Document:

Rental Agreement No. 1014

 Exhibit 10.8 
 PORT OF GRAYS HARBOR 
 LEASE NO. 1014 
 THIS AGREEMENT OF LEASE entered into by and between the PORT OF GRAYS HARBOR, a municipal corporation of the State of Washington, as
Lessor, hereinafter referred to as “Owner”, and IMPERIUM GRAYS HARBOR, LLC a Washington limited liability company, as Lessee, hereinafter referred to as “Tenant” is dated as of May 15, 2006. 
 In consideration of the rentals herein agreed to be paid by the Tenant to the Owner and in consideration of the mutual covenants and agreements of the
parties herein set forth, the parties hereto agree as follows: 
 1. AGREEMENT TO LEASE. The Owner does hereby lease to the
Tenant and the Tenant hereby leases, takes and hires from the Owner that certain real estate situated in Grays Harbor County, State of Washington, and legally described on Exhibit “A” attached hereto and incorporated herein by this
reference, and which real estate is outlined in red on that certain map designated as Exhibit “B,” and which drawing is attached hereto and incorporated herein by this reference (the “Premises”). 
 2. TERM. The initial term of this Lease shall be for a period of twenty-five (25) years, commencing May 15, 2006, and ending at
midnight on May 31, 2031 (the “Initial Term”). 
 3. OPTION TO RENEW. Except as provided hereinabove,
Tenant is hereby granted an option to renew this lease for three (3) successive five (5) year periods after the initial term (each an “Option Period;” any Option Periods plus the Initial Term defined collectively as the
“Term”)). In order to exercise any option for renewal, must have exercised each previous option to renew, Tenant must so notify the Owner in writing at least one year in advance of the Option Period for which such notice is given
and Tenant must have fulfilled completely and timely all of the terms and conditions of this Lease. Failure of Tenant to give required written notification may, in the discretion of the Port of Grays Harbor, result in the option(s) being null and
void. 
 4. CONDITION SUBSEQUENT FOR INSPECTION. Tenant’s obligations hereunder are conditioned upon satisfaction of the
following condition of Inspection. 
 A. Tenant shall have sixty (60) days from the date of mutual execution of this
Lease (the “Inspection Period”) to enter upon the Premises to conduct such inspections and testing as Tenant may deem desirable. At the end of the Inspection Period plus thirty (30) days (the “Full Inspection
Period”), in the event Tenant determines for any reason that it does not desire to lease the Premises, Tenant shall notify Owner, in writing, no later than five (5) days thereafter that Tenant is terminating this Lease, whereupon this
Lease shall terminate and be of no further force and effect and neither Party hereto shall 

  

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have any further liability to the other; provided, that Tenant shall indemnify Owner from and against any liens or claims that attach to the Premises
directly as a result of Tenant’s inspection activities. This Lease shall become legally binding on the 96th day following the date of mutual execution if Tenant has not delivered a written notice of termination as provided above. 
 B. The Owner shall, at its expense, provide to the Tenant a phase one environmental assessment of the Premises and the Adjoining Property
within sixty (60) days of mutual execution of this Lease (the “Phase I Study”). Said Phase I Study shall be performed by Geoengineers of Tacoma, Washington and shall serve as a baseline for the environmental condition of the
Premises and the Adjoining Property. 
 5. POSSESSION. The parties hereto understand that a prerequisite to the validity of
this Lease is the provision for security of Tenant’s performance of this Lease as required in the paragraph entitled “PERFORMANCE BOND”, the provision of the “GUARANTY” detailed in Section 49 hereinafter, and the
provision of the insurance(s) as required in this Lease. Anything herein to the contrary notwithstanding, the Tenant shall not be entitled to the possession of all or any portion of the Premises until it shall have complied with said paragraphs.

 6. RENT. The Fair Market Rent (the “Rent”) for the Premises shall be determined and paid as set forth in
this paragraph without offset or notice of abatement: 
 A. The Rent for the first five (5) years of the Initial Term
commencing on the “Rent Commencement Date” as defined hereinafter, and terminating five years thereafter, shall be the sum of twenty-five cents (25 cents) per square foot per year or the sum of $11,035.20 per month, thereafter rent shall
be subject to adjustment as set forth below. ****This section subject to revision based on final footprint of lease**** 
 B. In addition to paying the Rent as provided above, Tenant shall pay to Owner all leasehold excise taxes due and owing on all taxable rent consistent with RCW Chapter 82.29A relating to leasehold excise tax, and any subsequent revision or
amendment thereto. In the event that the Washington State Department of Revenue determines, based on Chapter 82.29A RCW or any revision or amendment thereto, that a leasehold tax is due in an amount greater than the amount invoiced by the Port of
Grays Harbor, then the Tenant shall pay the same and hold Owner harmless from the leasehold excise tax and any penalties or assessments due. Nothing herein shall prevent the Tenant from disputing the amount of the leasehold tax and taking proper
steps to seek an administrative or judicial determination that determines the amount of leasehold tax due, provided there is no expense to the Owner. 
 C. Rental and leasehold excise tax shall be payable monthly in advance and shall be paid to the Owner at its offices in Aberdeen, Grays Harbor County, Washington. Rent and leasehold excise tax are due and payable on
or before the first day of the month they are due; there is no grace period. Delinquent Rent shall draw interest at the rate of 

  

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1-1/2 % (one and one-half percent) per month, or the maximum rate permitted by law; whichever is lesser, from the date of delinquency, until fully paid.

 D. The parties hereto shall execute a written statement setting forth (i) the beginning and ending date of the Full
Inspection Period, (ii) the Rent Commencement Date, (iii) the Option Periods and notice dates in accordance with Section 3 hereof and (iv) the option period to lease Adjoining property as defined in Section 7 hereof, but the
enforceability of this Lease shall not be affected if either Party fails or refuses to execute such statement. 
 E. The
“Rent Commencement Date” is that date which is the earlier of (a) twenty-four (24) months after the mutual execution date of this Lease or (b) the date the first shipment by rail, truck, barge or other transport of
23,500 gallons or more of any finished product that meets ASTM D6751-2 specifications, for revenue, is dispatched from the biofuels manufacturing facility, including all ancillary facilities, to be constructed on the Premises (collectively, the
“Biofuels Manufacturing Facility”). Subsequent to the execution of this Lease the parties shall fill in the date the first shipment is expected to occur here
                                        
     and this entry shall be initialed by both parties. However, the failure to insert such date shall have no effect on the enforceability of this Lease, and the parties agree that in the event no date is inserted the date of
first shipment shall be established by the records of Tenant showing the date of the first shipment of any finished product that meets ASTM D6751-2 specifications, for revenue, by rail, truck, barge or other transport of 23,500 gallons or more
dispatched from the Biofuels Manufacturing Facility or, in absence of such records, any such other records or evidence legally sufficient to establish the date of the first such dispatch. 
 F. The Rent shall be adjusted on the first day of the anniversary month of the fifth year after the Rent Commencement Date of this Lease
occurring in 2011 (or 2012), and on the same date five years thereafter throughout the Initial Term. Said adjustment shall be based on the lesser of the total (i) percent changes in the CPI Index, U.S.-All Urban Consumers, as published by the
Bureau of Labor Statistics for the preceding five-year period and (ii) two (2%) percent, per annum. Said adjustment increase not to exceed ten percent (10%) for any five years. Example, presuming the fifth anniversary of the
Rent Commencement Date occurred in 2012, then assuming the total percent change in the CPI index for years 2012-2016 equals a 12.85% increase then the Rent adjustment on the anniversary date in 2017 shall be 10%. The Rent for 2017 through 2021 shall
be 110% of the amount set forth in Section 6 (A) above. If the CPI should be discontinued or so modified as to be no longer useful for the purposes here stated, the parties shall select and substitute a similar index which reflects
consumer prices as mutually agreed upon by the parties. If the parties cannot agree on another index, the Tenant may refer the matter to arbitration in accordance with the terms of Section 40 hereof. In all events, the Rent shall not be
adjusted to be less than the preceding year. 
 G. The Rent for the Option Periods commencing on or after 2031 shall be
determined using the same formula as set forth in paragraph F above. 
  

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 7. OPTION TO LEASE ADJOINING PROPERTY; RIGHT OF FIRST REFUSAL TO PURCHASE PREMISES AND ADJOINING
PROPERTY. The Tenant is hereby granted the following options: 
 A. Option to Lease Adjoining Property. The
Tenant shall have the option to lease the property owned by Owner that adjoins the Premises (the “Adjoining Property”) upon the same terms as set forth herein. Said option shall be exercisable in writing for a period sixty
(60) months following the expiration of the Full Inspection Period, provided the Tenant is not at the time of exercise in breach of any of its obligations under this Lease. In addition, the Owner shall notify the Tenant in the event a third
party presents a bona fide offer to lease the Adjoining Property, in which case the Tenant shall have the right to lease the Adjoining Property on the same terms and conditions as set forth in this Lease. The Adjoining Property is described on the
attached Exhibit C, the contents of which are incorporated herein as though fully set forth. 
 B. Option to
Purchase the Premises and the Adjoining Property. Tenant shall have an option to purchase the Premises and the Adjoining Property or any subpart thereof, as follows: 
 (1) In order for Owner to sell any property, the Owner is required under RCW
53.08.090, and RCW 53.20.010 to issue certain notices to the public. Owner agrees to send to Tenant a copy of any notice(s) relating to Owner’s intention to declare the Premises and the Adjoining Property or any part thereof,
“surplus”1 within five (5) calendar days of such publication. Said notice(s) to be sent pursuant to
the notice provision set forth below. 
 (2) If at any time during the Term of this Lease the Owner desires to accept an offer
of purchase from a third party for the Premises and the Adjoining Property or any subpart thereof (“Proposed Sale Parcel”), then prior to accepting said offer, the Owner shall offer the Tenant the right to purchase the Proposed Sale
Parcel by sending to the Tenant a written notice of the specific terms of the third party offer to purchase including price, payment terms, conditions of title, costs of escrow and all other material terms, (“Proposed Third Party Sale
Terms”). 
 (3) The Tenant shall have thirty (30) days after its receipt of the Proposed Third Party Sale Terms
to exercise its right to purchase the Proposed Sale Parcel upon the same terms as contained in the Proposed Third Party Sale 
  

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	 Under RCW 53.08.090 in order to sell property the Port Commission is required to declare the property
surplus to the needs of the Port by amending the Comprehensive Plan of Harbor Improvements in an open public hearing, the Commission is required to hear public comments on the proposed amendment before adoption of any amendment. Such amendment must
be preceded by a notice published once a week for two consecutive weeks in a newspaper of general circulation. 

  

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Terms. The Tenant shall exercise its right to purchase by delivering to Owner confirmation, in writing, of its binding intention to purchase the Proposed
Sale Parcel. If the Tenant shall exercise its right to purchase then the closing shall take place no later than sixty (60) days after the closing date set forth in the Proposed Third Party Sale Terms. 
 (4) If Tenant does not elect to accept such offer within said thirty (30) day period, or fails to close after confirming its
intention as provided above, then thereafter Owner may accept the offer to purchase from the third party on the terms as were set forth in the Proposed Third Party Sale Terms. 
 8. ACCEPTANCE OF PREMISES. Tenant accepts said Premises in their present condition, “as is” and agrees that it will not demand
that the Owner make any improvements thereon or maintenance thereof other than as specifically agreed to herein. 
 9. CONDITION OF
PREMISES; WARRANTY. The Owner represents and warrants the following: 
 A. It has never received any notice or other
communication from any governmental body or other person regarding any actual, alleged, possible or potential liability under any environmental law with respect to the Premises and the Adjoining Property; 
 B. It is, and at all times has been, in compliance with all applicable environmental laws with respect to the Premises and the Adjoining
Property; and 
 C. It is not aware of any Hazardous Material (as hereinafter defined), harmful chemical or physical condition
or environmental contamination of any nature on the Premises or the Adjoining Property, except as disclosed in the Phase I Study. 
 10.
USE OF PREMISES. The Tenant shall use the Premises for a Biofuels Manufacturing Facility, including but not limited to storage (in tanks or otherwise) of various materials, shipping and receiving by truck, rail and vessel of various
materials, and the installation of rail spurs. Materials used or stored will relate to biodiesel or other alternative fuels production, and may include petroleum products (“Materials”). Owner understands the Tenant may expand its
operations to include other biofuels production, in which case that production and related materials shall be incorporated in the definitions of Biofuels Manufacturing Facility and Materials. The Tenant shall continuously use the Premises for the
business of operating a Biofuels Manufacturing Facility or any related activity during the term of this Lease with the exception of temporary closures caused by reason of Frustration of Purpose or Force Majeure. Other than the Materials tenant shall
not keep on the Premises any material which, in the Owner’s reasonable judgment, is dangerous or of explosive nature or which may cause an unreasonable increase in Owner’s insurance premiums or cause cancellation of Owner’s insurance.
Other than activities related to Materials, biodiesel or other alternative fuels production, no activity which may create a serious and unmanageable hazard, in the reasonable 

  

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judgment of the Owner, or which may cause an unreasonable increase in Owner’s insurance premiums, may be performed. The Tenant shall keep the Premises
in a neat, clean and sanitary condition at all times. 
 11. APPROVAL OF PLANS FOR CONTEMPLATED IMPROVEMENTS. Tenant shall,
prior to the construction of any new structures or improvements, the alteration or addition to existing structures, or the permanent surfacing of any outside areas, submit to Owner for approval, plans for the carrying out of such alterations or
improvements. Owner’s review and approval of such plans shall not be unreasonably withheld; if Owner does not provide comments within fifteen (15) days such approval shall be deemed granted. No such alterations or improvements shall
interfere with Owner’s utilities or utility easements either upon, on or below the surface of the ground and such alterations or improvements shall not be carried out without the prior approval in writing from the Owner, which approval shall
not be unreasonably withheld or delayed. All such alterations and improvements shall be at Tenant’s sole expense. The Owner may, at its reasonable discretion, require the removal of such improvements upon the termination of the Lease, and
require the Premises to be restored to the condition they were in prior to the construction of such improvements. 
 12. OWNERSHIP AND
REMOVAL OF LEASEHOLD IMPROVEMENTS. 
 A. No later than one (1) year prior to the expiration of this Lease, the
Owner and the Landlord shall meet to discuss which structures erected upon or added to the Premises by the Tenant during the term of this Lease (the “Leasehold Improvements”) shall be owned or transferred as follows: The Tenant
shall have the right to remove and retain title to any Leasehold Improvements. Thereafter, the Owner shall have the option to purchase at Fair Market Value, as defined below, any Leasehold Improvements. If neither party wishes to retain title to or
purchase the Leasehold Improvements, they shall be decommissioned by the Tenant and shall remain on the Premises as property of the Owner. Decommissioning shall include the removal of Materials from equipment and cleaning to allow normal use.
Equipment meeting applicable use standards (as an example API 650 currently for bulk tank farms, as verified by API 653 inspection) will be left in place. Equipment not meeting applicable standards will be removed by tenant. Any Leasehold
Improvements purchased by the Owner shall be at their Fair Market Value, determined in accordance with the appraisal procedure set forth below. 
 B. In the event that the Owner desires to purchase any Leasehold Improvements and if the parties cannot agree on the Fair Market Value then either party may demand an appraisal process. Fair Market Value shall be
determined by a board of three appraisers, each of whom shall be experienced in the valuation of the type of premises and tenant improvements subject to this Lease. Each party shall select one of these appraisers and those two shall select the third
appraiser. Each party shall compensate the appraiser selected by it and the compensation of the third appraiser shall be paid equally by both parties. A decision of a majority of the Board of Appraisers shall be the decision of the Board of
Appraisers and shall set the price at which the Leasehold Improvements may be purchased by the Owner. If either party disagrees with the Board 

  

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of Appraiser’s findings it may submit such dispute to arbitration, in accordance with Section 41 hereof. Nothing herein shall be deemed to require
the Owner to purchase any Leasehold Improvement. 
 13. MAINTENANCE AND REPAIR. Tenant shall, at its own expense, throughout
the Term of this Lease, and so long as it shall remain in possession of the Premises, keep and maintain in good repair all portions of the building, or buildings, and other improvements to be located upon the Premises at anytime hereafter during
said term, including all windows, doors, skylights, fixtures, equipment and appurtenances. All such improvements shall be maintained in a clean and attractive condition and repainted as reasonably necessary. Tenant shall keep and maintain in good
repair all sidewalks, motor vehicle access ways and parking areas. If at any time the Owner shall observe or discover any condition requiring maintenance or repair to be performed by the Tenant, Owner may notify the Tenant thereof. If the Tenant
shall fail to make the necessary repairs promptly and with the immediacy which may be required reasonably by the nature of the defect and the potential damage which may result from lack of repair, the Owner may, but shall not be required to, make
such repairs, in which case the Tenant shall promptly reimburse the Owner for its costs in making such repairs. Any amount so paid by Owner, together with interest at the rate of 12% per annum thereon from date of payment by Owner until repaid
by Tenant, shall be repaid by Tenant upon Owner’s demand all without prejudice to any other right Owner may have by reason of such default. 
 14. FIRE PROTECTION, LEAKAGE AND SPILL PROTECTION. The Tenant shall at its own expense, throughout the Term of this Lease, and so long as it shall remain in possession of the Premises, provide and maintain hand-held fire
extinguishers for protection of building contents as required by the Fire Department that serves the Premises, together with such equipment, devices and facilities as may be required by federal, state and local laws and regulations to protect from,
prevent and mitigate against leakage, spills or release of chemicals and/or substances on the Premises. 
 15. WAIVER OF
SUBROGATION. The Owner and the Tenant hereby mutually release each other from liability and waive all rights of recovery against each other for any loss from perils insured against under their respective fire insurance contracts, including
any extended coverage endorsements thereto, to the extent of payment received from their respective insurance carriers. This paragraph shall be inapplicable if it would have the effect, but only to the extent that it would have the effect, of
invalidating any insurance coverage of the Owner or the Tenant. 
 16. RE-DELIVERY OF PREMISES. Subject to the provisions of
Sections 12 hereof, the Tenant shall, at the expiration of this Lease, peacefully deliver possession of the Premises to the Owner in as good a condition as when received, except for reasonable wear and tear. It is understood that in the event that
the Tenant shall leave any material or equipment on the Premises, the Owner shall have the right to sell such collateral material for whatever price the Owner can obtain, and shall be entitled to retain sufficient proceeds from such sale to cover
all of the Owner’s expenses incurred in such sale, plus any other outstanding charges by the Owner against the Tenant. 
  

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 17. COMPLIANCE WITH LAWS AND REGULATIONS. The Tenant shall promptly comply with all
statutes, ordinances, rules, orders, regulations, and requirements of the Federal, State and Municipal governments and of any and all of their Departments and Bureaus (collectively called “governmental requirements”) which are applicable
to the Premises or any Leasehold Improvements located thereon during the term or renewal hereof. Any violation of this section shall be dealt with pursuant to section 37. 
 18. SIGNS. No signs, banners, pennants, symbols, flags, eye-catching spinners or other advertising devices, nor any temporary signs shall be permitted to be flown, installed, placed or painted on,
attached to or erected on the Premises without the prior written consent of the Owner; provided, however, that the Tenant shall be entitled to display its name and logo in any way on any part of the Premises, provided the sign complies with the sign
ordinance(s) of either Aberdeen or Hoquiam. 
 19. EXTERIOR MAINTENANCE OF PREMISES. Tenant shall keep the Premises in a
condition of proper cleanliness, orderliness and a state of attractive appearance at all times and shall permit neither waste nor nuisances upon the Premises. No refuse, garbage, debris, nor rubbish shall be permitted to accumulate on the Premises.
The Premises shall be landscaped according to plans to be prepared by the Tenant and submitted to Owner for approval, which approval will not be unreasonably withheld. The landscaping shall be properly maintained in an attractive state; lawns shall
be watered, fertilized, weeded, mowed, and trimmed as required; shrubs and trees shall be fertilized and pruned as required; garden areas shall be kept free of weeds. If the Tenant shall violate the covenants of this paragraph, the Owner may enter
the Premises, upon reasonable notice to the Tenant, without such entering causing or constituting a termination of this Lease or an interference with the possession of the premises by the Tenant, and the Owner may restore the Premises to a neat,
clean, and sanitary condition. In such event, the Tenant shall pay to the Owner, in addition to the rent as provided above, the expense of the Owner in thus restoring the Premises. 
 20. ACCESS BY OWNER. The Owner reserves to itself and its agents the right to enter the Premises upon reasonable notice, at any reasonable
time, for the purpose of inspecting the same. The foregoing shall not be construed to require the Owner to inspect the Premises and shall impose no liability on the Owner for failure to so inspect. 
 21. INDEMNIFICATION. 
 A. The Tenant shall hold harmless and indemnify the Owner and its affiliates (defined as a party controlled by, in control of, or under common control with, the Owner) and each of their employees, agents and assignees (each an
“Owner Indemnitee”), from and against, and shall compensate and reimburse each of the Owner Indemnitees for, any damages, costs, losses, fines, penalties or other liabilities, including attorneys’ fees
(“Damages”) that are directly suffered or incurred by any of the Owner Indemnitees or to which any of the Owner Indemnitees may otherwise become subject at any time (regardless of whether or not such Damages relate to any
third-party claim) and that arise directly from or as a direct result of, or are directly connected with: (i) any 

  

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breach of any representation or warranty made by the Tenant in this Agreement as of the date of this Agreement; (ii) any breach of any covenant or
obligation of the Tenant contained in this Agreement; or (iii) any proceeding relating directly or indirectly to any breach or alleged breach of the type referred to in clause (i) or (ii) (including any proceeding commenced by any
Owner Indemnitee for the purpose of enforcing any of its rights under this Section 21.A. Nothing in the above shall be construed as indemnifying the Owner should liability result from the sole negligence of the Owner, its employees or agents or
from any environmental condition existing on the Premises or the Adjoining Property at the time of the execution of this Lease. 
 B. The Owner shall hold harmless and indemnify the Tenant and its affiliates (defined as a party controlled by, in control of, or under common control with, the Tenant) and each of their employees, agents and assignees (each a
“Tenant Indemnitee”), from and against, and shall compensate and reimburse each of the Tenant Indemnitees for, any Damages that are directly suffered or incurred by any of the Tenant Indemnitees or to which any of the Tenant
Indemnitees may otherwise become subject at any time (regardless of whether or not such Damages relate to any third-party claim) and that arise directly from or as a direct result of, or are directly connected with: (i) any breach of any
representation or warranty made by the Owner in this Agreement as of the date of this Agreement; (ii) any breach of any covenant or obligation of the Owner contained in this Agreement; (iii) any environmental condition existing on the
Premises or the Adjoining Property at the time of the execution of this Lease or (vi) any proceeding relating directly or indirectly to any breach or alleged breach of the type referred to in clause (i), (ii) or (iii) (including any
proceeding commenced by any Tenant Indemnitee for the purpose of enforcing any of its rights under this Section 21.B). Nothing in the above shall be construed as indemnifying the Tenant should liability result from the sole negligence of the
Tenant, its employees or agents. 
 22. ACCIDENT AND LIABILITY INSURANCE. Tenant shall, at its sole expense, during the entire
term of this Lease, keep in full force and effect a policy or policies of comprehensive general liability and property damage insurance covering the entire Premises, and the business operated by Tenant and any sub-tenants or assignees of the Tenant
in the Premises. The general liability insurance shall not be less than $5,000,000 combined single limit for each occurrence. Such insurance shall include but not be limited to bodily injury liability, personal injury liability, property damage
liability, and broad form property damage liability. The policy or policies shall name the Owner and Tenant as the insured and shall contain a clause that the insurer will not cancel or change the insurance without first giving Owner thirty
(30) day’s prior written notice. The insurance shall be in an insurance company or companies, and in a form approved by Owner and copies of each policy or certificate shall be delivered to Owner within 30 days of the effective date of this
Lease. Tenant shall cause to be delivered to Owner renewals of such insurance policy or policies within 60 days before its expiration date during the term of this Lease. 
 23. POLLUTION LIABILITY INSURANCE. Tenant shall, at its sole expense, during the entire term of this Lease, keep in full force and effect a policy or policies of 

  

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comprehensive pollution liability and property damage insurance covering the Premises and the business operated by Tenant and any sub-tenants or assignees of
the Tenant on or about the Premises. The pollution liability insurance shall not be less than $5,000,000.00 per occurrence, $5,000,000.00 general aggregate. Such insurance shall include but not be limited to bodily injury liability, personal injury
liability, property damage liability, broad form property damage liability, environmental response and remedial costs, other cleanup costs, environmental consultants’ fees, attorneys’ fees, fines and penalties, laboratory testing fees,
claims by third parties and governmental authorities for death, personal injuries, property damage, business disruption, lost profits, natural resource damages and any other costs, for any release of any pollutants and/or contaminants, whether
released to air, soil or water and whether the release is on or off the Premises. The policy or policies shall name the Owner as an additional insured and shall contain a clause that the insurer will not cancel or change the insurance without first
giving Owner thirty (30) day’s prior written notice. The insurance shall be in an insurance company or companies, and in a form approved by Owner and copies of each policy or certificate shall be delivered to Owner within 30 days of the
effective date of this Lease. Tenant shall cause to be delivered to Owner renewals of such insurance policy or policies within 60 days before its expiration date during the term of this Lease. The pollution liability insurance shall be primary
insurance in respect to the Owner. Any insurance, self- insurance or insurance pool coverage maintained by the Owner shall be excess of the Tenant’s insurance and shall not contribute with it. 
 24. PRESENCE AND USE OF HAZARDOUS SUBSTANCES. The Tenant hereby expressly assumes the duties and responsibilities set forth below for
releases from vehicles, vessels, tanks, pipelines, structures, containers, equipment, or leasehold improvements used by the Tenant or placed on the Premises, or present on the Premises at Tenant’s request or convenience, including any pipeline
installed or used by the Tenant or at Tenant’s request to or from the Premises. 
 A. Hazardous Substances
Defined: As used in the Lease, the term “Hazardous Substance” means any hazardous, toxic, dangerous or extremely hazardous substance, material or waste, including marine pollutants, marine toxics, and air toxics, which is or becomes
regulated by the United States Government, the State of Washington, or any local governmental authority. The term includes, without limitation, any substance containing (contaminants) regulated as specified above. 
 B. Release Defined: As used in this lease, the term “release” shall be defined as provided in 42 U.S.C. 9601 and RCW
70.105D.020, or successor legislation. In the event a conflict exists between the two definitions, the broader definition shall apply. For purposes of the Lease, the term release shall also include threatened release. 
 C. Compliance with Laws: Tenant shall, at its sole cost and expense, comply with all laws, statutes, ordinances, regulations, rules
and other governmental requirements regarding the proper and lawful generation, use, sale, transportation, storage, treatment and disposal of Hazardous Substances (hereinafter “Laws”) or in any manner that affects the Premises. 

 

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 D. Monitoring: The Owner or its designated agents may, at the Owner’s sole
discretion and at reasonable times, enter upon the Premises for the purpose of (1) monitoring the Tenant’s activities conducted thereon, and (2) conducting environmental testing and sampling to determine compliance with applicable
laws and the terms of this Lease. If such monitoring discloses the presence or release of Hazardous Substances in violation of either applicable laws, or this Lease, the cost of such monitoring shall be paid by Tenant pursuant to subparagraph
(“H”). In addition, within five (5) days of the Owner’s written request, Tenant shall provide the Owner with a detailed written description of Tenant’s generation, use, sale, transportation, storage, treatment and disposal
of Hazardous Substances on or which may otherwise reasonably be expected to affect the Premises. The Owner’s discretionary actions pursuant to this subparagraph shall not constitute a release waiver or modification of Tenant’s obligations
otherwise specified in this Lease. 
 E. Notifications: Tenant shall notify the Owner within twenty-four
(24) hours after it becomes aware of any release of Hazardous Substances that may affect the Premises, and shall promptly provide the Owner with a copy of any notifications given to any governmental entity regarding any such release. Tenant
shall promptly provide the Owner with copies of any inspection report, order, fine, request, notice or other correspondence from any governmental entity regarding the release of Hazardous Substance that may affect the Premises. At the Owner’s
written request, Tenant shall provide the Owner with a copy of all reports, (manifests), material safety data sheets (MSDS), and identification numbers regarding Hazardous Substance at the same time they are submitted to the appropriate governmental
authorities. 
 F. Environmental Assessment: Tenant shall, upon written request from the Owner, based on a sufficient
reason to believe there has been a release of Hazardous Substances, within sixty (60) days following expiration or other termination of the Lease, provide the Owner with an environmental assessment prepared by a qualified professional mutually
agreed upon by the Owner and Tenant. The environmental assessment shall, at a minimum, certify that a diligent investigation of the Premises has been conducted, including a specific description of the work performed, and either (1) certify that
diligent investigation of the Premises has revealed no evidence of a release of Hazardous Substances or violation of applicable laws, as a result of the Tenant’s operations, or (2) if a release or violation of applicable laws is detected,
identify and describe; (i) the types and levels of Hazardous Substances detected; (ii) the physical boundaries of the release, including property other than the Premises; (iii) the actual and potential risks to the environment from
such release or violation; and (iv) the procedures and actions necessary to remedy the release or violation in compliance with applicable laws. Tenant shall pay the expense of obtaining the environmental assessment and of performing all
remediation in accordance with subparagraph (“H”). 
 G. Hold Harmless and Indemnity: Tenant shall defend
(with attorneys approved in advance and in writing by the Owner), indemnify and hold the Owner and its agents harmless from any loss, claim, fine or penalty arising from the release of 

  

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Hazardous Substances or any violation of applicable laws of which it is aware, after due inquiry, affecting the Premises to the extent directly caused by
Tenant or its agents. Such obligation shall include, but shall not be limited to, environmental response and remedial costs, other cleanup costs, environmental consultants’ fees, attorneys’ fees, fines and penalties, laboratory testing
fees, claims by third parties and governmental authorities for death, personal injuries, property damage, business disruption, lost profits, natural resource damages and any other direct costs, and the Owner’s expenses as provided in
subparagraphs (“D”, “E”) and (“G”). Tenant’s obligations pursuant to this subparagraph shall survive expiration or other termination of this Lease. 
 H. Default and Cure: Notwithstanding any other provision of this Lease, the Owner may, in the event of a release of Hazardous
Substances cure such release of Hazardous Substances and Owner may impose a rent surcharge sufficient to recover any such loss, and impose a rent surcharge sufficient to recover such expenses together with interest at 12% percent per annum, for such
portion of the unexpired term of the Lease as the Owner may deem proper. 
 I. Assignments and Subleases: The Owner may
withhold its consent to any assignment, sublease, or other transfer if the proposed transferee’s use of the Premises may involve the generation, storage, use, treatment, or disposal of Hazardous Substances, as defined in the Lease.
Notwithstanding the foregoing, the Tenant shall have the sublease and assignment rights set forth in Section 25 hereof. 
 J. EPA Identification Number: Tenant shall also provide to the Owner the Tenant’s Environmental Protection Agency Identification Number to dispose of hazardous waste if Tenant has one. 
 25. ASSIGNMENT AND SUBLETTING. The Tenant may assign this Lease to an affiliate, or to a third party in the event of merger, acquisition,
consolidation or change of control, without the prior written consent of the Owner. The Tenant shall provide Owner with notice of the pending merger, acquisition or consolidation in advance of any public announcement, as soon as allowed by law. This
Lease shall be binding upon each of the parties hereto and their successors and assigns. The terms of any agreements shall survive any merger, acquisition, consolidation or assignment and shall be binding on the successors and assigns. Any merger,
acquisition, consolidation or assignment shall not result in any modification of the terms and conditions of the Lease without the express written consent of the parties. 
 26. UTILITIES. The Tenant shall pay before delinquency, all charges for electricity, telephone, sewerage, gas, garbage disposal, water and other utilities furnished to the Premises during the term
hereof. 
 27. PERFORMANCE BOND. The Tenant shall, upon the execution of this Lease and agreement, secure and deliver to the
Owner a bond with surety satisfactory to the Owner, or other security satisfactory to the Owner, in the principal sum of $132,422.40 (equal to twelve 

  

 12 

 
months rent and leasehold excise tax ****This section subject to revision based on final footprint of lease****) conditioned to faithfully perform all
the terms and conditions of this Lease. In the event that the Rental is adjusted upward or downward during the course of this Lease, the amount of such bond or security shall similarly be adjusted upward or downward in order that the amount thereof
shall at all times be in the same ratio to the adjusted rent as is the present rent to the amount of the present bond. A new bond shall be delivered within 60 days after the adjustment of rental. 
 28. RESERVATION OF RIGHTS. The Owner reserves to itself and to its assigns, from the Premises herein leased, a right and easement upon,
over, and beneath said Premises for the construction, maintenance, repair, replacement and use for any purpose of poles, wires, supports, pipelines, mains, conduits, ditches, and other improvements for utility purposes and all incidental or related
attachments and appurtenances from any point or points, in any direction and for any distance. This reservation includes the right to enter upon said Premises upon reasonable notice to the Tenant for such purposes; provided that the Owner shall
repair any physical damage done to the Premises incidental to the exercise of this reservation. The rights herein reserved shall include the right to cut, trim or remove trees, brush, overhanging branches or other obstructions above, on or below the
ground which may injure or interfere with the Owner’s use, occupancy and enjoyment of the rights herein reserved. The exercise of said right to cut, trim or remove said vegetation or other obstructions shall not be regarded as physically
damaging the Premises. In its exercise of the rights herein reserved, Owner shall not unreasonably interfere with Tenant’s use of the Premises. 
 29. PARKING FACILITIES. The Tenant shall provide suitable space on the Premises for the parking of all vehicles operated by persons entering upon the Premises. 
 30. TAXES. The Tenant shall pay before delinquency or reimburse the Owner for the payment of all taxes or assessments upon this Lease, the
Premises, the leasehold interest created by this Lease, any buildings, machinery, equipment improvements or personal property on the Premises or upon the rental paid to the Owner pursuant to this Lease, which taxes are payable for all or any portion
of the period covered by this Lease. Notwithstanding the foregoing provision, the Tenant shall not be in default thereunder for failure to pay any such taxes or assessments the validity or amount of which the Tenant in good faith protests, provided
that the Tenant within 30 days of notification of such tax or assessment being payable, shall undertake and proceed to carry out the appropriate steps to secure the adjudication by appropriate authority as to the validity or amount of such tax or
assessment. In such latter event, the Tenant shall pay such tax or assessment within 30 days of the adjudication that such tax or assessment is owing, plus any interest and penalties. 
 32. LIENS AND ENCUMBRANCES. Either party may encumber its own interests in the Premises. The Owner agrees that it shall obtain a
nondisturbance agreement in which any person currently or hereafter holding a mortgage, deed of trust or other monetary encumbrance against the Premises agrees to recognize this Lease upon a foreclosure, trustee’s sale or deed in lieu thereof
so long as the Tenant is not in default hereunder beyond the expiration of any applicable cure period. The Tenant agrees to obtain a certificate from any person holding an 

  

 13 

 
encumbrance against this Lease which confirms that such person shall not assert an interest in or lien against the Owner’s interest in the Premises. The
Tenant shall defend the Owner against any lien asserted against the Owner’s fee title in the Premises as a result of any contract or agreement entered into by the Tenant. 
 33. NON-WAIVER OF BREACH. The failure of the Owner or the Tenant to insist upon the strict performance of any of the covenants of this
Lease or to exercise any option herein conferred in any one or more instances, shall not be construed to be a waiver or relinquishment of any other covenants of this Lease or any subsequent default of the same covenant. All such covenants shall be
and remain in full force and effect for the term of this Lease. 
 34. INSOLVENCY. If Tenant commences a proceeding under any
Chapter of the Federal Bankruptcy Act, or is adjudicated bankrupt or insolvent or makes any assignment for the benefit of creditors or if a receiver be appointed for it, or in the event of any judicial sale of Tenant’s interest under this
Lease, Owner shall have the right to declare this Lease in default. The conditions of this paragraph shall not be applicable or binding on the Tenant or the beneficiary in any deed of trust, mortgage, or other security instrument on the demised
premises which is of record with Owner and has been consented to by Owner, or to said beneficiary’s successors in interest consented to by Owner, as long as there remains any moneys to be paid by Tenant to such beneficiary under the terms of
such deed of trust; provided that such beneficiary or its successors in interest, continuously pay to the Owner all rent due or coming due under the provisions of this Lease and guaranty compliance with the other covenants of this Lease. 

35. EMINENT DOMAIN. If the whole or a substantial part of the Premises hereby leased shall be taken by any paramount public authority
under the power of eminent domain, then the term of this Lease shall cease as to the part so taken, from the day the possession of that part shall be required for any public purpose, and the rent shall be paid up to that day, and from that day
Tenant shall have the right either to cancel this Lease and declare the same null and void or to continue in the possession of the remainder of the same under the terms herein provided, except that the rent shall be reduced as provided below. All
damages awarded for such taking shall be equitably divided between Owner and Tenant, provided, however, that Owner shall not be entitled to any award made for the taking of any installations or improvements on the Premises belonging to Tenant. Owner
shall be entitled to all condemnation awards made for the taking of any fee interest in the land. Tenant shall be entitled to pursue against the paramount public authority seeking condemnation, any claim for an award made on account of any interest,
loss or expense of Tenant, including the value of this Lease, Tenant’s moving expenses and the value of any improvements made to the Premises at Tenant’s expense and which are not reasonably capable of being relocated by Tenant.

 In the event the rent is to be reduced as herein above provided, the rent shall be reduced by an amount which bears the same proportion to
the net annual rent immediately prior to the partial taking as the rental value of the part of the demised premises so taken shall bear to the rental value of the whole demised premises immediately prior to such taking. If the parties shall not
agree on the amount of such rent reduction, it shall be determined by an appraiser selected and paid by the Owner. If Tenant is dissatisfied with the appraisal made by said appraiser, then 

  

 14 

 
upon Tenant’s request, the amount of such rental reduction shall be determined by a board of three appraisers, each of whom shall be a member of either
the Society of Industrial Realtors or the Washington/British Columbia Chapter of the American Institute of Real Estate Appraisers and shall be experienced in the valuation of the type of premises subject to this Lease. Each party shall select one of
these appraisers and those two shall select the third appraiser. The successful party in such proceeding shall pay the compensation of the third appraiser. A decision of a majority of the board of appraisers shall be the decision of the board of
appraisers and shall be binding on each or the parties hereto. 
 36. QUIET ENJOYMENT. Owner covenants that Tenant, upon paying
the rent and performing the covenants upon its part to be performed herein, shall and may peaceably and quietly have, hold and enjoy the Premises for all terms hereof. 
 37. TERMINATION FOR DEFAULT. Time is of the essence of this agreement and if the Tenant shall fail to keep and perform any of the covenants or agreements herein contained and shall fail to remedy any
such default thereof within 120 days, 10 days in the case of delinquent Rent, after written notice thereof by Owner to Tenant, (or if the default is of a character which cannot be remedied within 120 days after such notice, then if the Tenant shall
fail to commence to remedy such default within such 120 days and thereafter proceed diligently and continuously to remedy such default), Owner may at its option declare this Lease canceled and forfeited and the Tenant’s right to possession
ended and the Owner may re-enter said premises and take possession thereof; provided, however, that the provisions of Section 12 shall govern the treatment of all Leasehold Improvements upon such termination. In the case of delinquent Rent the
Owner shall not have the right to terminate this Lease unless Tenant has failed to pay such Rent, at a late payment rate of 150% of Rent, for a period of 90 days; provided further that the Owner shall not have the right to declare this Lease
canceled in the event of any default unless it has first exhausted all remedies available to it under this Agreement, including the performance bond described at Section 27 hereof, for up to 3 months Rent and leasehold tax. The Owner shall not
be liable for any damage by reason of such re-entry or forfeiture. If upon such re-entry there remains any personal property of the Tenant or of any other person upon the leased premises, the Owner may, but without the obligation to do so, sell the
same as provided in paragraph entitled “Redelivery of Premises,” remove said personal property and hold it for the owner thereof or may place the same in a public garage or warehouse, all at the expense and risk of the owners thereof, and
the Tenant shall reimburse the Owner for any expense incurred by the Owner in connection with such removal and storage. The Owner shall have the right to sell such stored property, without notice to the Tenant, after it has been stored for a period
of 30 days or more, the proceeds of such sale to be applied first to the costs of such sale, second to the payment of the charges for storage, and third to the payment of any other amounts which may be then due from the Tenant to the Owner, and the
balance, if any, shall be paid to the Tenant. Notwithstanding any such re-entry, the liability of Tenant for the full rental provided for herein, shall not be extinguished for the balance of the term of this Lease, and the Tenant shall make good to
the Owner any deficiency arising from a re-letting of the leased premises at a lesser rental than that herein before agreed upon. The Tenant shall pay such deficiency upon demand by the Owner after the Owner thereof ascertains the amount.
Notwithstanding the foregoing, the provisions of Section 12 shall govern the disposition of Leasehold Improvements. 
  

 15 

 38. FRUSTRATION OF PURPOSE. In the event of any governmental action or order, or inaction,
which to a substantial degree and for a substantial period of the current term prohibits the Tenant’s activities, as contemplated by this Lease, the Tenant may terminate this Lease upon sixty- (60) day’s notice to Owner. In the event
the parties disagree as to whether the Tenant’s activities are so prohibited, such disagreement shall be submitted to arbitration, as provided in the paragraph entitled “ARBITRATION”. Lack of funds, expense of raw materials or
inability to obtain financing shall not be an event of Frustration of Purpose. 
 39. FORCE MAJEURE. Except as provided
elsewhere in this Lease, whenever a period of time or a duty is herein prescribed for action to be taken by either party, said party shall not be liable or responsible for, and there shall be excluded from the computation of any such period of time,
any delays due to “force majeure”. For purposes of this Agreement, a force majeure includes acts or events directly affecting the Premises, including but not limited to Acts of God, hurricane, tornado, tsunami, war, riot,
sabotage, act of public enemy, terrorist act or gang violence, blockade, epidemic, earthquake or other earth movement, flood or other natural disaster, or other cause out of the Tenant’s control. Lack of funds, expense of raw materials or
inability to obtain financing shall not be an event of force majeure. During the pendency of an event of force majeure, the Tenant’s obligations under this Lease shall be suspended. 
 40. DEFAULT BY OWNER. If the Owner shall fail to keep and perform any of the covenants or agreements herein contained to be performed or
complied with by Owner, and shall fail to remedy any such default thereof within thirty (30) days after written notice thereof by Tenant to Owner (or if the default is of a character which cannot be remedied within thirty (30) days after
such notice, then if the Owner shall fail to commence to remedy such default within such thirty (30) days and thereafter proceed diligently and continuously to remedy such default), Tenant may, in addition to other remedies available to it,
cure such default on behalf of Owner and deduct from the Rent any expenses thereby incurred, or Tenant may declare this Lease canceled. 
 41. ARBITRATION. In the event of any disputes between the parties arising out of this Lease, and if no provision is otherwise made herein for the resolution thereof, then such disputes shall be submitted to arbitration
pursuant to the commercial arbitration rules of the American Arbitration Association by a panel of three arbitrators, each of whom shall be experienced in the valuation of the type of dispute at issue. Each party shall select one of these
arbitrators and those two shall select the third arbitrator. The decision of such panel of arbitrators shall be final and binding on the parties. The cost of such arbitrator shall be borne equally by the parties hereto. 
 42. ATTORNEY FEES. In the event either party shall be required to bring any action to enforce any of the provisions of this Lease, or shall
be required to defend any action brought by the other with respect to this Lease, the prevailing party in such action shall be entitled to reasonable attorney’s fees, in addition to costs and necessary disbursements. “Action” shall
include an arbitration proceeding. 
  

 16 

 43. NOTICES. All notices thereunder may be delivered or mailed. If mailed, they shall be
sent by certified or registered mail, return receipt requested, to the Owner at Post Office Box 660, Aberdeen, Washington, 98520, and to the Tenant at its address set forth below its signature to this Lease. Such notices shall be sent to other
addresses of either party hereto as they may advise the other from time to time in writing. Notices sent by certified or registered mail shall be deemed to have been given when properly mailed and the postmark affixed by the United State Post Office
shall be conclusive evidence of the mailing thereof. 
 44. HOLDING OVER. If the Tenant shall, with the consent of the Owner,
hold over after the expiration or sooner termination of the term of this Lease, the resulting tenancy shall, unless otherwise mutually agreed, be for an indefinite period of time on a month-to-month basis. During such month-to-month tenancy, Tenant
shall pay to the Owner the same rate of rental as set forth herein, unless a different rate shall be established, and shall be bound by all of the additional provisions of this Lease agreement insofar as they may be pertinent. 
 45. DEFINITION OF TENANT. It is understood and agreed that for convenience, the word “Tenant” and verbs and pronouns in the
singular number and neuter gender are uniformly used throughout this Lease regardless of the number, gender or fact of incorporation of the party who is, or the parties who are, the actual lessee under this agreement. 
 46. CAPTIONS. The captions in this Lease are for convenience only and do not in any way limit or amplify the provisions of this Lease.

 47. INVALIDITY OF PARTICULAR PROVISIONS. If any term or provision of this Lease agreement or the application thereof to any
person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable shall not
be affected thereby and shall continue in full force and effect. 
 48. ENTIRE AGREEMENT. This Lease constitutes the whole
agreement between the Owner and the Tenant. There are no terms; obligations, covenants or conditions other than those contained herein. No modification or amendment of this agreement shall be valid and effective unless evidenced by an agreement in
writing. 
 49. GUARANTY. Tenant shall provide an IRREVOCABLE GUARANTY BY Imperium Renewables, Inc., the parent company of
Imperium Grays Harbor, Inc. in the form attached as Exhibit D. 
 50. INTERPRETATION OF AGREEMENT AND VENUE. This
Agreement and Lease and all of its terms shall be construed according to the laws of the State of Washington. The venue of any arbitration between the parties relating to this Lease shall be in Thurston County, Washington. The venue of any
litigation authorized by the arbitration clause or Arbitration statutes between the parties relating to this Lease shall be the Superior Court of Thurston County, Washington. 
  

 17 

 51. BINDING EFFECT. This Lease is binding upon each of the parties hereto, their personal
representatives, heirs, successors and assigns. 
 IN WITNESS WHEREOF, the parties hereto have caused this instrument to be executed
on May 15, 2006. 
  

			
	PORT OF GRAYS HARBOR
		
	 By
	 	  
		 	         Executive Director

	
	 “OWNER”

	 Port of Grays Harbor

	 P.O. Box 660

	 Aberdeen, WA 98520

	
	IMPERIUM GRAYS HARBOR, LLC.
		
	 By
	 	  
	
	  
	
	 “TENANT”

	 Imperium Grays Harbor, LLC.

	 1418 3rd Ave.

	 Seattle, WA 98101

  

 18 

 STATE OF WASHINGTON) 
 SS 
 GRAYS HARBOR COUNTY) 
 On this              day of May, 2006 before me personally appeared GARY G. NELSON, to me known to be the Executive Director of the PORT OF GRAYS
HARBOR, the municipal corporation that executed the within and foregoing instrument as “Owner”, and acknowledged said instrument to be the free and voluntary act and deed of said municipal corporation, for the uses and purposes therein
mentioned, and on oath stated that he was authorized to execute said instrument. 
 IN WITNESS WHEREOF, I have hereunto set my hand and
affixed my official seal the day and year first above written. 
  

			
	  
	NOTARY PUBLIC in and for the State of
	 Washington residing at
	 	  

 STATE OF WASHINGTON) 
 SS 
 GRAYS HARBOR COUNTY) 
 On this              day of May, 2006, before me personally appeared
                                    , to me known to be the
                                 of IMPERIUM GRAYS HARBOR, LLC the company that
executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said company, for the uses and purpose therein mentioned, and on oath stated that he was authorized to execute said instrument.

 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. 
  

			
	  
	NOTARY PUBLIC in and for the State of
	 Washington residing at
	 	  

  

 19 

 Exhibit A 
 .... Metes and Bounds Description the Premises 
  

 20 

 Exhibit B 
 .... Diagram of the Premises 
  

 21 

 Exhibit C 
 Diagram of the Adjoining Property. This is anticipated to be that 
 area between the lease line of
Exhibit B and Frye Creek to the West, 
 Rail line (with setback) to the South and West First Street to the North. 
  

 22 

 EXHIBIT D 
 IRREVOCABLE GUARANTY BY IMPERIUM RENEWABLES, INC. 
 To induce the Owner to enter into the foregoing
Port of Grays Harbor Lease No. 1014 between the Port of Grays Harbor (the “Owner”) and Imperium Grays Harbor LLC (the “Tenant”) dated as of May 15, 2006 (the “Lease”), and in consideration thereof, the
undersigned does hereby jointly and severally guaranty the following: (i) the payment by Tenant of its obligations under Section 6 of the Lease and (ii) the completion by Tenant of the Biofuels Manufacturing Facility to the point of
its first shipment of 23,500 gallons or more of any finished product that meets ASTM D6751-2 specifications, for revenue, by rail, truck, barge or other transport. Notwithstanding the foregoing, the Owner shall have no right to exercise its rights
under this guaranty until it has exhausted all remedies under the performance bond described at Section 27 of the Lease. Said guaranty shall be irrevocable during the Lease Term and shall survive the expiration or other termination of this
Lease as to obligations that accrue prior to such expiration or termination of this Lease. 
 This Guaranty is delivered in the State of
Washington and shall be construed according to the laws of the State of Washington. Guarantor does hereby expressly consent and submit to the jurisdiction of any Arbitration panel and/or the Superior Court of Thurston County, Washington as provided
in the foregoing Lease. 
 Terms used and not otherwise defined herein shall have the meaning set forth in the Lease. 
 The Guarantor does hereby irrevocably appoint Lisa Eggers, 6851 W. Mercer Way, Mercer Island, WA 98040 of Washington State as its Agent for Service of
Process for any action, arbitration or proceeding arising out of this Guaranty. 
 IN WITNESS WHEREOF, the Guarantor hereto has caused
this instrument to be executed on
                                    , 2006. 
  

	
	 

  

									
	 By:
	 	  	 	,	 	  	 	and

  

			
	 Print Name:
	 	  

  

							
	 By:
	 	  	 	,	 	  

  

			
	 Print Name:
	 	  

  

			
	 Address:
	 	  

  

	
	 

  

	
	 

  

	
	 

  

			
	 Telephone:
	 	  

  

 23 

			
	 Telefax:
	 	  

 STATE OF WASHINGTON) 
 SS 
                                  COUNTY) 
 On this              day of May, 2006, before me personally appeared
                        , to me known to be the
                                 of IMPERIUM RENEWABLES, INC. the company that
executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said company, for the uses and purpose therein mentioned, and on oath stated that he was authorized to execute said instrument.

 IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year first above written. 
  

			
	  
	NOTARY PUBLIC in and for the State of
	 Washington residing at
	 	  

  

 24Lease Agreement

 Exhibit 10.9 
 STERLING BUILDING LEASE AGREEMENT 
 LEASE AGREEMENT
(“Lease”) is made and entered into this 31st day of March, 2006, by and between JOSEPH VANCE BUILDING
LIMITED PARTNERSHIP, a Washington limited partnership (“Landlord”), and IMPERIUM RENEWABLES, INC., a Washington corporation (“Tenant”). 
  

	1.	Nonstandard Provisions. The subsections of this Section 1 constitute the nonstandard provisions of this Lease and are referred to elsewhere herein.

  

			
	 (a)    Lease Date:
	  	March 31, 2006
		
	 (b)    Landlord:
	  	 JOSEPH VANCE BUILDING LIMITED
 PARTNERSHIP, a
Washington limited
 partnership

		
	 (c)    Landlord’ Notice Address:
	  	c/o Weiss-Jenkins Properties
		  	1402 Third Avenue, Suite 601
		  	Seattle, WA 98101
		  	 Attn:       Frederic S. Weiss

		  	 Phone:    (206)292-9700

		  	 Fax:         (206)343-4883

		
	 (d)    Tenant:
	  	 IMPERIUM RENEWABLES, INC., a
 Washington
corporation

		
	 (e)    Tenant’s Notice Address:
	  	Imperium Renewables, Inc.
		  	6333 First Avenue South
		  	Seattle, WA 98108
		  	 Attn:       Zanetha Matisse

		  	 Phone:    206-767-5095

		  	 Fax:         206-767-5096

  

	 	 (f)
	 Premises, Building and Land. The premises consist of 5,901 rentable square feet of office space in Suite 300 (the
“Premises”) on the 3rd Floor of the Sterling Building located at 1418 Third Avenue, Seattle, King County,
Washington (the “Building”), upon the real property legally described as Lot 8, Block 21, plat of an addition to the town of Seattle, as laid out by A. A. Denny, (commonly known as A.A. Denny’s Third Addition to the City of Seattle)
according to the plat thereof, recorded in Volume 1 of Plats, Page 33, in King County, Washington, except the westerly 9 feet thereof, condemned for 3rd Avenue, by King County Superior Court Cause Number 54135 (the “Land”). 

  

	 	(g)	 Building: Pro Rata Share. The Building contains 17,110 rentable square feet. The top two floors of the Building contain 11,802 rentable square feet for
general office purposes (the “Office Space”), and the lower floor contains 5,308 rentable 

	 	 
square feet for retail purposes. “Tenant’s Pro Rata Share of the Building” is 34.5%. “Tenant’s Pro Rata Share of Office Space”
is 50%. 

  

	 	(h)	Lease Term. The Lease term shall be for twenty-four (24) months, commencing on April 1, 2006 (the “Commencement Date”), and ending on March 30, 2008
(the “Lease Term”) subject to an option to extend as set forth in Section 3. 

  

	 	(i)	Monthly Base Rent. The monthly base rent for the Premises (“Monthly Base Rent”) shall be as follows: 

  

				
	Lease Months	  	$ / Month
	 1 - 12
	  	$	10,818.00
	 13 - 24
	  	$	11,310.00

  

	 	(j)	Security Deposit: $11,310.00 

  

	 	(k)	Rent Paid Upon Execution of Lease. $10,818.00, due on mutual execution of this Lease and applied to first month’s rent. 

  

	 	(I)	Permitted Use of Premises. Tenant shall use the Premises only for general office purposes and for no other purposes whatsoever without Landlord’s prior written consent.

  

	 	(m)	Exhibits. The following exhibits are made a part of this Lease: 

  

			
	 Exhibit A
	  	Floor Plan of Premises
	 Exhibit B
	  	Rules and Regulations of Building
	 Exhibit C
	  	Intentionally Deleted
	 Exhibit D
	  	Form of Estoppel Certificate
	 Exhibit E
	  	Form of Subordination, Nondisturbance and Attornment Agreement

  

	2.	Premises. Landlord hereby Leases to Tenant, and Tenant hereby Leases from Landlord, upon the terms and conditions herein set forth, the Premises described in
Section 1(f). The rentable square feet of the Premises, as stated in Section 1(f) above, shall be calculated according to Building Owners and Managers. Association International (“BOMA”) standards, namely, the “Standard
Method for Measuring Floor Area in Office Buildings ANSI—BOMA Z-65.1-1996”. 

 Tenant shall have the non-exclusive
right (in common with other tenant’s, Landlord and any other person granted use by Landlord) to use all areas and facilities outside the Premises and within the exterior boundary line, of the Land that are, from time to time, provided and
designated by Landlord for the non-exclusive use to Landlord, Tenant and other tenants of the Building and their respective employees, guests and. invitees (“Common Areas”). 
  

	3.	Term. The Lease Term shall be as stated in Section 1(h). 

  

 2 

	4.	Rent. Tenant shall pay to Landlord the Monthly Base Rent stated in Section 1(i), together with Additional Rent as provided in Section 9 and any other additional
payments due under this Lease, without deduction or offset, in lawful money of the United States in advance on the first day of each calendar month during the Lease Term at the notice address set forth in Section 1(c) above, or at such other
place as Landlord may from time to time designate in writing. Rent payable for any period of less than one calendar month shall equal 1/30 of the Monthly Base Rent and Additional Rent for each day of such period. Monthly Base Rent and Additional
Rent are collectively referred to herein as “Rent.” If any Rent is not received by Landlord from Tenant within five (5) days after such Rent is due, Tenant shall pay Landlord a late charge equal to five percent (5%) of the amount
due and such amount shall bear interest from the date due until paid, at the rate of twelve percent (12%) per annum. Such late charge and interest shall be paid by Tenant to Landlord upon Landlord’s demand. 

  

	5.	Security Deposit. Concurrently with Tenant’s execution of this Lease, Tenant shall deliver to Landlord a sum equal to the amount stated in Section 1(j) as security
for the performance by Tenant of every covenant and condition of this Lease. Landlord’s obligations with respect to the Security Deposit are those of a debtor and not a trustee. Landlord may maintain such sums separate and apart from
Landlord’s general funds or may commingle them with Landlord’s general or other funds. Landlord is not required to pay Tenant interest on such sums, or any portion thereof. If Tenant defaults with respect to any covenant or condition of
this Lease, including but not limited to the payment of rent, Landlord may apply the whole or a part of the Security Deposit to the payment of any sum in default or any other sum which Landlord may be required to spend by reason of Tenant’s
default. Any amounts spent by Landlord pursuant to the terms of this Lease shall be replenished by Tenant within thirty (30) days following receipt of notice from Landlord. If Tenant complies with all of the covenants and conditions of this
Lease, the Security Deposit or any balance thereof shall be returned to Tenant (or at the option of Landlord, to the last assignee of Tenant’s interest in this Lease) at the expiration of the Lease Term. 

  

	6.	 Use. Tenant shall use and occupy the Premises during the entire Lease term only for the purpose stated in Section 1(1) and for no other purposes
whatsoever without the written consent of Landlord. No use shall be made of the Premises, nor any act done in or about the Premises in violation of any applicable law, rule, regulation, ordinance or governmental decree, or which will increase the
existing rate of insurance upon the Building or the Land. Tenant shall not commit or allow to be committed any waste upon the other act or thing which disturbs the quiet enjoyment of any other tenant in the Building. Tenant shall not, without the
written consent of Landlord, use any apparatus, machinery or device in or about the Premises that will cause any substantial noise or vibration. If any of Tenant’s office machines and equipment disturb the quiet enjoyment of any other tenant
in, the Building, then Tenant shall, at its sole cost and expense, but only after obtaining Landlord’s consent to do so, provide adequate insulation or take such other actions as may be necessary to eliminate the disturbance. Tenant shall
observe such reasonable rules and regulations as may be adopted and published from time to time by Landlord for the safety, care and cleanliness of the Premises or the Building and the 

  

 3 

	 	 
preservation of good order therein. A copy of the current rules and regulations for the Building are attached as Exhibit B to this Lease.

  

	7.	Possession and Acceptance 

  

	 	(a)	Tenant’s Right of Possession. During the term of the Lease, Tenant shall have access to the Premises twenty-four (24): hours per day, 3.65 days per year. Tenant shall be
entitled to possession of the Premises upon. the Commencement Date of -this Lease; provided, however, Tenant may have access to the Premises upon mutual execution of this Lease for the purpose of installing its furniture, fixtures, equipment and
communications equipment. During the period prior to the Commencement Date (the “Early Entry Period”), all of the terms and conditions of this Lease shall apply, with the exception of Tenant’s obligation to pay Rent.

  

	 	(b)	Acceptance. The Premises are leased by Landlord and accepted by Tenant in an “AS-IS” condition as of the Commencement Date. 

  

	 	(c)	Delay in Delivering Possession. If Landlord fails to (i) to substantially complete any improvements to the Premises required to be performed under Exhibit C hereto, or
(ii) to deliver possession of the Premises for any other reason, then Landlord shall not be liable for any damage .caused .thereby, nor shall this Lease become void or voidable or the Lease term be extended, but in such event, no rent shall be
payable by Tenant to Landlord until Landlord delivers possession of the Premises to Tenant. 

  

	8.	Services Provided By Landlord. Landlord shall maintain the Common Areas of the Building, such as lobbies, stairs, corridors and restrooms, in reasonably good order and
condition except for damage occasioned by the act of Tenant. 

 Landlord shall furnish the Premises with electricity for
lighting and operation of low power usage office machines, heat, normal office air conditioning and elevator service, during the ordinary business hours of the Building (from 7:00 am. to 7:00 p.m. Mondays through Fridays, and 8:00 a.m. to 1:00 p.m.
on Saturdays (except legal holidays)). Landlord shall also provide lighting replacement for Landlord-furnished lighting and window washing with reasonable frequency. Landlord, at its cost, shall also provide janitorial service to the Premises two
(2) times per week. 
 Landlord shall not be liable to Tenant for any loss or damage caused by or resulting from variation, interruption
or any failure of said services due to any cause beyond Landlord’s reasonable control, and no temporary interruption or failure of such services incident to the making of repairs, alterations or improvements or due to accident or strike or
conditions or events not under Landlord’s reasonable control shall be deemed as an eviction of Tenant or relieve Tenant from any of Tenant’s obligations hereunder. For the purposes of this Section 8, the term “temporary” is
defined as a period of less than ten (10) business days. 
  

 4 

 Electrical service to the Premises is separately metered. All electricity for the operation of the
Premises and any special air-conditioning units (such as those that may be required for computer centers), shall be at Tenant’s expense, and is payable to Landlord as Additional Rent hereunder. The Monthly Base Rent stated in Section I(i) does
not include any amount to cover the cost of furnishing electricity to the Premises (except electricity for the operation of building-standard heating, ventilating and air conditioning). 
  

	9.	Operating Expenses. 

  

	 	(a)	Definitions. As used herein, the following terms have the following respective meanings unless the context otherwise specifies or clearly requires. 

 

	 	(1)	“Base Year Operating Expenses” means Operating expenses for the calendar year 2006 (the “Base Year”) multiplied by Tenant’s Pro Rata Share of the Building
or Tenant’s Pro Rata Share of the Office Space, as appropriate, and subject to a gross-up adjustment as set forth in Section 9(b)(6). Because this is a base year lease, Tenant’s first monthly payment of Additional Rent shall be for
January 2007. 

  

	 	(2)	“Operating Expenses” means the total cost and expenses paid or incurred by Landlord in connection with the ownership, operation, maintenance, management and repair of the
Premises, Building or Land, or any part thereof, including, but not limited to, the following: 

  

	 	(A)	amounts paid as a management fee to oversee the operation, repair and maintenance of the Building. A management fee may be paid either to an independent property management company
or to a property management company that is an affiliate of Landlord; 

  

	 	(B)	repairs and maintenance of the Building and Land and the cost of supplies, tools, materials, and equipment for Building and Land repairs and maintenance; 

 

	 	(C)	salaries, and other compensation, including vacation, holiday and other paid absences; and welfare, retirement and other fringe benefits that are paid to employees, independent
contractors or agents of Landlord engaged in the operation, repair, management, or maintenance of the Premises, Building and/or Land; 

  

	 	(D)	all real property taxes and currently due installments of assessments, special or otherwise, which are imposed upon the Premises, Building and Land, together with reasonable legal
fees, costs, and disbursements incurred for proceedings to contest, determine, or reduce real estate taxes, but only to the extent real estate taxes are actually reduced; 

  

 5 

	 	(E)	premiums and other charges incurred by Landlord for insurance on the Premises, Building and Land as Landlord deems reasonably necessary, including: 

  

	 	(i)	fire insurance, extended coverage insurance, windstorm, hail, and explosion insurance, and rental interruption insurance; 

  

	 	(ii)	public liability and property damage insurance; 

  

	 	(iii)	elevator insurance; 

  

	 	(iv)	boiler and machinery insurance; sprinkler leakage, water damage, water damage legal liability insurance; burglary, fidelity, and pilferage insurance on equipment and materials;

  

	 	(v)	all other insurance on the Premises, Building and Land carried by Landlord; 

  

	 	(F)	costs incurred for inspection and servicing, including all outside maintenance contracts necessary or proper for the maintenance and security of the Premises, Building and Land,
such as janitorial services for the common areas and window cleaning, rubbish removal, exterminating, water treatment, elevator, electrical, plumbing, and mechanical equipment, and the cost of materials, tools, supplies, and equipment used for
inspection and servicing; 

  

	 	(G)	costs incurred for electricity, water, gas, fuel, or other utilities (except to the extent separately metered to the Premises and paid directly by Tenant to the utility provider);

  

	 	(H)	payroll taxes, federal taxes, state and local unemployment taxes, and social security taxes paid for employees of building management personnel; 

  

	 	(I)	sales, use, and excise taxes on goods and services purchased by Landlord; 

  

	 	(J)	license, permit, and inspection fees; 

  

	 	(K)	accounting fees, including tenant expense accounting; 

  

	 	(L)	legal fees, costs, and disbursements but excluding those 

  

	 	(i)	relating to disputes with other tenants in the Building, 

  

 6 

	 	(ii)	based upon Landlord’s negligence or other tortious conduct, 

  

	 	(iii)	relating to enforcing any leases except for enforcing lease provisions for the benefit of the Building tenants generally, or 

  

	 	(iv)	relating to the defense of Landlord’s title to, or interest in, the Land; 

  

	 	(M)	parking expenses, including expenses Landlord incurs for procuring off-site parking necessary to meet parking requirements associated with the Building or the Land; and

  

	 	(N)	other costs reasonably necessary to operate, repair, manage, and maintain the Premises, Building and Land in a first-class manner and condition. 

 In addition, Operating Expenses may be adjusted to include Major Maintenance Expenses described in Section 9(a)(6) below. 
 Operating Expenses shall not include the following: janitorial service to the Premises as set forth in Section 8; depreciation on the Building;
costs of tenants’ improvements; real estate commissions; capital items (except that Operating Expenses shall include the cost of any capital improvements made to the Building as a labor saving device or to effect other economies in the
operation or maintenance of the Building or made after the date of this Lease that are required under any governmental law or regulation, such costs to be amortized over such reasonable period as Landlord shall determine, together with interest at a
rate per annum equal to twelve percent (12%) or such higher rate as may be paid by Landlord on funds borrowed for the purpose of constructing such capital improvements). 
  

	 	(3)	“Actual Operating Expenses” means the actual expenses paid or incurred by Landlord for Operating Expenses during any calendar year of the term hereof, plus the
amortized portion of any Major Maintenance Expenses allocated to such calendar year. 

  

	 	(4)	“Actual Operating Expenses Allocable to the Premises” means Tenant’s Pro Rata Share of the Actual Operating Expenses determined by multiplying Tenant’s Pro Rata
Share of the Building or Tenant’s Pro Rata Share of the Office Space, described in Section 1(g) above, as appropriate, by Actual Operating Expenses. 

  

	 	(5)	 “Estimated Operating Expenses Allocable to the Premises” means Landlord’s estimate of Operating Expenses Allocable to the Premises for a 

  

 7 

	 	 
prospective calendar year to be given by Landlord to Tenant pursuant to Section 9(b) below. 

  

	 	(6)	“Major Maintenance Expenses” means the actual expenses paid or incurred by Landlord for repairs and maintenance for the Building and the Land that Landlord determines to
amortize over time and charge to tenants over that extended period of time. For example, exterior painting may be determined by Landlord to be a Major Maintenance Expense to be amortized over several years as an Operating Expense.

  

	 	(b)	Additional Rent. For each calendar year during this Lease, or portion thereof, in addition to the Monthly Base Rent as provided in Section 1(i) above, Tenant shall also
pay “Additional Rent.” The term “Additional Rent” means any amount in addition to Monthly Base Rent payable by Tenant under this Lease including the amount by which Operating Expenses for each Expense Year multiplied by
Tenant’s Pro Rata Share of Office Space or Tenant’s Pro Rata Share of the Building; as appropriate, exceed the Base Year 2006 Operating Expenses. 

  

	 	(1)	Rent Adjustment for Estimated Operating Expenses. Landlord shall, within ninety (90) days after the commencement of each calendar year following Base Year 2006 (each, an
“Expense Year”), or as soon thereafter as practicable, furnish to Tenant a written statement setting forth (A) Tenant’s Pro Rata Share of Estimated Operating Expenses for such Expense Year, and (B) the amount of Additional
Rent payable with each installment of the Monthly Base Rent during such Expense Year, which will equal one-twelfth (1/12) of the amount of Tenant’s Pro Rata Share of Estimated Operating Expenses for such Expense Year. If such Estimated
Operating Expenses are furnished after the commencement of the Expense Year, Tenant shall also make a retroactive lump-sum payment equal to the amount of such excess multiplied by the number of months during the Expense Year for which no such
adjustment was paid. 

  

	 	(2)	 Adjustment for Actual Operating Expenses. Within ninety (90) days after the end of each Expense Year after the Base Year, or as soon thereafter as
practicable, Landlord shall deliver to Tenant a written statement setting forth Actual Operating Expenses Allocable to the Premises during the preceding Expense Year. If Actual Operating Expenses for any Expense Year exceed Estimated Operating
Expenses Allocable to the Premises paid by Tenant to Landlord pursuant to subsection (b)(1) above, Tenant shall pay the amount of such excess to Landlord as Additional Rent within fifteen (15) days after receipt of such statement by Tenant. If
such statement or Tenant’s audit described in subsection (b)(3) below shows such costs to be less than the amount paid by Tenant to Landlord pursuant to subsection (b)(1), then the amount of such overpayment by Tenant shall be credited to
Tenant’s installment of Rent next falling due or, if such overpayment occurs in the last year of the Term, then Landlord shall pay 

  

 8 

	 	 
such amount to Tenant within thirty (30) days after the determination of such overpayment. 

  

	 	(3)	Determinations: Audit. The determination of actual Operating Expenses and Estimated Operating Expenses shall be made by Landlord in its reasonable business judgment.

 Subject to the limitations and restrictions below, Tenant shall have the right, at its sole cost and expense, upon at least
thirty (30) days prior written notice, to audit Landlord’s books and records pertaining to the Operating Expenses for the immediately preceding Expense Year. Tenant’s right of audit is further subject and conditioned upon the
following: 
  

	 	(A)	Tenant must utilize its own qualified employees or employ a nationally recognized accounting firm or other qualified accountant or professional to conduct the audit and may not have
a contingent fee arrangement with the person or firm engaged to perform the audit (and shall so certify to Landlord in writing prior to conducting the audit); 

  

	 	(B)	Tenant must elect to conduct its audit within three (3) months following Tenant’s receipt of Landlord annual statement of Operating Expenses (but no more than once in any
calendar year), time being deemed of the essence (and failing which, the annual reconciliation statement from Landlord shall be deemed correct); 

  

	 	(C)	The audit shall be conducted at Landlord’s designated office; 

  

	 	(D)	Tenant and its auditors shall be required to execute a confidentiality letter in form reasonably satisfactory to Landlord and Tenant, the effect of which will require Tenant and its
auditors to refrain from divulging the contents and results of the audit to any third person, except and to the extent that disclosure is required to potential lenders, partners, assignees or purchasers of Tenant, governmental agencies or in the
event of litigation, subpoena or governmental compliance; and 

  

	 	(E)	If Tenant undertakes an audit for any calendar year, then Tenant shall provide Landlord with a copy of the audit report. 

 In the event that any such audit reveals that Tenant has overpaid its proportionate share of Operating Expenses for such Expense Year, then as
Tenant’s sole remedy, there shall be a prompt adjustment between Landlord and Tenant, and Landlord shall reimburse Tenant the amount of the overpayment, along with interest calculated at five percent (5%) commencing thirty (30) days
following Tenant’s invoice to Landlord for such overpayments. Tenant may, alternatively, elect to have the amount 

  

 9 

 
of any overpayment applied to future payments falling due under this Lease. If Tenant has overpaid in excess of twenty percent (20%) in any calendar
year, then Landlord shall pay to Tenant the reasonable cost of performing the audit. 
  

	 	(4)	Beginning of Term. If this Lease commences on a day other than the first day of a calendar year, the amount of any adjustment between Estimated Operating Expenses and Actual
Operating Expenses Allocable to the Premises with respect to the calendar year in which such commencement occurs shall be prorated by multiplying the adjustment by a fraction, the numerator of which is the number of days from the commencement of
this Lease to the end of the calendar year and the denominator of which is 365 or 366, as applicable; and any amount due shall be payable within thirty (30) days after delivery by Landlord to Tenant of the statement of Actual Operating Expenses
Allocable to the Premises with respect to such calendar year. 

  

	 	(5)	End of Term. If this Lease terminates on a day other than the last day of a calendar year, the amount of any adjustment between Estimated and Actual Expenses Allocable to the
Premises with respect to the calendar year in which such termination occurs shall be prorated by multiplying the adjustment by a fraction, the numerator of which is the number of days from the commencement of such calendar year to and including such
termination and the denominator of which is 365 or 366, as applicable; and any amount payable by Landlord to Tenant or Tenant to Landlord with respect to such adjustment shall be payable within thirty (30) days after delivery by Landlord to
Tenant of the statement of Actual Expenses Allocable to the Premises with respect to such calendar year. 

  

	 	(6)	“Gross-up” Adjustment. In the event the average occupancy level of the Building for any calendar year is less than ninety-five percent (95%) of full occupancy,
then the Actual Operating Expenses allocable to the Premises for such year shall be “grossed up” to that amount of Operating Expenses that, using reasonable projections, would normally be incurred during the calendar year if the Building
was 95% occupied during the calendar year as determined under generally accepted accounting principles consistently applied. Landlord shall provide in any statement a reasonably detailed description of how Operating Expenses were so adjusted. Only
expenses which are affected by variations in occupancy levels shall be adjusted. 

  

	 	(c)	Nonpayment of Additional Rent. In the event of nonpayment of any Additional Rent under this Lease, Landlord shall have the same rights with respect to such nonpayment as it
has with respect to any other nonpayment of Rent hereunder. 

  

	 	(d)	 Personal Property Taxes. Tenant shall pay, prior to delinquency, all taxes assessed against all personal property of Tenant located on the Premises or the

  

 10 

	 	 
Building. Upon request of Landlord, Tenant shall promptly provide written proof of such payment. Tenant shall also pay, prior to delinquency all taxes
assessed against any improvements made to the Building or the Premises by Tenant which are billed directly to Tenant. 

  

	10.	Care of Premises, Repairs and Alteration. 

  

	 	(a)	Care of Premises: Repairs. Tenant shall take good care of the Premises, and if desired, shall provide janitorial service to the Premises. All damage or injury done to the
Premises by Tenant, Tenant’s officers, contractors, agents, invitees, licensees or employees or by any persons who may be in or upon the Premises with the consent of Tenant shall be paid for by Tenant and Tenant shall pay for all damage to the
Premises, Building and/or Land caused by Tenant’s misuse of Premises or the appurtenances thereto. 

  

	 	(b)	Alterations. Tenant shall not make any alterations, additions or improvements in or to the Premises, or make changes to locks on doors, or add, disturb or in any way change
any plumbing or wiring without first obtaining the written consent of Landlord, which consent shall not be unreasonably withheld or delayed. If Tenant requests that Landlord make any special improvements to the Premises, Landlord’s agreement to
do so may, among other factors, be conditioned upon Tenant’s agreement to reimburse Landlord for all costs incurred in making the special improvements to the Premises requested by Tenant. Landlord may make any alterations or improvements that
Landlord deems necessary or advisable for the preservation, safety or improvement of the Premises or the Building. All alterations, additions and improvements, except fixtures or equipment installed by Tenant that are removable with only minor
damage to Premises, shall become the property of Landlord upon the termination of the Lease Term. Tenant shall, at its sole cost and expense prior to the expiration of the Lease Term, repair any damage occasioned by the removal of its equipment or
fixtures from the Premises. 

  

	11.	Entry and Inspection. Tenant shall permit Landlord or its agents to enter into and upon Premises at all reasonable times on reasonable notice and during normal business hours
(except in the event of an emergency, in which case Landlord may enter the Premises without notice to Tenant) or as otherwise agreed by Landlord and Tenant for the purpose of inspecting the Premises or the Building or for the purpose of cleaning,
repairing, altering or improving the Premises or the Building. Nothing contained in this Section 11 shall be deemed to impose any obligation upon Landlord not expressly stated elsewhere in this Lease. When reasonably necessary, Landlord may
temporarily close entrances, doors, corridors, elevators or other facilities without liability to Tenant by reason of such closure and without such action by Landlord being construed as an eviction of Tenant or relieving Tenant from the duty of
observing and performing any of the provisions of this Lease. Landlord shall have the right to enter the Premises for the purpose of showing the Premises to prospective tenants for a period of 180 days prior to the expiration of the Lease Term.

  

 11 

 Landlord shall not be liable for the consequences of admitting by passkey to the Premises any Person
claiming the right of admittance, absent the gross negligence or willful misconduct of Landlord. 
  

	12.	Damage or Destruction By Fire or Other Casualty. If the Premises are destroyed or rendered untenantable, either wholly or in part, by fire or other unavoidable casualty,
Landlord may, at its option, restore the Premises to their previous condition, and in the meantime the rent shall be abated in the same proportion as the untenantable portion of the Premises bears to the whole thereof, unless the casualty results
from the negligence or willful misconduct of Tenant, Tenant’s officers, contractors, agents, invitees, licensees or employees. Landlord may, however, in its sole discretion within thirty (30) days after the happening of such casualty,
notify Tenant of its election not to restore the Premises, in which event this Lease shall terminate. 

  

	13.	Insurance. 

  

	 	(a)	Landlord’s Insurance. All insurance maintained by Landlord shall be for the sole benefit of Landlord and under Landlord’s sole control. Landlord agrees to maintain
Special Form property insurance insuring the Building against damage or destruction due to risk including fire, vandalism, and malicious mischief in an amount not less than eighty percent (80%) (or such greater percentage as may be necessary to
comply with the provisions of any co-insurance clauses of the policy) of the replacement cost thereof, in the form and with deductibles and endorsements as selected by Landlord. At its election, Landlord may also obtain earthquake, pollution, and/or
flood insurance in amounts selected by Landlord. Landlord shall not be obligated to insure, and shall have no responsibility whatsoever for any damage to, any furniture, machinery, goods, inventory or supplies, or other personal property or fixtures
which Tenant may keep or maintain in the Premises, or any leasehold improvements, additions or alterations within the Premises. 

  

	 	(b)	Tenant’s Insurance. 

  

	 	(1)	Property Insurance. Tenant shall procure at Tenant’s sole cost and expense and keep in effect from the date of this Lease and at all times until the end of the Lease
Term, insurance on all personal property and fixtures of Tenant and all improvements, additions or alterations made by or for Tenant to the Premises on a Special Form basis, insuring such property for the full replacement value of such property. The
policy shall include Business Income and Extra Expense Endorsements at 100% of Tenant’s gross revenue for a period of six (6) months. 

  

	 	(2)	 Liability Insurance. Tenant shall procure at Tenant’s sole cost and expense and keep in effect from the date of this Lease and at all times until the
end of the Lease Term commercial general liability insurance covering bodily injury, personal and advertising injury and property damage liability occurring in or about the Premises or arising out of the use and 

  

 12 

	 	 
occupancy of the Premises and the Building, and any part of either, and any areas adjacent thereto, and the business operated by Tenant or by any other
occupant of the Premises. Such insurance shall include contractual liability coverage insuring all of Tenant’s indemnity obligations under this Lease. Such coverage shall have a minimum combined single limit of liability of at least Two Million
Dollars ($2,000,000), and a minimum general aggregate limit of Three Million Dollars ($3,000,000), with an “Additional Insured – Managers or Lessors of Premises Endorsement” and the “Amendment of the Pollution Exclusion
Endorsement.” All such policies shall be written to apply to all bodily injury (including death), property damage or loss (broad form), fire legal liability, products completed operations, medical payments, personal and advertising injury and
other covered loss, however occasioned, occurring during the policy term, shall be endorsed to add Landlord and any party holding an interest to which this Lease may be subordinated as an additional insured, and shall provide that such coverage
shall be “primary” and non-contributing with any insurance maintained by Landlord, which shall be excess insurance only. Such coverage shall also contain endorsements including employees as additional insureds if not covered by
Tenant’s commercial general liability insurance. All such insurance shall provide for the severability of interests of insureds, and shall be written on an “occurrence” basis, which shall afford coverage for all claims based on acts,
omissions, injury and damage, which occurred or arose (or the onset of which occurred or arose) in whole or in part during the policy period. 

  

	 	(3)	Workers’ Compensation and Employers’ Liability Insurance. Tenant shall carry Workers’ Compensation Insurance as required by any applicable laws, throughout the
Lease Term at Tenant’s sole cost and expense. Tenant shall also carry Employers’ Liability Insurance in amounts not less than Two Million Dollars ($2,000,000) each accident for bodily injury by accident; Two Million Dollars ($2,000,000)
policy limit for bodily injury by disease; and Two Million Dollars ($2,000,000) each employee for bodily injury by disease, throughout the Lease Term at Tenant’s sole cost and expense. 

  

	 	(4)	 General Insurance Requirements. All insurance policies required to be carried by Tenant under this Lease shall be written by companies rated A X or better in
“Best’s Insurance Guide” and authorized to do business in the State of Washington. All coverages described in this Section 13(b) shall be endorsed to (i) provide Landlord with thirty (30) days’ notice of
cancellation or change in terms; and (ii) waive all rights of subrogation by the insurance carrier against Landlord. Tenant shall deliver to Landlord on or before the commencement date of this Lease, and thereafter at least thirty
(30) days before the expiration dates of the expiring policies, certified copies of Tenant’s insurance policies, or a certificate evidencing the same naming Landlord as additional insured on the commercial general liability policy and as
additional insured/loss payee on the 

  

 13 

	 	 
property insurance policy with respect to Landlord’s interest in improvements and alterations, and issued by the insurer thereunder. If Tenant fails to
procure the insurance required by this Lease, or to deliver such policies or certificates, then Landlord may, at Landlord’s option and in addition to Landlord’s other remedies in the event of a default by Tenant hereunder, procure the same
for the account of Tenant, and the cost thereof shall be paid to Landlord as additional rent. 

  

	14.	Waiver of Subrogation. Whether the loss or damage occasioned to the Premises or the Building is due to the negligence of either Landlord or Tenant, their agents or employees,
or any other cause, Landlord and Tenant do each herewith and hereby release and relieve the other from responsibility for, and waive their entire claim of recovery for (1) any loss or damage to the real or personal property of either party
located anywhere in the Building and including the Building itself, arising out of or incident to the occurrence of any of the perils covered by the property insurance policy specified in Section 13(a) above, or (2) loss resulting from
business interruption at the Premises or loss of rental income from the Building, arising out of or incident to the occurrence of any of the perils covered by the Business Income and Extra Expense Endorsement specified in Section 13(b)(l)
above. To the extent that such risks under (1) and (2) are in fact covered by insurance, each party shall cause its insurance carriers to consent to such waiver and to waive all rights of subrogation against the other party.

  

	15.	Waiver; Indemnity. Tenant shall defend and indemnify Landlord, its officers, agents, employees and contractors and save harmless from and against any and all liability,
damages, costs, or expenses, including reasonable attorneys’ fees, arising from any act, omission, or negligence or willful misconduct of Tenant, or the officers, contractors, licensees, agents, servants, employees, guests, invitees, or
visitors of Tenant in or about the Premises, or, arising from any accident, injury, or damage, howsoever and by whomsoever caused, to any person or property occurring in or about the Premises, provided that the foregoing provision shall not be
construed to make Tenant responsible for loss, damage, liability or expense resulting from injuries to third parties caused by the negligence or willful misconduct of Landlord, or of any officer, contractor, licensee, agent, servant, employee,
guest, invitee or visitor of Landlord. Landlord and Tenant agree that the foregoing indemnity specifically includes, without limitation, claims brought by Tenant’s employees against Landlord, its officers, agents, employees and contractors. THE
FOREGOING INDEMNITY IS EXPRESSLY INTENDED TO CONSTITUTE A WAIVER OF EACH PARTY’S IMMUNITY UNDER WASHINGTON’S INDUSTRIAL INSURANCE ACT, RCW TITLE 51, TO THE EXTENT NECESSARY TO PROVIDE THE OTHER PARTY WITH A FULL AND COMPLETE INDEMNITY FROM
CLAIMS MADE BY TENANT AND ITS EMPLOYEES, TO THE EXTENT OF THEIR NEGLIGENCE. LANDLORD AND TENANT ACKNOWLEDGE THAT THE INDEMNIFICATION PROVISIONS OF THIS ARTICLE WERE SPECIFICALLY NEGOTIATED AND AGREED UPON BY THEM. 

 Landlord shall not be liable for any loss or damage to persons or property sustained by Tenant, or other persons, which may be caused by the Building or
the Premises, or any appurtenances thereto, being out of repair or by the bursting or leakage or any water, gas, 

  

 14 

 
sewer, or steam pipe, or by theft, or by any act or neglect of any tenant or occupant of the Building, or of any other person, or by any other cause of
whatsoever nature, unless caused by the gross negligence or willful misconduct of Landlord. 
  

	16.	Assignment and Subletting. 

  

	 	(a)	Assignment, Mortgage or Encumbrance. Except as provided below, Tenant shall not voluntarily or by operation of law assign, mortgage or otherwise encumber all or any part of
Tenant’s interest in this Lease or in the Premises without obtaining the prior written consent of Landlord in each instance, and any attempt to do so without first obtaining such consent shall be voidable at the option of Landlord. Landlord
shall not, however, unreasonably withhold or delay such consent, but such consent shall require that such assignee, mortgagee or encumbrancer agree to be bound by all of the terms and conditions of this Lease. For purposes of the foregoing, any
change in the partners or members of a Tenant, if Tenant is a partnership or limited liability company, or, if Tenant is a corporation, any transfer of substantially all of the assets of Tenant or any or all of the shares of stock of Tenant by sale,
assignment, operation of law or otherwise resulting in a change in the present control of such corporation by the person or persons owning a majority of the shares of such corporation as of the date of this Lease, shall be deemed to be an assignment
within the meaning of this Section 16. 

  

	 	(b)	Sublease. Tenant shall not sublease the Premises without obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed, and
which consent shall require that such sublessee agree to be bound by all of the terms and conditions of this Lease applicable to the subleased space. 

  

	 	(c)	Requirements for Request for Assignment or Sublease: Standards for Consent. In the event Tenant desires to assign this Lease or sublet the Premises or any part hereof, Tenant
shall give Landlord written notice at least thirty (30) days in advance of the date on which Tenant desires to make such assignment or sublease, which notice shall specify: (a) the name, address and business of the proposed assignee or
sublessee, (b) the amount and location of the space affected, (c) the proposed effective date and duration of the sublease or assignment, and (d) current financial statements of the proposed assignee or sublessee. Each request for an
assignment or subletting must be accompanied by a Processing Fee, equal to no less than Five Hundred Dollars ($500) plus reasonable legal fees, in order to reimburse Landlord for expenses incurred in connection with such request.

 In reviewing any request for an assignment of Tenant’s interest under this Lease or a sublease of the Premises or a
portion thereof, Landlord, without limitation, may take into consideration the credit-worthiness of the proposed assignee or sublessee, the purpose for which the proposed assignee or sublessee will use the Premises, and whether the proposed assignee
or sublessee is anticipated to require parking in excess of the parking allocated to Tenant under this Lease. Use and occupancy of the Premises or any portion thereof by an assignee or sublessee will be consistent with operation and maintenance of a
first class office building and 

  

 15 

 
will not be in conflict with any other lease in the Building. Consent to one assignment, subleasing or other transfer shall not be deemed to constitute
consent to any subsequent assignment, subleasing or other transfer of Tenant’s interest in this Lease. Except as otherwise expressly provided, no such assignment or sublease shall relieve Tenant of any liability under this Lease regardless of
whether such liability arises by or through Tenant. Assignment or subletting shall not operate as a waiver of the necessity for a written consent to any subsequent assignment or sublease, and the terms of such consent shall be binding upon any
person holding by, under or through Tenant. 
  

	 	(d)	Rent from Assignee or Sublessee. In the event of any sublease or assignment to which Landlord’s consent is requested and given, Landlord and Tenant shall share on an
equal basis the rent paid by Tenant’s sublessee or assignee which is in excess of the rent due under this Lease, on a per rentable square foot basis, after deducting all of Tenant’s out-of-pocket costs incurred in connection with such
sublease or assignment, including commissions, improvements and leasing concessions, which costs shall be amortized over the term of the sublease or assignment. Landlord may, at its election, collect rent directly from an assignee, and, in the event
of a default under the terms of this Lease by Tenant, from a sublessee. 

  

	 	(e)	Landlord’s Right to Recapture the Premises. With respect to any request for Landlord’s consent to an assignment or sublease, Landlord may, by written notice to
Tenant, elect to terminate this Lease with respect to, and recapture from Tenant, that portion of the Premises specified in the request for assignment or sublease, as of the proposed effective date of the assignment or sublease. In such event, the
area of the Premises, as defined in this Lease, shall be decreased by the portion of the Premises specified in such request, and the Monthly Base Rent, Tenant’s Pro Rata Share of the Building and all other amounts in this Lease based on the
area of the Premises shall be reduced appropriately. 

  

	17.	Signs and Advertising. Tenant shall not inscribe any inscription or post, place, or in any manner display any sign, notice, picture, placard or poster, or any advertising
matter whatsoever, anywhere in or about the Premises or the Building at places visible (either directly or indirectly as an outline or shadow on a glass pane) from anywhere outside the Premises without first obtaining Landlord’s written consent
thereto, which consent shall not be unreasonably withheld or delayed. Landlord shall, at its own cost, provide signage to Tenant (Tenant’s name and suite number) according to Building standards (a) on the directory located in the main
lobby of the Building, (b) on any other directory that is a part of the Building, and (c) adjacent to the entry door to the Premises. 

  

	18.	 Liens and Encumbrances. Tenant shall keep the Premises and the Building free from any liens or encumbrances, or claim of lien arising out of its build-out,
use, and occupancy of the Premises, including, but not limited to, any work performed upon or materials furnished to the Premises by or on behalf of Tenant. Tenant hereby agrees to indemnify and hold Landlord harmless from any loss, cost, or
liability resulting from any such lien or claim of lien. In the event any lien or claim of lien is filed against the 

  

 16 

	 	 
Building, the Land or the Premises by any person claiming by, through or under Tenant, Tenant shall, upon the request of Landlord, immediately post in favor
of Landlord, at Tenant’s expense, a bond in form and amount satisfactory to Landlord and issued by a surety satisfactory to Landlord, indemnifying Landlord against all liability, costs, and expenses, including attorneys’ and collection
agency fees, which Landlord may incur as a result of the lien. Provided that such bond has been furnished to Landlord, Tenant, at its sole cost and expense and after written notice to Landlord, may contest, by appropriate proceedings conducted in
good faith and with due diligence, any lien, encumbrance, or charge against the Premises arising from work done or materials provided to the Premises for or on behalf of Tenant, provided such proceedings suspend the collection thereof and Landlord
determines that neither the Premises, the Building nor any part thereof or interest therein is or will be in any danger of being sold, forfeited or lost. 

  

	19.	Events Of Default. Each of the following events shall be deemed to be an “Event of Default” by Tenant under this Lease: 

  

	 	(a)	Tenant fails to pay any installment of the rent payable by Tenant to Landlord hereunder when due, or any other payment or reimbursement to Landlord required hereunder when due, and
such failure continues for a period of three (3) days after written notice thereof from Landlord. 

  

	 	(b)	Tenant becomes insolvent, or makes a transfer in fraud of creditors, or makes an assignment for the benefit of creditors. 

  

	 	(c)	Tenant files a petition in bankruptcy, or Tenant is adjudged bankrupt or insolvent in proceedings filed against Tenant. 

  

	 	(d)	A receiver or trustee is appointed for all or substantially all of the assets of Tenant. 

  

	 	(e)	Tenant abandons, deserts or vacates any substantial portion of the Premises. 

  

	 	(f)	Tenant fails to comply with any term, provision or covenant of this Lease (other than the foregoing in this Section 19), and does not cure such failure within twenty
(20) days after written notice thereof to Tenant from Landlord. 

  

	20.	Remedies. Upon the occurrence of an Event of Default described in Section 19 above, Landlord shall have the option to pursue any one or more of the following remedies
without any notice or demand whatsoever: 

  

	 	(a)	Accelerate all rent payments due under this Lease, which shall then become immediately due and payable. 

  

	 	(b)	 Terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails so to do, Landlord may, without prejudice to
any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying such Premises or any part thereof, 

  

 17 

	 	 
by any lawful means without being liable for prosecution or any claim of damages therefor, and Tenant agrees to pay to Landlord on demand the amount of all
loss and damage which Landlord may suffer by reason of such termination, whether through inability to relet the Premises on satisfactory terms or otherwise. 

  

	 	(c)	Enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying such Premises or any part thereof, by any lawful means without
being liable for prosecution or any claim for damages therefor, and relet the Premises for such terms ending before, on or after the expiration date of the Lease Term, at such rentals and upon such other conditions (including concessions and prior
occupancy periods) as Landlord in its sole discretion may determine, and receive the rent therefor; and Tenant agrees to pay to the Landlord on demand any deficiency that may arise by reason of such reletting. Landlord shall use reasonable efforts
to mitigate its damages, as required by applicable law. If Landlord is successful in reletting the Premises at rent that is in excess of that agreed to be paid by Tenant pursuant to the terms of this Lease, Landlord and Tenant each mutually agree
that Tenant shall not be entitled, under any circumstances, to such excess rent, and Tenant does hereby specifically waive any claim to such excess rent. 

  

	 	(d)	Enter upon the Premises, by any lawful means without being liable for prosecution or any claim for damages therefor, and do whatever Tenant is obligated to do under the terms of
this Lease; and Tenant agrees to reimburse Landlord on demand for any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease, and Tenant further agrees that Landlord shall not be liable for any
damages resulting to Tenant from such action, whether caused by the negligence of Landlord or otherwise. 

  

	 	(e)	Whether or not Landlord retakes possession of or relets the Premises, Landlord shall have the right to recover unpaid rent and all damages caused by Tenant’s default, including
attorneys’ fees. Damages shall include, without limitation: all rentals lost, all legal expenses and other related costs incurred by Landlord following Tenant’s default, all costs incurred by Landlord in restoring the Premises to good
order and condition, or in remodeling, renovating or otherwise preparing the Premises for reletting, all costs (including without limitation any brokerage commissions) incurred by Landlord, plus interest thereon from the date of expenditure (in the
case of a reimbursement owing by Tenant to Landlord hereunder), or from the date the failure of Tenant to make such payment to Landlord became a default under Section 19(a) above (in the case of any installment of rent or other payment owing by
Tenant to Landlord hereunder other than a reimbursement) until fully repaid at the rate of eighteen percent (18%) per annum. 

  

	 	(f)	 Pursuit of any of the foregoing remedies shall not preclude pursuit of any of the other remedies herein provided or any other remedies provided by law, such
remedies being cumulative and non-exclusive, nor shall pursuit of any remedy herein provided constitute a forfeiture or waiver of any rent due to Landlord 

  

 18 

	 	 
hereunder or of any damages accruing to Landlord by reason of the violation of any of the terms, provisions and covenants contained in this Lease. No act or
thing done by the Landlord or its agents during the Lease Term shall be deemed a termination of this Lease or an acceptance of the surrender of the Premises, and no agreement to terminate this Lease or accept a surrender of said Premises shall be
valid unless in writing signed by Landlord. No waiver by Landlord of any violation or breach of any of the terms, provisions and covenants herein contained shall be deemed or construed to constitute a waiver of any other violation or breach of any
of the terms, provisions and covenants contained in this Lease. Landlord’s acceptance of the payment of rent or other payments due hereunder after the occurrence of an Event of Default shall not be construed as a waiver of such default, unless
Landlord so notifies Tenant in writing. Forbearance by Landlord to enforce one or more of the remedies herein provided upon an Event of Default shall not be deemed or construed to constitute a waiver of such default or of Landlord’s right to
enforce any such remedies with respect to such default or any subsequent default. 

  

	21.	Removal of Property. If Tenant fails to remove any of its property of any nature whatsoever from the Premises or the Building at the termination of this Lease or when
Landlord has the right of re-entry, Landlord may, at its option, remove and store such property without liability for loss thereof or damage thereto, such storage to be for the account and at the expense of Tenant. If Tenant fails to pay the cost of
storing any such property after it has been stored for a period of thirty (30) days or more, Landlord, may at its option, sell, or permit to be sold, any or all of such property at public or private sale, in such manner and at such times and
places as Landlord in its sole discretion deems proper, without notice to Tenant, and shall apply the proceeds of such sale, first to the cost and expense of such sale, including reasonable attorneys’ fees actually incurred; second, to the
payment of the costs or charges for storing any such property; third, to the payment of any other sums of money which may then be or thereafter become due Landlord from Tenant under any of the terms of this Lease, and fourth, the balance, if any, to
Tenant. 

  

	22.	Surrender of Possession. Upon termination of this Lease, all alterations, additions and improvements made in, to or on the Premises (including without limitation all
electrical, lighting, plumbing, heating, air conditioning, and communications equipment and systems, doors, windows, partitions, drapery, carpeting, shelving, counters, and physically attached fixtures unless excluded by written agreement annexed
hereto), shall remain upon and be surrendered as a part of the Premises; provided however, upon-Landlord’s request, Tenant shall remove its communications cabling and those additions, alterations, or improvements as may be specified by
Landlord, and repair and restore the Premises to is original condition at Tenant’s sole cost and expense prior to expiration of the Term. 

  

	23.	 Holdover. If Tenant shall, with the written consent of Landlord, hold over after the expiration of the term of this Lease, such tenancy shall be for an
indefinite period of time on a month-to-month tenancy, which tenancy may be terminated with thirty (30) days written notice by either party. During such tenancy the Tenant agrees to pay to Landlord an amount equal to 200% of the Monthly Base
Rent most recently payable plus all 

  

 19 

	 	 
Additional Rent applicable to the holdover period, and to be bound by all terms, covenants and conditions as herein specified, so far as applicable.

  

	24.	Subordination to Mortgage. Tenant agrees that this Lease shall be subordinate to any mortgage that may hereafter be placed by Landlord upon the Land and Building and all
renewals, replacements and extensions thereof; provided that the mortgagee named therein shall agree to recognize the Lease of Tenant in the event of foreclosure if Tenant is not in default hereunder. If any mortgagee of the Land and Building wishes
to have this Lease a prior lien to its mortgage, then and in such event, upon such mortgagee notifying Tenant to that effect, this Lease shall be deemed prior to the lien of such mortgage. Within ten (10) days of presentation, Tenant shall
execute any documents which any such mortgagee may require to effectuate the provisions of this Section 24 and shall execute an estoppel certificate and subordination, nondisturbance and attornment agreement in substantially the forms attached
as Exhibit D and Exhibit E, respectively, to this Lease, as requested by Landlord from time to time. 

  

	25.	Estoppel Certificate. From time to time, upon written request of Landlord, Tenant shall execute, acknowledge and deliver to Landlord or its designee, an Estoppel Certificate
in substantially the form attached hereto as Exhibit D and with any other statements reasonably requested by Landlord or its designee. Any such Estoppel Certificate delivered pursuant to this Paragraph 25 may be relied upon by a prospective
purchaser of Landlord’s interest or a mortgagee of Landlord’s interest or assignment of any mortgage upon Landlord’s interest in the Premises. If Tenant shall fail to provide such certificate within ten (10) days of receipt by
Tenant of a written request by Landlord as herein provided, Tenant shall be deemed to have given such certificate as above provided without modification and shall be deemed to have admitted the accuracy of any information supplied by Landlord to a
prospective purchaser or mortgagee and/or Tenant hereby appoints Landlord attorney in fact for Tenant irrevocably (such power of attorney being coupled with an interest) to execute, acknowledge and deliver any such instrument.

  

	26.	Condemnation. If the whole of Premises, or if such portion of the facilities in Building as may be required for the reasonable use of Premises, are taken by virtue of any
condemnation or eminent domain proceeding, this Lease shall automatically terminate as of the date of such condemnation, or as of the date possession is taken by the condemning authority, whichever is earlier. Current rent shall be apportioned as of
the date of such termination. In case of a taking of a part of Premises or a portion of the facilities in Building not required for the reasonable use of Premises, this Lease shall continue in full force and effect and the rent payable shall be
equitably reduced based on the proportion by which the floor area of Premises is reduced, such rent reduction to be effective on the date of such partial taking. No award for any partial or entire taking shall be apportioned, and Tenant hereby
assigns to Landlord any award which may be made in such taking or condemnation, together with any and all rights of Tenant now or hereafter arising or to the same or any part thereof, provided, however, that nothing herein shall be deemed to give
Landlord any interest in or to require Tenant to assign to Landlord any award made to Tenant for the interruption of or damage to Tenant’s business, for Tenant’s moving expenses or for the value of Tenant’s property, if any, located
in the Premises. 

  

 20 

	27.	Tax On Rents. The rent stated in Section 1(i) is exclusive of any sales, business and occupation, or any other taxes based upon or measured by rents payable to Landlord
hereunder. If, during the Lease Term, any such taxes become payable by Landlord to any governmental authority; the rent hereunder shall be deemed increased to net Landlord the same rental after payment of Landlord of any such tax as would have been
payable to Landlord prior to the imposition of any such tax. The foregoing does not apply to income, inheritance, gift or succession taxes payable by Landlord. 

  

	28.	Notices. All notices under this Lease shall be in writing and delivered in person, sent by certified mail, return receipt requested or sent by reputable overnight courier
service, to Landlord or Tenant at the addresses set forth in Sections 1(c) and 1(e) above, or such addresses as may hereafter be designated by either party to the other in writing. Notices given in the manner specified shall be deemed given on the
date of personal delivery, one (1) business day following deposit with a reputable overnight courier service with directions for delivery next business morning, or three (3) days following deposit in the U.S. Mail, postage prepaid.

  

	29.	Costs and Attorneys’ Fees. In the event either party requires the services of an attorney in connection with enforcing the terms of this Lease, or in the event suit is
brought for the recovery of any sums due under this Lease or for the breach of any covenant or condition of this Lease, or for the restitution of the Premises to Landlord or eviction of Tenant during said term or after the expiration thereof; the
substantially prevailing party shall be entitled to reasonable attorneys’ fees and all costs incurred in connection therewith, including, without limitation, the fees of accountants, appraisers and other professionals, whether at trial, on
appeal or without resort to suit. 

  

	30.	 Hazardous Materials. Tenant shall not use, introduce, bring onto the Premises, generate, treat, store or dispose of Hazardous Material on the Premises or
Common Area of the Building or the Land except in accordance with all laws, ordinances, rules and regulations of all governmental authorities having jurisdiction over the Premises or Common Area. If Tenant breaches the obligations stated in the
preceding sentence, or if the presence of Hazardous Material on the Premises or Common Area caused or permitted by Tenant results in contamination of the Premises or Common Area, then Tenant shall indemnify, defend and hold Landlord harmless from
any and all claims, judgments, damages, penalties, fines, costs, liabilities, or losses (including without limitation diminution in value of the Premises or Common Area, damages for the loss or restriction on the use of rentable or usable space or
of any adverse impact on marketing of space on the Premises or Common Area, and sums paid in settlement of claims; attorneys’ fees, consultant fees and expert fees) which arise during or after the Lease Term as a result of such contamination.
This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any clean-up, remedial removal or restoration work required by any federal, state or local
governmental agency, political subdivision, lender or buyer because of Hazardous Material present in the soil or groundwater on or under the Premises or Common Area, diminution Area, in value of the Premises, damages for the loss or restriction on
use of rentable or usable space or of any amenity of the Premises or Common Area, damages arising from any adverse impact on marketing of space in the 

  

 21 

	 	 
building, and sums paid in settlement of claims, attorneys’ fees, consultant fees, laboratory fees and expert fees. Without limiting the foregoing, if
the presence of any Hazardous Material on the Premises or Common Area caused or permitted by Tenant results in any contamination of the Premises or Common Area, Tenant shall promptly take all actions at its sole expense as are necessary to return
the Premises or Common Area to the condition existing prior to the contamination of the Premises or Common Area by any such Hazardous Material; provided, however, Landlord’s approval of such action shall first be obtained, which approval shall
not be unreasonably withheld. 

 Tenant will deliver to Landlord copies of any documents received from, or sent by Tenant
to, the United States Environmental Protection Agency and/or any state, county or municipal environmental or health agency concerning the Tenant’s operations on the Premises. 
 As used herein, the term “Hazardous Material” means any substance which is (i) designated, defined, classified or regulated as a hazardous
substance, hazardous material, hazardous waste, pollutant or contaminant under any Environmental Law, as currently in effect or as hereafter amended or enacted, (ii) a petroleum hydrocarbon, including crude oil or any fraction thereof and all
petroleum products, (iii) PCBs, (iv) lead, (v) asbestos, (vi) flammable explosives, (vii) infectious materials, or (viii) radioactive materials. “Environmental Law(s)” means the Comprehensive Environmental
Response, Compensation, and Liability Act of 1980, 42 U.S.C. Sections 9601, et seq., the Resource Conservation and Recovery Act of 1976, 42 U.S.C. Sections 6901, et seq., the Toxic Substances Control Act, 15 U.S.C. Sections 2601, et
seq., the Hazardous Materials Transportation Act, 49 U.S.C. 5101, et seq., the Clean Water Act, 33 U.S.C. Sections 1251, et seq., and the Washington Model Toxics Control Act, Revised Code of Washington Chapter 70.105D, as said laws
have been supplemented or amended to date, the regulations promulgated pursuant to said laws and any other federal, state or local law, statute, rule, regulation or ordinance which regulates or proscribes the use, storage, disposal, presence,
clean-up, transportation or release or threatened release into the environment of Hazardous Material. 
  

	31.	 Americans With Disabilities Act (ADA) Compliance. Landlord and Tenant acknowledge that, in accordance with the provisions of the Americans With Disabilities
Act (the “ADA”), responsibility for compliance with the terms and conditions of Title III of the ADA may be allocated as between Landlord and Tenant. Notwithstanding anything to the contrary contained in the Lease, Landlord and Tenant
agree that the responsibility for compliance with the ADA (including, without limitation, the removal of architectural and communications barriers and the provision of auxiliary aids and services to the extent required) following completion of the
Building shall be allocated as follows: (a) Tenant shall, at its sole cost and expense, be responsible for compliance with the provisions of Title III of the ADA for any alterations, additions, improvements and repairs made within the Premises,
whether by Landlord or Tenant and whether at Landlord’s or Tenant’s expense; and (b) Landlord shall, at Landlord’s sole cost and expense, be responsible for compliance with the provisions of Title III of the ADA for (1) all
areas of the Building which are exterior to the Premises (unless such renovations and alterations are required due to Tenant’s particular use of such areas), and (2) all of the 

  

 22 

	 	 
remaining portions of the Land. Landlord agrees to indemnify and hold Tenant harmless from and against any claims, damages, costs and liabilities arising out
of Landlord’s failure, or alleged failure, as the case may be, to comply with its obligations under this Section 31, which indemnification obligation shall survive the expiration or termination of this Lease. Tenant agrees to indemnify and
hold Landlord harmless from and against any claims, damages, costs and liabilities arising out of Tenant’s failure, or alleged failure, as the case may be, to comply with its obligations under this Section 31, which indemnification
obligation shall survive the expiration or termination of this Lease. 

 Landlord and Tenant each agree that the allocation
of responsibility for ADA compliance shall not require Landlord or Tenant to supervise, monitor or otherwise review the compliance activities of the other with respect to its assumed responsibilities for ADA compliance as set forth in this
Section 31. 
  

	32.	Brokers; Agency Disclosure. Tenant represents and warrants that it has dealt with no broker, agent or other person in connection with this transaction and that no other
broker, agent or other person brought about this transaction, other than Windemere Commercial; representing Tenant (“Tenant’s Agent”) and the Broderick Group, representing Landlord (“Landlord’s Agent”). Landlord shall
pay Tenant’s Agent a commission pursuant to a separate commission agreement between the parties. Tenant agrees to indemnify and hold Landlord harmless from and against any claims by any other broker, agent or other person claiming a commission
or other form of compensation by virtue of having dealt with Tenant with regard to this leasing transaction. Tenant further indemnifies and holds Landlord harmless from and against any claims by any other broker, agent or other person claiming a
commission or other form of compensation by virtue of having dealt with Tenant with regard to any subsequent modification, extension, expansion of the Premises or other change in the terms of this Lease. The provisions of this paragraph shall
survive the termination of this Lease. 

  

	33.	General Provisions. 

  

	 	(a)	Section Heading. The titles to Sections of this Lease are for convenience only and shall have no effect upon the construction or interpretation of any part thereof.

  

	 	(b)	Governing Law. This Lease shall be construed and governed by the laws of the State of Washington. 

  

	 	(c)	Force Majeure. Landlord shall not be deemed in default hereof nor liable for damages arising from its failure to perform its duties or obligations hereunder if such is due to
causes beyond its reasonable control, including, but not limited to, acts of God, acts of civil or military authorities, fires, floods, windstorms, earthquakes, strikes, or other labor disturbances, civil commotion or war. 

 

	 	(d)	Landlord’s Consent. Whenever Landlord’s consent is required under the terms hereof, such consent shall not be unreasonably withheld. 

  

 23 

	 	(e)	Successors and Assigns. All of the covenants, agreements, terms and conditions contained in this Lease shall apply to and be binding upon Landlord and Tenant and their
respective heirs, executors, administrators, successors and assigns. 

  

	 	(f)	Authority. Tenant represents and warrants to Landlord that Tenant has all power and authority to enter into this Lease and perform the obligations of Tenant hereunder, and
that the person executing this Lease on behalf of Tenant is authorized to do so. 

  

	 	(g)	Entire Agreement. This Lease contains all covenants and agreements between Landlord and Tenant relating in any manner to the rent, use and occupancy of the Premises and
Tenant’s use of the Building and other matters set forth in this Lease. No prior agreements or understanding pertaining to the same shall be valid or of any force or effect and the covenants and agreements of this Lease shall not be altered,
modified, or added to except in writing signed by Landlord and Tenant. 

  

	 	(h)	Counterparts. This Lease may be executed by the parties in counterparts, which, taken together, constitute the entire Lease. 

  

	 	(i)	Invalidity of Provisions. The invalidity of all or any part of any section of this Lease will not render invalid the remainder of this Lease or the remainder of such section.
If any provision of this Lease is so broad as to be unenforceable, such provision will be interpreted to be only so broad as is enforceable. 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day and year first above written. 
  

													
	 LANDLORD:
  
 JOSEPH VANCE BUILDING LIMITED
PARTNERSHIP, a Washington limited partnership
	 		 	 TENANT:
  
 IMPERIUM RENEWABLES, INC., a
Washington corporation

						
	By:	 	F.S.W. Corporation, a Washington
corporation, its general partner	 		 		 	By:	 	  
		 		 		 		 		 	Its:                 CEO
							
		 	By:	 	  	 		 		 		 	
		 		 	 Name: Frederic S. Weiss
 Title: President
	 		 		 		 	

  

 24 

						
	 STATE OF WASHINGTON
	  	}	 	  	
		  	  	ss.
	 COUNTY OF KING
	  	  	

 I certify that I know or have satisfactory evidence that FREDERIC S. WEISS, is the person who
appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the President of F.S.W. Corporation, a Washington corporation, the corporation
that is the General Partner of Joseph Vance Building Limited Partnership, a Washington limited partnership, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. 
  

									
	DATED:	 	  	 		 		 	 
	  	 	 	 		 	   	 	   
	  	 	  	 		 	(Signature)	 	 
	 	 			
	   	 	   	 		 	   	 	   
	  	 	  	 		 	(Please print name legibly)	 	 
	   	 	   	 		 	 	 	  
	  	 	  	 		 	NOTARY PUBLIC in and for the State of
	  	 	  	 		 	Washington, residing at	 	  
	  	 	  	 		 	My commission expires	 	  

  

 25 

						
	 STATE OF WASHINGTON
	  	}	 	  	
		  	  	ss.
	 COUNTY OF KING
	  	  	

 I certify that I know or have satisfactory evidence that
                        , is the person who appeared before me, and said person acknowledged that
                 signed this instrument, on oath stated that
                 was authorized to execute the instrument and acknowledged it as the
                         of IMPERIUM RENEWABLES, INC., a Washington corporation, to be the free and voluntary act of such
party for the uses and purposes mentioned in the instrument. 
  

									
	DATED:	 	  	 		 		 	 
	  	 	 	 		 	   	 	   
	  	 	  	 		 	(Signature)	 	 
	 	 			
	   	 	   	 		 	   	 	   
	  	 	  	 		 	(Please print name legibly)	 	 
	   	 	   	 		 	 	 	  
	  	 	  	 		 	NOTARY PUBLIC in and for the State of
	  	 	  	 		 	Washington, residing at	 	  
	  	 	  	 		 	My commission expires	 	  

  

 26 

 EXHIBIT A 
 Floor Plan of Premises 
  

 A-1 

 EXHIBIT B 
 Rules and Regulations 
  

	1.	No sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the outside or inside of the Building without the prior written
consent of the Landlord. Landlord shall have the right to remove, at Tenant’s expense and without notice, any sign installed or displayed in violation of this rule. All approved signs or lettering on doors and walls shall be printed, painted,
affixed or inscribed at the expense of Tenant by a person chosen by Landlord. 

  

	2.	If Landlord objects in writing to any curtains, blinds, shadow, screens or hanging plants or other similar objects attached to or used in connection with any window or door
of the Premises, Tenant shall immediately discontinue such use. No awning shall be permitted on any part of the Premises. Tenant shall not place anything against or near glass partitions or doors or windows which may appear unsightly from outside
the Premises. 

  

	3.	Tenant shall not obstruct any sidewalk, halls, passages, exits, entrances, elevators, escalators, or stairways of the Building. The halls, passages, exits, entrances,
shopping malls, elevators, escalators and stairways are not open to the general public. Landlord shall in all cases retain the right to control and prevent access thereto of all persons whose presence in the judgment of Landlord would be prejudicial
to the safety, character, reputation and interest of the Building and its tenants; provided that nothing herein contained shall be construed to prevent such access to persons with whom any tenant normally deals in the ordinary course or its
business, unless such persons are engaged in illegal activities. No tenant and no employee or invitee of any tenant shall go upon the roof of the Building except in accordance with the provisions of the Communications Site Lease between Landlord and
Tenant. 

  

	4.	The directory of the Building will be provided exclusively for the display of the name and location of tenants only, and Landlord reserves the right to exclude any other
names therefrom. 

  

	5.	All cleaning and janitorial services for the Building and the Premises shall be provided exclusively through Landlord, and except with the written consent of Landlord, no
person or persons other than those approved by Landlord shall be employed by Tenant or permitted to enter the Building for the purpose of cleaning the same. Tenant shall not cause any unnecessary labor by carelessness or indifference to the good
order and cleanliness of the Premises. Landlord shall not in any way be responsible to any Tenant for any loss of property on the Premises, however occurring, or for any damage to Tenant’s property by the janitor or any other employee or any
other person. 

  

	6.	 Landlord will furnish Tenant, free of charge, two keys to each door lock in the Premises. Landlord may make a reasonable charge for any additional keys.
Tenant shall not make or have made additional keys, and Tenant shall not alter any lock or install a new additional lock or bolt on any door of the Premises. If Tenant installs a separate security system, Tenant shall provide Landlord with card keys
or passwords for emergency access. Tenant, upon the termination of its tenancy, shall deliver to Landlord the keys of 

  

 B-1 

	 	 
all doors which have been furnished to Tenant, and in the event of any keys so furnished, shall pay Landlord therefor. 

  

	7.	If Tenant requires telegraphic, telephonic, security system or similar services, it shall first obtain, and comply with, Landlord’s instructions for their installation.

  

	8.	Tenant shall not place a load upon any floor of the Premises, which exceeds the load per square foot for which such floor was designed to carry and which is allowed by law.
Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, furniture or other property brought into the Building. Heavy objects shall, if considered necessary by Landlord, stand on such platforms as
determined by Landlord to be necessary to properly distribute the weight. Business machines and mechanical equipment belonging to Tenant, which cause noise or vibration that may be transmitted to the structure of the Building or to any space therein
or to any other tenant in the Building, shall be placed and maintained by Tenant, at Tenant’s expenses, on vibration eliminators or other devices sufficient to eliminate noise or vibration. The persons employed to move such equipment in or out
of the Building must be acceptable to Landlord. Landlord will not be responsible for loss of, or damage to, any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other
property shall be repaired at the expense of Tenant. 

  

	9.	Tenant shall not use or keep in the Premises any kerosene, gasoline or inflammable or combustible fluid or material other than those limited quantities necessary for the
operation or maintenance of office equipment. Tenant shall not use or permit to be used in the Premises any foul or noxious gas or substance, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord
or other occupants of the Building by reason of noise, odors or vibrations, nor shall Tenant bring into or keep in or about the Premises any birds or animals. 

  

	10.	Tenant shall not use any method of heating or air-conditioning other than that supplied by Landlord. 

  

	11.	Tenant shall not waste electricity, water or air-conditioning and agrees to cooperate fully with Landlord to assure the most effective operation of the Building’s
heating and air-conditioning and to comply with any governmental energy-saving rules, laws or regulations of which Tenant has actual notice, and shall refrain from attempting to adjust controls. 

  

	12.	Landlord reserves the right, exercisable without notice and without liability to Tenant, to change the name and street address of the Building. 

  

	13.	 Landlord reserves the right to exclude from the Building between the hours of 6 p.m. and 7 a.m. the following day, or such other hours as may be established
from time to time by Landlord, and on Sundays and legal holidays, any person unless that person is known to the person or employee in charge of the Building and has a pass or is properly identified. Tenant shall be responsible for all persons for
whom it requests passes and shall be liable to Landlord for all acts of such persons. Landlord shall not be liable for damages for any 

  

 B-2 

	 	 
error with regard to the admission to or exclusion from the Building of any person. Landlord reserves the right to prevent access to the Building in case of
invasion, mob, riot, public excitement or other commotion by closing the doors or by other appropriate action. 

  

	14.	Tenant shall close and lock the doors of its Premises and entirely shutoff all water faucets or other water apparatus, and electricity, gas or air outlets before Tenant and
its employees leave the Premises. Tenant shall be responsible for any damage or injuries sustained by other tenants or occupants of the Building or by Landlord for noncompliance with this rule. 

  

	15.	The Building is a no-smoking building. Tenant, its employees, agents, guests, invitees, and licensees are prohibited at all times from smoking within the Building, the
Premises, the Common Area or the Land, except in designated smoking areas outside the Building and the Premises, which shall be identified by Landlord from time to time. 

  

	16.	The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed and no foreign substance
of any kind whatsoever shall be thrown therein. The expenses of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant who, or whose employees or invitees, shall have caused it.

  

	17.	Tenant shall not sell, or permit the sale at retail, of newspapers, magazines, periodicals, theater tickets or any other goods or merchandise to the general public in or on
the Premises. Tenant shall not make any room-to-room solicitation of business from other tenants in the Building. Tenant shall not use the Premises for any business or activity other than that specifically provided or in Tenant’s Lease.

  

	18.	Tenant shall not install any radio or television antenna, telecom equipment, loudspeaker or other device on the roof or exterior walls of the Building. Tenant shall not
interfere with radio or television broadcasting or reception from or in the Building or elsewhere. 

  

	19.	Tenant shall not mark, drive nails, screws or drill into the partitions, woodwork or plaster or in any way deface the Premises or any part thereof. Landlord reserves the
right to direct electricians as to where and how telephone and telegraph wires are to be introduced to the Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix any floor covering to the floor of the premises in any manner
except as approved by Landlord. Tenant shall repair any damage resulting from noncompliance with this rule, except that Tenant shall be permitted to use nails, screws, or other hardware necessary to hang artwork, display boards and other standard
office fixtures. 

  

	20.	Canvassing, soliciting and distribution of handbills or any other written material, and peddling in the Building are prohibited, and each tenant shall cooperate to prevent
the same. 

  

	21.	Landlord reserves the right to exclude or expel from the Building any person who, in Landlord’s judgment, is intoxicated or under the influence of liquor or drugs or who
is in violation of any of the Rules and Regulations of the Building. 

  

 B-3 

	22.	Tenant shall store all trash and garbage within its Premises. Tenant shall not place in any trash box or receptacle any material which cannot be disposed of in the ordinary
and customary manner of trash and garbage disposal. All garbage and refuse disposal shall be made in accordance with directions issued from time to time by Landlord. Disposal of any large debris will be at Tenant’s expense.

  

	23.	The Premises shall not be used for the storage of merchandise hold for sale to the general public, or for lodging or for manufacturing of any kind, nor shall the Premises be
used for any improper or immoral or objectionable purpose. 

  

	24.	Microwave cooking is permitted on the Premises, as is use by Tenant of Underwriters’ Laboratory approved equipment for brewing coffee, tea, hot chocolate and similar
beverages, provided that such equipment is used in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. Tenant is not allowed to use space heaters in the Premises. All appliance outlets shall
be equipped and operated by mechanical timers. 

  

	25.	Tenant shall not use in any space or in the public halls of the Building any hand truck except those equipped with rubber tires and side guards or such other
material-handling equipment as Landlord may approve. Tenant shall not bring any other vehicles of any kind into the Building. 

  

	26.	Without the written consent of Landlord, Tenant shall not use the name of the Building in connection with or in promoting or advertising the business of Tenant except as
Tenant’s address. 

  

	27.	Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by Landlord or any governmental agency. 

 

	28.	Tenant shall take reasonable measures to protect its Premises from theft, robbery, and pilferage, which includes keeping doors locked and other means of entry into the
Premises closed. 

  

	29.	The requirements of Tenant will be attended to only upon appropriate application to the office of the Building by an authorized individual. Employees of Landlord shall not
perform any work or do anything outside of their regular duties unless under special instructions from Landlord, and no employee of Landlord will admit any person (Tenant or otherwise) to any office without specific instructions from Landlord.

  

	30.	Tenant shall not park its vehicles in any parking areas designated by Landlord as areas for parking by visitors to the Building. Tenant shall not leave vehicles in the
Building parking areas overnight nor park any vehicles in the Building parking areas other than automobiles, motorcycles, motor driven or non-motor driven bicycles or four-wheeled trucks. 

  

	31.	 Landlord may waive any one or more of these Rules and Regulations for the benefit of Tenant or any other tenant, but no such waiver by Landlord shall be
construed as a waiver of such Rules and Regulations in favor of Tenant of any other tenant, nor prevent 

  

 B-4 

	 	 
Landlord from thereafter reasonably enforcing any such Rules and Regulations against any or all of the tenants of the Building. 

 

	32.	These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms, covenants, agreements and conditions
of any lease of premises in the Building. 

  

	33.	Landlord reserves the right to make such other and reasonable Rules and Regulations as, in its judgment, may from time to time be needed for safety and security, for care and
cleanliness of the Building and for the preservation of good order therein. Tenant agrees to abide by all such Rules and Regulations hereinabove stated and any additional rules and regulations which are adopted. 

  

	34.	Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s employees, agents, clients, customers, invitees and guests.

  

 B-5 

 EXHIBIT C 
 Intentionally Deleted 
  

 C-1 

 EXHIBIT D 
 TENANT ESTOPPEL CERTIFICATE 
 The undersigned (“Tenant”) hereby warrants, represents and
certifies to and agrees with
                                        
                ,
                                    , whose mailing address is
                                        
         (“Lender”), the following statements set forth below in this Tenant Estoppel Certificate (the “Certificate”) with the understanding that Lender is relying on such warranties,
representations, certifications and agreements in this Certificate as an inducement to the Lender in making a permanent loan (the “Loan”) to
                                        
         (“Landlord”), secured by, among other things, that certain deed of trust/mortgage, assignment of rents and security agreement executed (or to be executed) by Landlord for the benefit of
Lender (the “Instrument”) encumbering the land and buildings located on the property as more particularly described on Exhibit A attached hereto (the “Mortgaged Property”). Based upon the foregoing, Tenant hereby warrants,
represents and certifies as follows: 
 1. The Tenant is the tenant under that certain lease (the “Lease”) dated
                        , as amended on
                                        
between Landlord, as landlord, and Tenant, as tenant, covering [Store No.    ] [Suite No.    ] [Room No.    ] (the “Demised Premises”) in the Mortgaged
Property and the following information concerning the Lease, the Tenant and the Demised Premises is true and correct: 
 (a) A
true, correct and complete copy of the Lease together with all amendments, modifications, side letters, guaranties, letters of credit and other documents evidencing, governing or securing the Tenant’s obligations under the Lease are attached
hereto as Exhibit B. The Lease constitutes the entire agreement between the Landlord and the Tenant concerning the Demised Premises and the Mortgaged Property and there are no other agreements, written or oral, between the Landlord and the Tenant
relating thereto except as attached in Exhibit B. [The guarantor(s) of the Lease is                         ]. 

(b) The Lease has commenced pursuant to its terms and is in full force and effect. Except as otherwise set forth in the Lease, the
Tenant has no right to vacate the Demised Premises or cease to operate its business therefrom. 
 (c) The Lease commenced on
                                     and expires on
                                    . The Tenant has
                             remaining options to renew the Lease for a successive period of
                     years. 
 (d) The Tenant is presently obligated to pay the following amounts to the Landlord pursuant to the Lease: 
  

 D-1 

									
	 (i) Annual
 Minimum Rent
	  	 Monthly
 Payment
	  	 Applicable
 Periods
	  		  	
	 $                        
	  	$                        	  	    /    /        	  	to	  	    /    /        
	 $                        
	  	$                        	  	    /    /        	  	to	  	    /    /        
	 $                        
	  	$                        	  	    /    /        	  	to	  	    /    /        
	 $                        
	  	$                        	  	    /    /        	  	to	  	    /    /        
	 $                        
	  	$                        	  	    /    /        	  	to	  	    /    /        

 (ii) Common Area Maintenance (CAM) Charges of
$                         per month (amount is based upon an estimate): 
 (iii) Real Estate Taxes of
$                         per month (amount is based upon an estimate); 
 (iv) Insurance Charges of
$                         per month (based upon an estimate); and 
 (v) Other Charges of
$                         per month/quarter/year representing costs for 
 (e) If percentage rent is payable by the Tenant to the Landlord under the Lease, the last year for which such percentage rent was
calculated under the Lease was                             ,
         to                         ,
         and the amount of percentage rent due and paid- for such year was $            . 
 (f) The Tenant has paid the monthly charges described in subparagraph 1(d)(i) above through and including the month of
                            ,         . The Tenant has
paid the charges described in subparagraphs 1(d)(ii) through 1(d)(v) through the most recent billing period for such charges. 
 (g) The Tenant is in possession of the Demised Premises, is presently open and conducting business with the public at the Demised Premises under the trade name of
                             and occupies and uses no other space in the Mortgaged Property other than
the Demised Premises. 
 (h) As of the date hereof, except as otherwise expressly set forth on the attached schedule (if
necessary), the Tenant is not entitled to. any credits, reductions, offsets, defenses, free rent, rent concessions or abatements of rent under the Lease or otherwise against the payment of rent or other charges under the Lease. 
  

 D-2 

 (i) No rent has been paid more than one (1) month in advance. 
 (j) All of the obligations of the Landlord under the Lease have been duly performed and completed including, without limitation, any
obligations of the Landlord to make or to pay the Tenant for any improvements, alterations or work done on the Demised Premises. 
 (k) There are no existing or claimed conditions which are or with the passage of time would constitute a default on the part of the Landlord or the Tenant under the terms of the Lease. The Tenant has not assigned, transferred, mortgaged, or
hypothecated the Lease or any interest therein or subleased all or any portion of the Demised Premises. 
 (l) The Tenant
does not have any option or right of first refusal to purchase the Demised Premises or all or any portion of the Mortgaged Property or any other rights to lease any other portion of the Mortgaged Property. 
 (m) The Landlord is not holding any security deposit except in the amount of
$            . 
 (n) Neither Tenant nor any guarantor of
the Lease is presently the subject of any proceeding pursuant to the United States Bankruptcy Code of 1978, as amended. 
 2. This
Certificate shall apply to, bind and inure to the benefit of the Lender and the Tenant and their respective successors and assigns. As used herein, the term “Tenant” shall mean and include the present tenant under the Lease, any permitted
subtenant under the Lease, any permitted assignee of Tenant under the Lease and any successor of any of them. The term “Lender” as used herein shall include the current holder of the Instrument, Citigroup Global Markets Realty Corp., and
the successors and assigns of Lender, and any person, party or entity which shall become the owner of (a) the Mortgaged Property by reason of a foreclosure of the Instrument or the acceptance of a deed or assignment in lieu of foreclosure or
otherwise and/or (b) the Loan and Instrument; provided, however, any party listed herein as included in the definition of “Lender” shall only be liable for any acts, omissions, liabilities or obligations of that particular party and
not for any such matters of any other party included in the definition of “Lender”. The term “Landlord” as used herein shall mean and include the present landlord under the Lease and such landlord’s predecessors and
successors in interest under the Lease. 
  

			
	TENANT:	 	Imperial Renewables, Inc.

			
		
	a	 	Washington Corporation

			
		
	By:	 	  

			
		
	Title:	 	CEO

  

 D-3 

 EXHIBIT A 
 To Tenant Estoppel Certificate 
 (Mortgaged Property) 
  

 D-4 

 EXHIBIT B 
 To Tenant Estoppel Certificate 
 (Lease) 
  

 D-5 

 EXHIBIT E 
 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 
 THIS SUBORDINATION, NON-DISTURBANCE AND
ATTORNMENT AGREEMENT (hereinafter referred to as “Agreement”) made this          day of
                        ,             , among
                        ,
                         (hereinafter referred to as “Lender”), (hereinafter referred to as “Tenant”),
and                         , a
                         (hereinafter referred to as “Landlord”). 
 R E C I T A L S: 
 A. Landlord and Tenant
have entered into a certain lease dated                          amended
                                    , assigned
                                    , (as amended and/or
assigned, the “Lease”) relating to the premises known as                          (hereinafter referred to as
the “Premises”), located at the real property more particularly described on Exhibit A attached hereto (hereinafter referred to as the “Property”). 
 B. Lender has made or has committed to make a loan to Landlord in the approximate principal amount of
$                         (hereinafter referred to as the “Loan”) secured by a mortgage or security deed
(as the same may be amended, restated, extended, or otherwise modified from time to time, the “Mortgage”) and an assignment of leases and rents (as the same may be amended, restated, extended, or otherwise modified from time to
time, the “Assignment of Leases”) from Landlord to Lender covering the Property including the Premises. 
 C. Tenant has
agreed that the Lease shall be subject and subordinate to the Mortgage held by Lender, provided Tenant is assured of continued occupancy of the Premises under the terms of the Lease. 
 NOW, THEREFORE, for and in consideration of the mutual covenants herein contained, the sum of Ten Dollars ($10.00) and other good and valuable
considerations, the receipt and sufficiency of which are hereby acknowledged, and notwithstanding anything in the Lease to the contrary, it is hereby agreed as follows: 
 1. Subordination and Consent. Lender, Tenant and Landlord do hereby covenant and agree that the Lease with all rights, options, liens and charges created thereby (including, without limitation, any option or
rights contained in the Lease, or otherwise existing, to acquire any or all of the Premises, or any superior leasehold interest therein), is and shall continue to be subject and subordinate in all respects to the Mortgage and to any renewals,
modifications, consolidations, replacements and extensions thereof and to all advancements made thereunder. Tenant acknowledges that Landlord will execute and deliver to Lender an assignment of the Lease as security for said loan, and Tenant hereby
expressly consents to such assignment. Tenant agrees that if there is a default by Landlord in the performance and observance of any of the terms of such Loan, Lender may, at its option, demand all rents due under the Lease be paid by Tenant
directly to Lender at the address specified below, or as otherwise specified by Lender. Tenant agrees that upon Lender’s written request for payment of rent directly to Lender, Tenant will timely remit any and all payments due under the Lease
directly to, and payable to the order 

  

 E-1 

 
of, Lender. Such payments to Lender will constitute performance of Tenant’s payment obligations under the Lease. 
 2. Nondisturbance. Lender does hereby agree with Tenant that, in the event Lender becomes the fee simple owner of the Property by foreclosure,
conveyance in lieu of foreclosure or otherwise, so long as Tenant complies with and performs its obligations under the Lease, (a) the Lease shall continue in full force and effect as a direct Lease between the succeeding owner of the Property
and Tenant, upon and subject to all of the terms, covenants and conditions of the Lease, for the balance of the term of the Lease, and Lender will not disturb the possession of Tenant, and (b) the Premises shall be subject to the Lease and
Lender shall recognize Tenant as the tenant of the Premises for the remainder of the term of the Lease in accordance with the provisions thereof; provided, however, that Lender shall not be: 
 (i) subject to any claims, offsets or defenses which Tenant might have against any prior landlord (including Landlord); or 
 (ii) liable for any act or omission of any prior landlord (including Landlord); or 
 (iii) bound by any rent or additional rent which Tenant might have paid for more than the current month or any security deposit or other
prepaid charge paid to any prior landlord (including Landlord); or 
 (iv) bound by any amendment or modification of the Lease
made without its written consent. 
 Nothing contained herein shall prevent Lender from naming Tenant in any foreclosure or other action or
proceeding initiated by Lender pursuant to the Mortgage to the extent necessary under applicable Law in order for Lender to avail itself of and complete the foreclosure or other remedy. Tenant acknowledges and agrees that it has no right or option
of any nature whatsoever, whether pursuant to the Lease or otherwise, to purchase the Premises or the Property, or any portion thereof or any interest therein, and to the extent that Tenant has had, or hereafter acquires, any such right or option,
the same is hereby acknowledged to be subject and subordinate to the Mortgage and is hereby waived and released as against Lender. 
 3.
Attornment. Tenant does hereby agree with Lender that, in the event Lender becomes the owner of the Property by foreclosure, conveyance in lieu of foreclosure or otherwise, then Tenant shall attorn to and recognize Lender as the landlord
under the Lease for the remainder of the term thereof, and Tenant shall perform and observe its obligations thereunder, subject only to the terms and conditions of the Lease. Tenant further covenants and agrees to execute and deliver upon request of
Lender an appropriate agreement of attornment to Lender and any subsequent titleholder of the Premises. 
 4. Lease Defaults. In the
event Landlord shall fail to perform or observe any of the terms, conditions or agreements in the Lease, Tenant shall give written notice thereof to Lender and Lender shall have the right (but not the obligation) to cure such default. Tenant shall
not take any action with respect to such default under the Lease, including without limitation any action in order to terminate, rescind or avoid the Lease or to withhold any rent or other monetary 

  

 E-2 

 
obligations thereunder, for a period of thirty (30) days following receipt of such written notice by Lender; provided, however, that in the case of any
default which cannot with diligence be cured within said thirty (30) day period, if Lender shall proceed promptly to cure such default and thereafter prosecute the curing of such default with diligence and continuity, the time within which such
default may be cured shall be extended for such period as may be necessary to complete the curing of such default with diligence and continuity. 
 5. Obligations and Liability of Lender. Lender shall have no obligations nor incur any liability with respect to any warranties of any nature whatsoever, whether pursuant to the Lease or otherwise, including, without limitation, any
warranties respecting use, compliance with .zoning, hazardous wastes or environmental laws, Landlord’s title, Landlord’s authority, habitability, fitness for purpose or possession. Furthermore, in the event that Lender shall acquire
Landlord’s interest in the Property, Lender shall have no obligation, nor incur any liability, beyond Lender’s then equity interest, if any, in the Property, and Tenant shall look exclusively to such equity interest of Lender, if any, in
the Property for the payment and discharge of any obligations or liability imposed upon Lender hereunder, under the Lease (or under any new lease with Tenant), and Lender is hereby released and relieved of any other obligations or liability
hereunder; under the Lease or under any such new lease. Lender shall not, either by virtue of the Mortgage, the Assignment of Leases or this Agreement, be or become a mortgagee in possession or be or become subject to any liability or obligation
under the Lease or otherwise until Lender shall have acquired the Landlord’s interest in the Property, by foreclosure or otherwise, and then such liability or obligation of Lender under the Lease (as modified by the terms of this Agreement)
shall extend only to those liability or obligations accruing subsequent to the date that Lender has acquired Landlord’s interest in the Property. Without limiting the generality of the foregoing, neither the Mortgage, the Assignment of Leases
nor this Agreement shall, prior to Lender’s acquisition of Landlord’s interest in the Property, by foreclosure or otherwise, operate to place responsibility for the control, care, management or repair of the Property upon Lender or impose
upon Lender responsibility for the carrying out of any of the terms or conditions of the Lease, and Lender shall not be responsible or liable for any waste committed on either the Premises or the Property by any party whatsoever, for any dangerous
or defective condition of the Property or for any negligence in the management, upkeep, repair or control of either the Premises or the Property. 
 6. Severability. If any portion or portions of this Agreement shall be held invalid or inoperative, then all of the remaining portions shall remain in full force and effect, and, so far as is reasonable and possible, effect shall be
given to the intent manifested by the portion or portions held to be invalid or inoperative. 
 7. Governing Law. This Agreement shall
be governed by and construed in accordance with the laws of the State of
                                    . 
 8. Notices. So long as the Mortgage remains outstanding and unsatisfied, Tenant will mail or deliver to Lender, at the address and in the manner
hereinbelow provided, a copy of all notices permitted or required to be given to the Landlord by Tenant under and pursuant to the terms and provisions of the Lease. All notices or other communications required or permitted to be given pursuant to
the provisions hereof shall be in writing and shall be considered as properly given if (i) mailed to the addressee by first class United States mail, postage prepaid, registered 

  

 E-3 

 
or certified with return receipt requested, (ii) by delivering same in person to the addressee, or (iii) by delivery to a third party commercial
delivery service for same day or next day delivery to the office of the addressee with proof of delivery. Notice so given shall be effective, as applicable, upon (i) the third (3rd) day following the day such notice is deposited with the
U.S. Postal Service, (ii) delivery to the addressee, or (iii) upon delivery to such third party delivery service. Notice given in any other manner shall be effective only if and when received by the addressee. For purposes of notice, the
addresses of the parties shall be: 
  

									
	 Lender:
	 	  	 		 		 	
	  	 		 		 	
	  	 		 		 	
	  	 		 		 	
					
	 Landlord:
	 	  	 		 		 	
	  	 		 		 	
	  	 		 		 	
	  	 		 		 	
					
	 Tenant:
	 	  	 		 		 	
	  	 		 		 	
	  	 		 		 	
	  	 		 		 	

 Notwithstanding the foregoing, any party shall have the right to change its address for notice
hereunder to any other location within the continental United States by the giving of thirty (30) days’ notice to the other parties in the manner set forth herein. 
 9. Successors and Assigns. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, legal representatives, successors, successors-in-title and assigns.
When used herein, the term “landlord” refers to Landlord and to any successor to the interest of Landlord under the Lease and “Lender” refers to Lender and to any assignee of the note secured by the Mortgage and Lender’s
servicer of the Loan, if any. 
 10. Tenant’s Personal Property. In no event shall the Mortgage cover or encumber (and shall not be construed as
subjecting in any manner to the lien thereof) any of Tenant’s moveable trade fixtures, business equipment, furniture, signs or other personal property at any time placed on or about the Premises. 
 11. Counterparts. This Agreement may be executed in one or more counterparts, each of which when so executed shall be deemed to be an original, but all of which
when taken together shall constitute one and the same instrument. 
 12. Headings. The headings, captions, and arrangements used in this Agreement are
for convenience only and shall not affect the interpretation of this Agreement. 
 (Signature page follows) 
  

 E-4 

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

			
	LENDER:
		
	a	 	  
	By:	 	  
	Name:	 	  
	Title:	 	  
	
	TENANT:
		
	a	 	  
	By:	 	  
	Name:	 	  
	Title:	 	  
	
	LANDLORD:
		
	a	 	  
	By:	 	  
	Name:	 	  
	Title:	 	  

                                     , as guarantor of
the obligations of Tenant under the Lease, has executed this Agreement under seal for the purpose of acknowledging and consenting to the same. 
 GUARANTOR: 
  

 E-5 

						
	 STATE OF WASHINGTON
	  	}	 	  	
		  	  	ss.
	 COUNTY OF KING
	  	  	

 I certify that I know or have satisfactory evidence that
                        , is the person who appeared before me, and said person acknowledged that he/she signed this
instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the
                         of
                                 to be the free and voluntary act of such party
for the uses and purposes mentioned in the instrument. 
  

									
	DATED:	 	  	 		 		 	 
	  	 	 	 		 	   	 	   
	  	 	  	 		 	(Signature)	 	 
	 	 			
	   	 	   	 		 	   	 	   
	  	 	  	 		 	(Please print name legibly)	 	 
	   	 	   	 		 	 	 	  
	  	 	  	 		 	NOTARY PUBLIC in and for the State of
	  	 	  	 		 	Washington, residing at	 	  
	  	 	  	 		 	My commission expires	 	  

  

 E-6 

						
	 STATE OF
                            
	  	}	 	  	
		  	  	ss.
	 COUNTY OF
                        
	  	  	

 I certify that I know or have satisfactory evidence that
                        , is the person who appeared before me, and said person acknowledged that he/she signed this
instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the
                         of
                             to be the free and voluntary act of such party for the uses and purposes
mentioned in the instrument. 
  

									
	DATED:	 	  	 		 		 	 
	  	 	 	 		 	   	 	   
	  	 	  	 		 	Notary Public
	  	 	  	 		 	Print Name	 	  
	  	 	  	 		 	My commission expires	 	  
	 	 	(Use this space for notarial stamp/seal)	 		 		 	 

  

						
	 STATE OF
                            
	  	}	 	  	
		  	  	ss.
	 COUNTY OF
                        
	  	  	

 I certify that I know or have satisfactory evidence that
                        , is the person who appeared before me, and said person acknowledged that he/she signed this
instrument, on oath stated that he/she was authorized to execute the instrument and acknowledged it as the
                         of
                                     to be the free and
voluntary act of such party for the uses and purposes mentioned in the instrument. 
  

									
	DATED:	 	  	 		 		 	 
	  	 	 	 		 	   	 	   
	  	 	  	 		 	Notary Public
	  	 	  	 		 	Print Name	 	  
	  	 	  	 		 	My commission expires	 	  
	 	 	(Use this space for notarial stamp/seal)	 		 		 	 

  

 E-7

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00124-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00124-of-00352.parquet"}]]