue the Title Policy to Buyer, record the Deed in the Official Records of San Joaquin County, California. 
 (ii) upon confirmation that the Deed has been recorded pursuant to Subparagraph 7(g)(i) above, deliver to Seller the Purchase Price (as adjusted for the prorations hereunder) by wire
transfer of immediately available federal funds to a bank account designated by Seller in writing to Title Company prior to the Closing. 
 (iii) deliver to each of Seller and Buyer two (2) fully executed counterparts of the instruments described in Subparagraphs 7(c)(ii), (iii), (v), (vii) and
(viii) above. 
 (iv) deliver to Buyer the instruments described in Subparagraphs 7(c)(iv),
(vi) and (x) above. 
 (v) deliver to Seller and Buyer the closing statements approved by Seller
and Buyer, as applicable. 
 (vi) deliver the Title Policy to Buyer. 

8. Representations and Warranties of Seller. Seller hereby represents and warrants to and covenants with Buyer as follows:

 (a) Seller is a limited liability company duly organized and validly existing and in good standing under the laws of
the State of Delaware; this Agreement and all documents executed by Seller which are to be delivered to Buyer at the Closing are and at the time of the Closing will be duly authorized, executed and delivered by Seller, are and at the time of the
Closing will be legal, valid and binding obligations of Seller enforceable against Seller in accordance with their respective terms, are and at the time of the Closing will be sufficient to convey title (if they purport to do so), and do not and at
the time of the Closing will not violate any provision of any agreement or judicial order to which Seller or the Property is subject. 

  
 9 

 (b) Seller is not a “foreign person” within the meaning of
Section 1445(f)(3) of the Federal Code. 
 (c) Seller has not either filed or been the subject of any filing of a
petition under the Federal Bankruptcy Law or any federal or state insolvency laws or laws for composition of indebtedness or for the reorganization of debtors. 
 (d) Except as disclosed on Exhibit G, there is no litigation pending or, to the best of Seller’s knowledge, threatened, against Seller or any basis therefor that arises out of the
ownership of the Property or that might detrimentally affect the value or the use or operation of the Property for its intended purpose or the ability of Seller to perform its obligations under this Agreement. 

(e) Except as disclosed to Buyer in writing prior to the date hereof, Seller does not have knowledge of any condemnation,
environmental, zoning or other land-use regulation proceedings, either instituted or planned to be instituted, which would detrimentally affect the use, operation or value of the Property, nor has Seller received notice of any special assessment
proceedings affecting the Property (other than as set forth in the Preliminary Report). 
 (f) Seller has received no
written notice that the Property or the current use and operation thereof violate any applicable federal, state or municipal law, statute, code, ordinance, rule or regulation, except with respect to such violations as have been fully cured prior to
the date hereof. 
 (g) Seller knows of no facts nor has Seller failed to disclose any fact which would prevent Buyer
from using and operating the Property after the Closing in the manner in which it is currently operated. 
 (h) Seller
has delivered to Buyer a complete list of all service contracts, utility contracts, maintenance contracts, management contracts, leasing contracts, and brokerage and leasing commission agreements with respect to the Property which, by their terms,
shall continue after Closing (a copy of which is attached hereto as Exhibit I). The copies of the Service Contracts delivered or which will be delivered by Seller to Buyer pursuant to this Agreement are true, correct and complete copies
of such documents and agreements. 
 (i) There are no existing or pending leases, licenses or other agreements granting
to any party any right to occupy all or any portion of the Property. 
 (i) The copies of the reports, due diligence
materials and other documents and instruments delivered or which will be delivered by Seller to Buyer pursuant to this Agreement are true, correct and complete copies of such documents and instruments. 

(ii) Seller and, to Seller’s actual knowledge, each person or entity owning an interest in Seller is (i) not currently
identified on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) and/or on any other similar list maintained by OFAC pursuant to any
authorizing statute, executive order or regulation (collectively, the “List”), and (ii) not a person or entity with whom a citizen of the United States is prohibited to engage in transactions by any

  
 10 

 
trade embargo, economic sanction, or other prohibition of United States law, regulation, or Executive Order of the President of the United States, and (iii) not an “Embargoed
Person,” to Seller’s actual knowledge, none of the funds or other assets of Seller constitute property of, or are beneficially owned, directly or indirectly, by any Embargoed Person (as hereinafter defined), and to Seller’s actual
knowledge, no Embargoed Person has any interest of any nature whatsoever in Seller (whether directly or indirectly). The term “Embargoed Person” means any person, entity or government subject to trade restrictions under U.S. law,
including but not limited to, the International Emergency Economic Powers Act, 50 U.S.C. § 1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or regulations promulgated thereunder. 

Whenever the phrase “to the best of Seller’s knowledge” or a similar phrase referencing the knowledge of Seller is used
herein, such phrase shall refer only to the actual knowledge of Seller’s property manager Anita Haws (which person Seller represents and warrants is the person most knowledgeable with respect to the Property and the operation thereof). There
shall be no obligation by Seller (or Anita Haws) to undertake any inspection or investigation. 
 EXCEPT AS EXPRESSLY SET FORTH
IN THIS AGREEMENT, IT IS UNDERSTOOD AND AGREED THAT SELLER IS NOT MAKING AND HAS NOT AT ANY TIME MADE ANY WARRANTIES OR REPRESENTATIONS OF ANY KIND OR CHARACTER, EXPRESSED OR IMPLIED, WITH RESPECT TO THE PROPERTY, INCLUDING, BUT NOT LIMITED TO, ANY
WARRANTIES OR REPRESENTATIONS AS TO HABITABILITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, ZONING, TAX CONSEQUENCES, LATENT OR PATENT PHYSICAL OR ENVIRONMENTAL CONDITION, UTILITIES, OPERATING HISTORY OR PROJECTIONS, VALUATION,
GOVERNMENTAL APPROVALS, THE COMPLIANCE OF THE PROPERTY WITH GOVERNMENTAL LAWS, THE TRUTH, ACCURACY OR COMPLETENESS OF THE PROPERTY DOCUMENTS OR ANY OTHER INFORMATION PROVIDED BY OR ON BEHALF OF SELLER TO BUYER, OR ANY OTHER MATTER OR THING REGARDING
THE PROPERTY. BUYER ACKNOWLEDGES AND AGREES THAT UPON CLOSING SELLER SHALL SELL AND CONVEY TO BUYER AND BUYER SHALL ACCEPT THE PROPERTY “AS IS, WHERE IS, WITH ALL FAULTS”, EXCEPT TO THE EXTENT EXPRESSLY PROVIDED OTHERWISE IN THIS
AGREEMENT. 
 9. Representations and Warranties of Buyer. Buyer hereby represents and warrants to Seller as follows:

 (a) Buyer is a limited liability company duly organized and validly existing and in good standing under the laws of
the State of Delaware; this Agreement and all documents executed by Buyer which are to be delivered to Seller at the Closing are and at the time of the Closing will be duly authorized, executed and delivered by Buyer, are and at the time of the
Closing will be legal, valid and binding obligations of Buyer enforceable against Buyer in accordance with their respective terms, and do not and at the time of the Closing will not violate any provision of any agreement or judicial order to which
Buyer is subject. Buyer has full and complete power and authority to enter into this Agreement and the Lease and to perform its obligations hereunder. 

  
 11 

 (b) Buyer has not filed nor been the subject of any filing of a petition under the
Federal Bankruptcy Law or any federal or state insolvency laws or laws for composition of indebtedness or for the reorganization of debtors. 
 (c) There is no litigation pending or, after due and diligent inquiry, to the best of Buyer’s knowledge, threatened, against Buyer or any basis therefor or that might detrimentally affect the
ability of Buyer to perform its obligations under this Agreement. 
 (d) Buyer represents and warrants that
(a) Buyer and, to Buyer’s actual knowledge, each person or entity owning an interest in Buyer is (i) not currently identified on the Specially Designated Nationals and Blocked Persons List maintained by the OFAC and/or on any other
similar List; (ii) not a person or entity with whom a citizen of the United States is prohibited to engage in transactions by any trade embargo, economic sanction, or other prohibition of United States law, regulation, or Executive Order of the
President of the United States; and (iii) not an “Embargoed Person” (b) to Buyer’s actual knowledge, none of the funds or other assets of Buyer constitute property of, or are beneficially owned, directly or
indirectly, by any Embargoed Person (as hereinafter defined), and (c) to Buyer’s actual knowledge, no Embargoed Person has any interest of any nature whatsoever in Buyer (whether directly or indirectly). 

10. Buyer and Seller Indemnification. Each party hereby agrees to indemnify the other party and defend and hold it harmless from
and against any and all claims, demands, liabilities, costs, expenses, penalties, damages and losses, including, without limitation, attorneys’ fees, resulting from (i) any misrepresentation or breach of warranty made by such party in
Paragraph 8 or Paragraph 9 of this Agreement, as applicable, or in any document, certificate, or Exhibit given or delivered to the other pursuant to or in connection with this Agreement, or (ii) post-Closing or
post-termination breach of a covenant which, by the terms hereof, survives the Closing or earlier termination of this Agreement. The provisions of this Paragraph 10 shall survive the Closing or the earlier termination of this Agreement;
provided that the representations and warranties of Seller and Buyer pursuant to Paragraph 8 and Paragraph 9 hereof, respectively, shall survive the Closing only for a period of two (2) years. 

11. Risk of Loss. If any of the Property is damaged or destroyed prior to the Closing Date, and such damage or destruction
(a) is fully covered by Seller’s insurance, except for the deductible amounts thereunder, and the insurer agrees to timely pay for the entire cost of such repair, and (b) would cost less than One Hundred Thousand Dollars and No/100
Dollars ($100,000.00) to repair or restore, then this Agreement shall remain in full force and effect and Buyer shall acquire the Property upon the terms and conditions set forth herein. In such event, Buyer shall receive a credit against the
Purchase Price equal to such deductible amount under Seller’s insurance, and Seller shall assign to Buyer all of Seller’s right, title and interest in and to all proceeds of insurance on account of such damage or destruction, including,
without limitation, all rental interruption insurance proceeds. If any of the Property is damaged or destroyed prior to the Closing Date, and such damage or destruction (c) is not fully covered by Seller’s insurance (or the insurer does
not agree to timely pay for the entire cost of such repair), other than the deductible amounts, and (d) would cost less than One Hundred Thousand and No/100 Dollars ($100,000.00) to repair or restore, then the transaction contemplated by this
Agreement shall be consummated with Buyer receiving a credit against the Purchase Price at the 

  
 12 

 
Closing in an amount reasonably determined by Seller and Buyer (after consultation with unaffiliated experts) to be the cost of repairing such damage or destruction, but in no event more than One
Hundred Thousand and No/100 Dollars ($100,000.00). If (e) any of the Property is damaged or destroyed prior to the Closing, and the cost of repair would exceed One Hundred Thousand and No/100 Dollars ($100,000.00), then, notwithstanding
anything to the contrary set forth in this Paragraph 11, Buyer shall have the right, at its election, either to terminate this Agreement and receive a return of the Deposit or to not terminate this Agreement and purchase the Property.
Buyer shall have prior to the end of the Due Diligence Period to make such election by delivery to Seller of an election notice (the “Election Notice”). Buyer’s failure to deliver the Election Notice prior to the end of the Due
Diligence Period shall be deemed an election to terminate this Agreement and receive a return of the Deposit. In the event condemnation proceedings are commenced against any or all of the Property prior to the Closing Date, then, notwithstanding
anything to the contrary set forth in this Paragraph 11, Buyer and Seller shall each have the right, at its election, to terminate the Agreement by notifying the other party in writing of such election prior to the end of the Due
Diligence Period. If this Agreement is terminated pursuant to this Paragraph 11, then the Deposit shall be returned to Buyer and Buyer and Seller shall each be released from all obligations hereunder. If Buyer elects not to terminate
this Agreement, Seller shall (g) notify Buyer of Seller’s intention to repair such damage or destruction (to the extent feasible in the case of condemnation), in which case this Agreement shall remain in full force and effect, or
(h) notify Buyer of Seller’s intention to give Buyer a credit against the Purchase Price at the Closing in the amount reasonably determined by Buyer and Seller (after consultation with unaffiliated experts) to be the cost of repairing such
damage or destruction (and, in the event of a condemnation proceeding, the value of any Property taken as a result of such proceeding), in which case this Agreement shall otherwise remain in full force and effect, and Seller shall be entitled to any
proceeds of insurance or condemnation awards. Any repairs elected to be made by Seller pursuant to this Paragraph 11 shall be made within one hundred and eighty (180) days following such damage or destruction and the Closing shall
be extended until the repairs are substantially completed, as determined by Buyer in its reasonable discretion. 
 12.
Possession. Possession of the Property shall be delivered to Buyer on the Closing Date, provided, however, that prior to the Closing Date Seller shall afford authorized representatives of Buyer reasonable access to the Property for purposes of
satisfying Buyer with respect to the representations, warranties and covenants of Seller contained herein and with respect to satisfaction of any Conditions Precedent contained herein, including, without limitation, the drilling of test wells and
the taking of soil borings. Buyer hereby agrees to indemnify and hold Seller harmless from any damage or injury to persons or property caused by Buyer or its authorized representatives during their entry and investigations prior to the Closing;
provided, however that such indemnification obligations shall not include any damage or injury to the extent the same shall arise (i) from the negligence or intentional misconduct of Seller, or (ii) out of the discovery of a pre-existing
condition with respect to the Property. In the event this Agreement is terminated, Buyer shall restore the Property to substantially the condition in which it was found (ordinary wear and tear excepted). This indemnity shall survive the termination
of this Agreement or the Closing, as applicable, provided that Seller must give notice of any claim it may have against Buyer under such indemnity within one (1) year of such termination or the Closing Date, as applicable. 

  
 13 

 13. Maintenance of the Property. Between the Execution Date and the Closing, Seller
shall (i) maintain the Property in good order, condition and repair, reasonable wear and tear excepted, and (ii) make all repairs, maintenance and replacements of the Improvements and any Personal Property and otherwise operate the
Property in the same manner as before the Execution Date, as if Seller were retaining the Property. 
 14. New Contracts;
Termination of Existing Contracts. 
 (a) Seller shall not, after the date of Seller’s execution of this
Agreement, enter into any lease or contract affecting the Property, or any amendment, renewal or extension thereof without in each case obtaining Buyer’s prior written consent thereto (which consent may be granted or withheld in Buyer’s
sole and absolute discretion). 
 (b) Seller shall terminate prior to the Closing, at no cost or expense to Buyer, any
and all management and/or leasing agreements affecting the Property (whether or not objected to by Buyer) and any and all other Service Contracts and Other Documents which are objected to in writing by Buyer prior to the expiration of the Due
Diligence Period. Notwithstanding the foregoing, should Seller not terminate any such agreements or items, Seller shall not be in default hereunder and such failure shall not affect Closing; however, Seller shall be responsible for all obligations
and for amounts accruing following the Closing Date under any such agreements or items Seller was called upon, but was unable, to terminate. 
 15. Insurance. Through the Closing Date, Seller shall maintain or cause to be maintained, at Seller’s sole cost and expense, a policy or policies of insurance in amounts equal to the full
replacement value of the Improvements, insuring against all insurable risks, including, without limitation, fire, vandalism, malicious mischief, lightning, windstorm, water, earthquake and other perils customarily covered by casualty insurance and
the costs of demolition and debris removal. Seller may satisfy its obligations under this Paragraph 15 by utilizing one or more blanket/umbrella policies of insurance. 

16. Cooperation with Buyer. Seller shall cooperate and do all acts as may be reasonably required or requested by Buyer with regard
to the fulfillment of any Condition Precedent including execution of any documents, applications or permits. Seller hereby irrevocably authorizes Buyer and its agents to make all inquiries with and applications to any third party, including any
Tenant or governmental authority, as Buyer may reasonably require to complete its due diligence. To the extent that Seller has any material business relationship (e.g., a banking relationship) with any person or entity to which Buyer will make any
inquiry or application (and Seller has disclosed the existence of such relationship to Buyer in writing or Buyer has discovered the same in the course of its due diligence), Buyer shall coordinate its contact with such person/entity through Seller.

 17. Miscellaneous. 
 (a) Notices. Any notice, consent or approval required or permitted to be given under this Agreement shall be in writing and shall be deemed to have been given upon 

  
 14 

 (i) hand-delivery or transmittal by facsimile telecopy; (ii) one (1) day
after being deposited with Federal Express or another reliable overnight courier service; or (iii) two (2) days after being deposited in the United States mail, registered or certified mail, postage prepaid, return receipt required, and
addressed as follows: 
 If to Seller: 
 OSH PROPERTIES LLC 
 6450 Via Del Oro 

San Jose, California 95119 
 Attn: Paul Griffith 
 Telephone: (408) 361-2203 

Facsimile: (408) 365-2425 
 E-mail: paul.griffith@osh.com 
 With a copy to: 

Michael Fox, Esq. 
 General Counsel 
 6450 Via Del Oro 

San Jose, California 95119 
 Telephone: (408) 361-2518 
 Facsimile: (408) 629-7174 

E-mail: Michael.fox@osh.com 
 If to Buyer: 
 LBA Realty, LLC 

17901 Von Karman Avenue, Suite 950 
 Irvine, CA 92614 
 Attn: Steve Layton 

Facsimile— (949) 955-9325 

With a copy to: 

DLA Piper LLP (US) 
 550 South Hope Street, Suite 2300 
 Los Angeles, California 90071 

Attn: Richard C. Mendelson, Esq. 
 Facsimile: (213) 330-7545 
 or such other address as either party may from time to time
specify in writing to the other. 
 (b) Brokerage Commissions. In the event the transaction contemplated by this
Agreement is consummated, but not otherwise, Buyer agrees to pay to Oppidan (the “Broker”) at Closing a brokerage commission pursuant to a separate written agreement between Buyer and Broker. Each party agrees that should any claim
be made for brokerage commissions or finder’s fees by any broker or finder other than the Broker by, through or on account of any 

  
 15 

 
acts of said party or its representatives, said party will indemnify and hold the other party free and harmless from and against any and all loss, liability, cost, damage and expense in
connection therewith. Buyer acknowledges that Oppidan has a service agreement with Seller, and has certain obligations (including without limitation fiduciary obligations) to Seller. Seller and Buyer hereby agree that Oppidan may continue to provide
services to Seller, and at the same time obtain a brokerage commission in connection with the transaction contemplated under this Agreement. The provisions of this Paragraph 17(b) shall survive Closing or earlier termination of this
Agreement. 
 (c) Successors and Assigns. This Agreement shall be binding upon, and inure to the benefit of, the parties
hereto and their respective successors, heirs, administrators and assigns. Provided that any such assignee is an entity related to Buyer, Buyer shall have the right, without notice to Seller, to assign its right, title and interest in and to this
Agreement to one or more assignees at any time on or before the Closing Date, and in such event, the party originally designated as Buyer shall be relieved of any and all obligations under this Agreement and any other instruments executed pursuant
hereto, and such assignee(s) shall be substituted in its place. 
 (d) Amendments. Except as otherwise provided herein,
this Agreement may be amended or modified only by a written instrument executed by Seller and Buyer. 
 (e) Governing
Law. This Agreement shall be governed by and construed in accordance with the laws of the State of California. 
 (f)
Merger of Prior Agreements. This Agreement and the exhibits hereto constitute the entire agreement between the parties and supersede all prior agreements and understandings between the parties relating to the subject matter hereof. 

(g) Enforcement. If either party hereto fails to perform any of its obligations under this Agreement or if a dispute arises
between the parties hereto concerning the meaning or interpretation of any provision of this Agreement, then the defaulting party or the party not prevailing in such dispute shall pay any and all costs and expenses incurred by the other party on
account of such default and/or in enforcing or establishing its rights hereunder, including, without limitation, court costs and attorneys’ fees and disbursements. Any such attorneys’ fees and other expenses incurred by either party in
enforcing a judgment in its favor under this Agreement shall be recoverable separately from and in addition to any other amount included in such judgment, and such attorneys’ fees obligation is intended to be severable from the other provisions
of this Agreement and to survive and not be merged into any such judgment. 
 (h) Time of the Essence. Time is of the
essence of this Agreement. 
 (i) Severability. If any provision of this Agreement, or the application thereof to any
person, place, or circumstance, shall be held by a court of competent jurisdiction to be invalid, unenforceable or void, the remainder of this Agreement and such provisions as applied to other persons, places and circumstances shall remain in full
force and effect. 
 (j) Marketing. Notwithstanding anything in this Agreement to the contrary, Seller agrees during the
term of this Agreement not to market, show, negotiate, solicit offer or entertain offers for the Property or any interest therein from any other party. 

  
 16 

 (k) Confidentiality. Prior to Closing, Buyer and Seller shall each maintain as
confidential any and all material obtained about the other, this Agreement or the transactions contemplated hereby or, in the case of Buyer, about the Property, and shall not disclose such information to any third party (except for Buyer’s
employees, consultants, experts, accountants or attorneys) without the consent of the Buyer or Seller, as applicable. This provision shall survive any termination of this Agreement. 

(l) 1031 Exchange. Either party hereto may elect to seek to structure its purchase or sale, as applicable, of the Property as a
tax-deferred exchange pursuant to Section 1031 of the Internal Revenue Code of 1986, as amended, and the treasury regulations promulgated thereunder (“1031 Exchange”), subject to the limitations set forth herein. Each party
shall reasonably cooperate with the other, at no material cost to such cooperating party, in connection with the same, including, but not limited to, executing and delivering a consent to an assignment to a qualified exchange intermediary of rights
(but not obligations) under this Agreement; provided that (i) neither party shall be required to incur any additional liabilities or financial obligations as a consequence of such cooperation; (ii) neither party shall be relieved of its
obligations, representations or warranties under this Agreement; and (iii) any attempt to structure an acquisition or sale of the Property as a 1031 Exchange shall not be a condition to, and shall not delay or extend, the Closing. Additionally,
in connection with any 1031 Exchange, neither party shall be required to acquire title to any other property. Any risk that such an exchange or conveyance might not qualify as a tax-deferred transaction shall also be borne solely by the party
seeking to effectuate the same, and each party acknowledges that the other has not provided, and will not provide, any tax, accounting, legal or other advice regarding the efficacy of any attempt to structure the transaction as a 1031 Exchange. Each
party hereby agrees to save, protect, defend, indemnify and hold the other harmless from any and all losses, costs, claims, liabilities, penalties, and expenses, including, without limitation, reasonable attorneys’ fees, fees of accountants and
other experts, and costs of any judicial or administrative proceeding or alternative dispute resolution to which the other may be exposed, due to any attempt to structure the transaction as a 1031 Exchange. 

(m) Indemnification for Third-Party Claims. Seller hereby agrees to indemnify Buyer and defend and hold Buyer harmless from and
against any and all claims, demands, liabilities, costs, expenses, penalties, damages and losses, including, without limitation, attorneys’ fees, resulting from third party claims, suits or actions with respect to the Property arising out of
events occurring prior to the Closing. Buyer hereby agrees to indemnify Seller and defend and hold Seller harmless from and against any and all claims, demands, liabilities, costs, expenses, penalties, damages and losses, including, without
limitation, attorneys’ fees, resulting from third party claims, suits or actions with respect to the Property arising out of events occurring on or after the Closing. The obligations of the parties under this Paragraph 17(m) shall
survive the termination of this Agreement and shall survive the Closing. 
 (n) Calculation of Time Periods. Unless
otherwise specified, in computing any period of time described in this Agreement, the day of the act or event after which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included,
unless such last day is a Saturday, Sunday or legal holiday under the laws of the State in which the Property is located, in which event the period shall run until the 

  
 17 

 
end of the next day which is neither a Saturday, Sunday or legal holiday. The final day of any such period shall be deemed to end at 5 p.m., local time at the Property. 

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written. 

 

							
	BUYER:	 	LBA REALTY, LLC, a Delaware limited liability company
			
		 	By:	 	LBA Inc., a California corporation
				
		 		 	By:	 	 /s/ Perry Schonfeld

		 		 	Name:	 	 Perry Schonfeld

		 		 	Title:	 	 Authorized Signatory

		
	SELLER:	 	 OSH PROPERTIES LLC, a Delaware limited liability
 company 

			
		 	By:	 	 /s/ Mark Baker

		 	Name:	 	 Mark Baker

		 	Title:	 	 President and CEO

  
 18 

 LIST OF EXHIBITS 
  

			
	Exhibit A-	  	Description of Real Property
	Exhibit B -	  	Description of Personal Property
	Exhibit C -	  	Form of Lease Grant Deed
	Exhibit D -	  	Grant Deed
	Exhibit E -	  	Warranty Bill of Sale
	Exhibit F -	  	Assignment of Service Contracts, Warranties and Guaranties and Other Intangible Property
	Exhibit G -	  	Litigation List FIRPTA Affidavit
	Exhibit H -	  	FIRPTA Affidavit
	Exhibit I -	  	Schedule of Agreements

  
 19 

 EXHIBIT A 

Legal Description 
 (See attached) File Number: 326756 
 Parcels 1, 2, and 3 as shown upon Parcel Map filed for record
in Book 18 of Parcel Maps at Page 65, San Joaquin County Records. 
 EXCEPT THEREFROM Fifty Percent (50%) of all oil, gas, hydrocarbons and
associated substances in, under, or produced and saved from said real property but without the right of entry to the surface of said real property or the top Five Hundred (500) feet of the subsurface of said real property for the purpose of
exploring for, developing, and removing such oil, gas, hydrocarbons, and associated substances as reserved in Deed recorded November 15, 1985, Document No. 85077155. 
 APN: 213-070-61, 62 & 63 

 EXHIBIT B 

Personal Property 
 None

 EXHIBIT C 

Form of Lease 

 EXHIBIT D 

Form of Grant Deed 
  

							
	 RECORDING REQUESTED BY AND WHEN
 RECORDED MAIL TO:
  
 DLA Piper
US LLP
 550 South Hope Street, Suite 2300
 Los Angeles, California 90071
  

Attention: Richard C. Mendelson, Esq.
  

MAIL TAX STATEMENTS TO:
  

 
  

 
	 	 	 	 	 	 
		 		 		 	(Above Space for Recorder’s Use Only)

 GRANT DEED 
 In accordance with Section 11932 of the California Revenue and Taxation Code, Grantor has declared the amount of the transfer tax which is due by a separate statement which is not being recorded with
this Grant Deed. 
 FOR VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, the undersigned,
                                        , a
                                        , hereby
grants to                              , that certain real property in the City of
                    , County of
                            , State of California described in Exhibit A attached hereto and
incorporated herein, together with all buildings and improvements located thereon. 
 Dated: , 200     

 

			
	GRANTOR: a	 	  

	  

			
		
	By:	 	  

	Name:	 	  

	Title:	 	  

 MAIL TAX STATEMENTS AS SET FORTH ABOVE 

  
 D-1

 ACKNOWLEDGMENT 
 State of California 
 County of
                             
 On                     , before me,
                            , (here insert name and title of the notary) personally appeared
                                     who proved to me on the basis of
satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the
instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. 
 I certify under PENALTY OF PERJURY
under the laws of the State of California that the foregoing Paragraph is true and correct. 
 WITNESS my hand and official seal.

  

					
	Signature	 	  
	 	(Seal)

  
 D-2

 EXHIBIT “A” 

TO 

GRANT DEED 

  
 D-3

			
	Document No.:	 	
	Date Recorded:	 	                            ,  
      20    

 STATEMENT OF TAX DUE AND REQUEST THAT TAX DECLARATION NOT BE 

MADE A PART OF THE PERMANENT RECORD IN THE OFFICE OF THE COUNTY 

RECORDER 

(Pursuant to Section 11932 R&T Code) 
  

	To:	Registrar Recorder 

 County of
                    , California 
 Request
is hereby made in accordance with the provisions of the Documentary Transfer Tax Act that the amount of tax due not be shown on the original document which names— 

 

	
	  

	 (as grantor)

	
	  

	 (as grantee)

 Property described in the accompanying document is located in 

(  ) unincorporated area of the County of
                     

(  ) City of
                             
 The amount of tax due on the accompanying document is $                     

 

	 	    X      	Computed on full value of property conveyed, or 

  

	 	             	Computed on full value less liens and encumbrances remaining at time of sale. 

 

									
	 “GRANTOR”
	 		 	  
	 	,
		 		 	a	 	  
	 	
					
		 		 	By:	 	  
	 	
		 		 	Name:	 	  
	 	
		 		 	Title:	 	  
	 	

  
 D-4

 EXHIBIT E 

Form of Bill of Sale 
 BILL OF SALE 
 For good and valuable consideration, the receipt of which is
hereby acknowledged,                            
,                             a (“Seller”), does hereby sell, transfer and convey to
                                        
(“Purchaser”), without recourse or warranty, any and all personal property (the “Personal Property”) owned by Seller, located on the real property described below and used exclusively in connection with the operation of that
certain real property known as
                                        ,
California, and more particularly described in Exhibit A attached hereto. 
 Dated as of this
                 day of                 , 20    . 

 

									
	 “
	 		 	SELLER:
				
		 		 	  
	 	,
		 		 	a	 	  
	 	
					
		 		 	By:	 	  
	 	
		 		 	Name:	 	  
	 	
		 		 	Title:	 	  
	 	
		 		 	SELLER:	 	

 EXHIBIT F 

Form of Assignment of Intangible Property 
 ASSIGNMENT OF OPERATING AGREEMENTS AND INTANGIBLES 
 This Assignment of
Operating Agreements and Intangibles (this “Assignment”) is executed as of
                            , 20     by and between
                                        , a
                     (“Assignor”), and
                            , a
                             (“Assignee”), with reference to the following facts:

 A. Assignor and Assignee have entered into that certain Purchase and Sale Agreement dated as of
                    , 200     (as amended, the “Purchase Agreement”) pursuant to which Assignor has agreed to
sell and Assignee has agreed to purchase the real property more particularly described on Exhibit A attached hereto and incorporated herein by this reference, together with the improvements located thereon (herein referred to collectively as
the “Real Property”). 
 B. Pursuant to the Purchase Agreement, Assignor has agreed to assign to
Assignee (a) all security deposits and prepaid rent, if any, under the leases affecting the Real Property and any and all guaranties of such leases, (b) all maintenance, service and other operating contracts, equipment leases and other
arrangements or agreements to which Assignor is a party affecting the ownership, repair, maintenance, management, leasing or operation of the Real Property (collectively, the “Operating Agreements”) and (c) any and all
transferable or assignable permits, building plans and specifications, architectural proposals and renderings, certificates of occupancy, operating permits, sign permits, development rights and approvals, Title 24 approvals, certificates, licenses,
warranties and guarantees, trade names, service marks, engineering, soils, pest control and any other reports (whether or not known to Assignor), tenant lists, advertising materials, and telephone exchange numbers relating to the Real Property,
together with all other transferable intangible property, miscellaneous rights, benefits or privileges of any kind or character with respect to the Real Property (collectively, the “Intangibles”). 

THEREFORE, for valuable consideration, the parties agree as follows: 

1. Assignment. Subject to the terms of the Purchase Agreement, Assignor hereby assigns and transfers to Assignee, effective as of
the Closing Date (as defined in the Purchase Agreement), all of Assignor’s right, title and interest in and to the Operating Agreements and the Intangibles. 
 2. Assumption. Assignee hereby agrees to and accepts the assignment of Assignor’s rights under each of the Operating Agreements and the Intangibles as provided in Section 1 above, and
Assignee assumes and agrees to perform all obligations required to be kept and performed by Assignor under each of the Operating Agreements and Intangibles arising or accruing from and after the Closing Date. 

  
 F-1

 3. Counterparts. This Assignment may be executed in counterparts, each of which shall
be deemed an original, and all of which together shall constitute one and the same instrument. 
 4. Miscellaneous. This
Assignment shall be binding on the parties and their respective successors and assigns. The headings to sections of this Assignment are for convenient reference only and shall not be used in interpreting this Assignment. 

5. Indemnification. 
 (a) Assignee agrees to and shall indemnify, defend and hold Assignor harmless from and against any and all claims, costs, demands, losses, damages, liabilities, lawsuits, actions and other
proceedings in law or in equity or otherwise, judgments, awards and expenses of every kind and nature whatsoever, including without limitation, attorneys’ fees, asserted against or incurred by Assignor by reason of or arising out of any failure
by Assignee to perform and observe the obligations assigned to Assignee hereunder. 
 (b) Assignor agrees to and shall
indemnify, defend and hold Assignee harmless from and against any and all claims, costs, demands, losses, damages, liabilities, lawsuits, actions and other proceedings in law or in equity or otherwise, judgments, awards and expenses of every kind
and nature whatsoever, including without limitation, attorneys’ fees, asserted against or incurred by Assignee by reason of or arising out of any failure by Assignor to perform and observe Assignor’s obligations under the Operating
Agreements and Intangibles accruing prior to the Closing Date. 
 6. Further Actions. Assignor shall, at any time and
from time to time, upon the request of Assignee, execute, acknowledge and deliver all such further acts, deeds, assignments, transfers, conveyances, powers of attorney and assurances, and take all such further actions, as shall be necessary or
desirable to give effect to the transactions hereby consummated and to collect and reduce to the possession of Assignee any and all of the interests and assets hereby transferred to Assignee. 

7. Attorneys’ Fees. If any action or proceedings is commenced by either party to enforce its rights under this Assignment,
the prevailing party in such action or proceeding shall be entitled to recover all reasonable costs and expenses incurred in such action or proceeding, including reasonable attorneys’ fees and costs, in addition to any other relief awarded by
the court. 
 [Next page is signature page] 

  
 F-2

 IN WITNESS WHEREOF, Assignor and Assignee have executed this Assignment as of the date first
set forth above. 
  

							
	ASSIGNOR:	 		 	  

		 		 	  

				
		 		 	By:	 	  

		 		 	Name:	 	  

		 		 	Title:	 	  

			
	ASSIGNEE:	 		 	  

		 		 	  

				
		 		 	By:	 	  

		 		 	Name:	 	  

		 		 	Title:	 	  

  
 F-3

 EXHIBIT G 

Litigation 
 None.

 EXHIBIT H 

Form of FIRPTA Affidavit 
 FIRPTA AFFIDAVIT 
 Section 1445 of the Internal Revenue Code provides that a
transferee (buyer) of a U.S. real property interest must withhold tax if the transferor (seller) is a foreign person. For U.S. tax purposes (including Section 1445), the owner of a disregarded entity (which has legal title to a U.S. real
property interest under local law) will be the transferor of the property and not the disregarded entity. To inform the transferee (buyer) that withholding of tax is not required upon the disposition of a U.S. real property interest by
                                    , a
                             (“Seller”), the undersigned hereby certifies the following on
behalf of Seller: 
 1. Seller is not a foreign corporation, foreign partnership, foreign trust, or foreign estate (as
those terms are defined in the Internal Revenue Code and Income Tax Regulations); 
 2. Seller is not a disregarded
entity as defined in Section 1.1445-2(b)(2)(iii) of the Income Tax Regulations; 
 3. Seller’s U. S. employer
identification number is ; and 
 4. Seller’s office address is: 

 

			
	  
	  	
	  
	  	
	  
	  	

 Seller understands that this certification may be disclosed to the Internal Revenue Service by the
transferee (buyer) and that any false statement contained herein could be punished by fine, imprisonment, or both. 
 Under
penalties of perjury, the undersigned declares that he has examined this certification and to the best of his knowledge and belief it is true, correct and complete, and he further declares that he has the authority to sign this document on behalf of
Seller. 
 [Next page is signature page] 

  
 H-1

 IN WITNESS WHEREOF, the undersigned has executed this FIRPTA Affidavit as of the day and
year first above written. 
  

							
	SELLER:	 		 	  

				
		 		 	By:	 	  

		 		 	Name:	 	  

		 		 	Title:	 	  

  
 H-2

 EXHIBIT I 

Schedule of Agreements 
  

	1.	Universal Sweeping Services, Inc. 

 Landscape Services 
 Effective Date: 02/01/09 

Expiration Date: 01/31/12 
 Early Termination: With 30-days written notice to contractor 
  

	2.	Platinum Roofing Inc. 

Annual Roof Preventative Maintenance/Inspection 
 Effective Date: 02/02/09 
 Expiration Date: 01/31/2012 

Early Termination: With 30-days written notice to contractor 

 

	3.	Commercial Mechanical Service, Inc. 

 HVAC Preventative Maintenance 
 Effective Date: 02/23/09 

Expiration Date: 01/31/2012 
 Early Termination: With 30-days written notice to contractor 
  

	4.	US Security Associates, Inc. 

 On-site Security Services 
 Effective Date: 03/20/06 

Expiration Date: 03/20/2014 
 Early Termination: With 30-days written notice to contractor

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