Document:

EX-10.39:

 

Conformed Copy

Exhibit 10.39

FOURTH AMENDMENT TO INTERACTIVE SERVICES AGREEMENT

     This Fourth Amendment to Interactive Services Agreement (this “Fourth Amendment”), dated as of
June 21, 2005 (the “Fourth Amendment Effective Date”) is made by and between WebMD Corporation, a
Delaware corporation, with offices at 669 River Drive, River Drive Center 11, Elmwood Park, New
Jersey 07407 (“WebMD”), and America Online, Inc. (“AOL”), a Delaware corporation with offices at
22000 AOL Way, Dulles, VA 20166, (each a “Party” and together, the “Parties”). Capitalized terms
not otherwise defined in this Fourth Amendment shall be as defined in the Interactive Services
Agreement by and between the Parties, dated as of May 9, 2001, as amended (the “Agreement”). The
Parties desire to amend the Agreement as set forth herein.

TERMS

	1.	 	Renewal Term. The Parties acknowledge and agree that, unless earlier terminated
pursuant to the terms of the Agreement, the Renewal Term shall expire at 11:59 p.m. Eastern
time on April 30, 2007. The Parties acknowledge and agree that the first year of the Renewal
Term shall be from May 9, 2004 through and including April 30, 2005, the second year of the
Renewal Term shall be from May 1, 2005 through and including April 30, 2006, and the third
year of the Renewal Term shall be from May 1, 2006 through and including April 30, 2007 (each,
a “Renewal Term Year”).
	 
	2.	 	Revenue Sharing. Notwithstanding the provisions of Section 6.2.2, the Parties
acknowledge and agree that during the Renewal Term, the Parties shall share revenues as
follows:

	 	(a)	 	The Parties shall share Aggregate Revenues (defined in Section 5.2.1). The term
“Adjusted Aggregate Revenues” and the last sentence of Section 6.2.2 shall no longer apply.
	 
	 	(b)	 	The first fifteen million dollars ($15,000,000) of Aggregate Revenues generated during
each Renewal Term Year will be shared twenty percent (20%) to AOL and eighty percent (80%)
to WebMD. AOL shall retain one hundred percent (100%) of Aggregate Revenues from
$15,000,001 to $20,000,000 generated during each Renewal Term Year. Aggregate Revenues of
more than twenty million dollars ($20,000,000) generated during each Renewal Term Year
shall be shared forty percent (40%) to AOL and sixty percent (60%) to WebMD.
	 
	 	(c)	 	Notwithstanding the foregoing Section 2(b), WebMD shall be paid a minimum of twelve
million dollars ($12,000,000) by AOL with respect to each Renewal Term Year. In the event
that with respect to a Renewal Term Year, WebMD’s share of Aggregate Revenues for such
Renewal Term Year, together with any additional share of health-related revenues on the AOL
Network paid to WebMD by AOL as the Parties may mutually agree for such Renewal Term Year
(hereinafter referred to as “WebMD’s Additional Share of Revenues”), do not equal at least twelve million dollars
($12,000,000), AOL will pay to WebMD the difference between (i) twelve million dollars
($12,000,000) and (ii) WebMD’s share of Aggregate Revenues for

 

	 	 	Pages where confidential treatment has been
requested are stamped, “Confidential treatment has been
requested. The redacted material has been separately filed with the
Commission.” All redacted material has been marked by an
asterisk (*).

 

 

	 	 	 	“WebMD’s Additional Share of Revenues”), do not equal at least twelve million dollars
($12,000,000), AOL will pay to WebMD the difference between (i) twelve million dollars
($12,000,000) and (ii) WebMD’s share of Aggregate Revenues for such Renewal Term Year
plus WebMD’s Additional Share of Revenues, if any, for such Renewal Term Year. Such
difference shall be paid by AOL no later than the June 30 date immediately following the
end of such Renewal Term Year.

	3.	 	First Renewal Term Year Revenue Share. The Parties acknowledge and agree that for the
first Renewal Term Year, the Parties have shared revenue as shown on Schedule 1 attached
hereto. WebMD hereby certifies that Schedule 1 includes all Aggregate Revenues (defined in
Section 5.2.1) accrued during the first Renewal Term Year.
	 
	4.	 	Reporting. The Parties shall provide in a timely manner all reporting necessary,
pursuant to Section 5.2.2 of the Agreement, to ensure that AOL can provide a final report for
each Renewal Term Year no later than May 15 of such year. WebMD shall provide a certification
with its reporting at the end of each Renewal Term year certifying that such reporting
includes all Aggregate Revenues for such Renewal Term Year.
	 
	5.	 	Order of Precedence. This Fourth Amendment is supplementary to and modifies the
Agreement. The terms of this Fourth Amendment supersede provisions in the Agreement only to
the extent that the terms of this Fourth Amendment and the Agreement expressly conflict.
However, nothing in this Fourth Amendment should be interpreted as invalidating the Agreement,
and provisions of the Agreement will continue to govern relations between the parties insofar
as they do not expressly conflict with this Fourth Amendment.
	 
	6.	 	Counterparts; Facsimile. This Fourth Amendment may be executed in counterparts, each
of which shall be deemed an original and all of which together shall constitute one and the
same document. This Fourth Amendment, and amendments and modifications hereof, may be executed
by facsimile.

          IN WITNESS WHEREOF, authorized officers of the Parties have executed this Fourth Amendment as
of the date first set forth above.

	 	 	 
	AMERICA ONLINE, INC.

	 	WEBMD CORPORATION
	 
	 	 
	By: /s/ Jeff Barkeff

	 	By: /s/ David Schlanger
	

	 	

	 
	 	 
	Print Name: Jeff Barkeff

	 	Print Name: David Schlanger
	

	 	

	Title:
Executive Vice President

	 	Title: Executive Vice President
	

	 	

	 
	 	 
	Date: 6/23/05

	 	Date: 6/23/05
	

	 	

 

Schedule 1

	 	 	 	 	 	 	 	 	 	 	 
	 	 	Revenue	 	WebMD	 	 	 	 	 	 
	 	 	Share	 	Revenue	 	 	 	 	 	 
	 	 	Payment	 	Share	 	 	 	 	 	 
	 	 	from AOL	 	Retained	 	Total	 	Guarantee	 	Delta
	May-04 (1)
	 	*1	 	*	 	*	 	1,000,000	 	*
	Jun-04
	 	*	 	*	 	*	 	1,000,000	 	*
	Jul-04
	 	*	 	*	 	*	 	1,000,000	 	*
	Aug-04
	 	*	 	*	 	*	 	1,000,000	 	*
	Sep-04
	 	*	 	*	 	*	 	1,000,000	 	*
	Oct-04
	 	*	 	*	 	*	 	1,000,000	 	*
	Nov-04
	 	*	 	*	 	*	 	1,000,000	 	*
	Dec-04
	 	*	 	*	 	*	 	1,000,000	 	*
	Jan-05
	 	*	 	*	 	*	 	1,000,000	 	*
	Feb-05
	 	*	 	*	 	*	 	1,000,000	 	*
	Mar-05
	 	*	 	*	 	*	 	1,000,000	 	*
	Apr-05
	 	*	 	*	 	*	 	1,000,000	 	*
	 	 	 	 	 
	 
	 	*	 	*	 	*	 	12,000,000	 	*
	 	 	 	 	 

	(1)	 	Contract effective May 9, 2004; accordingly,
represents pro-rata share for May-04 23/31 days

 

	 	 	Confidential treatment has been requested. The
redacted material has been separately filed with the Commission.EX-10.40: AGREEMENT OF LEASE

 

Conformed Copy

Exhibit 10.40

 
 

 

Agreement of Lease

 

111 Chelsea Commerce LP

	 
	Landlord

And

WebMD Inc.

	 
	Tenant

 

	 	 	 
	Premises:

	 	Portion of the Seventh (7th) Floor
	 

	 	111 Eighth Avenue
	 

	 	New York, New York 10011
	 
	 	 
	Dated:

	 	as of June 30, 2004

 
 

 

 

Table of Contents

	 	 	 	 	 	 	 
	 	 	 	 	Page No.
	Article 1.

	 	Definitions; Interpretation
	 	 	1	 
	Article 2.

	 	Demise, Premises, Term, Rent
	 	 	6	 
	Article 3.

	 	Use and Occupancy
	 	 	8	 
	Article 4.

	 	Alterations
	 	 	11	 
	Article 5.

	 	Condition of the Premises; Landlord’s Work
	 	 	15	 
	Article 6.

	 	Repairs; Floor Load
	 	 	22	 
	Article 7.

	 	Real Estate Tax Increases
	 	 	24	 
	Article 8.

	 	Compliance With Laws
	 	 	27	 
	Article 9.

	 	Subordination and Non-Disturbance; Estoppel Certificates
	 	 	32	 
	Article 10.

	 	Services
	 	 	34	 
	Article 11.

	 	Insurance
	 	 	49	 
	Article 12.

	 	Destruction of the Premises; Property Loss or Damage
	 	 	51	 
	Article 13.

	 	Eminent Domain
	 	 	53	 
	Article 14.

	 	Assignment and Subletting
	 	 	54	 
	Article 15.

	 	Access to Premises
	 	 	65	 
	Article 16.

	 	Default
	 	 	67	 
	Article 17.

	 	Remedies and Damages
	 	 	69	 
	Article 18.

	 	Fees and Expenses
	 	 	72	 
	Article 19.

	 	No Representations by Landlord
	 	 	72	 
	Article 20.

	 	End of Term
	 	 	72	 
	Article 21.

	 	Quiet Enjoyment
	 	 	73	 
	Article 22.

	 	No Waiver; Non-Liability
	 	 	73	 
	Article 23.

	 	Waiver of Trial By Jury
	 	 	75	 
	Article 24.

	 	Inability To Perform
	 	 	75	 
	Article 25.

	 	Bills and Notices
	 	 	75	 
	Article 26.

	 	Rules and Regulations
	 	 	76	 
	Article 27.

	 	Broker
	 	 	76	 
	Article 28.

	 	Indemnity
	 	 	77	 
	Article 29.

	 	Storage Space
	 	 	79	 
	Article 30.

	 	Landlord’s Contribution
	 	 	82	 
	Article 31.

	 	Right of First Offer – Fifth Floor
	 	 	84	 
	Article 32.

	 	Security Deposit; Guaranty
	 	 	88	 
	Article 33.

	 	Extension Option
	 	 	92	 
	Article 34.

	 	Miscellaneous
	 	 	96	 
	Article 35.

	 	Right of First Offer – Seventh Floor
	 	 	98	 

- i -

 

Table of Contents

	 	 	 	 	 
	 	 	 	 	Page No.
	Exhibit A:

	 	Floor Plan of the Premises	 	 
	Exhibit B:

	 	Rules and Regulations	 	 
	Exhibit C:

	 	Form of Letter of Credit	 	 
	Exhibit D:

	 	Landlord’s Consulting Professionals	 	 
	Exhibit E:

	 	Conceptual Plan for Architectural Water Feature	 	 
	Exhibit F:

	 	List of Approved Contractors	 	 
	Exhibit G:

	 	Floor Plan of the Storage Space	 	 
	Exhibit H:

	 	Floor Plan of the Expansion Space	 	 
	Exhibit I:

	 	Floor Plan of Vacant Portions of the 7th Floor of the Building	 	 

- ii -

 

          Agreement of Lease, dated as of June 30, 2004, between 111 Chelsea Commerce
LP (“Landlord”), a Delaware limited partnership with an address c/o Taconic Investment
Partners LLC, 111 Eighth Avenue, New York, New York 10011, and WebMD, Inc.
(“Tenant”), a Georgia corporation with an address at 669 River Drive, Center Two, Elmwood
Park, New Jersey 07407.

W i t n e s s e t h:

          The parties hereto, for themselves, their legal representatives, successors and assigns,
covenant and agree as follows.

     ARTICLE 1. Definitions; Interpretation

          Section 1.1 For all purposes of this Lease, the following terms shall have the following
meanings:

	 	 	 
	Additional Rent:

	 	Tenant’s Tax Payment, and any and all other sums, other than
Fixed Rent, payable by Tenant under this Lease.
	 
	 	 
	Affiliate:

	 	With respect to any Person, any other Person that, directly or
indirectly, through one or more intermediaries, Controls, is
Controlled by, or is under common Control with, such first
Person.
	 
	 	 
	Alterations:

	 	Alterations, installations, improvements, additions or other
physical changes (other than decorations, movable fixtures and
movable equipment), including the Initial Alterations, in and to
the Premises and elsewhere in the Building, made by or on behalf
of Tenant prior to and during the Term or any renewal or
extension thereof.
	 
	 	 
	Base Rate:

	 	The annual rate of interest publicly announced from time to time
by Citibank, N.A., New York, New York (or any successor thereto)
as its “base rate”, or such other term as may be used by
Citibank, N.A. from time to time for the rate presently referred
to as its base rate.
	 
	 	 
	Building:

	 	All the buildings, equipment and other improvements and
appurtenances of every kind and description now located or
hereafter erected, constructed or placed upon the land and any
and all alterations, renewals, replacements, additions and
substitutions thereto, presently known by the address of 111
Eighth Avenue, New York, New York.
	 
	 	 
	Building Systems:

	 	The mechanical, electrical, heating, ventilating, air
conditioning, elevator, plumbing, sanitary, fire suppression,
life-safety and other service systems of the Building, but not
including the portions of such systems installed in the Premises
or elsewhere in the Building by or on behalf of Tenant and
exclusively serving the Premises.

 

 

	 	 	 
	Business Days:

	 	All days, excluding Saturdays, Sundays, and all days observed by
either the State of New York, the United States of America or by
the labor unions servicing the Building as legal holidays.
	 
	 	 
	Commencement Date:

	 	The earlier of (a) the Substantial Completion Date (as such term
is defined in, and as such date is determined pursuant to the
provisions of, Section 5.2, and (b) the date that Tenant or any
Tenant Party first occupies any portion of the Premises for
business.
	 
	 	 
	Control:

	 	As to any Entity: (a) the ownership, directly or indirectly, of
more than fifty percent (50%) of the Ownership Interests of such
entity, and (b) the possession, directly or indirectly, of the
power to direct or cause the direction of the management and
policies of such Entity, whether through the ownership of
Ownership Interests or by contract.
	 
	 	 
	Default Rate:

	 	A rate per annum equal to three (3) percentage points above the
Base Rate.
	 
	 	 
	Entity:

	 	A corporation, limited liability company, limited partnership,
limited liability partnership, general partnership, business
trust, foundation, or any other legal entity in which Ownership
Interests may be owned and transferred.
	 
	 	 
	Expiration Date:

	 	The last day of the calendar month in which occurs the tenth
(10th) anniversary of the Rent Commencement Date.
	 
	 	 
	Governmental
	 	 
	Authority:

	 	Any of the United States of America, the State of New York, the
City of New York, any political subdivision thereof and any
agency, department, commission, board, bureau or instrumentality
of any of the foregoing, now or hereafter existing, having
jurisdiction over the Real Property or any portion thereof, or
the maintenance, use or occupation thereof, or the vaults, curbs,
sidewalks, streets and areas adjacent thereto.
	 
	 	 
	Guarantor:

	 	WebMD Corporation
	 
	 	 
	Guaranty:

	 	Defined in
Section 32.5.
	 
	 	 
	HVAC:

	 	Heat, ventilation and air-conditioning.
	 
	 	 
	Hazardous
	 	 
	Materials:

	 	Any substances, materials or wastes regulated by any Governmental
Authority and deemed or defined as a “hazardous substance”,
“hazardous material”, “toxic substance”, “toxic pollutant”,
“contaminant”, “pollutant”, “solid waste”, “hazardous waste” or
words of similar import under applicable Laws, including oil and
petroleum products, natural or synthetic gas, polychlorinated
biphenyls, asbestos in any form, urea

-2-

 

	 	 	 
	 

	 	formaldehyde, radon gas, or
the emission of non-ionizing radiation, microwave radiation or
electromagnetic fields at levels in excess of those (if any)
specified by any Governmental Authority or which may cause a
health hazard or danger to property, or the emission of any form
of ionizing radiation.
	 
	 	 
	Initial Alterations:

	 	Defined in
Section 5.3.
	 
	 	 
	Landlord Party:

	 	Any of Landlord, any Affiliate of Landlord, Landlord’s managing
and leasing agents for the Building, each Mortgagee and Superior
Lessor, and each of their respective direct and indirect
partners, officers, shareholders, directors, members, trustees,
beneficiaries, employees, principals, contractors, licensees,
invitees, servants, advisors, agents and representatives.
	 
	 	 
	Landlord’s Work:

	 	Defined in Section 5.2.
	 
	 	 
	Law or Laws:

	 	All present and future laws, rules, orders, ordinances,
regulations, statutes, requirements, codes, executive orders,
rules of common law, and any judicial interpretations thereof,
extraordinary as well as ordinary, of all Governmental
Authorities, including the Americans with Disabilities Act (42
U.S.C. §12,101 et seq.), New York City Local Law 58 of 1987, and
any law of like import, and all rules, regulations and government
orders with respect thereto, and of any applicable fire rating
bureau, or other body exercising similar functions, of general
applicability or affecting the Real Property or the maintenance,
use or occupation thereof, or the vaults, curbs, sidewalks,
streets and areas adjacent thereto.
	 
	 	 
	Mortgage:

	 	Any mortgage or trust indenture which may now or hereafter affect
the Real Property, the Building or any Superior Lease and the
leasehold interest created thereby, and all renewals, extensions,
supplements, amendments, modifications, consolidations and
replacements thereof or thereto, substitutions therefor, and
advances made thereunder.
	 
	 	 
	Mortgagee:

	 	Any mortgagee, trustee or other holder of a Mortgage.
	 
	 	 
	Ownership Interests:

	 	As to any Entity, the outstanding voting stock, membership
interests, partnership interests or other legal or equitable
ownership interests of any kind, however characterized, in such
Entity.
	 
	 	 
	Permitted Use:

	 	The use of the Premises by Tenant as administrative and general
offices and uses ancillary thereto, including those as more
particularly provided in subsection 3.1(b) of this Lease, and, to
the extent permitted by the certificate of occupancy for the
Building and applicable Laws, and only to the extent that the
operation of any Building system or service shall not be
materially and adversely affected, (i) as to not more than 10,000
Rentable Square Feet of the Premises, and subject to the
provisions of

-3-

 

	 	 	 
	 

	 	Section 3.1 and the other applicable provisions of
this Lease, as a data center, including, without limitation, for
the installation, operation and maintenance of telecommunications
switching and transmission equipment and facilities, solely in
connection with, and as an incidental part of, the business of
Tenant (or any other permitted occupant of the Premises that is
an Affiliate of Tenant) being conducted in the balance of the
Premises (excluding the Call Center and the Production Studio (as
such terms are hereinafter defined)), and only for and on behalf
of Tenant and such permitted occupants, and for no other purpose
(the “Permitted Data Center”); (ii) as to not more than 5,000
Rentable Square Feet of the Premises, and subject to the
provisions of Section 3.1 and the other applicable provisions of
this Lease, as a telephone call center solely in connection with,
and as an incidental part of, the business of Tenant (or any
other permitted occupant of the Premises that is an Affiliate of
Tenant) being conducted in the balance of the Premises (excluding
the Permitted Data Center and the Production Studio), and only
for and on behalf of Tenant and such permitted occupants, and for
no other purpose (the “Call Center”); and (iii) as to not more
than 5,000 Rentable Square Feet of the Premises, and subject to
the provisions of Section 3.1 and the other applicable provisions
of this Lease, as an audio or video production and broadcast
studio for the recording and broadcasting of audio or video
programs solely in connection with, and as an incidental part of,
the business of Tenant (or any other permitted occupant of the
Premises that is an Affiliate of Tenant) being conducted in the
balance of the Premises (excluding the Permitted Data Center and
the Call Center), and only for and on behalf of Tenant and such
permitted occupants, and for no other purpose (the “Production
Studio”).
	 
	 	 
	Person:

	 	Any individual, Entity, estate, trust, unincorporated
association, tenancy-in-common, or any Governmental Authority.
	 
	 	 
	Premises:

	 	A portion of the seventh (7th) floor of the Building,
as shown on the floor plan attached to this Lease as Exhibit A.
	 
	 	 
	Premises Area:

	 	The Rentable Square Foot area of the Premises, consisting of a
total of 92,300 Rentable Square Feet, as the Premises Area may be
increased or decreased from time to time pursuant to this Lease.
	 
	 	 
	Real Property:

	 	The Building, together with the plot of land upon which it stands.
	 
	 	 
	Rent:

	 	Collectively, Fixed Rent and Additional Rent.
	 
	 	 
	Rent Abatement
	 	 
	Amount:

	 	Defined in
Section 2.3.

-4-

 

	 	 	 
	Rent
	 	 
	Commencement
	 	 
	Date:

	 	The date that is ten (10) months after the Commencement Date.
	 
	 	 
	Rentable Square
	 	 
	Feet:

	 	The deemed rentable area of the Building or any portion thereof,
computed on the basis of the current standard employed by
Landlord on the date hereof with respect to the calculation of
the deemed Rentable Square Foot area of the Building; provided,
however, that in no event shall such deemed Rentable Square
Footage constitute or imply any representation or warranty by
Landlord as to the actual size of any floor or other portion of
the Building, including the Premises.
	 
	 	 
	Rules and
	 	 
	Regulations:

	 	The rules and regulations attached to this Lease as Exhibit B,
and such additional rules and regulations as Landlord may adopt
from time to time.
	 
	 	 
	Security Deposit:

	 	Defined in Section 32.1.
	 
	 	 
	Substantial
	 	 
	Completion:

	 	As to any construction performed by any party in the Premises,
including the Initial Alterations, any other Alterations, or
Landlord’s Work, that such work has been completed substantially
in accordance with (i) the provisions of this Lease applicable
thereto, (ii) the plans and specifications for such work, and
(iii) all applicable Laws, except for details of construction,
decoration and mechanical adjustments, if any, the noncompletion
of which does not materially interfere with Tenant’s use of the
Premises or performance of the Initial Alterations, or which, in
accordance with good construction practice, should be completed
after the completion of other work to be performed in the
Premises (such details of construction, decoration and mechanical
adjustments, if any, being herein referred to as “Punch-List
Items”).
	 
	 	 
	Superior Lease:

	 	Any ground or underlying lease of the Real Property or any part
thereof, now existing or in the future entered into by Landlord,
and all renewals, extensions, supplements, amendments and
modifications thereof.
	 
	 	 
	Superior Lessor:

	 	A lessor under a Superior Lease.
	 
	 	 
	Tenant Party:

	 	Any of Tenant, any Affiliate of Tenant, any subtenant or any
other occupant of the Premises (except for any subtenant or
occupant of the Leaseback Space pursuant to Section 14.4), and
their respective direct or indirect partners, officers,
shareholders, directors, members, trustees, beneficiaries,
employees, principals, contractors, subcontractors, suppliers,
licensees, invitees, servants, agents or representatives.

-5-

 

	 	 	 
	Tenant’s Property:

	 	Tenant’s movable fixtures and movable partitions, telephone and
other communications equipment, computer systems, furniture,
trade fixtures, furnishings, and other items of personal property
which are removable without material damage to the Premises or
Building.
	 
	 	 
	Term:

	 	The term of this Lease, which shall commence on the Commencement
Date and shall expire on the Expiration Date.
	 
	 	 
	Unavoidable Delays:

	 	Defined in
Article 24.

          Section 1.2 All of the Exhibits attached to this Lease are incorporated in and made a part of
this Lease, but in the event of any conflict or inconsistency between the provisions of this Lease
and the Exhibits, the provisions of this Lease shall control. As used in this Lease: (a) the word
“or” is not exclusive and the word “including” is not limiting, (b) references to a law or Law
include any rule or regulation issued under the Law and any amendment to the Law, rule or
regulation, (c) whenever the words “include”, “includes”, or “including” appear, they shall be
deemed to be followed by the words “without limitation”, (d) personal pronouns shall be deemed to
include the other genders and the singular to include the plural, (e) all references to notices to
be given by or to a party shall, unless otherwise expressly stated, be deemed to refer to written
notices, (f) all Article, Section and Exhibit references shall, unless otherwise expressly stated,
be deemed references to the Articles, Sections and Exhibits of this Lease, (g) if a party has
agreed in this Lease that it will not unreasonably withhold its consent or approval, such consent
or approval shall not be unreasonably conditioned or delayed, and (h) whenever a financial
obligation is stated to be at a party’s expense, such obligation shall be at such party’s sole cost
and expense, unless expressly stated to the contrary. Wherever a period of time is stated in this
Lease as commencing or ending on specified dates, such period of time shall be deemed (i) inclusive
of such stated commencement and ending dates, and (ii) to commence at 12:01 a.m. Eastern Time on
such stated commencement date and to end at 11:59 p.m. Eastern Time on such stated ending date.
The captions and headings used in this Lease are inserted only as a matter of convenience and for
reference and in no way define, limit or describe the scope of this Lease nor the intent of any
provision hereof.

     ARTICLE
2. Demise, Premises, Term, Rent

          Section 2.1

          (a) Landlord hereby leases the Premises to Tenant, and Tenant hereby leases the Premises from
Landlord, for the Term, at an annual rent (“Fixed Rent”) as follows:

               (i) Two Million Six Hundred Seventy-Six Thousand Seven Hundred and 00/100 Dollars
($2,676,700.00) per annum ($223,058.33 per month) for the period (the “First Rent
Period”) commencing on the Commencement Date and ending one day prior to the first
(1st) anniversary of the Rent Commencement Date;

               (ii) Two Million Seven Hundred Thirty Thousand Two Hundred Thirty-Four and 00/100
Dollars ($2,730,234.00) per annum ($227,519.50 per month) for the period (the “Second
Rent Period”) commencing on the first (1st) anniversary of the

-6-

 

Rent Commencement Date and ending one day prior to the second (2nd)
anniversary of the Rent Commencement Date;

               (iii) Two Million Seven Hundred Eighty-Four Thousand Eight Hundred Thirty-Eight and
68/100 Dollars ($2,784,838.68) per annum ($232,069.89 per month) for the period (the
“Third Rent Period”) commencing on the second (2nd) anniversary of the
Rent Commencement Date and ending one day prior to the third (3rd) anniversary of
the Rent Commencement Date;

               (iv) Two Million Eight Hundred Forty Thousand Five Hundred Thirty-Five and 45/100
Dollars ($2,840,535.45) per annum ($236,711.29 per month) for the period (the “Fourth
Rent Period”) commencing on the third (3rd) anniversary of the Rent
Commencement Date and ending one day prior to the fourth (4th) anniversary of the
Rent Commencement Date;

               (v) Two Million Eight Hundred Ninety-Seven Thousand Three Hundred Forty-Six and 16/100
Dollars ($2,897,346.16) per annum ($241,445.51 per month) for the period (the “Fifth
Rent Period”) commencing on the fourth (4th) anniversary of the Rent
Commencement Date and ending one day prior to the fifth (5th) anniversary of the
Rent Commencement Date;

               (vi) Three Million Three Hundred Twenty-Four Thousand Four Hundred Ninety-Three and
09/100 Dollars ($3,324,493.09) per annum ($277,041.09 per month) for the period (the
“Sixth Rent Period”) commencing on the fifth (5th) anniversary of the
Rent Commencement Date and ending one day prior to the sixth (6th) anniversary of
the Rent Commencement Date;

               (vii) Three Million Three Hundred Ninety Thousand Nine Hundred Eighty-Two and 95/100
Dollars ($3,390,982.95) per annum ($282,581.91 per month) for the period (the “Seventh
Rent Period”) commencing on the sixth (6th) anniversary of the Rent
Commencement Date and ending one day prior to the seventh (7th) anniversary of
the Rent Commencement Date;

               (viii) Three Million Four Hundred Fifty-Eight Thousand Eight Hundred Two and 61/100
Dollars ($3,458,802.61) per annum ($288,233.55 per month) for the period (the “Eighth
Rent Period”) commencing on the seventh (7th) anniversary of the Rent
Commencement Date and ending one day prior to the eighth (8th) anniversary of the
Rent Commencement Date;

               (ix) Three Million Five Hundred Twenty-Seven Thousand Nine Hundred Seventy-Eight and
66/100 Dollars ($3,527,978.66) per annum ($293,998.22 per month) for the period (the
“Ninth Rent Period”) commencing on the eighth (8th) anniversary of the
Rent Commencement Date and ending one day prior to the ninth (9th) anniversary of
the Rent Commencement Date; and

               (x) Three Million Five Hundred Ninety-Eight Thousand Five Hundred Thirty-Eight and
23/100 Dollars ($3,598,538.23) per annum ($299,878.19 per month) for the period (the
“Tenth Rent Period”) commencing on the ninth (9th) anniversary of the

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Rent Commencement Date and ending on the Expiration Date, subject to the provisions of
Article 33 below.

          (b) Tenant agrees to pay Fixed Rent to Landlord without notice or demand, in lawful money of
the United States, in monthly installments in advance on the first (1st) day of each
calendar month during the Term, at the office of Landlord or such other place as Landlord may
designate, without any set-off, offset, abatement (except as expressly provided in this Lease) or
deduction whatsoever. Fixed Rent and Additional Rent shall be payable by check drawn on a bank
that is a member of the New York Clearinghouse Association, or on any other bank reasonably
acceptable to Landlord either having an office in New York City or which is chartered as a national
banking association, or by wire transfer of immediately available funds.

          Section 2.2 Notwithstanding anything to the contrary contained herein, upon execution and
delivery of this Lease, Tenant shall pay to Landlord the sum of Two Hundred Twenty-Three Thousand
Fifty-Eight Dollars and 33/100 ($223,058.33) representing the installment of Fixed Rent for the
first (1st) full calendar month of the Term after the Commencement Date. If the date
(the “Rent Payment Date”) on which Tenant’s obligation to pay Fixed Rent commences occurs
on a date other than the first (1st) day of any calendar month, Tenant shall also pay to
Landlord, on the Rent Payment Date, a sum equal to Two Hundred Twenty-Three Thousand Fifty-Eight
Dollars and 33/100 ($223,058.33), prorated on a daily basis for the period from the Rent Payment
Date to the last day of the month in which the Rent Payment Date occurs, based on the number of
calendar days in such month.

          Section 2.3 Notwithstanding anything to the contrary set forth in Section 2.1, so long
as no Event of Default in respect of a monetary obligation under this Lease or a material
non-monetary obligation under this Lease shall then have occurred and be continuing, Tenant shall
have no obligation to pay the first $2,230,583.30 of Fixed Rent payable under this Lease; provided,
however, that if at the time Tenant would otherwise be entitled to the abatement of Fixed Rent
provided for in this Section, but for the fact that at such time such Event(s) of Default have
occurred and are continuing, such abatement shall be reinstated if and when such all of the
event(s) that caused such Event(s) of Default are cured, provided Landlord accepts such cure and
has not terminated this Lease as a result of any of such Event(s) of Default. Said amount of Fixed
Rent is herein referred to as the “Rent Abatement Amount”, and is subject to increase
pursuant to the provisions of subsections 5.2(e)(ii) and 8.3(c) below. Nothing contained
in this Section 2.3 shall affect Tenant’s obligation to make any other payment under this
Lease. For the purposes of this Lease, Tenant shall not be in default under this Lease if, during
such time and to the extent, it cannot perform an obligation hereunder solely because Landlord has
not performed the Landlord’s CO Obligations (as defined in Section 8.2(b)).

     ARTICLE 3. Use and Occupancy

          Section 3.1 (a) Tenant shall use and occupy the Premises for the Permitted Use during such
times that Tenant may elect, and for no other purpose. Tenant shall not use or occupy or permit
the use or occupancy of any part of the Premises in any manner not permitted hereunder, or which in
Landlord’s reasonable judgment would adversely affect, in any material respect (i) any services
required to be furnished to any tenant or other occupant of the Building,

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(ii) the use and occupancy of any part of the Building by any other tenant or other occupant,
or (iii) the exterior appearance or reputation of the Building.

          (b) In connection with and ancillary to the primary use of the Premises for the Permitted
Uses, Tenant may, at Tenant’s expense and subject to the provisions of this Lease and applicable
Laws, use certain portions of the Premises, for Tenant’s own business requirements only, as a
pantry for use solely by Tenant and its invitees, which may contain reheating but not cooking
equipment, including items such as a microwave, coffee maker, sink, ice maker, vending machines,
tables and chairs, dishwasher, hot water heater and refrigerator. In addition, Tenant may, subject
to the provisions of this Lease and applicable Laws, use certain portions of the Premises as (i)
private lavatories (including shower facilities), (ii) employee lounges and recreation areas,
including exercise rooms or areas, and (iii) the Permitted Data Center. All of the foregoing uses
shall be upon and subject to the satisfaction of the following conditions (A) no cooking or other
preparation of food (other than the reheating of food by microwave and the preparation of
beverages) shall be done in any such pantry, (B) no food or beverages will be kept or served in the
Premises in a manner or under any conditions that result in fumes or odors being emitted from, or
detectable outside of, the Premises, (C) Tenant will keep such portion or portions of the Premises
in a clean and sanitary condition and free of refuse and vermin (including the use of extermination
services whenever required), and (D) Tenant will keep the plumbing and sanitary systems and
installations serving such portion or portions of the Premises to the points they connect with the
main vertical risers and stacks of the Building in a good state of repair and operating condition.

          (c) Tenant shall not directly or indirectly, by operation of law, or otherwise, assign or
otherwise transfer its rights to use the Permitted Data Center, the Call Center or the Production
Studio, or permit any Person (including a permitted subtenant, except as otherwise expressly
provided herein), other than Tenant, to use the Permitted Data Center, the Call Center or the
Production Studio. Notwithstanding the foregoing, if pursuant to, and in accordance with, Article
14 of this Lease, (i) this Lease is assigned, then such assignment shall include Tenant’s right to
use portions of the Premises for the Permitted Data Center, the Call Center and/or the Production
Studio, in accordance with, and subject to, the applicable provisions of this Lease, or (ii) if the
Permitted Data Center and/or the Production Studio, together with other portions of the Premises
(excluding the Permitted Data Center, the Production Studio and the Call Center), is sublet to any
single Person, then such Person shall have the right to use the Permitted Data Center and/or the
Production Studio (to the extent same are included in the sublet premises) in accordance with, and
subject to the applicable provisions of this Lease, or (iii) if the Call Center, together with at
least 20,000 Rentable Square Feet of other portions of the Premises (excluding the Permitted Data
Center and the Production Studio), is sublet to any single Person, then such Person shall have the
right to use the Call Center in accordance with, and subject to the applicable provisions of this
Lease. Tenant acknowledges and agrees that the right to use portions of the Premises for the
Permitted Data Center, the Call Center and the Production Studio are granted exclusively for the
enjoyment of Tenant and, to the extent expressly provided herein, certain permitted subtenants, and
for no other Person.

          (d) To the extent that any insurance premium payable by Landlord is increased as a result of
the use, occupancy or operation of any portion of the Premises for the Permitted Data Center, the
Call Center or the Production Studio, Tenant shall pay to Landlord, as Additional

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Rent, the amount of such increase(s) within thirty (30) days after Landlord’s demand therefor
from time to time; provided, however, that if other tenants or other occupants in the Building are
also using portions of their premises for or as a Permitted Data Center, a Call Center and/or a
Production Studio (or similar uses), and as a result thereof the same insurance premium payable by
Landlord is increased, Tenant shall be obligated to pay only a portion of such increase as
equitably and reasonably determined by Landlord. If, and to the extent that, Landlord’s insurance
policies for the Building will not include, or exclude, liability and damage relating to the such
uses, Tenant shall not be permitted to use the Premises for such uses unless Landlord is able,
after using commercially reasonable efforts, to obtain such coverage from another reputable
insurance company reasonably acceptable to Landlord, in which event Tenant shall pay to Landlord,
as Additional Rent, the entire premium for such coverage (in the event such coverage is provided
for in an insurance policy that is separate from Landlord’s other insurance policies) or the
incremental cost of the premium for such coverage over what Landlord had been previously been
paying (as adjusted from time to time over what Landlord would otherwise be paying) (in the event
such coverage is provided for in an insurance policy that is not separate from Landlord’s other
insurance policies), in either case within thirty (30) days after Landlord’s demand therefor from
time to time, subject to the apportionment set forth in the preceding sentence.

          (e) In addition to Rule and Regulation No. 9 of this Lease, Tenant covenants and agrees that
at no time shall noise or other sounds (including music, public address systems and advertisements
emanating from the Premises or generated or created by the use or occupancy of any portion of the
Premises or the conduct or operation of business therein) be audible from outside the Premises
(including the portions of the Building outside of the Premises). In connection with the use of a
portion of the Premises as the Production Studio or otherwise, under no circumstances shall any
business be conducted in, at or from the Premises, or in, at or from any location outside the
Premises, which invites, solicits, encourages or entices the general public to visit the Premises,
and no production or broadcasting shall be conducted before a live audience.

          Section 3.2 Tenant shall not use or permit the Premises or any part thereof to be used: (a)
for the business of printing or other manufacturing of any kind, (b) as a retail branch of a bank
or savings and loan association, or as a retail loan company, or as a retail stock broker’s or
dealer’s office, (c) for the storage of significant quantities of merchandise, (d) for the
distribution, by mail-order, electronically, or otherwise, of merchandise originating at or shipped
from the Premises, (e) as a restaurant or bar or for the sale of food or beverages, (f) as a news
or cigar stand, (g) as an employment agency, labor union office, school (other than for training
programs, for Tenant’s employees and customers only, that are ancillary to Tenant’s Permitted Use),
physician’s or dentist’s office, dance or music studio, (h) as a barber shop or beauty salon, (i)
for the onsite sale, at retail or otherwise, of any goods or products (Landlord and Tenant agreeing
that onsite sales shall include sales of goods and products that are to be shipped from the
Premises, but shall not include sales that are solicited from the Premises via broadcasts from the
Production Studio, transmissions through the Permitted Data Center, or telephone calls from the
Call Center, where the goods or products are shipped from an offsite location), (j) by the United
States Government, the City or State of New York, any Governmental Authority, any foreign
government, the United Nations or any agency or department of any of the foregoing or any Person
having sovereign or diplomatic immunity, (k) for the rendition of on-site medical,

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dental or other therapeutic or diagnostic services (as opposed to the rendering of advice or
other information via a medium that may emanate from the Premises but does not involve the
rendition of any services in the Premises), (l) for the conduct of an onsite auction (Landlord and
Tenant agreeing that onsite auctions shall include auctions that are held offsite but where the
auctioned items are to be shipped from the Premises, but shall not include auctions that are held
in the Premises via broadcasts from the Production Studio, transmissions through the Permitted Data
Center, or telephone calls from the Call Center, where the auctioned items are shipped from an
offsite location), or (m) except for the use of a portion of the Premises for the Permitted Data
Center in accordance with, and subject to, the applicable provisions of this Lease, for the
installation, operation and maintenance of a data center or any switching, electronic, optronic and
transmission equipment and facilities in connection with the operation of a telecommunications, web
hosting or colocation business (other than for web hosting that is solely in connection with the
business of Tenant (or any other permitted occupant of the Premises that is an Affiliate of Tenant)
being conducted in the balance of the Premises (excluding the Permitted Data Center, the Call
Center and the Production Studio).

          Section 3.3 Tenant agrees that the value of the Premises and the Building and the reputation
of Landlord will be seriously injured if any portion of the Premises is used for any obscene or
pornographic purposes or any sort of commercial sex establishment. Tenant agrees that Tenant will
not bring or permit any obscene or pornographic material on or in the Building or the Demised
Premises, and shall not permit or conduct any obscene, nude, or semi-nude live performances on or
in the Building or the Premises, nor permit the use of any portion of the Building or the Premises
for nude modeling, rap sessions, or as a so called rubber goods shops, or as a sex club of any
sort, or as a “massage parlor.” Tenant agrees further that Tenant will not permit any of these uses
by any Tenant Party. Pornographic material is defined for purposes of this Section as any written
or pictorial matter with prurient appeal or any objects or instruments that are primarily concerned
with lewd or prurient sexual activity. Obscene material is defined here as it is in New York State
Penal Law §235.00.

     ARTICLE 4. Alterations

          Section 4.1 Tenant shall not make any Alterations without Landlord’s prior written consent in
each instance in accordance with Section 4.2, other than decorative Alterations within the
Premises such as painting, wall coverings, floor coverings, shelving and millwork not permanently
affixed to the Premises (collectively, “Decorative Alterations”), as to which Landlord’s
consent shall not be required. Landlord’s consent shall be granted or denied in Landlord’s sole
discretion; provided, however, that Landlord shall not unreasonably withhold its
consent to Alterations proposed to be made by Tenant provided that such Alterations (a) are
non-structural and do not, in any material respect, adversely affect the Building Systems or
services, (b) are performed only by contractors approved in writing by Landlord as provided in
Section 4.2(b), (c) do not adversely affect, in any material respect, any part of the
Building other than the Premises, (d) do not adversely affect, in any material respect, any service
required to be furnished by Landlord to Tenant or to any other tenant or occupant of the Building,
and (e) do not require an amendment to the certificate of occupancy for the Building. Landlord
hereby approves the conceptual plan described in Exhibit E for the architectural water
feature described therein; provided, however, that prior to performing any of the work described in
said Exhibit E Tenant shall comply with the applicable requirements of this Article 4 and
the other applicable

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provisions of this Lease, including the submission of detailed plans and specifications
therefor in form reasonably satisfactory to Landlord and obtaining Landlord’s written approval
thereof in accordance with, and subject to, the applicable provisions of this Lease.

          Section 4.2 (a) Prior to making any Alterations (other than Decorative Alterations), Tenant
shall (i) except for Decorative and Minor Alterations (defined in Section 4.2(c)), submit
to Landlord, for Landlord’s written approval, detailed plans and specifications therefor in form
reasonably satisfactory to Landlord, (ii) if such Alterations require a filing with any
Governmental Authority or require the consent of such authority, then such plans and specifications
shall (A) be prepared and certified by a registered architect or licensed engineer, and (B) comply
with all Laws to the extent necessary for such governmental filing or consent, (iii) at its
expense, obtain all required permits, approvals and certificates, and (iv) furnish to Landlord
duplicate original insurance policies or certificates of worker’s compensation (covering all
persons to be employed by Tenant, and all contractors and subcontractors supplying materials or
performing work in connection with such Alterations) and commercial general liability (including
property damage coverage) insurance and Builder’s Risk coverage (issued on a completed value basis)
all in such form, with such companies, for such periods and in such amounts as Landlord may
reasonably require, naming Landlord and its managing agent, and any Superior Lessor and any
Mortgagee as to which Tenant has been given notice as additional insureds. Except as otherwise
expressly set forth herein, all Alterations shall be performed by Tenant at Tenant’s expense (A) in
a good and workmanlike manner using materials of first class quality, (B) in compliance with all
Laws, and (C) in accordance with the plans and specifications previously approved by Landlord
(where plans and specifications are required hereunder). Tenant shall at its expense obtain all
approvals, consents and permits from every Governmental Authority having or claiming jurisdiction
prior to, during and upon completion of any Alterations. Tenant shall promptly reimburse Landlord,
as Additional Rent within thirty (30) days after demand, for any and all actual out-of-pocket costs
and expenses incurred by Landlord (without markup) in connection with Landlord’s review of Tenant’s
plans and specifications for any such Alteration.

          (b) Landlord shall not unreasonably withhold, or delay for more than five (5) Business Days,
its approval of the contractors proposed to be used by Tenant for Alterations, provided that in the
case of the fire safety trade, Tenant shall select its contractors and subcontractors from
Landlord’s list of approved contractors, which list may be modified by Landlord from time to time.
With respect to the Initial Alterations, as of the date of this Lease, the contractors listed on
Exhibit F hereto are approved for the corresponding trades set forth on said Exhibit.
Landlord may remove any contractor from such list at any time or from time to time, but only in
good faith and for cause.

          (c) Notwithstanding the foregoing provisions of this Article 4, and in addition to
Decorative Alterations as to which no monetary limit shall apply, Tenant shall be permitted to make
minor, non-structural alterations to the Premises (“Minor Alterations”) upon not less than
ten (10) days’ prior notice to Landlord, but without the necessity of procuring Landlord’s consent
thereto, provided that the estimated cost of each Minor Alteration does not exceed $250,000.00 in
any one instance and no submissions to, or approval by, any Governmental Authority is required for
such Alteration. The provisions of 4.2(b) shall be applicable to Minor Alterations. At
least ten (10) days prior to commencing any Minor Alteration, Tenant shall

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furnish Landlord with (i) working drawings or plans for such Minor Alteration in sufficient detail to permit
Landlord to determine that such Alteration complies with the requirements hereof, and (ii) the
names of the contractors proposed to be used by Tenant for such Minor Alteration.

          (d) If in connection with any Alteration, including Initial Alterations, Landlord reasonably
determines that noise is likely to be an issue with respect to the Alteration(s) in question, then
Tenant, at its sole cost and expense, and otherwise subject to the provisions of this Article,
shall install noise suppression materials or equipment with respect to any such Alterations to be
made by Tenant, in all cases, to the extent reasonably required by Landlord.

          (e) Prior to Landlord’s approval or disapproval of the plans and specifications for any
Alterations, Tenant and its contractors may perform preparatory work in the Premises such as
measurements, ductwork and piping sketches, painting, and other non-structural work that would not,
if performed separately, require Landlord’s consent under this Article 4; provided,
however, that Landlord shall have no liability to Tenant in connection with such
preparatory work if Landlord shall disapprove, in accordance with the provisions of this Lease, the
plans and specifications for the Alterations to which such preparatory work relates. In addition,
prior to the Commencement Date, Tenant or its representative may enter the Premises for the sole
purpose of taking measurements at such times that Landlord reasonably determines that the taking of
such measurements will not delay or otherwise interfere with the performance of Landlord’s Work,
provided that (i) Tenant gives to Landlord prior oral or written notice of Tenant’s desire to so
enter the Premises, (ii) Tenant or such representative only enters the Premises accompanied by a
representative of Landlord, and (iii) Tenant and/or such representative immediately leaves the
Premises if Landlord reasonably determines that such entry is delaying or otherwise interfering
with the performance of Landlord’s Work and Landlord or its representative so notifies Tenant
and/or its representative orally or in writing.

          (f) Upon completion of any Alterations, Tenant, at its expense, shall promptly obtain
certificates of final approval of such Alterations as may be required by any Governmental
Authority, and shall furnish Landlord with copies thereof, together with “as-built” plans and
specifications for such Alterations prepared on an Autocad Computer Assisted Drafting and Design
System, Version 12 or later (or such other system or medium as Landlord may accept in Landlord’s
sole discretion).

          Section 4.3 (a) All Alterations made by or on behalf of Tenant shall become the property of
Landlord on the Expiration Date or sooner termination of this Lease. Landlord may condition its
approval of Alterations that differ materially from ordinary office installations, such as kitchen
facilities, vaults, shower facilities, raised floors, internal stairways, or slab penetrations, by
requiring Tenant to agree in writing to remove such Alterations at the end of the Term as set forth
in this Section 4.3 (any such Alterations that Landlord so requires Tenant to agree to
remove, “Non-Standard Alterations”). Landlord acknowledges that Alterations by Tenant
consisting of supplemental HVAC equipment or pantries not containing cooking equipment (other than
microwave ovens) will not constitute Non-Standard Alterations. In addition, Tenant shall have no
obligation to remove or restore telephone wiring or computer or data cabling installed by Tenant in
the Building, except for the Antenna Equipment (as such term is defined in Section 10.10)
and except to the extent provided in Section 10.8. If Landlord does not specify at the
time of its approval that an Alteration constitutes a Non-Standard Alteration,

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Tenant shall have no obligation to remove such Alteration on the Expiration Date or sooner
termination of this Lease. On the Expiration Date or earlier termination of the Term, or in the
case of the Antenna Equipment, on the Roof Space Expiration Date (as such term is defined in
Section 10.10), (i) Tenant shall remove Tenant’s Property (including the Antenna Equipment,
which shall include all of the cabling and electricity, supply and return lines, and the conduits
and risers therefor referred to in Section 10.10) from the Premises and other portions of
the Building, and (ii) unless Landlord notifies Tenant no later than sixty (60) days prior to the
Expiration Date that any or all of the Non-Standard Alterations shall not be removed from the
Premises, Tenant shall remove the Non-Standard Alterations from the Premises and other portions of
the Building, at Tenant’s expense. Tenant shall repair and restore in a good and workmanlike
manner (reasonable wear and tear and damage for which Tenant is not liable hereunder excepted) any
damage to the Premises and the Building caused by such removal of Tenant’s Property and the
Non-Standard Alterations. Any of the Non-Standard Alterations or Tenant’s Property that Tenant is
required to remove and that are not so removed by Tenant at or prior to the Expiration Date or
earlier termination of the Term (or, in the case of the Antenna Equipment, the Roof Space
Expiration Date) shall be deemed abandoned and may, at the election of Landlord, either be retained
as Landlord’s property or be removed from the Premises and other portions of the Building by
Landlord, and Tenant shall reimburse Landlord, as Additional Rent within thirty (30) days after
demand, for Landlord’s actual out-of-pocket costs incurred in connection with such removal. The
provisions of this Section 4.3 shall survive the Expiration Date or earlier termination of
this Lease, and in the case of the Antenna Equipment, shall survive the Roof Space Expiration Date.

          (b) Landlord agrees to respond to any written request for approval of plans and specifications
for the Initial Alterations within eight (8) Business Days after delivery to Landlord (with
simultaneous hand delivery to Landlord’s designated consulting professionals listed on Exhibit
D to this Lease, as such list may be modified by Landlord from time to time on notice to
Tenant) of complete and detailed architectural, structural, mechanical and engineering plans and
specifications as required for such Alterations (collectively, the “Initial Plans”). In
addition, Landlord agrees to respond to any resubmission of the Initial Plans within six (6)
Business Days after written resubmission, unless substantial revisions are required to the Initial
Plans, in which event Landlord shall respond to Tenant within eight (8) Business Days thereafter.
In the event that Landlord disapproves all or any portion of the Initial Plans, Landlord shall
notify Tenant of the grounds for such disapproval with reasonable specificity. If Landlord fails
to approve or disapprove the Initial Plans proposed by Tenant on or before the end of the
applicable review period set forth herein, Tenant shall have the right to provide Landlord with a
second written request for approval (a “Second Request”), which shall specifically identify
the Initial Plans to which such request relates, and set forth in bold capital letters the
following statement: IF LANDLORD FAILS TO RESPOND WITHIN FIVE (5) BUSINESS DAYS AFTER RECEIPT OF
THIS NOTICE, THEN TENANT SHALL BE ENTITLED TO COMMENCE CONSTRUCTION IN ACCORDANCE WITH THE PLANS
AND SPECIFICATIONS PREVIOUSLY SUBMITTED TO LANDLORD AND TO WHICH LANDLORD HAS FAILED TO TIMELY
RESPOND. In the event that Landlord fails to respond to a Second Request within five (5) Business
Days after receipt by Landlord, the Initial Plans or revisions thereto for which the Second Request
is submitted shall be deemed to be approved by Landlord, and Tenant shall be entitled to commence
construction of the Initial Alterations or portion thereof to which the Initial Plans relate,
provided that the Initial Plans have

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been appropriately filed in accordance with applicable Laws, all permits and approvals
required to be issued by any Governmental Authority shall have been duly issued, and Tenant shall
otherwise have complied with all provisions of this Lease applicable to Alterations.

          (c) The provisions of Section 4.3(b) shall be applicable to Alterations proposed by
Tenant subsequent to the Initial Alterations, provided that for purposes of such subsequent
Alterations, all references in Section 4.3(b) to periods of “eight (8) Business Days” shall
be deemed to mean “ten (10) Business Days”, and all references to the Initial Plans shall be deemed
to mean the plans and specifications submitted by Tenant with respect to such Alterations.

          (d) In connection with the performance of Alterations, Landlord will not unreasonably withhold
its consent to requests by Tenant or Tenant’s contractors to enter portions of the Building outside
the Premises (including tenanted spaces, to the extent Landlord has the right to permit such entry
under applicable leases) for the purpose of performing work required in connection with such
Alterations.

          Section 4.4 If, because of any act or omission of Tenant or any Tenant Party, any mechanic’s
lien, U.C.C. financing statement or other lien, charge or order for the payment of money shall be
filed against Landlord, or against all or any portion of the Premises, the Building or the Real
Property, Tenant shall, at its expense, cause the same to be discharged of record, by bonding or
otherwise, within thirty (30) days after Tenant receives actual notice of the filing thereof, and
Tenant shall indemnify, defend and save Landlord harmless against and from all costs, expenses,
liabilities, suits, penalties, claims and demands (including reasonable attorneys’ fees and
disbursements) resulting therefrom regardless of whether or not such thirty (30) day period has
expired.

          Section 4.5 Tenant shall not, at any time prior to or during the Term, directly or indirectly
employ, or permit the employment of, any contractor, mechanic or laborer in the Premises, whether
in connection with any Alteration or otherwise, if in Landlord’s sole judgment such employment will
interfere or cause any conflict with other contractors, mechanics, or laborers engaged in the
construction, maintenance or operation of the Building by Landlord, Tenant or others, or the use
and enjoyment of other tenants or occupants of the Building.

          Section 4.6 Notwithstanding anything contained in this Lease which may be deemed to the
contrary, no Alterations shall be performed by or on behalf of Tenant prior to the Commencement
Date.

     ARTICLE 5. Condition of the Premises; Landlord’s Work

          Section 5.1 Tenant has examined the Premises and, subject to the completion of Landlord’s Work
as provided in Section 5.2, agrees to accept possession of the Premises in their “as is”
condition on the Commencement Date, and further agrees that, except for the performance of
Landlord’s Work and the payment of Landlord’s Contribution as expressly set forth in this
Article 5, Landlord shall have no obligation to perform any work, supply any materials,
incur any expenses or make any installations in order to prepare the Premises for Tenant’s
occupancy. The taking of possession of the Premises by Tenant shall be conclusive evidence as
against Tenant that at the time such possession was so taken, the Premises were in

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good and satisfactory condition, except as otherwise expressly set forth herein and except for
latent defects.

          Section 5.2 (a) As a condition to the occurrence of the Commencement Date, Landlord shall
tender possession of the Premises to Tenant vacant, and free of occupancy rights (the Premises
being vacant and free of occupancy rights being herein referred to as the “Delivery
Condition”) and shall perform the following work at the Premises, at Landlord’s expense and in
accordance with applicable Laws (“Landlord’s Work”): (i) demolish the existing obsolete
improvements, including obsolete piping and electrical conduit, (ii) abate any asbestos within the
Premises, and provide Tenant with a New York City Department of Environmental Protection Form ACP-5
(an “ACP-5”) in connection therewith, (iii) to the extent not installed on the date of this
Lease, install sprinkler risers and valve connections to which Tenant shall connect its sprinkler
system within the Premises in accordance with Section 5.3 below, (iv) fireproof of any
exposed structural steel that is not fireproofed as of the date of this Lease, (v) provide
sufficient Class E connection points at or immediately adjacent to the Premises to which Tenant, at
its expense, shall connect the fire alarm and life safety system within the Premises (which shall
be furnished and installed by Tenant, at its expense as a part of the Initial Alterations, to the
Building’s life-safety system, (vi) to the extent not in working order on the date of this Lease,
repair all radiator units servicing the Premises and add shut off valves to each such unit to the
extent shut off valves are not installed in each such unit, so that same are in working order on
the Commencement Date, (vii) to the extent not in good working order on the date of this Lease,
repair and weatherproof all windows within the Premises so that on the Commencement Date same shall
be in good working order and condition, including replacing any broken or damaged glass, (viii)
install one (1) 1200 amp disconnect switch (the “Disconnect Switch”) in the Premises, the
location of which shall be mutually and reasonably agreed to by Landlord and Tenant, (ix) repair
major imperfections in the floor of the Premises, and (x) any work necessary for the Premises, on
the date that the Landlord’s Work described in clauses (i) through (ix) above has been
substantially completed, to be vacant and in broom clean condition, free of tenants and other
occupants.

          (b) If the Delivery Condition or the Substantial Completion of the Landlord’s Work shall be
delayed due to any act or omission of Tenant or any Tenant Party (any such act of omission being
hereinafter referred to as a “Tenant Delay”), the Delivery Condition shall be deemed satisfied, and
Landlord’s Work shall be deemed Substantially Complete, on the date it would have been satisfied
and Substantially Complete, as the case may be, but for the Tenant Delay(s).

          (c) Landlord shall use commercially reasonable efforts to satisfy the Delivery Condition and
to Substantially Complete the Landlord’s Work by February 1, 2005 in a good and workmanlike manner.
However, if by February 1, 2005 the Delivery Condition is not satisfied (or deemed satisfied) and
Landlord’s Work is not Substantially Complete (or deemed Substantially Completed), then, except as
otherwise expressly provided in subsection (e) below, Tenant shall have no claim against
Landlord, and Landlord shall have no liability to Tenant, and the parties hereto further agree that
any failure of the Delivery Condition to be have been satisfied (or deemed satisfied) or of
Landlord’s Work to be Substantially Complete (or deemed Substantially Complete) by February 1, 2005
shall in no way affect the obligations of Tenant hereunder nor shall the same be construed in any
way to extend the Term. This Section 5.2(c)

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shall be deemed to be an express provision to the contrary of Section 223-a of the Real
Property Law of the State of New York and any other law of like import now or hereafter in force.

          (d) Landlord shall give to Tenant notice (the “Completion Notice”) of the date (the
“Substantial Completion Date”) on which both the Delivery Condition is, or will be,
satisfied (or is, or will be, deemed to be satisfied) and on which Landlord’s Work is, or will be,
satisfied (or is, or will be, deemed to be satisfied) and on which Landlord’s Work is, or will be,
Substantially Complete (or is, or will be, deemed to be Substantially Completed), at least five (5)
days, but not more than twenty (20) days, prior to the Substantial Completion Date set forth in the
Completion Notice. On or before the date which is thirty (30) days after the Substantial
Completion Date set forth in the Completion Notice (TIME BEING OF THE ESSENCE), (i) Tenant shall
cause its architect, construction manager and/or its contractors to examine the Premises, and (ii)
either deliver to Landlord a notice (the “Punch-List Notice”) describing in reasonable
detail any fully or partially unfinished or improperly completed portions of Landlord’s Work,
including any Punch-List Items, in which event Landlord shall thereafter promptly complete or
correct such Landlord’s Work in a manner so as not to unreasonably interfere with the performance
of the Initial Alterations by Tenant or the conduct of Tenant’s business in the Premises (without
any obligation to employ contractors or labor at overtime or other premium pay rates or to incur
any other overtime costs or additional expenses whatsoever, unless Tenant agrees to reimburse
Landlord for the incremental cost thereof), or deliver to Landlord a notice (the “Dispute
Notice”) disputing the fact that on or before the Substantial Completion Date set forth in the
Completion Notice, the Landlord’s Work was Substantially Completed (or is deemed to have been
Substantially Completed), and sets forth, in reasonable detail, the reasons for such dispute. The
Substantial Completion Date set forth in the Substantial Completion Notice shall be conclusive and
binding upon Tenant unless Tenant gives Landlord the Dispute Notice in the manner and time period
hereinbefore provided (TIME BEING OF THE ESSENCE). If Tenant gives Landlord the Dispute Notice in
the manner and time period hereinbefore provided, then pending the resolution of such dispute, the
Substantial Completion Date shall be deemed to be the date set forth in the Substantial Completion
Notice, and Tenant’s obligations under this Lease shall commence as if the Completion Notice was
correct and the Substantial Completion Date shall have occurred as set forth in the Completion
Notice. If Landlord and Tenant cannot resolve such dispute within ten (10) days after Landlord
receives the Dispute Notice from Tenant, such dispute shall be resolved by arbitration pursuant to
Section 5.5 of this Lease. If the dispute (whether by agreement or arbitration) is
resolved in Tenant’s favor, then the Substantial Completion Date shall be as determined by such
agreement or arbitration and any payments based on the occurrence of the Substantial Completion
Date made by Tenant under this Lease shall be adjusted accordingly. If such dispute shall be
resolved by arbitration, and it is determined that on or before the Substantial Completion Date set
forth in the Completion Notice Landlord’s Work was not Substantially Completed (or is not deemed to
have been Substantially Completed), then the arbitration shall also determine whether Landlord’s
Work has been so Substantially Completed (or is deemed to have been so Substantially Completed, as
more particularly described in subsection (b) above) after the Substantial Completion Date
set forth in the Completion Notice. If the arbitration determines that Landlord’s Work has been so
Substantially Completed (or is deemed to have been so S
ubstantially Completed) after the
Substantial Completion Date set forth in the Completion Notice, then the date thereof so determined
shall be the Substantial Completion Date without any requirement that Tenant be given another
Completion Notice. If, however, the arbitration

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determines that Landlord’s Work has neither been so Substantially Completed (nor deemed to have been so
Substantially Completed), then the arbitration shall also determine, in reasonable detail, the
respects in which Landlord’s Work has not been so Substantially Completed (or deemed not to have
been so Substantially Completed), which shall be conclusive and binding upon Landlord and Tenant,
and, to cause the Substantial Completion Date to occur, Landlord shall be obligated to given to
Tenant another Completion Notice, which, when given, shall be subject to all of the provisions of
this subsection (d). Nothing contained in this subsection (d) shall relieve
Landlord of its obligation to complete Landlord’s Work.

          (e) (i) Landlord and Tenant acknowledge that Citibank, N.A. and Cubic Corp. (collectively,
the “Existing Tenants”) each are the tenant under separate leases (as same may have been
amended) covering portions of the Premises and other portions of the Building (said leases being
herein referred to as the “Existing Tenant Leases”), and that Landlord has informed Tenant
that the terms of the Existing Tenant Leases with respect to such portions of the Premises are
fixed to expire on December 31, 2004 and that one (1) of the Existing Tenants is moving from its
portion of the Premises to other space in the Building on the fifth (5th) floor.
Landlord represents to Tenant that (x) to the best of Landlord’s knowledge the Existing Tenants
have not sublet, or otherwise permitted the use of, any portion of the premises on the seventh
(7th) floor of the Building covered by the Existing Tenant Leases, and (y) other than
Landlord and Tenant, no Person has any right to use or occupy any portion of the Premises
(including the portions thereof covered by the Existing Tenant Leases) after December 31, 2004,
except to the extent the Existing Tenants (or any Person claiming by, through or under the Existing
Tenants) holds over its occupancy of those portions of the Premises covered by the Existing Tenant
Leases. If either of the Existing Tenants fail to surrender possession of the portion of the
Premises covered by its Existing Tenant Lease by December 31, 2004, Landlord shall use all
commercially reasonable efforts to have the Existing Tenant(s) in question removed from such
portion(s) of the Premises as soon as is commercially practicable after December 31, 2004. For the
purposes of this subsection, “commercially reasonable efforts” shall not be interpreted to require
Landlord to enter into any agreement or undertaking to pay or otherwise confer or to actually pay
or otherwise confer anything of value to or for the benefit of a third-party (including, without
limitation, the Existing Tenants) or to take any affirmative action against the Existing Tenants,
other than commencing, and diligently prosecuting, a holdover action against the Existing Tenants
at such time as Landlord has reasonably determined that a holdover action is appropriate, but in no
event later than January 31, 2005, subject to the next sentence of this subsection. Landlord
agrees not to extend or renew the terms of either of the Existing Tenant Leases with respect to the
portions of the seventh (7th) floor of the Building covered thereby, except, perhaps, on
a short term basis, but only to the extent, in Landlord’s reasonable determination, such extension
or renewal is necessary for the Existing Tenant(s) to vacate its/their premises on the seventh
(7th) floor of the Building as soon as is commercially practicable.

               (ii) If the Commencement Date does not occur by February 1, 2005, then, as Tenant’s sole and
exclusive right and remedy, except as otherwise provided in Subsection (f) below, the Rent
Abatement Amount shall be increased by an amount equal to the Delay Payment (as such term is
hereinafter defined), subject to all of the conditions of Section 2.3 above. “Delay
Payment” shall mean $3,666.71, multiplied by the number of days during the period (the
“Delay Period”) commencing on February 2, 2005 and ending on the date next

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preceding the Commencement Date, except that for each day from and after April 3, 2005 that
the Commencement Date has not occurred, such $3,666.71 shall be increased to $7,333.42.
Notwithstanding the foregoing, the Delay Period shall be reduced by the number of days that the
Substantial Completion Date does not occur as a result of an Unavoidable Delay, including any of
the events or conditions described in Articles 12 or 13, but excluding the failure of the Existing
Tenants or any other occupant to surrender possession of any portion of the Premises.

               (iii) The Delay Payment constitutes liquidated damages for such delay of the Commencement Date
in the case where this Lease is not terminated pursuant to Subsection (f) below. Landlord
and Tenant have agreed to such payments because if this Lease is not terminated pursuant to
Subsection (f) below, the failure to satisfy the Delivery Condition and Substantially
Complete Landlord’s Work by February 1, 2005 will result in substantial damages to Tenant which are
not easily quantifiable and that the Delay Payment represents a reasonable approximation of what
such damages may be.

          (f) If the Commencement Date does not occur by the Outside Date (as such term is hereinafter
defined), then, as Tenant’s sole and exclusive right and remedy, Tenant shall have the right to
terminate this Lease, by notifying Landlord thereof (such notice being herein referred to as the
“Outside Date Termination Notice”), in which event, and provided the Commencement Date does
not occur within thirty (30) days after Landlord receives the Outside Date Termination Notice, as
of the date which is thirty (31) days after Landlord receives the Outside Date Termination Notice,
this Lease and Landlord’s and Tenant’s obligations and liabilities with respect to the Premises
shall terminate and be of no further force or effect, Tenant shall not be entitled to any portion
of the Delay Payment, and neither party shall have any further rights, remedies, obligations or
liabilities hereunder, except that Landlord shall return to Tenant, without interest, all security
deposited with Landlord under Article 32 of this Lease and all prepaid Fixed Rent. If the
Commencement Date does occur within thirty (30) days after Landlord receives the Outside Date
Termination Notice, then Tenant’s right to so terminate shall be null and void and of no further
force or effect, and this Lease shall continue in full force and effect as if this Subsection
(f) were not a part hereof. For the purposes of this Lease, “Outside Date” means
August 1, 2005, plus one (1) day for each day that the Substantial Completion Date does not occur
as a result of an Unavoidable Delay, including any of the events or conditions described in
Articles 12 or 13, but excluding the failure of the Existing Tenants or any other occupant to
surrender possession of any portion of the Premises.

          (g) Prior to the date on which Tenant first occupies the Premises for the conduct of its
business therein, Landlord, at its expense, shall, in compliance with all applicable Laws, lower
the parapet abutting the Premises to the minimum height permitted by applicable Law, and remove all
equipment from the area between the parapet walls and the walls of the Premises. Notwithstanding
the foregoing, if for any reason (including a field condition) to lower such parapet to such
minimum height, Landlord, in its reasonable determination, will incur an extraordinary expense,
Landlord shall so notify Tenant and shall include with such notice Landlord’s actual cost and
expense to so lower the parapet, indicating the portion thereof that is the “basic” cost and
expense and the portion thereof that is the extraordinary cost and expense. If within seven (7)
days after Landlord gives such notice to Tenant, Tenant notifies Landlord that Tenant wants
Landlord to proceed with lowering such parapet to such minimum height, and such notice is
accompanied by Tenant’s check in the amount of the extraordinary portion of the total

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cost and expense, Landlord shall promptly proceed with lowering such parapet to such minimum
height. If within such seven (7) day period Tenant does not give such notice accompanied by said
check, then Landlord’s obligation shall be to lower such parapet to a height where Landlord will
not incur such extraordinary cost or expense. Tenant acknowledges that Landlord has informed
Tenant that as of the date of this Lease, the “basic” cost and expense to lower the Building’s
parapets is $450.00 per linear foot (excluding tax), but that such “basic” cost may increase
between the date hereof and the date on which Landlord commences the work described hereof. For
the purposes of this subsection (g), the amount by which the total cost and expense to
lower such parapet to such minimum height exceeds what would be the “basic” cost and expense is the
“extraordinary” cost and expense.

          (h) In addition to demolishing the existing obsolete piping and electrical conduit in the
Premises (as more particularly provided in clause (i) of Subsection 5.2(a) above), if
within twenty (20) days after Landlord notifies Tenant that the demolition work described in said
clause (i) has been substantially completed, Tenant desires that Landlord relocate active piping
and electrical conduits, Tenant shall so notify Landlord, which notice shall designate those active
pipes and conduits that Tenant desires Landlord to so relocate and the locations to where Tenant
desires same to be relocated. To the extent that in Landlord’s reasonable opinion any such
designated active pipes and conduits can be so relocated in a commercially reasonable manner
(including a reasonable determination by Landlord that neither the performance of the relocation
work, nor the new location for such active pipes and conduits, will materially interfere with any
of the Building Systems or any equipment or facilities of any other tenant or other occupant or
user of any portions of the Building), Landlord shall notify Tenant and shall include with such
notice Landlord’s actual cost and expense to so relocate such active pipes and conduits. If within
seven (7) days after Landlord gives such notice to Tenant, Tenant notifies Landlord that Tenant
wants Landlord to proceed with such relocation, and such notice is accompanied by Tenant’s check in
the amount of such cost and expense, Landlord shall promptly proceed with such relocation work
contemporaneous with the Landlord’s Work (to the extent practical), but such relocation work shall
not be deemed a part of Landlord’s Work for any purpose.

          Section 5.3 (a) Landlord acknowledges that Tenant intends to perform certain Alterations in
order to prepare the Premises for its occupancy (collectively, the “Initial Alterations”),
which Initial Alterations shall be reasonably satisfactory to Landlord, in compliance with all
applicable Laws, and shall include the installation of a sprinkler system or other fire suppression
system satisfactory to Landlord. Landlord agrees to make Landlord’s Contribution toward the cost
of the Initial Alterations, subject to and in accordance with Article 30.

          (b) Tenant shall have the right to renovate the existing common area hallways, and/or common
area men’s and women’s bathrooms located in the central core area of the seventh (7th)
floor (the “Common Area Bathrooms”), at Tenant’s expense and subject to the provisions of
Article 4, without reduction in the number of fixtures as now existing in the Common Area
Bathrooms. If Tenant elects to perform any of such renovations, Tenant shall complete such
renovations promptly, in a good and workmanlike manner and in compliance with all applicable Laws.
Following the completion of such renovations, Landlord shall maintain, clean and supply the Common
Area Bathrooms (but not the bathrooms within the Premises) in a Building standard manner.

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          (c) Tenant shall have the right, during the performance of the Initial Alterations or
thereafter during the Term, to connect Tenant’s electronic security system to the Building security
system, provided that Tenant’s security system is compatible with the Building security system, at
Tenant’s expense and subject to the provisions of Article 4. If technically feasible,
Landlord will permit Tenant’s electronic access cards that provide access to the Premises to also
provide access through the Building ground floor lobby turnstiles, provided that Tenant’s access
cards must be imprinted on one side with the Building standard access card logotype and format.
Tenant will reimburse Landlord for any actual, reasonable, out-of-pocket costs incurred by Landlord
for third-party services for programming, software or connection charges in connection with the
foregoing, but otherwise the same shall be without charge to Tenant.

          Section 5.4 After Tenant’s request, Landlord, at Tenant’s expense, shall promptly join in any
applications for any permits, approvals or certificates for Alterations from any Governmental
Authority required to be obtained by Tenant, and shall sign such applications promptly after
request by Tenant and shall otherwise cooperate with Tenant in connection therewith, provided that
Landlord shall not be obligated to incur any cost or expense, including attorneys’ fees and
disbursements for which Landlord is not reimbursed by Tenant, or suffer or incur any liability for
which Landlord is not indemnified by Tenant. Landlord agrees to promptly sign such applications
prior to Landlord’s review and approval of the plans and specifications to which such applications
relate; provided, however, that no such action by Landlord shall in any way
constitute a waiver of Landlord’s right to approve or disapprove such plans and specifications in
accordance with the provisions of this Lease.

          Section 5.5 In the case of any of the disputes described in subsection 5.2(d) above,
and only in such cases, the party desiring arbitration shall give notice to that effect to the
other party, specifying the dispute to be arbitrated. The arbitration shall be conducted in the
City and County of New York and, to the extent applicable and consistent with this Section
5.5, shall be in accordance with the then Expedited Procedures provisions of the Arbitration
Rules for the Real Estate Industry of the American Arbitration Association (presently rules 56
through 60); provided, however, that with respect to any such arbitration, (i) the parties shall be
deemed to request that the list of proposed arbitrators be sent as described in clause (b) of Rule
57 and the list shall be returned within five (5) Business Days from the date of mailing, (ii) the
parties shall notify the American Arbitration Association, by telephone, within five (5) Business
Days of any objections to the arbitrator appointed and will have no right to object if the
arbitrator so appointed was on the list submitted by the American Arbitration Association and was
not objected to in accordance with the second sentence of clause (b) of Rule 57, (iii) the hearing
shall be held in accordance with Rule 58, and (iv) the arbitrator shall have no right to award
damages. Throughout the arbitration of such dispute, neither Landlord nor Tenant shall be entitled
to submit any such dispute to any other forum for settlement. Each party shall have the right to
present evidence in the arbitration. The arbitrator shall have discretion to reasonably compel the
exchange of documents, information and other relevant disclosure. The expenses of arbitration
shall be shared equally by Landlord and Tenant, but each party shall be responsible for the fees
and disbursements of its own attorneys and expert witnesses and the expenses of its own proof.
Landlord and Tenant shall sign all documents and do all other things reasonably necessary to submit
such matters to arbitration and further shall, and hereby do, waive any and all rights they or
either of them may at any time have to revoke their agreement hereunder to submit to arbitration
and to abide by the decision rendered thereunder. This arbitration procedure set forth

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in this Section 5.5 shall be the exclusive remedy as to any of the disputes described
in subsection 5.2(d) above, and neither Landlord nor Tenant shall have any right to seek
any injunctive or other mandatory relief pending completion of the procedures set forth in this
Section 5.5. In the event that the arbitrators make a determination in favor of the party
initiating the arbitration, then the other party shall take such action to comply with the
determination promptly after the determination is made in such arbitration proceeding. In the
event that the arbitrators make a determination in favor of the non-initiating party, then no
action shall be required to be taken by such party. In rendering such determination, the
arbitrators shall not add to or subtract from or otherwise modify the provisions of this
Section 5.5, subsection 5.2(d) above or any other provisions of this Lease. The
determination of the arbitrators shall be in writing and be final and conclusive on the parties and
counterpart copies thereof shall be delivered to each of the parties. Judgment may be had on the
determination of the arbitrators so rendered, in any court of competent jurisdiction by expedited
or simplified procedures if such procedures are available.

     ARTICLE 6. Repairs; Floor Load

                    Section 6.1 Landlord shall maintain and repair the Building Systems and the public portions of
the Building, both exterior and interior, and the structural elements thereof, including the roof,
foundation and curtain wall. (Landlord’s obligation in the preceding sentence shall include an
obligation to maintain the public portions of the Building in a clean and neat condition.) Tenant,
at Tenant’s expense, shall take good care of the Premises and the fixtures, systems, equipment and
appurtenances therein that exclusively serve or benefit the Premises, and all fixtures, systems,
equipment and appurtenances outside the Premises that both exclusively service the Premises or any
portion thereof and are installed by or on behalf of Tenant or at Tenant’s request, and make all
non-structural repairs thereto as and when needed to preserve them in good working order and
condition, except for reasonable wear and tear, obsolescence and damage for which Tenant is not
responsible pursuant to the provisions of Articles 11 and 12. Notwithstanding the
foregoing or anything contained in the following provisions of this Section or in any other
provision of this Lease which may be deemed to the contrary, all Tenant’s Property, whether within
or outside the Premises, including Antenna Equipment (as such term is defined in Section
10.10) and the Tenant’s HVAC System (as such term is defined in Section 10.2(c)), shall
be maintained, repaired and replaced (if necessary) at Tenant’s sole cost and expense. In
addition, and notwithstanding anything contained in this Section or any other provision of this
Lease to the contrary, and subject to Section 11.2, all damage or injury to the Premises or
to any other part of the Building, or to its fixtures, equipment and appurtenances, caused by or
resulting from the negligence or willful misconduct of, or Alterations made by Tenant or any Tenant
Party, but (except in the case of Tenant’s Property and Alterations) only to the extent not caused
by the negligence or willful misconduct of Landlord or any Landlord Party (and, in the case of
Tenant’s Property and Alterations, only to the extent not caused by the willful misconduct of
Landlord or any Landlord Party), shall be repaired at Tenant’s expense, (a) by Tenant, if the
required repairs are non-structural and do not affect any Building System, subject to Landlord’s
approval as and to the extent provided under Article 4, or (b) by Landlord (if the required
repairs are structural or affect, in any material respect, any Building System). Tenant also shall
repair all damage to the Building and the Premises caused by the making of any Alterations or by
the moving of Tenant’s Property. All of such repairs shall be of quality or class equal to the
original work or construction. If Tenant fails after fifteen (15) days notice to proceed with due
diligence to make repairs required to be made by Tenant, Landlord may make

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such repairs at Tenant’s expense, and Tenant shall pay the costs and expenses so incurred by
Landlord, as well as the costs and expenses incurred by Landlord to perform the repairs described
in clause (b) above, with, in both cases, at the Default Rate, as Additional Rent within thirty
(30) days after rendition of a bill or statement therefor.

                    Section 6.2 Tenant shall not place a load upon any floor of the Premises exceeding the floor
load per square foot that such floor was designed to carry and which is allowed by law. Tenant
shall not move any safe, heavy equipment, freight, bulky matter or fixtures into or out of the
Building without Landlord’s prior consent, which will not be unreasonably withheld. If such items
require special handling, Tenant shall employ only persons holding a Master Rigger’s license to do
such work.

                    Section 6.3 There shall be no allowance to Tenant for a diminution of rental value, no
constructive eviction of Tenant and no liability on the part of Landlord by reason of
inconvenience, annoyance or injury to business arising from Landlord making, or failing to make,
any repairs, alterations, additions or improvements in or to any portion of the Building or the
Premises, or in or to fixtures, appurtenances or equipment thereof. Landlord shall use
commercially reasonable efforts to minimize interference with Tenant’s access to and use and
occupancy of the Premises in making any repairs, alterations, additions or improvements;
provided, however, that Landlord shall have no obligation to employ contractors or
labor at overtime or other premium pay rates or to incur any other overtime costs or additional
expenses whatsoever, unless Tenant agrees to reimburse Landlord for the incremental cost thereof.
Notwithstanding the foregoing, if an emergency condition exists that Landlord is obligated to cure
or repair pursuant to this Lease, and such condition poses an imminent danger to persons or
property or is likely to render the Premises or any material portion thereof unusable for the
conduct of Tenant’s business, then Landlord shall, at Landlord’s expense, use overtime labor to the
extent necessary to correct such condition.

                    Section 6.4 Notwithstanding anything to the contrary contained in any other provision of this
Lease, in the event that (a) Tenant is unable to use all or any material portion of the Premises
for the ordinary conduct of Tenant’s business, and such condition continues for a period in excess
of five (5) consecutive days, (b) Tenant does not actually use the Premises or such portion thereof
during such period, and (c) such condition has not been caused by any act, negligence or misconduct
of Tenant or any Tenant Party, then Fixed Rent, Tenant’s Tax Payment and, if applicable, the
Storage Fee (as such term is defined in Section 29.6) shall be reduced on a per diem basis
in the proportion that the area of the unusable portion of the Premises bears to the total Premises
Area, for the period commencing on the first (1st) day after the commencement of such
condition and ending on the earlier of (i) the date Tenant reoccupies the Premises or the affected
portion thereof, as the case may be, for the ordinary conduct of its business, or (ii) the date
that such condition is substantially remedied. Tenant shall give Landlord prompt notice of the
occurrence of any such condition.

                    Section 6.5 Tenant shall not require, permit, suffer or allow the cleaning of any window in
the Premises from the outside in violation of Section 202 of the New York Labor Law or any
successor statute thereto, or of any other Law. Landlord shall cause the exteriors of the exterior
windows in the Premises to be cleaned at least two (2) times per calendar year.

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     ARTICLE
7. Real Estate Tax Increases

                    Section 7.1 The following terms shall have the meanings set forth below:

                    (a) “Taxes” shall include the aggregate amount of (i) all real estate taxes,
assessments (special or otherwise) (provided that any such special assessments shall be included as
if payable in the maximum number of installments permitted), including assessments made as a result
of the Real Property or any part thereof being within a business improvement district, sewer and
water rents, rates and charges and any other governmental levies, impositions or charges, whether
general, special, ordinary, extraordinary, foreseen or unforeseen, which may be assessed, levied or
imposed upon all or any part of the Real Property, and (ii) any expenses (including reasonable
attorneys’ fees and disbursements and experts’ and other witness’ fees) incurred in contesting any
of the foregoing or the Assessed Valuation (as defined in Section 7.1(d)) of all or any
part of the Real Property. Taxes (including Base Taxes) shall be calculated without giving effect
to any reductions, abatements, exemptions or similar benefits or paybacks provided under the New
York City Industrial and Commercial Incentive Program. If the methods of taxation prevailing at
the date hereof are altered so that in lieu of or as an addition to or as a substitute for all or
any part of the Taxes, there shall be assessed, levied or imposed (A) a tax, assessment, levy,
imposition or charge based on the rents received from the Real Property, whether or not wholly or
partially as a capital levy or otherwise, (B) a tax, assessment, levy, imposition or charge
measured by or based in whole or in part on all or any part of the Real Property and imposed upon
Landlord, or (C) any other tax, assessment, levy, imposition, charge or license fee however
described or imposed, then all such taxes, assessments, levies, impositions, charges or license
fees or the part thereof so measured or based shall be deemed to be Taxes; provided,
however, that any such taxes, fees or charges that are in “addition to” taxes otherwise
payable under this Section 7.1 (a) shall (1) only be deemed Taxes if such taxes are imposed
upon owners of commercial buildings in Manhattan generally, as constituting real estate taxes for
the purpose of calculating similar lease tax escalation provisions, and (2) be calculated on the
basis that the Real Property is the only asset of Landlord. Taxes shall not include franchise,
gift, inheritance, estate, sales, income or profit taxes imposed upon Landlord, any Superior Lessor
or any Mortgagee by any Governmental Authority, or any fines, interest or penalties imposed for
late payment of Taxes.

                    (b) “Tenant’s Share” means four and 01/100ths of one percent (4.01%).

                    (c) “Base Taxes” means the Taxes payable for the Tax Year commencing on July 1, 2004
and ending June 30, 2005.

                    (d) “Assessed Valuation” means the amount for which the Real Property is assessed
pursuant to applicable provisions of the New York City Charter and of the Administrative Code of
the City of New York for the purpose of imposition of Taxes.

                    (e) “Tax Year” means the period July 1 through June 30 (or such other period as may be
duly adopted by the City of New York as its fiscal year for real estate tax purposes).

                    (f) “Comparison Year” means each and every Tax Year commencing with the 2005/2006 Tax
Year.

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                    (g) “Landlord’s Statement” means an instrument or instruments containing a comparison
of the Base Taxes and the Taxes payable for any Comparison Year.

                    (h) “Tenant’s Projected Tax Payment” means Tenant’s Tax Payment (as defined in Section
7.1(i)), if any, made by Tenant for the prior Comparison Year, plus an amount equal to Landlord’s
estimate of the amount of increase in Tenant’s Tax Payment for the then current Comparison Year,
divided by twelve (12) and payable monthly by Tenant to Landlord as Additional Rent.

                    (i) “Tenant’s Tax Payment” means Tenant’s Share of the excess of the Taxes payable for
any Comparison Year over the Base Taxes.

                    Section 7.2 (a) If the Taxes payable for any Comparison Year (any part or all of which falls
within the Term) shall exceed the Base Taxes, Tenant shall pay Tenant’s Tax Payment to Landlord, as
Additional Rent within thirty (30) days after demand from Landlord accompanied by Landlord’s
Statement. Before or after the start of each Comparison Year, Landlord shall furnish a Landlord’s
Statement to Tenant. If there is any increase in Taxes payable for any Comparison Year, whether
during or after such Comparison Year, or if there is any decrease in the Taxes payable for any
Comparison Year, Landlord may furnish a revised Landlord’s Statement for such Comparison Year, and
Tenant’s Tax Payment for such Comparison Year shall be adjusted, and within thirty (30) days after
Tenant’s receipt of such revised Landlord’s Statement, (i) with respect to any increase in Taxes
payable for such Comparison Year, Tenant shall pay such increase in Tenant’s Tax Payment to
Landlord, or (ii) with respect to any decrease in Taxes payable for such Comparison Year, Landlord
shall credit such decrease in Tenant’s Tax Payment against the next installment(s) of Rent,
provided that if such decrease in Taxes is attributable to the final Comparison Year of the Term,
Landlord shall pay the amount of such decrease in Tenant’s Tax Payment to Tenant. If, during the
Term, Landlord shall elect to collect Tenant’s Tax Payments in quarterly, semi-annual or other
installments or on any other date or dates than as presently required, then following Landlord’s
notice to Tenant, Tenant’s Tax Payments shall be correspondingly revised. The benefit of any
discount for any early payment or prepayment of Taxes relating to all or any part of the Real
Property shall accrue solely to the benefit of Landlord and Taxes shall be computed without
subtracting such discount.

                    (b) Tenant shall pay Tenant’s Projected Tax Payment to Landlord, as Additional Rent, for each
Comparison Year as aforesaid. On each date that Tenant’s Tax Payment is due from Tenant pursuant
to the terms of this Section 7.2, Landlord shall apply the aggregate of the installments of
Tenant’s Projected Tax Payment then on account with Landlord against Tenant’s Tax Payment or
installment thereof then due from Tenant. In the event that such aggregate amount is not
sufficient to discharge such Tenant’s Tax Payment or installment, Landlord shall so notify Tenant,
and the amount of Tenant’s payment obligation with respect to such Tenant’s Tax Payment or
installment pursuant to this Section 7.2, shall be equal to the amount of the insufficiency
and shall be payable within thirty (30) days of demand by Landlord. If, however, such aggregate
amount is greater than the Tenant’s Tax Payment or installment, Landlord shall credit the amount of
such excess against the next installment(s) of Rent due hereunder, provided, however, that if (x)
such credit is payable during or on account of the final year of the Term, or (y) such excess is
not otherwise fully credited within six (6) months after Landlord’s

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determination thereof, Landlord shall pay such excess (or the balance thereof) to Tenant
within thirty (30) days of Landlord’s determination of the amount thereof (in the case of clause
(x)) or within thirty (30) days after the last day of such six (6) month period (in the case of
clause (y)).

                    (c) Only Landlord shall be eligible to institute Tax reduction or other proceedings to reduce
the Assessed Valuation of the Real Property, and the filings of any such proceeding by Tenant
without Landlord’s prior written consent shall constitute a default hereunder. If the Base Taxes
are reduced by final determination of legal proceedings, settlement or otherwise, then Base Taxes
shall be correspondingly revised, the Additional Rent theretofore paid or payable on account of
Tenant’s Tax Payment hereunder for all Comparison Years shall be recomputed on the basis of such
reduction, and Tenant shall pay to Landlord, as Additional Rent within thirty (30) days after being
billed therefor, any deficiency between the amount of such Additional Rent theretofore computed and
paid by Tenant to Landlord and the amount thereof due as a result of such recomputations. If the
Base Taxes are increased by such final determination of legal proceedings, settlement or otherwise,
then, Landlord shall either pay to Tenant, or at Landlord’s election, credit against subsequent
payments of Rent an amount equal to the excess of the amounts of such Additional Rent theretofore
paid by Tenant over the amount thereof actually due as a result of such recomputations; provided
further that if (x) the Base Taxes are so increased in the final Comparison Year of the Term, or
(y) such excess is not fully credited within six (6) months after the Base Taxes are so increased,
then Landlord shall pay to Tenant an amount (less the aggregate amount of all unpaid Rents then
payable by Tenant) equal to the excess (or the balance thereof) of the amounts of such Additional
Rent theretofore paid by Tenant over the amount thereof actually due as a result of such
recomputations within thirty (30) days after the Base Taxes are so increased (in the case of clause
(x)) or within thirty (30) days after the last day of such six (6) month period (in the case of
clause (y)). If Landlord receives a refund or reduction of Taxes for any Comparison Year, Landlord
shall, within ninety (90) days after such refund is actually received or such credit is actually
applied against Taxes then due and payable, either pay to Tenant, or, at Landlord’s election,
credit against subsequent installment(s) of Rent an amount equal to Tenant’s Share of the refund or
reduction, provided that such amount shall not exceed Tenant’s Tax Payment paid for such Comparison
Year, and provided further that if such refund is actually received or such credit is actually
applied against Taxes in the final Comparison Year of the Term or thereafter, then Landlord shall
pay to Tenant an amount (less the aggregate amount of all unpaid Rents then payable by Tenant)
equal to Tenant’s Share of the refund or reduction (not to exceed Tenant’s Tax Payment paid for
such Comparison Year) within such ninety (90) period. Nothing herein contained shall obligate
Landlord to file any application or institute any proceeding seeking a reduction in Taxes or
Assessed Valuation.

                    (d) Tenant shall pay Tenant’s Tax Payment as provided in this Section 7.2 regardless
of the fact that Tenant may be exempt, in whole or in part, from the payment of any taxes by reason
of Tenant’s diplomatic or other tax exempt status or for any other reason whatsoever.

                    (e) Tenant shall pay to Landlord, as Additional Rent within thirty (30) days after demand, any
occupancy tax or rent tax applicable to the Premises now in effect or hereafter enacted, if payable
by Landlord in the first instance or hereafter required to be paid by Landlord.

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                    (f) If the Commencement Date or the Expiration Date shall occur on a date other than July 1 or
June 30, respectively, any Additional Rent payable by Tenant to Landlord under this Section
7.2 for the Comparison Year in which such Commencement Date or Expiration Date shall occur,
shall be apportioned in that percentage which the number of days in the period from the
Commencement Date to June 30 or from July 1 to the Expiration Date, as the case may be, both
inclusive, shall bear to the total number of days in such Comparison Year. In the event of a
termination of this Lease, any Additional Rent under this Section 7.2 shall be paid or
adjusted within thirty (30) days after submission of Landlord’s Statement. Excluding the credits
expressly provided for in this Section 7.2, in no event shall Fixed Rent ever be reduced by
operation of this Section 7.2 and the rights and obligations of Landlord and Tenant under
the provisions of this Section 7.2 with respect to any Additional Rent and refunds thereof
shall survive the expiration or earlier termination of this Lease.

                    Section 7.3 (a) The computations of Additional Rent under this Article 7 are intended to
constitute a formula for an agreed rental adjustment and may or may not constitute an actual
reimbursement to Landlord for costs and expenses paid by Landlord with respect to the Building.

                    (b) Each Landlord’s Statement sent to Tenant shall be conclusively binding upon Tenant unless
Tenant shall (i) pay to Landlord the amount set forth in such statement when due, without prejudice
to Tenant’s right to dispute such statement, and (ii) within one hundred eighty (180) days after
such statement is sent, send a notice to Landlord objecting to such statement and specifying in
reasonable detail the reasons for Tenant’s claim that such statement is incorrect.

                    Section 7.4 Landlord’s failure to render a Landlord’s Statement with respect to any Comparison
Year shall not prejudice Landlord’s right to thereafter render a Landlord’s Statement with respect
thereto or with respect to any subsequent Comparison Year, nor shall the rendering of a Landlord’s
Statement prejudice Landlord’s right to thereafter render a corrected Landlord’s Statement for that
Comparison Year. Nothing herein contained shall restrict Landlord from issuing a Landlord’s
Statement at any time there is an increase in Taxes during any Comparison Year or any time
thereafter.

     ARTICLE 8. Compliance With Laws

                    Section 8.1 (a) Tenant, at its expense, shall comply with all Laws applicable to the Premises
or the use and occupancy thereof by Tenant, and make all repairs or Alterations required thereby,
whether structural or nonstructural, ordinary or extraordinary, unless otherwise expressly provided
herein; provided, however, that Tenant shall not be obligated to comply with any
Law requiring any structural alteration to the Premises unless the application of such Law arises
from (i) Tenant’s particular manner of use or occupancy of the Premises (as distinguished from the
use or occupancy of the Premises for office purposes generally), (ii) subject to Section
11.2, any cause or condition created by or on behalf of any Tenant Party (including any
Alterations), (iii) the breach of any of Tenant’s obligations under this Lease, or (iv) any
Hazardous Materials having been brought into the Building by any Tenant Party. Tenant shall not do
or permit to be done any act or thing on the Premises that will invalidate or be in conflict with
Landlord’s insurance policies, and shall not do or permit anything to be done in or upon the
Premises, or use the Premises in a manner, or bring or keep anything therein, which shall

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increase the rates for casualty or liability insurance applicable to the Building. If, as a
result of the negligence or willful misconduct of Tenant or any Tenant Party, or by reason of
Tenant’s failure to comply with the provisions of this Article 8, the insurance rates for
the Building are increased, then Tenant shall desist from doing or permitting to be done any such
negligence or willful misconduct and shall reimburse Landlord, as Additional Rent hereunder, for
that part of all insurance premiums thereafter paid by Landlord which shall have been charged
because of such act, negligence or willful misconduct by Tenant, and shall make such reimbursement
within thirty (30) days following demand by Landlord.

                    (b) Tenant, at its expense, after notice to Landlord, may contest by appropriate proceedings
prosecuted diligently and in good faith, the validity, or applicability to the Premises or Tenant,
of any Law, provided that: (i) Landlord shall not be subject to criminal penalty or to prosecution
for a crime, or any other fine or charge, nor shall the Premises or any part thereof or the Real
Property or any part thereof be subject to being condemned or vacated, nor shall the Real Property
or any part thereof be subjected to any lien or encumbrance, by reason of noncompliance or
otherwise by reason of such contest (unless bonded or otherwise released within thirty (30) days
after Tenant receives notice of the filing thereof); (ii) no unsafe or hazardous condition relating
to such contest shall remain unremedied; (iii) such non-compliance or contest shall not constitute
or result in any default beyond applicable grace and notice periods under any Superior Lease or
Superior Mortgage, or if any such Superior Lease or Superior Mortgage shall permit such
non-compliance or contest on condition of the taking of action or furnishing of security by
Landlord, such action shall be taken and such security shall be furnished at the expense of Tenant;
(iv) such non-compliance or contest shall not prevent Landlord from obtaining any and all permits
and licenses then required under applicable Laws in connection with the operation of the Building;
and (v) Tenant shall keep Landlord advised as to the status of such proceedings, including any
settlement thereof. Tenant agrees to indemnify Landlord in accordance with Article 28 from
liability or expense arising out of any such deferral of compliance or contest. Landlord agrees to
execute any documents reasonably required by Tenant in order to permit Tenant effectively to carry
on any such contest, provided Landlord is not thereby subjected to any material cost or expense not
reimbursed by Tenant or exposed to any material liability or obligation on account thereof.

                    Section 8.2 (a) Tenant shall not at any time use or occupy the Premises in violation of the
certificate of occupancy at such time issued for the Premises or for the Building and in the event
that any Governmental Authority shall declare by notice, violation, order or in any other manner
whatsoever that the Premises are used for a purpose in violation of such certificate of occupancy,
Tenant shall, on five (5) days’ notice from Landlord or any Governmental Authority, immediately
discontinue such use of the Premises. (Any such notice, violation, order or other manner of
declaration being herein referred to as a “CO Order.”) Failure by Tenant to discontinue
such use after a CO Order is issued shall be considered a default in the fulfillment of a material
covenant of this Lease, and Landlord shall have the right to exercise any and all of its rights and
remedies pursuant to Articles 16 and 17. Landlord represents that the current
(temporary) certificate of occupancy for the Building, a copy of which has been provided to Tenant,
permits the use of the Premises for office use. Landlord will not amend or modify the certificate
of occupancy for the Building so as to prevent the use of the Premises for the Permitted Uses;
however, nothing contained in this Lease shall be deemed to constitute a warranty or representation
by Landlord that any portion of the Premises may

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lawfully be used, occupied or operated as or for any of the Permitted Uses other than office use: that the
certificate of occupancy for the Building will permit any part of the Premises to be used for any
of the Permitted Uses other than office use; or that any part of the Premises is suitable for any
of the Permitted Uses, Tenant hereby acknowledging that neither Landlord, nor any person acting on
behalf of Landlord, has made any representations or warranties as to whether any portion of the
Premises may be used, occupied or operated as or for any of the Permitted Uses other than office
use, or whether any part of the Premises is suitable for any use.

                    (b) Tenant shall not permit the occupancy of the Premises to exceed 375 persons (i.e.,
individuals). In addition, as part of the Initial Alterations, Tenant, at its expense, by either
renovating the existing lavatories in the Premises and/or by adding additional lavatories within
the Premises (in both cases, in accordance with, and subject to, the applicable provisions of this
Lease), shall increase the so-called fixture count for the Premises so that, when same is added to
Tenant’s share of the Common Area Bathroom fixtures (as hereinafter provided), the fixture count in
the Premises will permit the lawful occupancy in the Premises by up to 375 persons (Landlord hereby
agreeing that from the Common Area Bathrooms there shall be allocated to the Premises for the
purpose of such fixture count, 3 sinks, 2 urinals and 3 toilets in the Men’s Common Area Bathroom
and 2 sinks and 4 toilets in the Women’s Common Area Bathroom). (Such renovation of the existing
lavatories in the Premises and/or addition of additional lavatories within the Premises, together
with any other renovations to be performed by Tenant to the existing lavatories within the Premises
as part of the Initial Alterations, is herein referred to as the “CO Lavatory Work.”)
Landlord agrees to file with the Buildings Department of the City of New York (the “DOB”),
on or before December 31, 2004, an Alterations Permit, Type I (the “Alt I”) to amend the
certificate of occupancy of the Building by increasing the lawful occupancy of the seventh
(7th) floor of the Building to no fewer than 600 persons, and to thereafter diligently
pursue such amendment in good faith. If to so amend said certificate of occupancy the DOB requires
the so-called fixture count for the seventh (7th) floor of the Building to be increased
(taking into account the increase in the fixture count for the Premises required to be performed by
Tenant), Landlord shall so increase such fixture count any where on the seventh (7th)
floor of the Building outside of the Premises, with no obligation whatsoever to add, or renovate
any existing, lavatories within the Premises. (Landlord’s obligations set forth in the preceding
two (2) sentences are herein referred to as “Landlord’s CO Obligations.”)

                    (c) If either Landlord or Tenant receives a CO Order, it shall immediately send a copy thereof
to the other party. Notwithstanding anything contained in this Section 8.2 to the
contrary, provided that (i) Tenant has substantially completed the CO Lavatory Work and all other
Initial Alterations necessary to occupy the Premises by up to 375 persons, in accordance with, and
subject to, the applicable provisions of this Lease, (ii) the occupancy of the Premises does not
and will not exceed 375 persons, and (iii) no Material Default shall have occurred and be
continuing, if solely because of Landlord’s failure to complete Landlord’s CO Obligations or
because of Landlord’s failure to comply with any of its other obligations expressly provided for in
this Lease, at any time during the Term a CO Order is issued expressly indicating that the
occupancy of the Premises exceeds the maximum permitted lawful occupancy of the Premises or, in the
case where Tenant has not yet occupied the Premises, expressly indicating that the maximum
permitted lawful occupancy may not exceed a number that is less than 375 persons, and, in either
case, expressly ordering that the occupancy of the Premises be reduced to (or, in the case where
Tenant has not yet occupied the Premises, expressly ordering that the Premises

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not be occupied by more than) a number of persons that is less than 375 (the fraction,
expressed as a percentage, the numerator of which is the maximum permitted lawful occupancy of the
Premises, and the denominator of which is 375, being herein referred to as the “Overage
Percentage”), and as a result of such CO Order, and no other reason (including a fire,
casualty, condemnation, or other Unavoidable Delay), Tenant reduces the occupancy of the Premises
to the maximum permitted lawful occupancy of the Premises (or, in the case where Tenant has not yet
occupied the Premises, fewer than 375 persons occupy the Premises), in either case, solely as a
result of the CO Order and not for any other reason (the date of such reduction (or, in the case
where Tenant has not yet occupied the Premises, the date on which the occupancy of the Premises
first reaches the maximum permitted lawful occupancy) being herein referred to as the “CO
Reduction Date”) and Tenant notifies Landlord of such reduction or occupancy, as the case may
be (the number of persons by which the occupancy of the Premises is reduced (or, in the case where
Tenant has not yet occupied the Premises, the difference between 375 and the maximum permitted
lawful occupancy, as the case may be) being herein referred to as the “Reduction Number,”
which reduction or occupancy shall be subject to verification by Landlord, and such notice being
herein referred to as the “CO Reduction Notice”), then, as Tenant’s sole and exclusive
remedy in connection with such a CO Order, Landlord shall pay to Tenant, within thirty (30) days
after Tenant’s request therefor, the CO Reduction Moving Expenses (as hereinafter defined), and for
the period (the “CO Reduction Period”) commencing on the later of (x) the CO Reduction Date
and (y) the date on which Landlord receives the CO Reduction Notice, and ending on the earliest of
(A) the date on which such CO Order is withdrawn, rescinded, revoked or expires (whether expressly,
by passage of time or by curing the condition that caused the CO Order), and Tenant is notified of
such withdrawal, rescission, revocation or expiration, (B) the date on which Landlord makes
available to Tenant (and Tenant is notified of such availability) reasonable space in the Building
to accommodate the Reduction Number for office use in connection with the conduct of Tenant’s
business in the Premises, which space (the “Temporary Space”), to be reasonable shall,
among other things, be reasonably built-out and furnished and be connected to the Premises for
telecommunication purposes, all at Landlord’s expense, (C) the date on which the certificate of
occupancy for the Building is amended so that the occupancy of the Premises by 375 persons is
lawful, and (D) the date on which, as a result of occupancy or re-occupancy of the Premises, the
occupancy of the Premises exceeds the maximum permitted lawful occupancy of the Premises, the Fixed
Rent payable during the CO Reduction Period shall be reduced by multiplying same by the Overage
Percentage. Section 6.4 shall not apply to the reduction of occupancy of the Premises
described in this Section 8.2. If the CO Reduction Period ends pursuant to clause (B)
above, then Tenant shall be permitted to occupy the Temporary Space in accordance with, and subject
to, the provisions of this Lease, until the earliest to occur of any of the events described in
clauses (A), (C) or (D) above, and upon the occurrence of the earliest of such events, Tenant shall
surrender possession of the Temporary Space in broom-clean condition, reasonable wear and tear and
damage by fire or other casualty excepted. During the period (the “Temporary Space
Period”) that Tenant is so permitted to use the Temporary Space, Landlord shall provide
substantially the same Building services as it is obligated to provide to the Premises, plus
reasonable air-conditioning service. During the Temporary Space Period, (1) there shall be no
Fixed Rent or Additional Rent under Article 7 hereof payable by Tenant in respect of the Temporary
Space, and (2) at no charge to Tenant, Landlord shall provide electricity to the Temporary Space
for normal power and lighting purposes, heat from 8:00 a.m. to 6:00 p.m. on Business Days, and from
8:00 a.m. to 1:00 p.m. on

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Saturdays, during each period from October 15th through April 15th, and
air-conditioning on Business Days between 8:00 a.m. and 6:00 p.m., in both cases for the reasonable
comfortable occupancy for the Reduction Number of persons. If Tenant requires heat or
air-conditioning at other times, then Tenant shall pay Landlord’s then overtime charges therefor.
Notwithstanding anything contained in this subsection (c) to the contrary, Tenant shall not
be obligated to repair any damage to the Temporary Space, except to the extent caused by the misuse
thereof by Tenant or any Tenant Party. If Landlord does not make Temporary Space available to
Tenant, and during the CO Reduction Period Tenant temporarily relocates the Reduction Number of
persons that vacated (or never occupied) the Premises to space in another building, then “CO
Reduction Moving Expenses” shall mean the reasonable out-of-pocket costs and expenses paid by
Tenant to third-parties to actually move the Reduction Number of persons, together with reasonable
furniture, furnishing and equipment to accommodate the Reduction Number of persons, to such space
in such other building, provided that within a reasonable time after the last day of the CO
Reduction Period, the Reduction Number of persons, together with (at Tenant’s option) such
furniture, furnishing and equipment return to the Building, in which event “CO Reduction Moving
Expenses” shall also mean the reasonable out-of-pocket costs and expenses paid by Tenant to
third-parties to actually move the Reduction Number of persons, together with such reasonable
furniture, furnishing and equipment from such space in such other building to the Building;
provided that in all cases Landlord shall not be obligated to pay any CO Reduction Moving Expenses
unless Tenant’s request therefor is accompanied by a reasonably detailed paid invoice therefor.

                    Section 8.3 (a) Landlord, at its expense, shall comply with all Laws applicable to (i) the
Premises, to the extent that such compliance is not the obligation of Tenant pursuant to the
provisions of Section 8.1, and (ii) the Building, in either case only to the extent that
the failure to effect such compliance would subject Tenant to liability or adversely affect, in any
material respect (A) Tenant’s use or occupancy of the Premises for the Permitted Uses, (B) Tenant’s
access to the Premises, (C) the provision of required Building services to the Premises, or (D)
Tenant’s ability to perform Alterations that would otherwise be permitted hereunder.

                    (b) Landlord may defer compliance with any Laws that it is obligated to comply with hereunder,
so long as Landlord shall be contesting the validity or applicability thereof in good faith by
appropriate proceedings, provided that (i) Tenant shall not be subject to criminal penalty or to
prosecution for a crime, or any other fine or charge, (ii) neither the Premises nor any part of the
Building or Real Property that affects the Premises or Tenant’s use and occupancy thereof shall be
subject to being condemned or vacated by reason of noncompliance or otherwise by reason of such
contest, (iii) such non-compliance or contest shall not prevent Tenant from lawfully occupying the
Premises for the Permitted Uses, or performing any Alterations in the Premises (including the
Initial Alterations), or obtaining any and all permits and licenses then required under applicable
Laws in connection with the operation of the Premises, (iv) Landlord shall use reasonable efforts
to keep Tenant advised as to the status of such proceedings, (v) no unsafe or hazardous condition
relating to such contest remains unremedied that affects Tenant or the Premises in any material
respect, and (vi) such noncompliance shall not adversely affect, in any material respect, Tenant’s
access to the Premises or the provision of required Building services to the Premises. Landlord
agrees to indemnify Tenant in accordance with Article 28 from liability or expense arising
out of any such deferral of compliance or contest.

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                    (c) Without limiting the generality of the foregoing, in the event that following the
Commencement Date, Tenant is unable to obtain any building permits or other permits, approvals,
sign-offs, certificates of completion or certificates (collectively, the “Required
Documents”) from any Governmental Authority required for the performance or Substantial
Completion of the Initial Alterations that will permit the Premises to be physically (as opposed to
lawfully) occupied by up to 375 persons, solely as the result of (i) the existence of any
violations of Laws affecting the Building, not caused by Tenant and compliance with which are the
responsibility of Landlord pursuant to this Lease, or (ii) the failure of the Landlord to file the
Alt I with the DOB on or before December 31, 2004, then following notice from Tenant of its
inability to obtain a Required Document as a result of either of the circumstances set forth in
clauses (i) or (ii) above, (A) Landlord shall proceed diligently and in good faith to cure and/or
cause such violations to be discharged of record and/or to file the Alt I with the DOB, in each
case, in order to remove the impediment described above so that Tenant can receive such Required
Documents, as applicable, and (B) the Rent Abatement Amount shall be increased by an amount equal
to $14,666.84 for each day that the Substantial Completion of the Initial Alterations is actually
delayed by reason of such violations of Laws or Landlord’s failure to file the Alt I by December
31, 2004, subject to all of the conditions of Section 2.3 above. (For the purposes of
clarification, if Tenant is unable to obtain any Required Documents for any reason other than
either of the circumstances set forth in clauses (i) or (ii) above, such as Tenant’s design or
layout of the Initial Alterations, or if Tenant occupies any portion of the Premises for business
without the Required Documents, there shall be no increase in the Rent Abatement Amount pursuant to
this subsection (c)). If after the Substantial Completion of the Initial Alterations
(including the Substantial Completion of the CO Lavatory Work), and solely because of Landlord’s
failure to complete Landlord’s CO Obligations or because of Landlord’s failure to comply with any
of its other obligations expressly provided for in this Lease, at any time during the Term a CO
Order is issued expressly indicating that the occupancy of the Premises exceeds the maximum
permitted lawful occupancy of the Premises, or, in the case where Tenant has not yet occupied the
Premises, expressly indicating that the maximum permitted lawful occupancy may not exceed a number
that is less than 375 persons, then the provisions of subsection 8.2(c) shall apply.

     ARTICLE 9. Subordination and Non-Disturbance; Estoppel Certificates

                    Section 9.1 This Lease, and all rights of Tenant hereunder, are and shall be subject and
subordinate in all respects to all Mortgages and Superior Leases. This Section 9.1 shall
be self-operative and no further instrument of subordination shall be required. In confirmation of
such subordination, Tenant shall promptly execute and deliver any instrument that Landlord or any
Superior Lessor or Mortgagee may reasonably request to evidence such subordination.

                    Section 9.2 Except as set forth in this Article 9 and in Article 12, in the
event of any act or omission of Landlord which would give Tenant the right, immediately or after
lapse of a period of time, to cancel or terminate this Lease, or to claim a partial or total
eviction, Tenant shall not exercise such right (a) until it has given written notice of such act or
omission to each Mortgagee and Superior Lessor whose name and address shall previously have been
furnished to Tenant by written notice, and (b) unless such act or omission shall be one which is
not capable of being remedied by Landlord or such Mortgagee or Superior Lessor within a

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reasonable period of time, until a reasonable period for remedying such act or omission shall
have elapsed following the giving of such notice and following the time when such Mortgagee or
Superior Lessor shall have become entitled under such Mortgage or Superior Lease, as the case may
be, to remedy the same (which reasonable period shall in no event be less than the period to which
Landlord would be entitled under this Lease or otherwise, after similar notice, to effect such
remedy), provided such Mortgagee or Superior Lessor shall with due diligence give Tenant written
notice of its intention to remedy such act or omission, and such Mortgagee or Superior Lessor shall
commence and thereafter continue with reasonable diligence to remedy such act or omission. If more
than one Mortgagee or Superior Lessor shall become entitled to any additional cure period under
this Section 9.2, such cure periods shall run concurrently, not consecutively.

                    Section 9.3 If a Mortgagee or Superior Lessor shall succeed to the rights of Landlord under
this Lease, whether through possession or foreclosure action or delivery of a new lease or deed,
then at the request of such party so succeeding to Landlord’s rights (“Successor Landlord”)
and upon Successor Landlord’s written agreement to accept Tenant’s attornment, Tenant shall attorn
to and recognize Successor Landlord as Tenant’s landlord under this Lease, and shall promptly
execute and deliver any instrument that Successor Landlord may reasonably request to evidence such
attornment. Upon such attornment this Lease shall continue in full force and effect as, or as if
it were, a direct lease between Successor Landlord and Tenant upon all of the terms, conditions and
covenants as are set forth in this Lease and shall be applicable after such attornment except that
Successor Landlord shall not:

                    (a) be liable for any previous act or omission of Landlord under this Lease, but if
such previous act or omission of Landlord constitutes a default under this Lease that
continues after the date of such attornment and adversely affects Tenant’s use and occupancy
of the Premises in any material respect, then Successor Landlord shall be obligated to cure
such continuing default;

                    (b) be subject to any offset against, or abatement of, Rent which theretofore may have
accrued to or be claimed by Tenant against Landlord, other than any abatement of Rent
expressly provided for in this Lease and other than pursuant to Section 30.4; or

                    (c) be bound by any previous material modification of this Lease, not expressly
provided for in this Lease, or by any previous prepayment of more than one month’s Fixed
Rent, unless such modification or prepayment shall have been expressly approved in writing
by such Mortgagee or Superior Lessor.

                    Section 9.4 (a) Notwithstanding the foregoing provisions of this Article 9, as a
condition to Tenant’s agreement hereunder to subordinate Tenant’s interest in this Lease to any
existing or future Mortgages or Superior Leases, Landlord shall deliver to Tenant for execution and
acknowledgment a Non-Disturbance Agreement from the holder of each Mortgage and Superior Lease. A
“Non-Disturbance Agreement” shall mean a subordination, attornment and non-disturbance
agreement duly executed and acknowledged by the holder of a Mortgage or a Superior Lease, as the
case may be, in recordable form and in the form customarily employed by such Mortgagee or Superior
Lessor and reasonably satisfactory to Tenant. Landlord represents to Tenant that (i) Greenwich
Capital Financial Products, Inc. (“Lender”) is the sole Mortgagee of

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the Building and the Real Property, and (ii) there are no Superior Leases affecting the
Building or the Real Property. Tenant shall reimburse Landlord, within thirty (30) days after
demand therefor, for Landlord’s out-of-pocket costs incurred in payment of the fees and
disbursements of counsel to any Mortgagee or Superior Lessor. Tenant agrees to execute,
acknowledge and deliver to Landlord any such Non-Disturbance Agreement promptly after delivery by
Landlord or any Mortgagee or Superior Lessor.

                    (b) If Landlord fails to deliver to Tenant a Non-Disturbance Agreement from Lender within
thirty (30) days following the date that this Lease is fully executed and unconditionally delivered
to Landlord and Tenant, then Tenant shall have the right to terminate this Lease by notice to
Landlord, and upon the giving of such notice this Lease shall automatically terminate and be of no
further force and effect, and thereafter neither party shall have any liability to the other
hereunder, except as expressly provided hereunder, and Landlord shall return to Tenant the Security
Deposit and any prepaid rent deposited by Tenant hereunder.

                    Section 9.5 Each party agrees, at any time and from time to time, as requested by the other
party, upon not less than ten (10) Business Days’ prior notice, to execute and deliver to the other
a written statement executed and acknowledged by such party (a) stating that this Lease is then in
full force and effect and has not been modified (or if modified, setting forth all modifications),
(b) setting forth the then annual Fixed Rent, (c) setting forth the date to which the Fixed Rent
and Additional Rent have been paid, (d) stating whether or not, to the best knowledge of the
signatory, the other party is in default under this Lease, and if so, setting forth the specific
nature of all such defaults, (e) stating the amount of the Security Deposit, (f) stating whether
there are any subleases affecting the Premises, (g) stating the address of the signatory to which
all notices and communication under the Lease shall be sent, the Commencement Date and the
Expiration Date, and (h) as to any other matters reasonably requested by the party requesting such
certificate. The parties acknowledge that any statement delivered pursuant to this Section
9.5 may be relied upon by others with whom the party requesting such certificate may be
dealing, including any purchaser or owner of the Real Property or the Building, or of Landlord’s
interest in the Real Property or the Building or any Superior Lease, or by any Mortgagee or
Superior Lessor, or by any prospective or actual sublessee of the Premises or assignee of this
Lease, or permitted transferee of or successor to Tenant.

     ARTICLE 10. Services

                    Section 10.1 Electricity. (a) Landlord shall, as part of Landlord’s Work,
make available to Tenant at the Disconnect Switch, a total of 960 amperes, 277/480 volts, 3-phase,
4-wire, AC electrical capacity (inclusive of the electric power required for the operation of
Tenant’s HVAC System) (the “Electrical Capacity”), by providing a 1200 ampere tap at the
Building’s switchgear which will be fused at 80% at the Disconnect Switch. The Electrical Capacity
shall be available to Tenant throughout the Term, subject to Unavoidable Delays. Tenant shall be
solely responsible, at Tenant’s expense, for the installation of any additional risers or other
electrical facilities and equipment required in order to deliver the Electrical Capacity from the
Disconnect Switch to the interior of the Premises and to distribute it therein and to Tenant’s HVAC
System. Tenant shall use Landlord’s designated electrical contractor to perform any required
tap-ins to the Building’s electrical system. There shall be no tap-in or other charge to Tenant
for the initial work necessary to provide the Electrical Capacity to Tenant

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at the Disconnect Switch. Tenant shall pay Landlord, as Additional Rent, at any time and from time
to time, but no more frequently than monthly, for its consumption of electricity at the Premises,
as provided in Section 10.1(c).

                    (b) “Landlord’s Electricity Cost” means the cost per kilowatt hour and cost per
kilowatt demand, adjusted by time of day factors, fuel adjustment charges and other applicable rate
adjustments, to Landlord for the purchase of electricity from the public utility or other
electricity provider furnishing electricity service to the Building from time to time (the
“Electricity Provider”), including sales and other taxes imposed by any Governmental
Authority on Landlord’s purchase of electricity. If at any time during the Term the cost elements
comprising Landlord’s Electricity Cost shall be increased or decreased by the Electricity Provider,
or Landlord’s Electricity Cost shall be increased or decreased for any other reason, then effective
as of the date of such increase or decrease, Tenant’s payment for submetered electricity under this
Section 10.1 shall be proportionately increased or decreased. Currently, Landlord’s
Electricity Cost is based upon Consolidated Edison Company’s Service Classification rate schedule
S.C. #4 Rate I as in effect on the Commencement Date. If Landlord receives any rebates applicable
generally to the S.C. #4 Rate I rate schedule or a successor classification, Landlord’s Electricity
Cost will be appropriately adjusted to reflect such rebates. Notwithstanding the foregoing,
Landlord reserves the right to contract with different Electricity Providers from time to time in
its sole judgment, and without reference to whether any Electricity Provider selected by Landlord
provides lower rates than any other electricity supplier, provided, however, that in no event shall
Landlord’s Electricity Cost be based upon a net effective rate that is higher than said S.C. #4
Rate I (or its equivalent) to the extent same is then in effect.

                    (c) The calculations and determinations of the charges for electricity consumed by Tenant
shall be based on the readings of one or more submeters to be installed by Landlord at Tenant’s
expense, applied to Landlord’s Electricity Cost. If more than one submeter is used to measure
Tenant’s consumption of electricity in the Premises, Tenant shall be billed separately for the
electricity measured by each such submeter. With respect to each such submeter, Tenant shall pay
to Landlord, as Additional Rent on demand from time to time but no more frequently than monthly,
for its consumption of electricity at the Premises, a sum equal to 105% of the product of (i)
Landlord’s Electricity Cost, multiplied by (ii) the actual number of kilowatts and kilowatt-hours
of electric current consumed by Tenant in such billing period. In addition, Tenant shall pay to
Landlord, as Additional Rent, the amount of any taxes imposed by any Governmental Authority on
Landlord’s receipts from the sale of electricity to Tenant. Landlord agrees to maintain and repair
such submeters during the Term, at Landlord’s expense, excluding any required repairs resulting
from the negligence or willful misconduct of Tenant or any Tenant Party.

                    (d) During the period beginning on the Commencement Date and ending on the date upon which the
submeters to be installed by Landlord in the Premises become operational, Tenant shall pay to
Landlord a fixed fee for electricity supplied to the Premises of (i) during the period prior to the
date Tenant first occupies all or any portion of the Premises for the conduct of its business, an
amount per annum equal to One and 00/100 Dollar ($1.00) multiplied by the Premises Area, in equal
monthly installments on the first (1st) day of each month during such period, and (ii)
from and after the date Tenant first occupies all or any portion of the Premises for

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the conduct of its business, an amount per annum equal to Two and 50/100 Dollars ($2.50)
multiplied by the Premises Area, in equal monthly installments on the first (1st) day of
each month during such period, through the date such submeters become operational. If such
submeters are not operational as of the date Tenant first occupies all or any portion of the
Premises for the conduct of its business, then within six (6) months following the date such
submeters become operational, Landlord and Tenant will meet and compare Tenant’s actual electric
charges as determined by such submeters, over a period of not less than three (3) months, to the
electric charges paid by Tenant pursuant to clause (ii) of the immediately preceding
sentence on account of the period prior to the date such submeters become operational. If such
comparison indicates that there has been an overpayment or underpayment, then the appropriate party
shall pay or refund the amount thereof to the other party within thirty (30) days of the date such
amount is determined. During the Term, Landlord shall test such submeters at reasonable intervals
upon request by Tenant. If any such test discloses that any such submeters are inaccurate, then
within six (6) months following the date such submeters are repaired, replaced or recalibrated,
Landlord and Tenant will make appropriate financial adjustments in accordance with the procedure
described in the two immediately preceding sentences.

                    (e) Tenant covenants that its use and consumption of electricity shall not at any time exceed
the Electrical Capacity supplied to the Premises from time to time pursuant to this Section
10.1, nor exceed the capacity of any of the electrical facilities and installations in or
otherwise serving or being used in the Premises, and Tenant shall, on notice from Landlord,
promptly cease the use of any of Tenant’s electrical equipment that will cause Tenant to exceed
such capacity. Any additional feeders, risers, electrical facilities and other such installations
required for electric service to the Premises will be supplied by Landlord, at Tenant’s expense, on
Landlord’s prior consent in each instance, provided that in Landlord’s reasonable judgment such
additional electrical facilities and installations, feeders or risers are necessary for Tenant’s
use of the Premises and are permissible under applicable Laws (including the New York State Energy
Conservation Construction Code) and insurance regulations and the installation of such feeders or
risers will not cause permanent damage or injury to the Building or the Premises or cause or create
a dangerous or hazardous condition or entail excessive or unreasonable alterations or repairs or
interfere with, or disturb, other tenants or occupants of the Building.

                    (f) Landlord shall not in any way be liable or responsible to Tenant for any loss, damage or
expense which Tenant may sustain or incur as a result of the unavailability of or interruption in
the supply of electric current to the Premises or a change in the quantity or character or nature
of such current and such change, interruption or unavailability shall not constitute an actual or
constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of
rent (except that Tenant’s liability to pay Landlord for electricity under this Section
10.1 shall cease as of the date of such disturbance), or relieve Tenant from any of its
obligations under this Lease, or impose any liability upon Landlord or its agents, by reason of
inconvenience or annoyance to Tenant, or injury to or interruption of Tenant’s business, or
otherwise, unless caused by the negligence or willful misconduct of Landlord or any Landlord Party,
subject to Section 11.2.

                    (g) Landlord reserves the right to discontinue furnishing electricity to Tenant in the
Premises on not less than sixty (60) days notice to Tenant, at Landlord’s option, or if submetering
of electricity in the Building is hereafter prohibited by any Laws, or if Landlord is

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otherwise required by the Electricity Provider to discontinue furnishing electricity to
Tenant. This Lease shall continue in full force and effect and shall be unaffected thereby except
that from and after the effective date of such discontinuance, Landlord shall not be obligated to
furnish electricity to Tenant, and Tenant shall have no further obligation to pay Landlord for
electricity to supplied to the Premises. If Landlord so discontinues furnishing electricity,
Tenant shall arrange to obtain electricity directly from the Electricity Provider. Such
electricity may be furnished to Tenant by means of the then existing electrical facilities serving
the Premises to the extent available, suitable and safe for such purposes. Provided Tenant is
diligently and in good faith arranging to obtain electricity directly from the Electricity
Provider, Landlord may not discontinue the electric service to the Premises until Tenant is able to
contract directly for, and actually receive, such electric service.

                    (h) Tenant shall apply, within ten (10) Business Days of Tenant’s receiving notice from
Landlord pursuant to Section 10.1(g), to the Electricity Provider in order to obtain direct
electric service, and from and after the date upon which Tenant procures direct electric service,
Landlord shall be relieved of any further obligation to furnish electricity to Tenant pursuant to
this Section 10.1. All costs associated with Tenant’s obtaining direct electric service to
the Premises shall be borne by (i) Landlord, if Landlord voluntarily discontinues such service, or
is compelled to discontinue such service by the Electricity Provider or pursuant to applicable
Laws, or (ii) Tenant, if such discontinuance arises out of the negligence or willful misconduct of
Tenant. Landlord will not voluntarily discontinue furnishing electricity to Tenant until Tenant
receives directly from the Electricity Provider at a level of service not less than the Electrical
Capacity, unless the Electricity Provider is not prepared to furnish electricity to the Premises on
the date required as a result of Tenant’s delay or negligence in arranging for service, Tenant’s
refusal to provide a deposit or other security requested by the Electricity Provider, or Tenant’s
refusal to take any other action reasonably requested by the Electricity Provider.

                    (i) To assist Tenant in obtaining the benefits of Con Edison’s Business Incentive Rate for its
electricity consumption at the Premises, Landlord, at no cost to Landlord, shall execute, if
necessary, the Business Incentive Rate Application (Riders F & J to such application), or other
applicable forms. To the extent that Landlord shall actually receive any reduction in the cost of
electricity for the Building that are directly attributable to the Con Edison Business Incentive
Rate applied for by Tenant and are identifiable as such, the Landlord’s Electricity Cost shall be
adjusted so that Tenant shall receive such reduction on a dollar-for-dollar basis with the
reduction actually received by Landlord. Notwithstanding the foregoing, nothing contained in this
subsection (i) or elsewhere in this Lease shall be deemed to constitute a warranty or
representation by Landlord that the Tenant is entitled to any such benefits, Tenant hereby
acknowledging that Landlord has made no such representation or warranty.

                    Section 10.2 Heat, Ventilation and Air-Conditioning. (a) Landlord shall
provide steam heat to the perimeter radiators in the Premises on Business Days from 8:00 a.m. to
6:00 p.m. on Business Days, and from 8:00 a.m. to 1:00 p.m. on Saturdays, during each period from
October 15th through April 15th during the Term, through the Building
standard heating system (the “Building Heating System”). Landlord shall not be responsible
if the normal operation of the Building Heating System shall fail to provide heat at uniform
temperatures throughout the Premises. Tenant shall cooperate fully with Landlord and shall comply
with the

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regulations and requirements Landlord may prescribe for the proper functioning and protection
of the Building Heating System.

                    (b) Landlord shall not be required to furnish heat during periods other than the hours and
days set forth in this Section 10.2 (such periods being herein referred to as “Overtime
Periods”), unless Landlord has received notice from Tenant requesting such service not less
than twenty-four (24) hours prior to the time Tenant requires overtime heating service. Tenant
shall pay Landlord, as Additional Rent within thirty (30) days after demand, for heating service
during Overtime Periods at the standard rate then fixed by Landlord for the Building, which rate is
presently $100.00 per hour, subject to increase during the Term to reflect increases in Landlord’s
actual costs in providing overtime heating service. Failure by Landlord to provide heat or any
other services during Overtime Periods shall not constitute an actual or constructive eviction, in
whole or in part, or entitle Tenant to any abatement or diminution of Fixed Rent or Additional
Rent, or relieve Tenant from any of its obligations under this Lease, or impose any liability upon
Landlord or its agents by reason of inconvenience or annoyance to Tenant, or injury to or
interruption of Tenant’s business or otherwise.

                    (c) Landlord shall have no obligation to provide air-conditioning or ventilation services to
the Premises. Tenant shall be solely responsible, at Tenant’s expense, for the installation of an
HVAC system serving the Premises, and of all feeders, risers, ductwork, fans, piping and other
mechanical, electrical and plumbing facilities and equipment required in order to make such HVAC
system functional in the Premises (collectively, “Tenant’s HVAC System”). Except for the
connections to the Building’s chilled water system, all of Tenant’s HVAC System shall be within the
Premises or the roof area between the wall of the lowered parapet described in Section 5.2(g), and
the exterior window of the Premises, provided that none of the Tenant’s HVAC System installed on
such roof area is visible from the streets. Following the installation of Tenant’s HVAC System,
Tenant shall be solely responsible, at its expense, for the operation, maintenance, repair and
replacement of Tenant’s HVAC System. Landlord shall grant to Tenant, for Tenant’s own use, a
license of such roof area solely for the purpose of installing, operating, maintaining, repairing
and replacing Tenant’s HVAC System, all at Tenant’s sole cost and expense, only to the extent
permitted by applicable Law. Nothing contained in this Lease shall be deemed to constitute a
warranty or representation by Landlord that any portion of such roof area may lawfully be used for
the installation, operation, maintenance, repair and replacement of any of the Tenant’s HVAC
System; that the certificate of occupancy for the Building will permit any portion of such roof
area to be used for such installation, operation, maintenance, repair and replacement; or that any
portion of such roof area is suitable for uses, Tenant hereby acknowledging that neither Landlord,
nor any person acting on behalf of Landlord, has made any such representations or warranties. All
of the provisions of this Lease shall apply to the installation, operation, maintenance, repair and
replacement of the Tenant’s HVAC System in the Premises and on such roof area, including all
provisions relating to compliance with Laws, insurance, indemnity, repairs and maintenance, and
further including the provisions of Article 4, except that notwithstanding anything contained in
Article 4 which may be deemed to the contrary, all aspects of the installation, repair and
replacement of Tenant’s HVAC System that affect such roof area shall be deemed a structural
Alteration and shall be performed by the Building’s roofing contractor (as designated by Landlord
in writing), at Tenant’s sole cost and expense. The rates or fees charged by such contractor shall
be competitive with those charged by unrelated or unaffiliated roofing contractors in the same area

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in the Borough of Manhattan as the Building, for the same services and materials. If any of the Tenant’s HVAC System
generates noise likely, in Landlord’s reasonable judgment, to disturb other tenants or occupants of
the Building, then Tenant shall install sound attenuated acoustic enclosures satisfactory to
Landlord designed to eliminate such noise or reduce such noise to acceptable levels.

                    (d) Landlord will provide to Tenant chilled water sufficient to operate up to 250 tons of
air-conditioning from the Building’s chilled water system, at no additional charge, between April
15 and October 15, on Business Days between 8:00 a.m. and 6:00 p.m., which chilled water will be at
48 degrees, plus or minus 2 degrees, and between October 16 and April 14, on Business Days between
8:00 a.m. and 6:00 p.m., which chilled water will be at 60 degrees, plus or minus 2 degrees, both
as measured at the base building chillers. Tenant shall have the right to tap into the Building’s
chilled water system, at Tenant’s expense. Except for such expense, there shall be no tap-in or
other charge to Tenant for the initial work necessary to tap into the Building chilled water
system. If Tenant requires chilled water at times other than between the hours of 8:00 a.m. and
6:00 p.m. on Business Days, then upon 24 hour notice (notice must be delivered on a business day),
Landlord shall provide up to 250 tons of chilled water to Tenant at the Building’s then-applicable
rate for overtime chilled water service. As of the date hereof, such rate is $.52 per ton per
hour.

                    (e) In connection with the installation of Tenant’s HVAC System, Landlord will not
unreasonably withhold its consent to the removal by Tenant of certain windows in the Premises and
the installation by Tenant of exterior louvers in place of such windows in the exterior curtain
wall of the Building on the 15th Street and/or 16th Street sides of the
Building, provided that (i) Tenant will not install louvers or in any other way alter the
appearance of the windows of the Premises facing Eighth Avenue or on the 15th Street or
16th Street sides of the Building within two (2) full window bays of the Eighth Avenue
façade of the Building, and (ii) all elements of the design and materials of such louvers that
would be visible from the exterior of the Building shall be consistent with the existing louvers
installed in the Building, in Landlord’s reasonable judgment.

                    Section 10.3 Elevators. (a) Landlord shall provide passenger elevator
service to the Premises on Business Days from 8:00 a.m. to 8:00 p.m. and freight elevator
facilities on a non-exclusive basis, on Business Days from 8:00 a.m. to 4:45 p.m. (“Freight
Business Hours”), and shall have one passenger elevator available at all other times, so that
Tenant shall have access to the Premises 24 hours a day, 365 days a year. Such elevator service
shall be subject to such rules and regulations as Landlord may promulgate from time to time with
respect thereto. Landlord shall have the right to change the operation or manner of operation of
any of the elevators in the Building, to permanently or temporarily discontinue the use of any one
or more cars in any of the passenger, freight or truck elevator banks, provided that Tenant shall
continue to be provided with adequate freight elevator service, taking into account Tenant’s use of
the Premises for the Permitted Uses, and provided further that subject to Section 10.6,
Article 24 and the other applicable provisions of this Lease, there shall be no fewer than
three (3) passenger elevators serving the Premises on Business Days from 8:00 a.m. to 8:00 p.m.
Tenant shall have the right to close off the elevator doors to the truck elevator located in the
Premises so as to prevent access to the Premises through such doors, provided that Tenant shall not
thereby interfere in any material respect with the functioning of the truck elevator itself.

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                    (b) Tenant shall have the right, in common with others, to use the Building freight elevators
during Freight Business Hours on a first-come, first-served basis, including use in connection with
the construction of the Initial Alterations and for moving into the Premises. Landlord will make
the freight elevator available to Tenant during other than Freight Business Hours, on not less than
24 hours prior request by Tenant (subject to reasonable Building requirements and any prior
reservations made by other tenants and occupants of the Building), and Tenant shall pay Landlord’s
then-current hourly charge therefor as Additional Rent within thirty (30) days after demand. As of
the date hereof, Landlord’ s current charge for freight elevator service during other than Freight
Business Hours is $170 per hour, subject to increase to reflect increases in Landlord’s costs of
providing such service (including the charges for a hoisting engineer, if required). Landlord
shall provide Tenant with up to twenty (20) hours of overtime freight elevator service for the
Initial Alterations and Tenant’s move into the Premises, at Landlord’s expense and without charge
to Tenant.

                    (c) Tenant acknowledges that (i) in addition to the Building freight elevators, there are
so-called truck elevators within the Building, (ii) Landlord has no obligation to operate said
truck elevators at any time, and (iii) if and when Landlord operates said truck elevators, the use
of one (1) or more of same may be dedicated to the exclusive use of another tenant or occupant of
the Building. Landlord agrees that during such times as Landlord is operating one (1) or more of
said truck elevators, Tenant shall have the right, in common with others, to use those truck
elevators that Landlord is so operating and are not dedicated to the exclusive use of another
tenant or occupant of the Building, on a first-come, first-served basis, on not less than 24 hours
prior request by Tenant (subject to reasonable Building requirements and any prior reservations
made by other tenants and occupants of the Building), and Tenant shall pay Landlord’s then-current
hourly charge therefor as Additional Rent within thirty (30) days after demand.

                    Section 10.4 Cleaning and Rubbish Removal. Tenant shall, at Tenant’s
expense, provide cleaning services at the Premises pursuant to reasonable rules and regulations
established by Landlord from time to time, and use a cleaning contractor approved by Landlord,
which approval shall not be unreasonably withheld, subject to the provisions of Section
4.5. Tenant shall, at Tenant’s expense, provide refuse and rubbish removal service at the
Premises at times, and pursuant to regulations, established by Landlord from time to time. Such
services may be provided by Tenant’s own employees, subject to the provisions of Section
4.5.

                    Section 10.5 Water. Landlord shall furnish cold water in such quantities as
are reasonably required for ordinary drinking, lavatory, pantry, shower and cleaning purposes to
the Premises, without additional charge to Tenant except as follows. If Tenant uses materially
greater quantities of water than that ordinarily required for such purposes by reason of additional
Alterations, then, at Landlord’s option, Landlord may install a water meter and thereby measure
Tenant’s consumption of water for all purposes, and Tenant shall thereupon (a) pay to Landlord the
cost of any such meters and their installation, (b) at Tenant’s expense, keep any such meters and
any such installation equipment in good working order and repair, and (c) pay to Landlord, as
Additional Rent, as and when billed therefor for water consumed, together with a charge for any
required pumping thereof, all sewer rents, charges or any other taxes, rents, levies or charges
which now or hereafter are assessed, imposed or shall become a lien upon the Premises or the Real
Property pursuant to law, order or regulation made or issued in connection with any such

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metered use, consumption, maintenance or supply of water, water system, or sewage or sewage
connection or system, and in default in making such payment Landlord may pay such charges and
collect the same from Tenant.

                    Section 10.6 No Warranty of Landlord. Landlord does not warrant that any of
the services to be provided by Landlord to Tenant hereunder, or any other services which Landlord
may supply (a) will be adequate for Tenant’s particular purposes or as to any other particular need
of Tenant or (b) will be free from interruption, and Tenant acknowledges that any one or more such
services may be interrupted or suspended by reason of Unavoidable Delays. In addition, Landlord
reserves the right to stop, interrupt or reduce service of the Building Systems by reason of
Unavoidable Delays, or for repairs, additions, alterations, replacements, decorations or
improvements which are, in the judgment of Landlord, necessary to be made, until said repairs,
alterations, replacements or improvements shall have been completed. Any such interruption or
discontinuance of service, or the exercise of such right by Landlord to suspend or interrupt such
service shall not (i) constitute an actual or constructive eviction, or disturbance of Tenant’s use
and possession of the Premises, in whole or in part, (ii) entitle Tenant to any compensation or to
any abatement or diminution of Fixed Rent or Additional Rent, except as expressly provided in this
Lease, (iii) relieve Tenant from any of its obligations under this Lease, or (iv) impose any
responsibility or liability upon Landlord or its agents by reason of inconvenience or annoyance to
Tenant, or injury to or interruption of Tenant’s business, or otherwise. Subject to the preceding
sentence, Landlord shall use reasonable efforts to minimize interference with Tenant’s access to
and use and occupancy of the Premises in making any repairs, alterations, additions, replacements,
decorations or improvements; provided, however, that Landlord shall have no
obligation to employ contractors or labor at overtime or other premium pay rates or to incur any
other overtime costs or additional expenses whatsoever, except as provided in Section 6.3.
Landlord shall not be required to furnish any services except as expressly provided in this
Article 10.

                    Section 10.7 Riser Space. Landlord will make available to Tenant, without
additional charge, riser and lateral space sufficient to accommodate (a) Tenant’s conduits running
from the Meet-Me-Room (as defined in Section 10.8 below) to the Premises, (b) Tenant’s conduits
running from the Premises to the Antenna Equipment pursuant to Section 10.10(a), and (c)
Tenant’s conduits running from two (2) separate points of entry into the Building (which points of
entry Landlord shall make available for Tenant’s use) to the Premises, for copper wiring only in
connection with Tenant’s telecommunication needs. In addition, if, and to the extent, there is an
“Occupancy Period” pursuant to the provisions of Section 10.8(d) below, and the Occupancy
Period ends prior to the last day of the Term, or if the Operator ceases to operate the
Meet-Me-Room and Landlord does not provide the services to be provided to Tenant in the
Meet-Me-Room (as more particularly described in Subsection 10.8(d)), then on or prior to
the last day of the Occupancy Period, or, if there is no Occupancy Period, on the date, subject to
Unavoidable Delays, neither the Operator nor Landlord provides the services to be provided to
Tenant in the Meet-Me-Room (as more particularly described in Subsection 10.8(d)), Landlord
will immediately make available to Tenant, without additional charge, two (2) separate points of
entry into the Building in order for Tenant to obtain its telecommunications and data services (in
addition to the telecommunications services described in clause (c) above), and riser and lateral
space sufficient to accommodate Tenant’s telecommunication requirements from the basement of the
Building to the Premises. Landlord will cooperate with Tenant in order to make

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available the most practicable existing direct pathways for such conduits, taking into account the rights of
other tenants and occupants of the Building in the common areas of the Building and the common
shafts and risers, and the Building construction rules and regulations with respect to such
installations, provided that in no event shall any core drilling be required for such pathways. If
Tenant requires additional riser space, then upon request by Tenant, subject to availability of
riser space in the Building, as determined by Landlord in its reasonable discretion, Landlord will
make available riser space at Landlord’s then-current rate for riser space in the Building, which
rate is currently an annual charge of $10.00 per lineal foot. All work in connection with the
installation of such conduits, including core drilling, if required, shall be performed by Tenant
at Tenant’s expense, including the cost of a fire watch and related supervisory costs relating to
any core drilling, which shall be performed in such a manner and at such times as Landlord shall
reasonably prescribe. Landlord shall make available to Tenant reasonable access within the
Building’s core for purposes of such installation work. In addition, if Tenant requests, Landlord
will provide a location in the basement of the Building for Tenant to install, at its sole cost and
expense, pursuant to the applicable provisions of this Lease, a ground conductor connecting to the
Premises.

                    Section 10.8 Meet-Me-Room. (a) An Affiliate of Landlord (such Entity, and
any successor thereto, the “Operator”) has constructed a carrier-neutral cross-connect
facility (sometimes referred to as a “meet-me-room”) to be available for use by Tenant, Landlord,
other tenants and occupants of the Building, and telecommunications service providers to the
Building (the “Meet-Me-Room”). Tenant agrees to license from the Operator space for the
installation of a single dedicated cabinet, and to make interconnections to Tenant’s
telecommunications service providers in the Building through the Meet-Me-Room, at the Operator’s
(or, if there is no Operator, Landlord’s) then current monthly charge for such space as Additional
Rent, commencing on the date Tenant or any Tenant Party first occupies any portion of the Premises
for the conduct of business, and on the first day of each calendar month during the Term
thereafter. If the date on which Tenant or any Tenant Party first occupies any portion of the
Premises for the conduct of business occurs on a date other than the first (1st) day of
a calendar month, such monthly charge for such calendar month shall be prorated on a daily basis
for the period from such date to the last day of such month, based on the number of calendar days
in such calendar month. As of the date hereof, the Operator’s monthly charge for such space (i.e.,
the monthly charge per single dedicated cabinet; the “Cabinet Fee”) is $1,200.00 which
Tenant shall continue to pay until it is notified from time to time of any increases therein.
There shall be a separate charge for cross-connects installed by or on behalf of Tenant in the
Meet-Me-Room, at Landlord’s or the Operator’s then-current charge therefor, as Additional Rent
within thirty (30) days after demand therefor. Landlord shall provide one (1) twenty-ampere
electrical circuit, at 110 or 220 volts, to Tenant for use in the Meet-Me-Room, without additional
charge to Tenant. Except as set forth in this Section 10.8, Tenant shall not be required
to pay any other costs or charges with respect to the Meet-Me-Room and Tenant’s use and occupancy
thereof. Notwithstanding anything in this subsection (a) to the contrary, provided Tenant
continuously licenses and uses at least one (1) single dedicated cabinet (as opposed to licensing a
cage, suite or other area as contemplated in subsection (c) below in lieu of licensing a
single dedicated cabinet either for the remainder of the Term or for less than the remainder of the
Term and then re-licensing a single dedicated cabinet), the Cabinet Fee payable by Tenant during
any calendar year shall not be greater than 105% of the Cabinet Fee payable by Tenant as of the
last day of the immediately preceding calendar year (such maximum Cabinet Fee being herein referred
to as the

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“Maximum Cabinet Fee”), Landlord and Tenant agreeing that regardless of when the Term
commences and Tenant actually commences paying a Cabinet Fee, the Maximum Cabinet Fee payable by
Tenant for the 2004 calendar year shall be $1,260.00 per month, the Maximum Cabinet Fee payable by
Tenant for the 2005 calendar year shall be $1,323.00 per month, and the Maximum Cabinet Fee payable
by Tenant for the 2006 calendar year shall be $1,389.15 per month.

                    (b) Tenant acknowledges that other tenants and occupants of the Building may have similar
rights to use the Meet-Me-Room. In no event shall Tenant or any Tenant Party cause any
interference with or damage to the Meet-Me-Room or any property of others located therein. At
Landlord’s election, Landlord may also require that (i) all installations of equipment,
connections, cages, cabinets, wiring and other items to be installed on behalf of Tenant in the
Meet-Me-Room shall be installed by Landlord or its designated contractors, and (ii) all users of
the Meet-Me-Room shall use standard specifications for all wiring, cabling and connecting lines to
be installed therein. If Landlord imposes the foregoing requirements, it shall use all
commercially reasonable efforts to impose substantially the same requirements on all other users of
the Meet-Me-Room (other than Landlord and its Affiliates). Tenant shall cooperate in keeping the
Meet-Me-Room locked and in restricting access to the Meet-Me-Room to employees, contractors and
other persons who need access in order to facilitate such interconnections. Landlord also shall
have the right, in Landlord’s sole discretion, to enforce such other security measures and
installation guidelines as Landlord deems appropriate. However, except to the extent resulting
from the negligence or willful misconduct of Landlord or any Landlord Party, Landlord shall have no
liability to Tenant for any damage or interference caused by any Person to Tenant or any Tenant’s
Property in the Meet-Me-Room.

                    (c) If, and for so long as, Tenant is licensing space in the Meet-Me-Room or in any other
portion of the Building dedicated to cross-connect telecommunications facilities for a cage, suite
or other area in connection with Tenant’s telecommunications services, and as a result of Tenant
licensing such cage, suite or other area Tenant is not using any cabinets, then in lieu of being
obligated to license a single dedicated cabinet and pay the then current monthly Cabinet Fee
therefor, Tenant shall be obligated under this Section 10.8 to license such cage, suite or
other area and pay the greater of then current monthly charge therefor and the then current monthly
Cabinet Fee that would be payable by Tenant for a single dedicated cabinet (without taking into
account the Maximum Cabinet Fee), and the provisions of this Section 10.8 shall be deemed
revised accordingly.

                    (d) In the event that the Operator ceases to operate the Meet-Me-Room for any reason
whatsoever, then, to the extent Landlord is not legally prevented from doing so, and so long as no
Material Default shall then be continuing:

                    (i) For a period of not less than ninety (90) days following the date the Operator
ceases to operate the Meet-Me-Room (the “Occupancy Period”), Landlord will provide
the services required to be provided to Tenant in the Meet-Me-Room in accordance with
industry custom and practice and the terms and conditions of Tenant’s license agreement with
the Operator, provided that Landlord shall not be (A) liable for any previous default of the
Operator under the applicable license agreement unless such previous default created or
resulted in a condition that continues to exist following

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Landlord’s coming into possession of the Meet-Me-Room, in which event Landlord shall be
obligated to cure such condition to the extent it adversely affects Tenant’s use,
possession, enjoyment or occupancy of the Meet-Me-Room, and (B) in all events, Landlord
shall have no liability to Tenant for any offsets, credits, prepaid license fees (unless
actually received by Landlord) or any other financial obligations of any kind whatsoever in
connection with the Meet-Me-Room; and

                    (ii) During the Occupancy Period, Landlord will not evict Tenant or otherwise disturb
Tenant’s use, possession, occupancy and enjoyment of the Meet-Me-Room in accordance with the
provisions of this Agreement.

                    (e) On or before the last day of the Occupancy Period, Tenant shall vacate and surrender
possession of its space in the Meet-Me-Room to Owner, and shall remove all of its interconnections
and other installations from the Meet-Me-Room as provided in Section 10.(f); except that if
the last day of the Occupancy Period occurs during the last year of the Term, and Tenant can
operate its telecommunications in the Meet-Me-Room without the Operator, Landlord or any other
person providing the services described in this Section 10.8, then Tenant, at no charge,
may continue to use such equipment for the balance of the Term, in which event Tenant’s obligations
under this Subsection (e) shall be suspended until the end of the Term.

                    (f) The privileges granted Tenant under this Section 10.8 merely constitute a license,
shall not be deemed to grant Tenant a leasehold or other real property interest in the Meet-Me-Room
or any portion thereof, shall continue until and automatically terminate and expire upon the
expiration or earlier termination of this Lease, and the termination of such license shall be
self-operative and no further instrument shall be required to effect such termination. On the
Expiration Date or sooner termination of the Term, Tenant shall promptly remove, at Tenant’s
expense, all cable, wiring, connecting lines, and other installations, equipment and property
installed or placed by or for Tenant in the Meet-Me-Room.

                    (g) During such portion of the Term that Tenant is permitted to use the Meet-Me-Room pursuant
to this Article 10, Landlord shall make emergency electric power service available to the
Meet-Me-Room from the Building emergency electric generator system (the “Building
Generator”); provided, however, that Landlord shall not be liable in any way to
Tenant for any delay, interruption, failure, variation or defect in or with regard to the Building
Generator or emergency electric power, and in no event shall Landlord be liable to Tenant for
special, indirect or consequential damages which may result from any such delay, interruption,
failure, variation or defect. In addition, during such time that the Operator is operating the
Meet-Me-Room, Landlord shall not be liable in any way to Tenant for any delay, interruption,
failure, variation or defect in or with regard to the services to be provided to Tenant in or by
the Meet-Me-Room, and in no event shall Landlord be liable to Tenant for any damages (e.g.,
special, indirect, consequential or otherwise) which may result from any such delay, interruption,
failure, variation or defect.

                    Section 10.9 Building Emergency Generator

                    (a) At Tenant’s option, subject to the availability of emergency generator capacity in the
Building from time to time, as determined by Landlord, Landlord shall make up to 400

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amperes of 460/480-volt, 3 phase, 4 wire emergency electric power service (“EPS”)
available to Tenant for use in the Premises from the Building Generator, for a minimum term (the
“EPS Term”), measured from the date Tenant connects to the Transfer Switch (defined below),
equal to the lesser of five (5) years or the then-remaining Term of this Lease, as provided in this
Section 10.9. Landlord shall reserve not less than 400 amperes of EPS capacity for
Tenant’s use for a period of sixty (60) days after the Commencement Date, but shall have no
obligation to reserve EPS capacity for Tenant thereafter. If Tenant so elects, Tenant shall notify
Landlord, and if (subject to the immediately preceding sentence) sufficient EPS capacity is then
available, Landlord shall install, at Tenant’s expense (i) an automatic transfer switch (the
“Transfer Switch”), in the Premises at a location to be designated by Landlord and
reasonably satisfactory to Tenant, sufficient to supply the requested amperage of EPS at 460/480
volts, 3 phase, 4 wire, to the Premises at connection points dedicated exclusively to Tenant (such
requested amperage being herein referred to as the “Requested Amperage”), and (ii) a
connection from the Building Generator to the Transfer Switch. Landlord shall make the EPS
capacity so provided to Tenant available for the entire EPS Term. Tenant shall have the right to
terminate its obligation to receive EPS from Landlord at any time after the expiration of the EPS
Term, on not less than ninety (90) days prior notice to Landlord. Subject to Tenant’s right to so
terminate its obligation to receive EPS from Landlord, and subject to the other applicable
provisions of this Lease, if Tenant elects to receive EPS, then during the EPS the amperage to
which Tenant shall be entitled shall not be reduced below the Requested Amperage without Tenant’s
prior written consent.

                    (b) Tenant shall pay Landlord for EPS as follows:

                    (i) Tenant shall pay all actual costs and expenses incurred by Landlord in making EPS
available to the Premises, including the costs to furnish and install the Transfer Switch
and all cabling and other devices necessary to connect the Building Generator to the
Transfer Switch, within thirty (30) days after demand by Landlord; and

                    (ii) Tenant shall pay an annual fee (the “EPS Fee”) set forth in subsection (c)
below during the EPS Term, irrespective of whether or not emergency power is ever required
or used by Tenant. The EPS Fee shall be payable by Tenant to Landlord as Additional Rent in
advance in equal monthly installments on the first day of each month during the EPS Term.

                    (c) The EPS Fee shall be $150 per year for each ampere of the Requested Amperage. At
Landlord’s option, Landlord may bill Tenant for the EPS Fee other than on a monthly basis, provided
that Landlord may not so bill Tenant more frequently than monthly. Tenant’s liability for the EPS
Fee (including all increases therein) shall survive the expiration or sooner termination of the
Term.

                    (d) Landlord shall supply EPS to Tenant only if there is an interruption or failure in the
supply of electric current to the Premises, and under no other circumstances. Tenant shall be
responsible for the payment of any occupancy tax, or any other tax (other than Landlord’s income
tax) imposed upon the Additional Rent paid by Tenant pursuant to this Section 10.9.

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                    (e) Tenant shall not transfer or assign the right to receive EPS service except in connection
with an assignment of this Lease consented to by Landlord as and to the extent required under
Article 14, and under no circumstances shall this right be transferred or assigned to any
party who is not a tenant under this Lease. Tenant acknowledges that the Building Generator (and
any replacement or substitute therefor), and all connections thereto, are and shall remain the sole
property of Landlord and may not be removed by Tenant.

                    (f) Landlord shall have the right, in Landlord’s sole discretion and at Landlord’s expense, at
any time and from time to time during the EPS Term, upon not less than thirty (30) days prior
written notice to Tenant, to relocate any of the generators comprising the Building Generator
system to other areas of the Building, or to substitute different or additional generators for
those comprising the Building Generator system as of the date hereof. Tenant shall cooperate with
Landlord to effectuate any such relocation or substitution affecting the Building Generator system.

                    (g) Upon and subject to the provisions of this Lease, Landlord shall maintain and repair the
Building Generator in good working order throughout the EPS Term, and shall maintain such service
contracts and take such other actions as may be necessary in Landlord’s sole judgment to keep the
Building Generator in good working order; provided, however, that Landlord shall
not be liable in any way to Tenant for any delay, interruption, failure, variation or defect in or
with regard to the Building Generator or EPS, and in no event shall Landlord be liable to Tenant
for special, indirect or consequential damages which may result from any such delay, interruption,
failure, variation or defect. Landlord will not contract to supply EPS to any Person that would
cause the total contractual commitments for EPS capacity in the Building to exceed the capacity of
the Building Generator. At Tenant’s request, Landlord will conduct tests of the Building
Generator, but not more frequently than quarterly.

                    Section 10.10 Antenna Equipment and Roof Space

                    (a) (i) From and after the date (the “Roof Space Commencement Date”) that Tenant
notifies Landlord that Tenant desires “Roof Space for the Antenna Equipment,” through the Roof
Space Expiration Date (as hereinafter defined), Landlord shall grant to Tenant, for Tenant’s own
use and not for resale purposes, a license of such area or areas as are reasonably required by
Tenant on the roof of the Building (the “Roof Space”), but not to exceed twenty-five (25)
square feet in the aggregate, for the construction, installation, operation, maintenance, repair
and use by Tenant of one or more communications whip antennae or satellite dishes, and the masts
therefor, none of which shall exceed ten feet (10’) in overall height from the surface of the roof,
and which satellite dishes shall not exceed one (1) meter in diameter, for use in conjunction with
Tenant’s equipment and facilities in the Premises, together with related cabling, electricity,
supply and return lines and the conduits therefor, mountings and supports for the foregoing
(collectively, the “Antenna Equipment”), at locations designated by Landlord. (If as a
result in changes in technology, Tenant wants to substitute for such whip antenna or satellite
dish, other forms of communication receiving and transmitting equipment that are then being used in
other buildings in the vicinity of the Building, Tenant may do so with Landlord’s prior written
consent which consent shall not be unreasonably withheld or delayed). In connection therewith,
Landlord shall make available to Tenant reasonable access to the roof for such construction,
installation, operation, maintenance, repair and use. If any of the Antenna Equipment generates

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noise likely, in Landlord’s reasonable judgment, to disturb other tenants or occupants of the
Building, then Tenant shall install sound attenuated acoustic enclosures satisfactory to Landlord
designed to eliminate such noise or reduce such noise to acceptable levels. If Tenant requires
riser and lateral space for conduit connecting the Premises to the Antenna Equipment, Landlord
shall make available to Tenant, for Tenant’s use solely in connection with the Antenna Equipment,
at a location or locations determined by Landlord in its sole judgment, riser and lateral space
sufficient for the installation, at Tenant’s expense, of cabling and electricity, supply and return
lines reasonably required for the operation of the Antenna Equipment. References herein to the
Antenna Equipment shall be deemed to include such riser and lateral and any conduit therein.

                         (ii) For the purposes of this Article, “Roof Space Expiration Date”) shall mean the
earlier of (x) the last day of the Term, and (y) the later of (A) the date on which Tenant removes
the Antenna Equipment (including all such cabling and electricity, supply and return lines, and the
conduits and risers therefor) from the Roof Space and all other portions of the Building and
repairs all damage to the Roof Space and other portions of the Building caused by such removal, and
(B) the date on which Landlord receives notice of such removal and repairs (if any).

                    (b) All of the provisions of this Lease shall apply to the installation, use and maintenance
of the Antenna Equipment, including all provisions relating to compliance with Laws (including all
FCC rules and regulations), insurance, indemnity, repairs and maintenance. In furtherance of the
foregoing, the installation of the Antenna Equipment shall constitute an Alteration and shall be
performed by Tenant at Tenant’s expense (including any costs and expenses in connection with
reinforcing the roof of the Building, if required) in accordance with and subject to the provisions
of Article 4. The Antenna Equipment shall be treated for all purposes of this Lease as
Tenant’s Property.

                    (c) Tenant shall not directly or indirectly, by operation of law, or otherwise, assign or
otherwise transfer the license granted under this Section 10.10 or the right to use the
Antenna Equipment, or underlet, sublet, or sublicense, such license or any of such rights, or any
portion of the Roof Space. Tenant acknowledges and agrees that such license and rights, are
granted exclusively for the enjoyment of the Tenant, and for no other persons or entities and only
during such time as such Tenant is the tenant under this Lease and occupies the entire Premises.
Under no circumstances may Tenant charge for the use of the Antenna Equipment. Notwithstanding
anything contained in this to the contrary, if pursuant to, and in accordance with, Article
14 of this Lease, (i) this Lease is assigned, then such assignment shall include this Article,
or (ii) if the entire Premises is sublet, then Tenant may sublet the Roof Space to, and permit the
Antenna Equipment to be used by, the subtenant.

                    (d) From and after the date which is thirty (30) days after the date on which Tenant notifies
Landlord that Tenant desires “Roof Space for the Antenna Equipment,” through the Roof Space
Expiration Date, Tenant shall pay a license fee to Landlord for the Roof Space, as Additional Rent
in advance on the first day of each month during the Term, the amount of Two Hundred Fifty and
00/100 Dollars ($250.00) per month (the “Antenna Fee”), subject to increase pursuant to
Section 10.10(e).

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                    (e) For purposes of this Lease, (i) the term “CPI” means the Consumer Price Index for
All Urban Consumers, New York, N.Y. - Northeastern, N.J., 1982-84=100; provided,
however, that if the CPI or any successor index shall cease to be published, Landlord shall
substitute therefor such other comparable index as Landlord shall reasonably determine, and (ii)
the term “CPI Fraction” means, as of each January 1st during the Term (an “Adjustment
Date”), a fraction (A) the numerator of which is the sum of (1) the CPI in effect on the
immediately previous Adjustment Date (the “Base Index”) plus (2) the amount by which the
CPI in effect on the Adjustment Date exceeds the Base Index, and (B) the denominator of which is
the Base Index. If, as of each Adjustment Date, the CPI then in effect is greater than the Base
Index, then the Antenna Fee shall be increased as of such Adjustment Date to an amount equal to the
product of (a) the Antenna Fee then in effect for the immediately previous calendar year,
multiplied by (b) the CPI Fraction. In no event shall the Antenna Fee ever be reduced pursuant to
this Section 10.10(e).

                    (f) Landlord retains the right to use the portions of the Building’s roofs adjacent to the
Roof Space, or the area above the Roof Space, for any purpose whatsoever, provided such use shall
not unreasonably interfere with the functioning of the Antenna Equipment. Tenant shall use and
operate the Antenna Equipment so as not to cause any interference with Landlord’s use of the roof,
or damage to or interference with the operation of the Building or the Building Systems, or
interference with any equipment installed by Landlord or any other tenant in the Building. If the
Antenna Equipment interferes with Landlord’s use of the roof, or any equipment installed by
Landlord or any tenant in the Building, or interferes with the operation of the Building or the
Building Systems, or if Landlord shall reasonably determine that the operation of the Antenna
Equipment (i) may cause a health hazard or danger to property, or (ii) may not be in accordance
with governmental or quasi-governmental standards for non-ionizing radiation for occupational or
general public health levels, then Tenant, at its expense, shall take all steps necessary to
eliminate such interference or condition, and if Tenant shall fail to eliminate such interference
or condition, Tenant shall relocate the Antenna Equipment to another area on the roof of the
Building designated by Landlord in writing, in which event such other designated area shall become
the “Roof Space,” and within thirty (30) days after such designation, Tenant, at its sole cost and
expense, shall relocate the Antenna Equipment to the new Roof Space and shall repair all damage to
any portion of the Building caused by such relocation. In the event Tenant fails, within thirty
(30) days after such designation, to relocate or remove the Antenna Equipment, Landlord may do so,
and Tenant shall promptly reimburse Landlord for all costs and expenses reasonably incurred by
Landlord in connection therewith.

                    (g) In addition to Landlord’s rights under subsection (f) above, Landlord may at its option,
at any time during the Term upon not less than thirty (30) days prior notice to Tenant (except in
the event of an emergency) relocate the Antenna Equipment to another area on the roof designated by
Landlord (in which event such other designated area shall become the “Roof Space”), provided that
such relocation of the Antenna Equipment does not cause the operation thereof to be interrupted or
impaired, other than temporarily, and except as set forth in Section 10.10(f), such
relocation shall be performed at Landlord’s expense. Landlord shall use reasonable efforts to
minimize the duration of such interruption, provided that Landlord shall have no obligation to
employ contractors or labor at overtime or other premium pay rates or to incur any other overtime
costs or additional expenses whatsoever, unless Tenant shall first pay Landlord’s reasonable
estimate of all incremental cost increases to do so. In such event Tenant

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shall pay, as Additional Rent upon presentation of appropriate invoices, all additional costs
incurred by Landlord in connection therewith.

                    (h) Landlord shall not have any obligations with respect to the Antenna Equipment or
compliance with any Laws (including the obtaining of any required permits or licenses, or the
maintenance thereof) relating thereto, nor shall Landlord be responsible for any damage that may be
caused to Tenant or the Antenna Equipment. Landlord makes no representation that the Antenna
Equipment will be able to receive or transmit communication signals without interference or
disturbance (whether or not by reason of the installation or use of similar equipment by others on
the roof) and Tenant agrees that Landlord shall not be liable to Tenant therefor.

                    (i) Tenant shall (i) be solely responsible for any damage caused as a result of the use of the
Antenna Equipment by Tenant or any Tenant Party, (ii) promptly pay any tax, license, permit or
other fees or charges imposed pursuant to any Laws relating to the installation, maintenance or use
of the Antenna Equipment, and (iii) promptly and diligently perform all necessary repairs or
replacements to, or maintenance of, the Antenna Equipment, provided, however, that if Tenant’s
failure after thirty (30) days’ notice from Landlord to so repair, replace or maintain the Antenna
Equipment jeopardizes in any way Landlord’s or any other tenant’s property located on the roof or
within the Building, Landlord may, at Landlord’s option, elect to perform such repairs,
replacements or maintenance at Tenant’s expense. Landlord shall give Tenant thirty (30) days’
prior notice of its election to perform such repairs, except in an emergency.

                    (j) The privileges granted Tenant under this Section 10.10 merely constitute a license
and shall not, now or at any time after the installation of the Antenna Equipment, be deemed to
grant Tenant a leasehold or other real property interest in the Building or any portion thereof,
including the Building’s roofs. The license granted to Tenant in this Section 10.10 shall
continue until and automatically terminate and expire upon the Roof Space Expiration Date and the
termination of such license shall be self-operative and no further instrument shall be required to
effect such termination. Upon request by Landlord following the Roof Space Expiration Date and the
expiration of the license granted to Tenant in this Section 10.10, Tenant, at Tenant’s
expense, shall promptly execute and deliver to Landlord, in recordable form, any certificate or
other document reasonably required by Landlord confirming the termination of Tenant’s right to use
the roof of the Building.

     ARTICLE 11. Insurance

                    Section 11.1 Tenant, at its expense, shall obtain and keep in full force and effect a policy
of commercial general liability insurance, including premises operations and contractual liability
under which the insurer agrees to insure Tenant’s obligations under Article 28, under which
Tenant is named as the insured and Landlord, Landlord’s asset manager, Landlord’s managing agent
for the Building, and any Superior Lessors and any Mortgagees (whose names shall have been
furnished to Tenant) are named as additional insureds, which insurance shall provide primary
coverage without contribution from any other insurance carried by or for the benefit of Landlord,
Landlord’s managing agent or any Superior Lessors or Mortgagees named as additional insureds.
Tenant’s primary commercial general liability policy shall contain a

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provision that the policy shall be noncancellable unless ten (10) days’ written notice shall
have been given to Landlord and Landlord shall similarly receive ten (10) days’ notice of any
material change in coverage. The minimum limits of liability (which may include umbrella coverage)
shall be a combined single limit with respect to each occurrence in an amount of not less than
$5,000,000 general aggregate limit; provided, however, that Landlord shall retain
the right to require Tenant to increase said coverage to that amount of insurance which in
Landlord’s reasonable judgment is then being customarily required by prudent landlords of
comparable buildings in the City of New York, and provided further that Landlord shall require
similar increases of other tenants of space in the Building comparable to the Premises, to the
extent Landlord shall then have the right to do so under applicable leases. Tenant shall also
obtain and keep in full force and effect during the Term (a) insurance against loss or damage by
fire, and such other risks and hazards as are insurable under then available standard forms of “all
risk” insurance policies with extended coverage (including theft, sprinkler leakage and boiler and
machinery, if applicable) at full replacement value, to Tenant’s Property and Alterations for the
full insurable value thereof or on a replacement cost basis; (b) Workers’ Compensation Insurance,
as required by law; (c) New York Disability Benefits Law Policy; (d) liquor liability coverage, if
alcohol is served or permitted on the Premises, and (e) such other insurance in such amounts as
Landlord, any Mortgagee or Superior Lessor may reasonably require from time to time, based upon
insurance standards then customarily imposed upon other commercial office tenants in Manhattan.
All insurance required to be carried by Tenant pursuant to the terms of this Lease shall be
effected under valid and enforceable policies issued by reputable and independent insurers
permitted to do business in the State of New York, and rated in Best’s Insurance Guide, or any
successor thereto (or if there be none, an organization having a national reputation) as having a
Best’s Rating” of “A-” and a “Financial Size Category” of at least “IX” or if such ratings are not
then in effect, the equivalent thereof. Tenant shall have the right to insure and maintain the
insurance coverages set forth in this Section 11.1 under blanket insurance policies
covering other premises occupied or owned by Tenant and Tenant’s Affiliates, so long as such
blanket policies comply as to terms and amounts with the insurance provisions set forth in this
Lease without co-insurance, and provided that upon request, Tenant shall deliver to Landlord a
certificate of Tenant’s insurer evidencing such coverage, and provided further that such blanket
policies contain an endorsement (i) naming Landlord (and the above-mentioned other Persons) as
additional insureds, (ii) specifically referencing the Premises, and (iii) guaranteeing a minimum
limit available for the Premises equal to the limits of liability required under this Lease.

                    Section 11.2 (a) Landlord and Tenant hereby waive any and all rights of recovery against the
other, and against any Landlord Party or Tenant Party, as the case may be, for loss of or damage to
the property of the waiving party to the extent such loss or damage would be covered under a
comprehensive “all risk” insurance policy with extended coverage at full replacement value insuring
Tenant’s Property and Alterations or Landlord’s interest in the Building, as the case may be. In
addition, the parties hereto shall procure an appropriate clause in, or endorsement on, any fire or
extended coverage insurance covering the Premises, the Building and personal property, fixtures and
equipment located thereon or therein, pursuant to which the insurance companies waive subrogation
or consent to a waiver of right of recovery and subject to obtaining such clauses or endorsements
of waiver of subrogation or consent to a waiver of right of recovery, hereby agree not to make any
claim against or seek to recover from the other for any loss or damage to its property or the
property of others resulting from fire or

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other hazards covered by such fire and extended coverage insurance. Tenant acknowledges that Landlord shall not carry insurance on and shall not be responsible for damage to Alterations
or Tenant’s Property, and that Landlord shall not carry insurance against, or be responsible for
any loss suffered by Tenant due to, interruption of Tenant’s business.

                    (b) Landlord and Tenant each hereby releases the other (and the respective Landlord Parties
and Tenant Parties, as the case may be) with respect to any claim (including a claim for
negligence) that it might otherwise have against the other party for loss, damages or destruction
of the type that would be covered under a comprehensive “all risk” insurance policy with extended
coverage; i.e., in the case of Landlord, as to the Building, and, in the case of Tenant, as to
Tenant’s Property and Alterations (including rental value or business interruption, as the case may
be) occurring during the Term.

                    (c) For so long as 111 Chelsea Commerce LP (“Current Landlord”) shall remain the owner
of the Building, Current Landlord agrees to maintain (i) insurance against loss or damage to the
Building by fire and such other risks and hazards as are insurable and available at commercially
reasonable rates under then available forms of “all risk” insurance policies with extended
coverage, and (ii) a policy of commercial general liability insurance with minimum limits of
liability in amounts comparable to insurance maintained by other prudent landlords of comparable
buildings in the City of New York.

                    Section 11.3 On or prior to the Commencement Date, Tenant shall deliver to Landlord
appropriate certificates of insurance required to be carried by Tenant pursuant to this Article
11, including evidence of waivers of subrogation required pursuant to Section 11.2.
Evidence of each renewal or replacement of a policy shall be delivered by Tenant to Landlord at
least twenty (20) days prior to the expiration of such policy.

     ARTICLE 12. Destruction of the Premises; Property Loss or Damage

                    Section 12.1 (a) If the Premises are damaged by fire or other casualty, or if the Building is
so damaged that Tenant shall be deprived of reasonable access to the Premises or use of the
Premises, Tenant shall give prompt notice thereof to Landlord, and the damage (i) to the Building
shall be repaired by and at the expense of Landlord so that access to the Premises shall be
substantially the same as prior to the damage, and (ii) to the Premises shall be repaired (A) by
Landlord as to the core, shell, floor slab, roof, windows, curtain wall and other structural
elements of the Building located in the Premises, and the Building Systems to the point of delivery
to the Premises (the “Base Building Restoration”), and (B) by Tenant as to all other
elements of the Premises, including Alterations and Tenant’s Property. Commencing on the date of
such fire or other casualty, Fixed Rent and Additional Rent shall be reduced in the proportion that
the area of the part of the Premises that is neither usable nor used by Tenant bears to the total
Premises Area (provided, however, that in the event that the Premises shall be so
damaged so as not to be usable or accessible and Tenant is unable to conduct its business in the
remaining portion of the Premises, then Fixed Rent and Additional Rent shall be entirely abated),
until the earlier to occur of (1) one hundred fifty (150) days after the date the Base Building
Restoration shall be Substantially Completed, or (2) the date Tenant or any Tenant Party shall
resume occupancy of the Premises for the conduct of its business. Landlord shall have no
obligation to repair any damage to, or to replace, any Alterations or Tenant’s Property.

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                    Section 12.2 Notwithstanding anything to the contrary set forth in Section 12.1, if
(a) the Premises are totally damaged or are rendered wholly untenantable, or (b) the Building shall
be so damaged or destroyed by fire or other casualty (whether or not the Premises are damaged or
destroyed) such that (i) the cost of restoration would require the expenditure of more than
thirty-five (35%) percent of the full insurable value of the Building immediately prior to the
casualty, and (ii) as a result thereof, Landlord shall have terminated the leases of tenants
occupying not less than thirty-five percent (35%) of the floor area of the portion of the Building
extending twelve (12) full column bays west from Eighth Avenue, and from the ground floor to the
roof, then in such event, Landlord may, not later than sixty (60) days following the date of the
damage, give Tenant a notice in writing terminating this Lease. If this Lease is so terminated,
the Term shall expire upon the tenth (10th) day after such notice is given, and Tenant shall vacate
and surrender the Premises to Landlord as soon as reasonably practicable thereafter. Upon the
termination of this Lease under the conditions provided for in this Section 12.2, Tenant’s
liability for Fixed Rent and Additional Rent shall cease as of the date of such fire or other
casualty, and Landlord shall refund to Tenant the Security Deposit and any prepaid portion of Fixed
Rent or Additional Rent for any period after such date.

                    Section 12.3 (a) If the Premises are damaged by fire or other casualty and are rendered
wholly untenantable thereby, or if the Building shall be so damaged that Tenant shall be deprived
of reasonable access to the Premises, and if Landlord shall not have terminated this Lease pursuant
to Section 12.2, Landlord shall, within sixty (60) days following the date of the damage,
cause a contractor or architect selected by Landlord to give notice (the “Restoration
Notice”) to Tenant of the date by which such contractor or architect believes the restoration
of the Premises shall be Substantially Completed. If the Restoration Notice shall indicate that
the restoration shall not be substantially completed within twelve (12) months following the date
of such damage or destruction, Tenant shall have the right to terminate this Lease by giving
written notice (the “Termination Notice”) to Landlord not later than forty-five (45) days
following receipt of the Restoration Notice. If Tenant gives a Termination Notice, this Lease
shall be deemed cancelled and terminated as of the date of the giving of the Termination Notice as
if such date were the Expiration Date, and Fixed Rent and Additional Rent shall be apportioned and
shall be paid or refunded, as the case may be up to and including the date of such damage or
destruction. Notwithstanding anything set forth to the contrary in this Article 12, in the
event that a fire or other casualty rendering the Premises wholly untenantable, or that causes
substantial damage to the Premises or prevents access thereto, shall occur during the final
eighteen (18) months of the Term, either Landlord or Tenant may terminate this Lease by giving the
other party a Termination Notice as set forth herein.

                    (b) If Tenant shall either have had the right to give a Termination Notice pursuant to
Section 12.3(a), but shall not have done so, or shall not have had the right to
give a Termination Notice pursuant to Section 12.3(a), and in either case Landlord shall
fail to Substantially Complete the Base Building Restoration within twelve (12) months following
the date of such damage or destruction, then Tenant shall again have the right to terminate this
Lease by giving a Termination Notice, and unless Landlord Substantially Completes the Base Building
Restoration within thirty (30) days following the giving of such Termination Notice, this Lease
shall be deemed canceled and terminated as set forth in this Section 12.3.

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                    Section 12.4 This Article 12 constitutes an express agreement governing any case of
damage or destruction of the Premises or the Building by fire or other casualty, and Section 227 of
the Real Property Law of the State of New York, which provides for such contingency in the absence
of an express agreement, and any other law of like nature and purpose now or hereafter in force
shall have no application in any such case. The provisions of this Article 12 shall
survive the Expiration Date or sooner termination of the Term.

     ARTICLE 13. Eminent Domain

                    Section 13.1 (a) If (i) all of the floor area of the Premises, or so much thereof as shall
render the Premises wholly untenantable, shall be acquired or condemned for any public or
quasi-public use or purpose, or (ii) a portion of the Real Property, not including the Premises,
shall be so acquired or condemned, but by reason of such acquisition or condemnation, Tenant no
longer has means of access to the Premises, then this Lease and the Term shall end as of the date
of the vesting of title with the same effect as if that date were the Expiration Date. In the
event of any termination of this Lease and the Term pursuant to the provisions of this Article
13, Fixed Rent and Additional Rent shall be apportioned as of the date of sooner termination
and any prepaid portion of Fixed Rent or Additional Rent for any period after such date shall be
refunded by Landlord to Tenant.

                    (b) If the part of the Real Property so acquired or condemned contains more than ten percent
(10%) of the total Premises Area immediately prior to such acquisition or condemnation, or if, by
reason of such acquisition or condemnation, Tenant no longer has reasonable means of access to the
Premises, Tenant may terminate this Lease by notice to Landlord given within forty-five (45) days
following the date Tenant receives notice of such acquisition or condemnation. If Tenant so
notifies Landlord, this Lease shall terminate and the Term shall end and expire upon the thirtieth
(30th) day following the giving of such notice.

                    Section 13.2 In the event of any such acquisition or condemnation of all or any part of the
Real Property, Landlord shall be entitled to receive the entire award for any such acquisition or
condemnation. Tenant shall have no claim against Landlord or the condemning authority for the
value of any unexpired portion of the Term or any Alterations, and Tenant hereby expressly assigns
to Landlord all of its right in and to any such award. Nothing contained in this Section
13.2 shall be deemed to prevent Tenant from making a separate claim in any condemnation
proceedings for the then value of any Tenant’s Property included in such taking and for any moving
expenses, provided such award shall be made by the condemning authority in addition to, and shall
not result in a reduction of, the award made by it to Landlord.

                    Section 13.3 If only a part of the Real Property shall be so acquired or condemned then,
subject to Section 13.1, this Lease and the Term shall continue in force and effect. If a
part of the Premises shall be so acquired or condemned and this Lease and the Term shall not be
terminated, Landlord, at Landlord’s expense, shall restore that part of the Premises not so
acquired or condemned so as to constitute tenantable Premises. From and after the date of the
vesting of title, Fixed Rent and Additional Rent shall be reduced in the proportion which the area
of the part of the Premises so acquired or condemned bears to the total area of the Premises
immediately prior to such acquisition or condemnation.

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     ARTICLE 14. Assignment and Subletting

          Section 14.1 Except as expressly provided in this Article 14, Tenant, for itself, its
heirs, distributees, executors, administrators, legal representatives, successors and assigns,
expressly covenants that it shall not assign, mortgage, pledge, encumber, or otherwise transfer
this Lease, nor sublet (nor underlet), nor suffer, nor permit the Premises or any part thereof to
be used or occupied by others (whether for desk space, mailing privileges or otherwise), without
the prior written consent of Landlord in each instance, which consent may be withheld in Landlord’s
sole and absolute discretion. If this Lease is assigned, or if the Premises or any part thereof
are sublet or occupied by anybody other than Tenant, or if this Lease or the Premises are
encumbered (whether by operation of law or otherwise) without Landlord’s consent, then Landlord
may, after default by Tenant, collect rent from the assignee, subtenant or occupant, and apply the
net amount collected to Fixed Rent and Additional Rent, but no assignment, subletting, occupancy or
collection shall be deemed a waiver by Landlord of the provisions hereof, the acceptance by
Landlord of the assignee, subtenant or occupant as a tenant, or a release by Landlord of Tenant
from the further performance by Tenant its obligations under this Lease, and Tenant shall remain
fully liable therefor. The consent by Landlord to any assignment or subletting shall not in any
way be construed to relieve Tenant from obtaining the express consent in writing of Landlord, to
the extent required hereunder, to any further assignment or subletting. Except as otherwise
expressly provided herein, in no event shall any permitted subtenant assign or encumber its
sublease or further sublet all or any portion of its sublet space, or otherwise suffer or permit
the sublet space or any part thereof to be used or occupied by others, without Landlord’s prior
written consent in each instance, which consent, will not be unreasonably withheld, subject to the
provisions of Section 14.6. Any assignment, sublease, mortgage, pledge, encumbrance or
transfer in contravention of the provisions of this Article 14 shall be void.

          Section 14.2 If Tenant intends to assign this Lease or sublet all or part of the Premises,
Tenant shall give notice (a “Tenant’s Notice”) thereof to Landlord, setting forth: (a) as
to an assignment of this Lease, the date Tenant desires the assignment to be effective and any
consideration Tenant would receive for such assignment, (b) as to a sublease of all or a part of
the Premises (i) the proposed commencement date (which shall be not less than thirty (30) nor more
than one hundred and eighty (180) days after the giving of Tenant’s Notice) and expiration date of
the sublease, (ii) the rental rate and other material business terms on which Tenant would sublease
such premises, and (iii) a description of the Premises showing the portion to be sublet, (c) a
statement setting forth in reasonable detail the identity of the proposed assignee or subtenant,
the nature of its business and its proposed use of the Premises, (d) current financial information
with respect to the proposed assignee or subtenant, including its most recent financial report, and
(e) a true and complete copy of a term sheet or summary of terms (which need not be legally
binding) agreed to by Tenant and the proposed assignee or subtenant with respect to the proposed
assignment or sublease, and any other agreements relating thereto. Tenant’s Notice shall be deemed
an offer from Tenant to Landlord whereby Landlord (or Landlord’s designee) may, at its option, (A)
sublease such space (the “Leaseback Space”) from Tenant as provided in Section
14.4, or (B) if the proposed transaction is (1) an assignment of this Lease, or (2) a
subletting of eighty percent (80%) or more of the Premises Area for all or substantially all of the
remaining Term, terminate this Lease. The foregoing options may be exercised by Landlord by notice
given to Tenant within thirty (30) days after delivery of

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Tenant’s Notice to Landlord, and during such thirty-day period, Tenant shall not assign this
Lease nor sublet such space to any Person other than Landlord.

          Section 14.3 If Landlord exercises its option to terminate this Lease pursuant to Section
14.2, then this Lease shall terminate and expire on the date that such assignment or sublease
was to be effective or commence, as the case may be, and Fixed Rent and Additional Rent due
hereunder shall be paid and apportioned to such date. In such event, Landlord and Tenant, on
request of either party, shall enter into an amendment of this Lease ratifying and confirming such
termination. Following such termination, Landlord shall be free to and shall have no liability to
Tenant if Landlord should lease the Premises (or any part thereof) to Tenant’s prospective assignee
or subtenant.

          Section 14.4 If Landlord exercises its option to sublet the Leaseback Space, such sublease to
Landlord or its designee (as subtenant) shall be at a rental rate equal to the product of (i) the
rental rate per Rentable Square Foot of rent and additional rent set forth in Tenant’s Notice,
multiplied by (ii) the Rentable Square Foot area of the Leaseback Space, shall be for the same term
as that of the proposed subletting, and such sublease shall:

          (a) be upon such other terms and conditions as are contained in Tenant’s Notice, and be
expressly subject to all of the covenants, agreements, terms, provisions and conditions of this
Lease, except such as are irrelevant or inapplicable, and except as expressly set forth in this
Article 14 to the contrary;

          (b) give the subtenant the unqualified and unrestricted right, without Tenant’s permission, to
assign such sublease or any interest therein and/or to sublet the space covered by such sublease or
any part or parts of such space and to make any and all changes, alterations and improvements in
the space covered by such sublease, and if the proposed sublease will result in all or
substantially all of the Premises being sublet, grant Landlord or its designee the option to extend
the term of such sublease for the balance of the Term less one day;

          (c) provide that any assignee or further subtenant of Landlord or its designee, may, at
Landlord’s option, be permitted to make alterations, decorations and installations in such space or
any part thereof and shall also provide in substance that any such alterations, decorations and
installations in such space therein made by any assignee or subtenant of Landlord or its designee
may be removed, in whole or in part, by such assignee or subtenant, at its option, prior to or upon
the expiration or other termination of such sublease; provided, however, that such
assignee or subtenant shall, at its expense, repair any damage and injury caused by such removal;
and

          (d) provide that (i) the parties to such sublease expressly negate any intention that any
estate created under such sublease be merged with any other estate held by either of said parties,
(ii) any assignment or sublease by Landlord or its designee (as the subtenant) may be for any
purpose or purposes that Landlord, in Landlord’s uncontrolled discretion, shall deem suitable or
appropriate, (iii) Tenant shall, at Tenant’s expense, at all times provide and permit reasonably
appropriate means of ingress to and egress from such space so sublet by Tenant to Landlord or its
designee, (iv) Landlord may, at Tenant’s expense, make such alterations as may be required or
deemed necessary by Landlord to physically separate the subleased space from the balance of

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the Premises and to comply with any Laws or insurance requirements relating to such
separation, and (v) that at the expiration of the term of such sublease, Tenant will accept the
space covered by such sublease in its then existing condition, subject to the obligations of the
subtenant to make such repairs thereto as may be necessary to preserve the premises demised by such
sublease in good order and condition, and provided that Tenant shall have no obligation under this
Lease to restore any Alterations made by or on behalf of such subtenant. Notwithstanding the
foregoing, if such sublease is for a term expiring not less three (3) years prior to the Expiration
Date, Landlord shall restore, or cause to be restored, any Alterations made in the Leaseback Space
by Landlord or the subtenant that were made without the prior approval of Tenant, which approval
shall not be unreasonably withheld as to Alterations that are not Non-Standard Alterations.

          Section 14.5 (a) If Landlord exercises its option to sublet the Leaseback Space, Landlord
shall indemnify and save Tenant harmless from all obligations under this Lease as to the Leaseback
Space during the period of time it is so sublet to Landlord, except as to any obligation which
arises out of or results from the negligence or willful misconduct of Tenant or any Tenant Party.

          (b) Performance by Landlord, or its designee, under a sublease of the Leaseback Space shall be
deemed performance by Tenant of any similar obligation under this Lease and any default under any
such sublease shall not give rise to a default under a similar obligation contained in this Lease
nor shall Tenant be liable for any default under this Lease or deemed to be in default hereunder if
such default is occasioned by or arises from any act or omission of the tenant under such sublease
or is occasioned by or arises from any act or omission of any occupant holding under or pursuant to
any such sublease.

          (c) Tenant shall have no obligation, at the Expiration Date or earlier termination of the
Term, to remove any alteration, installation or improvement made in the Leaseback Space by Landlord
(or Landlord’s designee).

          (d) Any consent required of Tenant, as Landlord under the sublease, shall be deemed granted if
consent with respect thereto is granted by Landlord under this Lease, and any failure of Landlord
(or its designee) to comply with the provisions of the sublease other than with respect to the
payment of Fixed Rent and Additional Rent to Tenant, shall not constitute a default thereunder or
hereunder if Landlord shall have consented to such non-compliance.

          Section 14.6 In the event Landlord does not exercise either option provided to it pursuant to
Section 14.2, and provided that no monetary or other material Event of Default (a
“Material Default”) shall have occurred and be continuing under this Lease as of the time
Landlord’s consent is requested by Tenant, Landlord’s consent (which must be in writing and in form
and substance reasonably satisfactory to Landlord) to the proposed assignment or sublease shall not
be unreasonably withheld or delayed for more than ten (10) days; provided, however,
that:

          (a) Tenant shall have complied with the provisions of Section 14.2 and Landlord shall
not have exercised any of its options thereunder within the time permitted therefor;

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          (b) In Landlord’s reasonable judgment, the proposed assignee or subtenant is engaged in a
business or activity, and the Premises, or the relevant part thereof, will be used in a manner,
which (i) is in keeping with the then standards of the Building, and (ii) does not violate the
restrictions set forth in Article 3;

          (c) The proposed assignee or subtenant is a reputable Person with sufficient financial worth
considering the responsibility involved, and Landlord has been furnished with evidence thereof;

          (d) In the event Landlord has comparable space in the Building available for lease for a
comparable term (“Comparable Space”), then (i) neither the proposed assignee or subtenant,
nor any Affiliate thereof, is then an occupant of any part of the Building, and (ii) the proposed
assignee or subtenant is not a Person (or Affiliate of a Person) with whom Landlord or Landlord’s
agents are then, or have been within the previous six (6) month period, negotiating in connection
with the rental of space in the Building (for purposes hereof “negotiating” means that a Person has
submitted or received a written proposal or term sheet, attended meetings to negotiate business
terms, or has received proposed lease documents);

          (e) The form of the proposed sublease or instrument of assignment shall be reasonably
satisfactory to Landlord and shall comply with the applicable provisions of this Article
14, and Tenant shall deliver a true and complete original, fully executed counterpart of such
sublease or other instrument to Landlord promptly upon the execution and delivery thereof;

          (f) Tenant and its proposed subtenant or assignee, as the case may be, shall execute and
deliver to Landlord an agreement, in form and substance reasonably satisfactory to Landlord,
setting forth the terms and conditions upon which Landlord shall have granted its consent to such
assignment or subletting, and the agreement of Tenant and such subtenant or assignee, as the case
may be, to be bound by the provisions of this Article 14;

          (g) There shall not be more than three (3) occupants of the Premises (including Tenant and any
other permitted occupants and subtenants);

          (h) The net effective rental provided for in the sublease shall be not less than ninety (90%)
of the net effective rental set forth or described in Tenant’s Notice, and the other material terms
and conditions of the sublease shall be substantially the same as those contained in Tenant’s
Notice;

          (i) Tenant shall reimburse Landlord, as Additional Rent upon demand, for (A) the out-of-pocket
costs and expenses incurred by Landlord in connection with the assignment or sublease, including
the costs of making investigations as to the acceptability of the proposed assignee or subtenant
and the cost of reviewing plans and specifications proposed to be made in connection therewith, and
(B) Landlord’s reasonable legal fees and disbursements incurred in connection with the granting of
any requested consent and the preparation of Landlord’s written consent to the sublease or
assignment;

          (j) Tenant shall not have (i) advertised or publicized in any way the availability of the
Premises without prior notice to and approval by Landlord, which approval shall not be unreasonably
withheld or delayed for more than ten (10) days, or (ii) listed the Premises for

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sublease or assignment with a broker, agent or otherwise at a rental rate less than the fixed
rent and additional rent at which Landlord is then offering to lease Comparable Space in the
Building;

          (k) The proposed occupancy shall not impose an extra burden on services to be supplied by
Landlord to Tenant, unless Tenant and such proposed subtenant or assignee shall agree with Landlord
in writing to pay the costs of such additional services; and

          (l) The proposed subtenant or assignee shall not be entitled, directly or indirectly, to
diplomatic or sovereign immunity and shall be subject to the service of process in, and the
jurisdiction of the courts of New York State.

Except for any sublease by Tenant to Landlord or its designee pursuant to this Article 14,
each sublease pursuant to this Section 14.6 shall be subject to all of the provisions of
this Lease. Notwithstanding any such sublease to Landlord (but subject to the other provisions of
this Article 14) or any such sublease to any other subtenant, or any acceptance of Fixed
Rent or Additional Rent by Landlord from any subtenant, Tenant will remain fully liable for the
payment of the Fixed Rent and Additional Rent due and to become due hereunder and for the
performance of all the covenants, agreements, terms, provisions and conditions contained in this
Lease on Tenant’s part to be observed and performed, and for all acts and omissions of any licensee
or subtenant or anyone claiming under or through any subtenant which shall be in violation of any
of the obligations of this Lease, and any such violation shall be deemed to be a violation by
Tenant.

          Section 14.7 In the event that (a) Landlord fails to exercise either of its options under
Section 14.2 and consents to a proposed assignment or sublease, and (b) Tenant fails to
execute and deliver the assignment or sublease to which Landlord consented within one hundred
eighty (180) days after the giving of such consent, then Tenant shall again comply with all of the
provisions and conditions of Section 14.2 before assigning this Lease or subletting all or
part of the Premises.

          Section 14.8 No sublease shall be for a term ending later than one day prior to the Expiration
Date of this Lease. No sublease shall be delivered, and no subtenant shall take possession of the
Premises or any part thereof, until an executed counterpart of such sublease has been delivered to
Landlord and (except for subleases entered into pursuant to Section 14.11) consented to in
writing by Landlord, subject to the provisions of Section 14.6 and the other applicable
provisions of this Article. Each sublease shall be subject and subordinate to this Lease and to
the matters to which this Lease is or shall be subordinate, and each subtenant by entering into a
sublease is deemed to have agreed that in the event of termination, re-entry or dispossession by
Landlord under this Lease, Landlord may, at its option, take over all of the right, title and
interest of Tenant, as sublandlord, under such sublease, and such subtenant shall, at Landlord’s
option, attorn to Landlord pursuant to the then executory provisions of such sublease, except that
Landlord shall not (i) be liable for any previous act or omission of Tenant under such sublease,
(ii) be subject to any counterclaim, offset or defense, not expressly provided in such sublease,
which theretofore accrued to such subtenant against Tenant, (iii) be bound by any previous
modification of such sublease (unless consented to by Landlord) by any previous prepayment of more
than one month’s Fixed Rent or of any Additional Rent (unless such prepaid Rent is actually
received by Landlord), or (iv) be obligated to perform any work in the subleased

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space or to prepare it for occupancy, and in connection with such attornment, the subtenant
shall execute and deliver to Landlord any instruments Landlord may reasonably request to evidence
and confirm such attornment. Each subtenant or licensee of Tenant shall be deemed, automatically
upon and as a condition of its occupying or using the Premises or any part thereof, to have agreed
to be bound by the terms and conditions set forth in this Article 14. The provisions of
this Article 14 shall be self-operative and no further instrument shall be required to give
effect to this provision.

          Section 14.9 If Landlord shall consent to any assignment of this Lease or to any sublease, or
if Tenant shall enter into any other assignment or sublease permitted hereunder (other than those
permitted under Section 14.10 or 14.11), Tenant shall, in consideration therefor,
pay to Landlord, as Additional Rent:

                  (a) In the case of an assignment, on the effective date of the assignment, an amount
equal to fifty percent (50%) of (i) all sums and other consideration paid to Tenant for such
assignment, including amounts attributed or attributable to the sale of Tenant’s Property
(less, in the case of the sale thereof, the then net unamortized or undepreciated cost
thereof, determined on the basis of Tenant’s federal income tax returns), minus (ii) the
reasonable out-of-pocket costs and expenses of Tenant in entering into such assignment, such
as brokerage fees, legal fees, architectural fees and advertising fees paid to unrelated
third parties, and the cost of any improvements or Alterations made by Tenant solely for the
purpose of preparing the Premises or portion thereof for such assignment.

                  (b) In the case of a sublease, an amount equal to fifty percent (50%) of (i) all rents,
additional charges or other consideration payable to Tenant under the sublease in excess of
the Fixed Rent and Additional Rent accruing during the term of the sublease in respect of
the subleased space (at the rate per square foot payable by Tenant hereunder) pursuant to
the terms hereof (including sums paid for the sale or rental of Tenant’s Property, less, in
the case of the sale thereof, the then net unamortized or undepreciated cost thereof,
determined on the basis of Tenant’s federal income tax returns) minus (ii) the reasonable
out-of-pocket costs and expenses of Tenant in entering into such sublease, such as brokerage
fees, legal fees, architectural fees and advertising fees paid to unrelated third parties,
and the cost of any improvements or Alterations made by Tenant solely for the purpose of
preparing the Premises or portion thereof for such sublease, and work allowances actually
paid to the subtenant. The sums payable under this Section 14.9(b) shall be paid by
Tenant to Landlord as Additional Rent as and when paid by the subtenant to Tenant.

          Section 14.10 (a) If Tenant is an Entity, and a majority of the Ownership Interests in Tenant
are not publicly traded on a recognized stock exchange or over-the-counter market, then any
transfer (by one or more transfers), of a majority of the Ownership Interests of Tenant shall be
deemed an assignment of this Lease for all purposes of this Article 14. The term
“transfer” shall be deemed to include the issuance of new Ownership Interests resulting in a
majority of the Ownership Interests of Tenant being held by Persons which do not hold a majority of
the Ownership Interests of Tenant on the date hereof, except for (i) transfers by owners of
Ownership Interests to members of their immediate families or to trusts for the benefit

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of such family members, (ii) public offerings of Ownership Interests on a recognized stock
exchange or over-the-counter market, and (iii) transactions permitted pursuant to Section
14.10(b). The transfer of a majority of the Ownership Interests of Tenant through one or more
transfers on a recognized stock exchange or over-the-counter market shall not be deemed an
assignment of this Lease for purposes of this Article 14.

          (b) If Tenant is an Entity, and Tenant is merged or consolidated with another Entity, or if
substantially all of Tenant’s assets are transferred to another Entity, or if a majority of the
Ownership Interests of Tenant are acquired by another Entity by one or more transfers, then such
merger, consolidation, transfer of assets or acquisition shall be deemed an assignment of this
Lease for all purposes of this Article 14. Notwithstanding the foregoing, Landlord’s
consent shall not be required for such assignment, and the provisions of Sections 14.2,
14.6, 14.9 and 14.10 shall not be applicable thereto, so long as each of
the following conditions have been satisfied: (i) such merger, consolidation, transfer of assets or
acquisition shall have been made for a legitimate independent business purpose and not for the
principal purpose of transferring this Lease, (ii) the successor to Tenant (in the case of a merger
or consolidation) or the transferee of substantially all of Tenant’s assets or Tenant itself (in
the case of an acquisition of a majority of the Ownership Interests in Tenant) shall have a
tangible net worth, computed in accordance with generally accepted accounting principles
consistently applied, at least equal to the lesser of (A) the tangible net worth of Tenant
immediately prior to such merger, consolidation, transfer or acquisition, or (B) the tangible net
worth of Tenant herein named on the date of this Lease, and (iii) proof satisfactory to Landlord of
such net worth shall have been delivered to Landlord at least ten (10) days prior to the effective
date of any such transaction.

          (c) The limitations set forth in this Section 14.10 shall be deemed to apply to
subtenants of all or portions of the Premises, assignees of Tenant’s interest in this Lease,
Guarantor and any other guarantors of all or portions of Tenant’s obligations under this Lease, and
any transfer of Ownership Interests in, or any merger, consolidation or transfer of assets of, any
such Entity in violation of this Section 14.10 shall be deemed to be an assignment of this
Lease in violation of Section 14.1.

          (d) A material modification, amendment or extension of a sublease shall be deemed a sublease
for the purposes of Section 14.1, and a lease takeover agreement shall be deemed an
assignment of this Lease for the purposes of Section 14.1. Notwithstanding anything to the
contrary set forth in this Article 14, if a subtenant of any portion of the Premises
violates the provisions of this Article 14, then so long as Tenant promptly commences and
diligently prosecutes to completion (or settlement) appropriate legal proceedings against such
subtenant, the fifteen Business Day period set forth in Section 16.1(b) shall be deemed
extended, and no Event of Default shall be deemed to have occurred under this Lease on account of
such violation by such subtenant.

          Section 14.11 Provided that no Material Default shall then have occurred and be continuing,
Tenant may, without Landlord’s consent, but upon not less than ten (10) days’ prior notice to
Landlord, (i) permit any Affiliate of Tenant to sublet all or part of the Premises for any
Permitted Use, or (ii) assign this Lease to any Affiliate of Tenant, and in either such case, the
provisions of Sections 14.2, 14.6, 14.9 and 14.10 shall not be
applicable thereto. In no event shall any sublease to an Affiliate be deemed to vest in any such
Affiliate any right or interest in

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this Lease or the Premises. In no event shall any assignment or sublease to an Affiliate
relieve, release, impair or discharge any of Tenant’s obligations under this Lease.

          Section 14.12 (a) Any assignment or transfer which is deemed an assignment of this Lease,
whether made with Landlord’s consent pursuant to Section 14.1 or without Landlord’s consent
to the extent permitted under Sections 14.10 and 14.11, shall be made only if, and
shall not be effective until, the assignee shall execute, acknowledge and deliver to Landlord an
agreement in form and substance satisfactory to Landlord whereby the assignee shall assume the
obligations of this Lease on the part of Tenant to be performed or observed from and after the
effective date of such assignment or transfer, and whereby the assignee shall agree that the
provisions in Section 14.1 shall, notwithstanding such assignment or transfer, continue to
be binding upon it in respect of all future assignments and transfers.

          (b) The joint and several liability of Tenant and any immediate or remote successor in
interest of Tenant and the due performance of the obligations of this Lease on Tenant’s part to be
performed or observed shall not be discharged, released or impaired in any respect by any agreement
or stipulation made by Landlord, or any grantee or assignee of Landlord by way of mortgage or
otherwise, extending the time, or modifying any of the obligations of this Lease, or by any waiver
or failure of Landlord, or any grantee or assignee of Landlord by way of mortgage or otherwise, to
enforce any of the obligations of this Lease.

          (c) The listing of any name other than that of Tenant, whether on the doors of the Premises or
the Building directory, or otherwise, shall not operate to vest any right or interest in this Lease
or in the Premises, nor shall it be deemed to be the consent of Landlord to any assignment or
transfer of this Lease or to any sublease of Premises or to the use or occupancy thereof by others.
Any such listing shall constitute a privilege extended by Landlord, revocable at Landlord’s will
by notice to Tenant, provided that Landlord shall not unreasonably revoke such privilege as to any
Affiliate of Tenant, or any subtenant of Tenant or assignee of this Lease approved by Landlord
pursuant to this Article 14.

          (d) Tenant shall indemnify Landlord and the Landlord Parties, in accordance with the
provisions of Article 28, from any and all losses, liabilities, damages, costs, and
expenses (including reasonable attorneys’ fees and disbursements) resulting from any claims against
Landlord by any Person in connection with any proposed or actual assignment of this Lease or
subletting of all or any portion of the Premises except to the extent caused by the negligence or
willful misconduct of Landlord or any Landlord Party.

          Section 14.13 (a) For purposes of this Section 14.13, the following terms have the
following meanings:

                  (i) “Eligible Sublease” means a direct sublease between Tenant and an Eligible
Subtenant demising the entire Premises Area for an initial sublease term (i.e., not
including any renewals) ending the date next preceding the Expiration Date.

                  (ii) “Eligible Subtenant” means a Person who or which is not an Affiliate of
Tenant, and has a financial condition reasonably satisfactory to Landlord taking into
account the obligations in question. The financial condition of a subtenant

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shall be deemed satisfactory if such subtenant has, on the proposed commencement date
of the Eligible Sublease, a net worth, computed in accordance with generally accepted
accounting principles consistently applied, equal to or greater than Two Hundred Fifty
Million and 00/100 Dollars ($250,000,000.00).

                  
(iii) “Landlord Non-Disturbance Agreement” means a non-disturbance agreement in
customary form, reasonably satisfactory to Landlord, providing in substance that (A)
Landlord will not name or join the Eligible Subtenant as a party defendant or otherwise in
any suit, action or proceeding to enforce any rights granted to Landlord under this Lease,
and (B) if this Lease shall terminate or be terminated by reason of Tenant’s default
hereunder (any such termination, an “Attornment Event”), then Landlord will
recognize the Eligible Subtenant as the direct tenant of Landlord on the terms and
conditions of the Eligible Sublease as amended upon an Attornment Event as provided in
Section 14.13(c).

                  
(iv) “Subtenant LC” means a letter of credit in the amount of the Security
Deposit, to be deposited by the Eligible Subtenant with Landlord in accordance with all of
the requirements set forth in Sections 32.1, 32.2 and 32.3 of this
Lease.

          (b) Landlord shall, within thirty (30) days after Tenant’s request, accompanied by an executed
counterpart of the Eligible Sublease and such other information and certifications as Landlord may
reasonably request in order to determine that the conditions of this Section 14.13 have
been satisfied, and so long as no Event of Default shall then have occurred and be continuing under
this Lease, deliver to Tenant and the Eligible Subtenant a Landlord Non-Disturbance Agreement.
Following the Eligible Subtenant’s execution and delivery of the Landlord Non-Disturbance
Agreement, Landlord shall promptly execute and deliver a counterpart thereof to the Eligible
Subtenant.

          (c) The Landlord Non-Disturbance Agreement shall provide that, upon an Attornment Event, and
notwithstanding anything to the contrary set forth therein, the Eligible Sublease shall be deemed
amended as follows:

                  (i) If applicable from time to time, the fixed rent and additional rent under the
Eligible Sublease shall be increased (but not decreased) so that it is equal to the Fixed
Rent and Additional Rent that would have been payable under this Lease had this Lease not
been terminated.

                  (ii) The terms and provisions thereof shall be restated to be substantially the same as
the terms and provisions of this Lease, except that (A) the length of the term (including
renewals, other than renewals which would extend beyond the then Expiration Date of this
Lease) shall remain as set forth in the Eligible Sublease, (B) the Eligible Sublease shall
not include any rights that are limited to or dependent upon occupancy by WebMD, Inc.
(WebMD, Inc., together with any assignee of WebMD, Inc. described in Sections 14.10
and 14.11, being herein referred to as the “Original Tenant”), or any rights
of Tenant under this Lease which the Eligible Subtenant is not entitled to under the terms
of the Eligible Sublease, and (C) if the Eligible Sublease contains one or more provisions
that are more restrictive of the Eligible Subtenant

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thereunder than the corresponding provisions of this Lease are with respect to Tenant
hereunder, then the more restrictive Eligible Sublease provisions shall continue in effect
under the Eligible Sublease.

                  (iii) The Eligible Subtenant shall deposit the Subtenant LC with Landlord, to be held
by Landlord pursuant to Sections 32.1, 32.2 and 32.3 of this Lease,
Landlord and Tenant hereby agreeing that the balance of Article 32 of this Lease
shall not apply to an Eligible Subtenant or an Eligible Sublease.

                  (iv) The Eligible Subtenant shall attorn to Landlord in accordance with the provisions
of this Lease, as modified hereby.

          (d) Notwithstanding anything to the contrary set forth in this Section 14.13, any
Landlord Non-Disturbance Agreement shall (i) be personal to the Eligible Subtenant, and (ii)
provide that in the event of a termination of this Lease other than by reason of Tenant’s default
or Tenant’s voluntary surrender (for example, following damage or destruction pursuant to
Article 12), then the Landlord Non-Disturbance Agreement shall automatically terminate and
be of no further force and effect as of the termination date of this Lease.

          Section 14.14 (a) For the purposes of this Section, an “Affiliated Person” means an
individual that is an employee of an Affiliate of the Original Tenant whose then business is
substantially related, similar or complementary to the business being conducted by the Original
Tenant in the Premises. An Affiliate of the Original Tenant whose then business is substantially
related, similar or complementary to the business being conducted by the Original Tenant in the
Premises is herein referred to as an “Acceptable Affiliate.” Tenant represents and
warrants to Landlord that as of the date of this Lease, WebMD Corporation, Medscape Portals, Inc.,
WebMD Practice Services, Inc., Envoy Corporation and National Physicians DataSource, LLC are
Affiliates of the Tenant named herein. Based on such representation, Landlord agrees that such
Affiliates (herein referred to as the “Approved Affiliates”), as the Approved Affiliates
are conducting their respective businesses as of the date of this Lease, would constitute
Acceptable Affiliates. Also for the purposes of this Section, a “Related Person” means
either an individual that is an employee of an Affiliate of the Original Tenant, including an
Acceptable Affiliate, or an individual that is an employee of a company (a “Related Company”)
that has a business relationship with the Original Tenant or with an Acceptable Affiliate (one (1)
or more of whose employees are occupying portions of the Premises pursuant to this Article) that
supports the business being conducted by the Original Tenant or the Acceptable Affiliate in the
Premises, such as the accountants and auditors of the Original Tenant or of such Acceptable
Affiliates.

          (b) Notwithstanding anything contained in Section 14.1 above to the contrary, but
provided this Lease is in full force and effect, the Original Tenant is the then Tenant under this
Lease, Landlord hereby consents (x) to the use by Affiliated Persons of portions of the Premises,
in common with Tenant, for any of the Permitted Uses (such use being herein referred to as
“Sharing”), and (y) to the use by up to forty (40) Related Persons of up to forty (40) of
the Original Tenant’s individual desks, in the aggregate, in common with Tenant (such use being
herein referred to as “Desk Use”), in both cases in accordance with, and subject to, the
applicable provisions of this Lease, and for no other purpose, provided, and upon the condition
that:

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                  (i) Except with respect to the Approved Affiliates and any Related Person with respect to Desk
Use, at least ten (10) Business Days prior to the date any Affiliated Person first so uses any
portion of the Premises, Tenant shall give Landlord notice of such intended use, together with the
name, address and telephone number of the Affiliate or Related Company, as the case may be, by
which the Affiliated Person and/or the Related Person, as the case may be, is employed;

                  (ii) The Sharing and Desk Use shall be subject to all the terms, covenants and conditions to
this Lease on Tenant’s part to observe and perform, except that no Affiliated Person or Related
Person, or the Affiliate(s) or Related Company(ies) by which they are employed, shall have the
right to make any Alterations or to permit any other person to use any portion of the Premises, and
such use shall end on the earliest to occur of the last day of the term of this Lease, the date
that the leasehold estate ends with respect to the portion(s) of the Premises that the Affiliated
Person(s) and/or the Related Person(s), as the case may be, is/are using, and (in the case of
Sharing) the date on which the Entity(ies) in question are no longer Acceptable Affiliates and/or
(in the case of Desk Use) the date on which the Entity(ies) in question are no longer Affiliates or
Related Companies, as the case may be;

                  (iii) Neither the Sharing nor Desk Use shall in any way whatsoever increase, amend, modify or
extend Landlord’s obligations or liabilities under this Lease, or diminish, restrict, limit,
forfeit or waive any of Landlord’s rights or remedies under this Lease in any way whatsoever;

                  (iv) Neither the Sharing nor Desk Use shall in any way give to any Affiliated Person, any
Acceptable Affiliate, any other Affiliate, any Related Person or any Related Company any rights,
title or interest in, to or under the Premises or any other portion of the Real Property, or any
rights or remedies against Landlord, and Tenant shall indemnify and hold Landlord harmless from and
against any and all, actions, proceedings, liabilities, obligations, claims, damages, deficiencies,
losses, judgments, suits, expenses and costs (including, without limitation, court costs and
reasonable legal fees and disbursements for which Landlord is liable) arising under or out of or in
connection with or resulting from such use and occupancy;

                  (v) Intentionally omitted;

                  (vi) Tenant shall remain fully liable for the payment of Fixed Rent and Additional Rent due
and to become due under this Lease and for the observance, performance and compliance with all of
the terms, covenants and conditions contained in this Lease on Tenant’s part to observe, perform or
comply with, and all acts or omissions by the Affiliated Persons or Related Person or anyone
claiming by, through or under Tenant or any of the Affiliated Persons, Related Persons or the
Affiliates or Related Companies by which they are employed, which shall be a default under this
Lease, shall be deemed to be a default by Tenant;

                  (vii) Neither the Sharing nor Desk Use shall be deemed a waiver of Landlord’s rights under
this Lease to consent to the use or occupancy of the Premises (or any portion thereof) by any other
person or to the assignment of this Lease or the subletting of the Premises (or any portion
thereof);

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                  (viii) Intentionally omitted;

                  (ix) The space or area of the Premises used by the Affiliated Persons and the Related Persons
shall not be separately demised from the balance of the Premises, nor shall there be any separate
access to or from the Premises for any of the Affiliated Persons or Related Persons;

                  (x) In the case of Sharing, no later than ten (10) days after any person which is an
Affiliated Person ceases being an Affiliated Person or otherwise employed by an Acceptable
Affiliate, and, in the case of Desk Use, no later than ten (10) days after any person which is a
Related Person ceases being a Related Person or otherwise employed by an Affiliate or Related
Company, as the case may be, the person(s) in question shall cease using and occupying all portions
of the Premises and shall vacate the Premises; and

                  (xi) There shall be no separate identification of any Affiliated Person, Acceptable Affiliate,
Related Person, other Affiliate or Related Company in the lobby of the Building (other than, in the
case of Acceptable Affiliates and other Affiliates only, and not Related Companies) the permitted
listings allocated to Tenant in the Building directory) or elevator landing.

          (c) Landlord shall have the right, at any reasonable time, and from time to time, to examine
such books and records of the then Tenant as may be necessary to establish that any individual or
company occupying portions of the Premises pursuant to this Section is then an Affiliated Person or
Related Person, as the case may be, or is employed, respectively, by an Acceptable Affiliate, or
other Affiliate or Related Company, as the case may be.

          (d) Provided that no Material Default exists, Landlord’s consent to increasing the number of
individual desks that can be used by Related Persons in accordance with, and subject to, the
provisions of this Section, with a corresponding increase in the number of Related Persons that can
use such desks, shall not be unreasonably withheld or delayed.

     ARTICLE 15. Access to Premises

          Section 15.1 Tenant shall permit Landlord, Landlord’s agents and public utilities servicing
the Building to erect, use and maintain ducts, pipes and conduits in and through the Premises,
provided that such installations (i) are concealed within existing walls, columns and ceilings, to
the extent feasible, and where not feasible, are appropriately furred and finished, (ii) do not
cause the usable area of the Premises to be reduced except to a de minimis extent,
and (iii) do not interfere, except to a de minimis extent, with Tenant’s use and
occupancy of the Premises. Landlord shall promptly repair any damage to the Premises, Alterations
or Tenant’s Property caused by any work performed pursuant to this Article 15. Landlord
shall undertake any such work in such a manner so as to minimize any interference that might be
occasioned to Tenant’s business operations and to minimize any damage that might result to the
appearance or function of the affected areas of the Premises; provided, however,
that Landlord shall have no obligation to employ contractors or labor at overtime or other premium
pay rates or to incur any other overtime costs or additional expenses whatsoever, except as
provided in Section 6.3. Landlord or Landlord’s agents shall have the right to enter the
Premises at all

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reasonable times upon reasonable prior notice (except no such prior notice shall be required
in case of emergency), which notice may be oral, to examine the same, to show them to prospective
purchasers, Mortgagees, Superior Lessors or ground lessees of the Building and their respective
agents and representatives, or (during the final 12 months of the Term) to prospective tenants of
the Premises, and to make such repairs, alterations, improvements or additions (i) as Landlord may
deem necessary or desirable to the Premises, to the extent expressly set forth herein, or to any
other portion of the Building, or (ii) which Landlord may elect to perform following Tenant’s
failure, after notice and an opportunity to cure, except in an emergency, to make repairs or
perform any work which Tenant is obligated to make or perform under this Lease, or (iii) for the
purpose of complying with applicable Laws, and Landlord shall be allowed to take all material into
and upon the Premises to the extent required without constituting an eviction or constructive
eviction of Tenant in whole or in part, and Fixed Rent and Additional Rent will not be abated
(except as expressly provided in this Lease) while such repairs, alterations, improvements or
additions are being made, by reason of loss or interruption of business of Tenant, or otherwise.

          Section 15.2 (a) If Tenant shall not be present when for any reason entry into the Premises
shall be necessary by reason of emergency, Landlord or Landlord’s agents may enter the same without
rendering Landlord or such agents liable therefor (if during such entry Landlord or Landlord’s
agents shall accord reasonable care to Tenant’s property), and without in any manner affecting this
Lease. Nothing herein contained, however, shall be deemed or construed to impose upon Landlord any
obligation, responsibility or liability whatsoever for the care, supervision or repair of the
Building or any part thereof, other than as herein provided.

          (b) For the purposes of this Subsection (b), “Secured Area” shall mean the Permitted
Data Center and those portions of the Premises which are from time to time, in writing from Tenant
to Landlord, reasonably designated as “Secured Areas.” The designation by Tenant of a portion of
the Premises as a “Secured Area” (including the Permitted Data Center) shall set forth in
reasonable detail the exact location of such portion and, except for the Permitted Data Center, the
reason for such designation, which reason shall be for legitimate security reasons consistent with
the operation of Tenant’s business and not primarily for the purpose of excluding Landlord
therefrom. Landlord agrees that except in an emergency, neither Landlord nor any Landlord Party
shall enter a Secured Area without a representative of Tenant present during such entry. Tenant
agrees to make a representative available to Landlord for any such entry upon at least one (1)
day’s prior notice, which notice may be oral or electronic.

          Section 15.3 Landlord shall have the right from time to time to alter the Building and,
without the same constituting an actual or constructive eviction and without incurring any
liability to Tenant therefor, to change the arrangement or location of entrances or passageways,
doors and doorways, and corridors, elevators, stairs, toilets, or other public parts of the
Building and to change the name, number or designation by which the Building is commonly known,
provided that (i) Tenant shall not be thereby deprived of access to the Premises, (ii) no such
changes by Landlord shall interfere, in any material respect, with Tenant’s use and occupancy of
the Premises, and (iii) if Landlord moves or alters any Common Area Bathrooms previously renovated
by Tenant pursuant to Section 5.3(b), Landlord shall restore or refurbish such affected
Common Area Bathrooms substantially in the same manner and quality as Tenant’s prior renovations
thereof. All parts (except surfaces facing the interior of the Premises)

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of all walls, windows and doors bounding the Premises (including exterior Building walls,
exterior core corridor walls, exterior doors and entrances other than doors and entrances solely
servicing the Premises), all balconies, terraces and roofs adjacent to the Premises, all space in
or adjacent to the Premises used for shafts, stacks, stairways, chutes, pipes, conduits, ducts, fan
rooms, heating, air cooling (other than Tenant’s HVAC System and the conduits provided to Tenant
pursuant to Section 10.7), plumbing and other mechanical facilities, service closets and
other Building facilities are not part of the Premises, and Landlord shall have the use thereof, as
well as access thereto through the Premises for the purposes of operation, maintenance, alteration
and repair.

     ARTICLE 16. Default

          Section 16.1 Each of the following events shall be an “Event of Default” hereunder:

                  (a) if Tenant defaults in the payment when due of any installment of Fixed Rent, and
such default shall continue for a period of five (5) Business Days after notice thereof from
Landlord, or in the payment when due of any Additional Rent, and such default continues for
a period of ten (10) days after notice thereof from Landlord; or

                  (b) if Tenant’s interest in this Lease is transferred in violation of Article 14 and
such event is not cured within fifteen (15) Business Days after notice from Landlord; or

                  (c) if the Premises or a substantial portion thereof is abandoned; or

                  (d) (i) if Tenant, Guarantor or any other guarantor of any or all of Tenant’s
obligations under this Lease admits in writing its inability to pay its debts as they become
due; or

                  (ii) if Tenant, Guarantor or any other guarantor of any or all of Tenant’s obligations
under this Lease commences or institutes any case, proceeding or other action (A) seeking
relief as a debtor, or to adjudicate it a bankrupt or insolvent, or seeking reorganization,
arrangement, adjustment, winding-up, liquidation, dissolution, composition or other relief
with respect to it or its debts under any existing or future law of any jurisdiction,
domestic or foreign, relating to bankruptcy, insolvency, reorganization or relief of
debtors, or (B) seeking appointment of a receiver, trustee, custodian or other similar
official for it or for all or any substantial part of its property; or

                  (iii) if Tenant, Guarantor or any other guarantor of any or all of Tenant’s obligations
under this Lease makes a general assignment for the benefit of creditors; or

                  (iv) if any case, proceeding or other action is commenced or instituted against
Tenant, Guarantor or any other guarantor of any or all of Tenant’s obligations under this
Lease (A) seeking to have an order for relief entered against it as debtor or to adjudicate
it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, winding-up,
liquidation, dissolution, composition or other relief with respect to it or its

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debts under any existing or future law of any jurisdiction, domestic or foreign,
relating to bankruptcy, insolvency, reorganization or relief of debtors, or (B) seeking
appointment of a receiver, trustee, custodian or other similar official for it or for all or
any substantial part of its property, which either (1) results in any such entry of an order
for relief, adjudication of bankruptcy or insolvency or such an appointment or the issuance
or entry of any other order having a similar effect, or (2) remains undismissed for a period
of ninety (90) days; or

                  (v) if any case, proceeding or other action is commenced or instituted against Tenant,
Guarantor or any other guarantor of any or all of Tenant’s obligations under this Lease
seeking issuance of a warrant of attachment, execution, distraint or similar process against
all or any substantial part of its property which results in the entry of an order for any
such relief which has not been vacated, discharged, or stayed or bonded pending appeal
within ninety (90) days after the entry thereof; or

                  (vi) if Tenant, Guarantor or any other guarantor of any or all of Tenant’s obligations
under this Lease takes any action in furtherance of, or indicating its consent to, approval
of, or acquiescence in, any of the acts set forth in Subsections 16.1(d)(ii),
(iii), (iv) or (v); or

                  (vii) if a trustee, receiver or other custodian is appointed for any substantial part of
the assets of Tenant, Guarantor or any other guarantor of any or all of Tenant’s obligations
under this Lease, which appointment is not vacated or effectively stayed within thirty (30)
days, or if any such vacating or stay does not thereafter remain in effect; or

                  (e) if Tenant defaults in the observance or performance of any of the terms, covenants
or conditions of Section 4.4 or Article 9 of this Lease on Tenant’s part to be observed or
performed and Tenant fails to remedy such default within ten (10) days after notice by
Landlord to Tenant of such default; or

                  (f) if Tenant defaults in the observance or performance of any of the terms, covenants
or conditions of Article 15 of this Lease on Tenant’s part to be observed or performed and
Tenant fails to remedy such default within two (2) Business Days after notice by Landlord to
Tenant of such default; or

                  (g) if Tenant defaults in the observance or performance of any other term, covenant or
condition of this Lease on Tenant’s part to be observed or performed and Tenant fails to
remedy such default within thirty (30) days after notice by Landlord to Tenant of such
default, or, if such default is of such a nature that it cannot be completely remedied
within such period of thirty (30) days, if Tenant fails to commence to remedy such default
within such thirty-day period, or fails thereafter to diligently prosecute to completion all
steps necessary to remedy such default; or

                  (h) if Guarantor or any other guarantor of any or all of Tenant’s obligations under
this Lease defaults beyond applicable grace and notice periods in the

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payment or performance of any of its obligations under the Guaranty or any other
guaranty of any or all of Tenant’s obligations under this Lease.

                  (i) any other event or occurrence identified in this Lease as an “Event of Default.”

          Section 16.2 If an Event of Default occurs, Landlord may at any time thereafter give written
notice to Tenant stating that this Lease and the Term shall expire and terminate on the date
specified in such notice, which date shall not be less than seven (7) days after the giving of such
notice. If Landlord gives such notice, this Lease and the Term and all rights of Tenant under this
Lease shall expire and terminate as if the date set forth in such notice were the Expiration Date
and Tenant immediately shall quit and surrender the Premises, but Tenant shall remain liable as
hereinafter provided. Anything contained herein to the contrary notwithstanding, if such
termination shall be stayed by order of any court having jurisdiction over any proceeding described
in Section 16.1(d), or by federal or state statute, then, following the expiration of any
such stay, or if the trustee appointed in any such proceeding, Tenant or Tenant as
debtor-in-possession shall fail to assume Tenant’s obligations under this Lease within the period
prescribed therefor by law or within one hundred twenty (120) days after entry of the order for
relief or as may be allowed by the court, or if said trustee, Tenant or Tenant as
debtor-in-possession shall fail to provide adequate protection of Landlord’s right, title and
interest in and to the Premises or adequate assurance of the complete and continuous future
performance of Tenant’s obligations under this Lease, Landlord, to the extent permitted by law or
by leave of the court having jurisdiction over such proceeding, shall have the right, at its
election, to terminate this Lease on seven (7) days’ notice to Tenant, Tenant as
debtor-in-possession or said trustee and upon the expiration of said seven (7) day period this
Lease shall cease and expire as set forth above and Tenant, Tenant as debtor-in-possession or said
trustee shall immediately quit and surrender the Premises as aforesaid.

          Section 16.3 If, at any time, (a) Tenant shall comprise two (2) or more Persons, (b) Tenant’s
obligations under this Lease shall have been guaranteed by any Person other than Tenant, or (c)
Tenant’s interest in this Lease shall have been assigned, the word “Tenant,” as used in Section
16.1(d), shall be deemed to mean any one or more of the Persons primarily or secondarily liable
for Tenant’s obligations under this Lease. Any monies received by Landlord from or on behalf of
Tenant during the pendency of any proceeding of the types referred to in Section 16.1(d)
shall be deemed paid as compensation for the use and occupation of the Premises and the acceptance
of any such compensation by Landlord shall not be deemed an acceptance of Fixed Rent and/or
Additional Rent or a waiver on the part of Landlord of any rights under this Lease.

     ARTICLE 17. Remedies and Damages

          Section 17.1 (a) If an Event of Default shall occur, and this Lease and the Term shall expire
and come to an end as provided in Article 16:

                  (i) Tenant shall quit and peacefully surrender the Premises to Landlord, and Landlord
and its agents may immediately, or at any time after such Event of Default or after the date
upon which this Lease and the Term shall expire and come to

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an end, re-enter the Premises or any part thereof, without notice to the maximum extent
permitted by Law, either by summary proceedings, or by any other applicable action or
proceeding (without being liable to indictment, prosecution or damages therefor), and may
repossess the Premises and dispossess Tenant and any other Persons from the Premises and
remove any and all of their property and effects from the Premises; and

                  (ii) Landlord, at Landlord’s option, may relet the whole or any part or parts of the
Premises from time to time, either in the name of Landlord or otherwise, to such tenant or
tenants, for such term or terms ending before, on or after the Expiration Date, at such
rental or rentals and upon such other conditions, which may include concessions and free
rent periods, as Landlord, in its sole discretion, may determine; provided,
however, that Landlord shall have no obligation to relet the Premises or any part
thereof and shall in no event be liable for refusal or failure to relet the Premises or any
part thereof, or, in the event of any such reletting, for refusal or failure to collect any
rent due upon any such reletting, and no such refusal or failure shall operate to relieve
Tenant of any liability under this Lease or otherwise affect any such liability, and
Landlord, at Landlord’s option, may make such repairs, replacements, alterations, additions,
improvements, decorations and other physical changes in and to the Premises as Landlord, in
its sole discretion, considers advisable or necessary in connection with any such reletting
or proposed reletting, without relieving Tenant of any liability under this Lease or
otherwise affecting any such liability.

          (b) To the maximum extent permitted by Law, Tenant hereby waives the service of any notice of
intention to re-enter or to institute legal proceedings to that end which may otherwise be required
to be given under any present or future law. Tenant, on its own behalf and on behalf of all
Persons claiming through or under Tenant, including all creditors, does further hereby waive any
and all rights which Tenant and all such Persons might otherwise have under any present or future
law to redeem the Premises, or to re-enter or repossess the Premises, or to restore the operation
of this Lease, after (i) Tenant shall have been dispossessed by a judgment or by warrant of any
court or judge, (ii) any re-entry by Landlord, or (iii) any expiration or termination of this Lease
and the Term, whether such dispossess, re-entry, expiration or termination shall be by operation of
law or pursuant to the provisions of this Lease. The words “re-enter,” re-entry” and “re-entered”
as used in this Lease shall not be deemed to be restricted to their technical legal meanings. In
the event of a breach or threatened breach by Tenant, or any Persons claiming through or under
Tenant, of any term, covenant or condition of this Lease, Landlord shall have the right to enjoin
such breach and the right to invoke any other remedy allowed by law or in equity as if re-entry,
summary proceedings and other special remedies were not provided in this Lease for such breach.
The rights to invoke the remedies set forth in this Lease are cumulative and shall not preclude
Landlord from invoking any other remedy allowed at law or in equity.

          Section 17.2 (a) If this Lease and the Term shall expire and come to an end as provided in
Article 16, or by or under any summary proceeding or any other action or proceeding, or if
Landlord shall re-enter the Premises as provided in Section 17.1, or by or under any
summary proceeding or any other action or proceeding, then, in any of such events:

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                  (i) Tenant shall pay to Landlord all Fixed Rent and Additional Rent payable under this
Lease by Tenant to Landlord to the date upon which this Lease and the Term shall have
expired and come to an end or to the date of re-entry upon the Premises by Landlord, as the
case may be;

                  (ii) Tenant also shall be liable for and shall pay to Landlord, as damages, any
deficiency (the “Deficiency”) between (A) Fixed Rent and Additional Rent for the
period which otherwise would have constituted the unexpired portion of the Term
(conclusively presuming the Additional Rent for each year thereof to be the same as was
payable for the year immediately preceding such termination or re-entry), and (B) the net
amount, if any, of rents collected under any reletting effected pursuant to the provisions
of Subsection 17.1(a)(ii) for any part of such period (first deducting from the
rents collected under any such reletting all of Landlord’s expenses in connection with the
termination of this Lease, Landlord’s re-entry upon the Premises and with such reletting
including all repossession costs, brokerage commissions, legal expenses, attorneys’ fees and
disbursements, alteration costs and other expenses of preparing the Premises for such
reletting). Tenant shall pay the Deficiency in monthly installments on the days specified
in this Lease for payment of installments of Fixed Rent, and Landlord shall be entitled to
recover from Tenant each monthly Deficiency as the same shall arise. No suit to collect the
amount of the Deficiency for any month shall prejudice Landlord’s right to collect the
Deficiency for any subsequent month by a similar proceeding; and

                  (iii) whether or not Landlord shall have collected any monthly Deficiency as aforesaid,
Landlord shall be entitled to recover from Tenant, and Tenant shall pay to Landlord, on
demand, in lieu of any further Deficiency and as and for liquidated and agreed final
damages, a sum equal (A) to the amount by which the Fixed Rent and Additional Rent for the
period which otherwise would have constituted the unexpired portion of the Term (without
taking into account any termination thereof and/or re-entry pursuant to this Lease, and
conclusively presuming the Additional Rent for each year thereof to be the same as was
payable for the year immediately preceding such termination or re-entry) exceeds (B) the
then fair and reasonable rental value of the Premises, including Additional Rent for the
same period, both discounted to present value at a rate of interest per annum equal to the
rate then applicable to United States Treasury Bills having a term equal to the then
unexpired Term of the Lease, less (C) the aggregate amount of Deficiencies previously
collected by Landlord pursuant to the provisions of Subsection 17.2(a)(ii) for the
same period. If, before presentation of proof of such liquidated damages to any court,
commission or tribunal, Landlord shall have relet the Premises or any part thereof for the
period which otherwise would have constituted the unexpired portion of the Term, or any part
thereof, the amount of net rents collected in connection with such reletting shall be
deemed, prima facie, to be the fair and reasonable rental value for the part or the whole of
the Premises so relet during the term of the reletting.

          (b) If Landlord shall relet the Premises, or any part thereof, together with other space in
the Building, the net rents collected under any such reletting and the expenses of any such
reletting shall be equitably apportioned for the purposes of this Section 17.2. Tenant
shall

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in no event be entitled to receive any rents collected or payable under any reletting, whether
or not such rents shall exceed the Fixed Rent reserved in this Lease.

     ARTICLE 18. Fees and Expenses

          Section 18.1 If an Event of Default shall occur under this Lease or if Tenant shall do or
permit to be done any act or thing upon the Premises which would cause Landlord to be in default
under any Superior Lease or Mortgage, or if Tenant shall fail to comply with its obligations under
this Lease and the preservation of property or the safety of any tenant, occupant or other person
is threatened thereby, Landlord may, after reasonable prior notice to Tenant except in an
emergency, perform the same for the account of Tenant or make any expenditure or incur any
obligation for the payment of money for the account of Tenant. All amounts expended by Landlord in
connection with the foregoing, including reasonable attorneys’ fees and disbursements in
instituting, prosecuting or defending any action or proceeding or recovering possession, and the
cost thereof, with interest thereon at the Default Rate, shall be deemed to be Additional Rent
hereunder and shall be paid by Tenant to Landlord within thirty (30) days of rendition of any bill
or statement (with reasonable backup) to Tenant therefor.

          Section 18.2 If Tenant shall fail to pay any installment of Fixed Rent within five (5) days of
the date due, or Additional Rent within five (5) days after notice from Landlord that same was due
and not paid, Tenant shall pay to Landlord, in addition to such installment of Fixed Rent and/or
Additional Rent, as the case may be, as a late charge and as Additional Rent, a sum equal to
interest at the Default Rate on the amount unpaid, computed from the date such payment was due to
and including the date of payment.

     ARTICLE 19. No Representations by Landlord

          Except as and to the extent expressly set forth herein, Landlord and Landlord’s agents have
made no warranties, representations, statements or promises with respect to (a) the rentable and
usable areas of the Premises or the Building, (b) the amount of any current or future Taxes, (c)
the compliance with applicable Laws of the Premises or the Building, or (d) the suitability of the
Premises for any particular use or purpose. No rights, easements or licenses are acquired by
Tenant under this Lease, by implication or otherwise, except as expressly set forth herein. This
Lease (including any Exhibits referred to herein and all supplementary agreements provided for
herein) contains the entire agreement between the parties and all understandings and agreements
previously made between Landlord and Tenant are merged in this Lease, which alone fully and
completely expresses their agreement. Tenant is entering into this Lease after full investigation,
and is not relying upon any statement or representation made by Landlord not embodied in this
Lease.

     ARTICLE 20. End of Term

          Section 20.1 On the Expiration Date or sooner termination of this Lease, Tenant shall quit and
surrender the Premises to Landlord, vacant, broom clean, in good order and condition, ordinary wear
and tear and damage for which Tenant is not responsible under the terms of this Lease excepted, and
Tenant shall remove all of Tenant’s Property (including, on the Expiration Date or earlier Roof
Space Expiration Date, the Antenna Equipment, which shall

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include all of the cabling and electricity, supply and return lines, and the conduits and
risers therefor referred to in Section 10.10) and the Non-Standard Alterations from the
Premises, and this obligation shall survive the Expiration Date or sooner termination of the Term.
If the last day of the Term or any renewal thereof falls on Saturday or Sunday, this Lease shall
expire on the Business Day immediately preceding. Tenant expressly waives, for itself and for any
Person claiming through or under Tenant, any rights which Tenant or any such Person may have under
the provisions of Section 2201 of the New York Civil Practice Law and Rules and of any successor
law of like import then in force in connection with any holdover summary proceedings which Landlord
may institute to enforce the foregoing provisions of this Article 20.

          Section 20.2 Tenant acknowledges that Tenant or any Tenant Party remaining in possession of
the Premises after the Expiration Date or earlier termination of this Lease would create an unusual
hardship for Landlord and for any prospective tenant. Tenant therefore covenants that if for any
reason Tenant or any Tenant Party shall fail to vacate and surrender possession of the Premises or
any part thereof on or before the Expiration Date or earlier termination of this Lease and the
Term, then Tenant’s continued possession of the Premises shall be as a holdover tenant, during
which time, without prejudice and in addition to any other rights and remedies Landlord may have
under this Lease or under applicable Laws, Tenant shall pay to Landlord for each month and for each
portion of any month during which Tenant holds over, an amount equal to: (i) one hundred fifty
percent (150%) of the total monthly amount of Fixed Rent and Additional Rent payable hereunder
immediately prior to the Expiration Date or earlier termination (the “Existing Rent”) for
the first thirty (30) days during which Tenant remains in possession of all or any portion of the
Premises, and (ii) two hundred percent (200%) of the Existing Rent thereafter. The provisions of
this Section 20.2 shall not in any way be deemed to (A) permit Tenant to remain in
possession of the Premises after the Expiration Date or sooner termination of this Lease, or (B)
imply any right of Tenant to use or occupy the Premises upon expiration or termination of this
Lease and the Term, and no acceptance by Landlord of payments from Tenant after the Expiration Date
or sooner termination of the Term shall be deemed to be other than on account of the amount to be
paid by Tenant in accordance with the provisions of this Article 20. Tenant’s obligations
under this Article 20 shall survive the Expiration Date or earlier termination of this
Lease.

     ARTICLE 21. Quiet Enjoyment

          Provided no Event of Default has occurred and is continuing, Tenant may peaceably and quietly
enjoy the Premises without hindrance by Landlord or any Person lawfully claiming through or under
Landlord, subject, nevertheless, to the terms and conditions of this Lease.

     ARTICLE 22. No Waiver; Non-Liability

          Section 22.1 No act or thing done by Landlord or Landlord’s agents during the Term shall be
deemed an acceptance of a surrender of the Premises, and no agreement to accept such surrender
shall be valid unless in writing and signed by Landlord. No employee of Landlord or of Landlord’s
agents shall have any power to accept the keys of the Premises prior to the termination of this
Lease. The delivery of keys to any employee of Landlord or of Landlord’s agents shall not operate
as a termination of this Lease or a surrender of the Premises.

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Any Building employee to whom any property shall be entrusted by or on behalf of Tenant shall
be deemed to be acting as Tenant’s agent with respect to such property and neither Landlord nor its
agents shall be liable for any damage to property of Tenant or of others entrusted to employees of
the Building, nor for the loss of or damage to any property of Tenant by theft or otherwise.

          Section 22.2 The failure of Landlord or Tenant to seek redress for violation of, or to insist
upon the strict performance of, any covenant or condition of this Lease, or any of the Rules and
Regulations set forth or hereafter adopted by Landlord, shall not prevent a subsequent act, which
would have originally constituted a violation, from having all of the force and effect of an
original violation. The receipt by Landlord or the payment by Tenant of Fixed Rent and/or
Additional Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a
waiver of such breach. The failure of Landlord to enforce any of the Rules and Regulations set
forth, or hereafter adopted, against Tenant or any other tenant in the Building shall not be deemed
a waiver of any such Rules and Regulations. Landlord shall not enforce the Rules and Regulations
against Tenant in a discriminatory manner. No provision of this Lease shall be deemed to have been
waived by either Landlord or Tenant, unless such waiver be in writing signed by the party against
whom such waiver is claimed. No payment by Tenant or receipt by Landlord of a lesser amount than
the monthly Fixed Rent or any Additional Rent shall be deemed to be other than on account of the
next installment of Fixed Rent or Additional Rent, as the case may be, or as Landlord may elect to
apply same, nor shall any endorsement or statement on any check or any letter accompanying any
check or payment as Fixed Rent or Additional Rent be deemed an accord and satisfaction, and
Landlord may accept such check or payment without prejudice to Landlord’s right to recover the
balance of such Fixed Rent or Additional Rent or pursue any other remedy in this Lease provided.
Any executory agreement hereafter made shall be ineffective to change, modify, discharge or effect
an abandonment of this Lease in whole or in part unless such executory agreement is in writing and
signed by the party against whom enforcement of the change, modification, discharge or abandonment
is sought. All references in this Lease to the consent or approval of Landlord shall be deemed to
mean the written consent or approval of Landlord and no consent or approval of Landlord shall be
effective for any purpose unless such consent or approval is set forth in a written instrument
executed by Landlord.

          Section 22.3 (a) Except to the extent arising from the negligence or willful misconduct of
Landlord or any Landlord Party, neither Landlord nor any Landlord Party shall be liable for any
injury or damage to persons or property or interruption of Tenant’s business resulting from fire,
explosion, falling plaster, steam, gas, electricity, water, rain or snow or leaks from any part of
the Building or from the pipes, appliances or plumbing works or from the roof, street or subsurface
or from any other place or by dampness or by any other cause of whatsoever nature, provided,
however, that Tenant, in accordance with Section 11.2, shall first look for recovery to any
insurance required to be carried by Tenant pursuant to the terms of this Lease); nor shall Landlord
or its agents be liable for any such damage caused by other tenants or persons in the Building or
caused by construction of any private, public or quasi-public work; nor shall Landlord be liable
for any latent defect in the Premises or in the Building (except that Landlord shall be required to
repair such defects to the extent provided in Article 6). Nothing in the foregoing shall
affect any right of Landlord to the indemnity from Tenant to which Landlord may be entitled under
Article 28.

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          (b) If, at any time or from time to time, any windows of the Premises are temporarily closed,
darkened or bricked-up for any reason whatsoever, or any of such windows are permanently closed,
darkened or bricked-up if required by any Law or related to any construction upon property adjacent
to the Real Property by parties other than Landlord, Landlord shall not be liable for any damage
Tenant may sustain thereby and Tenant shall not be entitled to any compensation therefor nor
abatement of Fixed Rent or Additional Rent nor shall the same release Tenant from its obligations
hereunder nor constitute an eviction or constructive eviction of Tenant from the Premises.

     ARTICLE 23. Waiver of Trial By Jury

          The respective parties hereto shall and they hereby do waive trial by jury in any action,
proceeding or counterclaim brought by either of the parties hereto against the other (except for
personal injury or property damage) on any matters whatsoever arising out of or in any way
connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or occupancy of
the Premises, or for the enforcement of any remedy under any statute, emergency or otherwise. If
Landlord commences any summary proceeding against Tenant, Tenant will not interpose any
counterclaim of whatever nature or description in any such proceeding (unless failure to impose
such counterclaim would preclude Tenant from asserting in a separate action the claim which is the
subject of such counterclaim), and will not seek to consolidate such proceeding with any other
action which may have been or will be brought in any other court by Tenant.

     ARTICLE 24. Inability To Perform

          This Lease and the obligation of Tenant to pay Fixed Rent and Additional Rent hereunder and
perform all of the other covenants and agreements hereunder on the part of Tenant to be performed
will not be affected, impaired or excused because Landlord is unable to fulfill any of its
obligations under this Lease expressly or impliedly to be performed by Landlord or because Landlord
is unable to make, or is delayed in making any repairs, additions, alterations, improvements or
decorations or is unable to supply or is delayed in supplying any equipment or fixtures, if
Landlord is prevented or delayed from so doing by reason of strikes or labor troubles or by
accident, or by any cause whatsoever beyond Landlord’s reasonable control, including laws,
governmental preemption in connection with a national emergency or by reason of any Laws or by
reason of the conditions of supply and demand which have been or are affected by war or other
emergency (“Unavoidable Delays”).

     ARTICLE 25. Bills and Notices

          Section 25.1 Except as otherwise expressly provided in this Lease, any bills, statements,
consents, notices, demands, requests or other communications given or required to be given under
this Lease shall be in writing and shall be deemed given if delivered by hand (against a signed
receipt), sent by a nationally recognized overnight courier service, or sent by registered or
certified mail (return receipt requested) and addressed:

                  (a) if to Tenant, (i) at 669 River Drive, Center Two, Elmwood Park, New Jersey 07407,
Attention: General Counsel, or (ii) at any place where Tenant or any

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agent or employee or Tenant may be found if mailed subsequent to Tenant’s abandoning or
surrendering the location set forth in clause (i) above (as such location may be changed
pursuant to Section 25.3 below), in either case with a copy to Loeb & Loeb LLP, 345
Park Avenue, New York, New York 10154, Attention: Scott I. Schneider, Esq., and with a
courtesy copy of all notices to be sent to Tenant’s address at the Premises, Tenant hereby
agreeing that under any and all circumstances under this Lease, at law or otherwise where a
bill, statement, consent, notice, demand, request or other communication is required to be
given, sent or delivered, or may be given sent or delivered, to Tenant, the giving or
failure to give such courtesy copy shall have no bearing whatsoever on whether or not the
bill, statement, consent, notice, demand, request or other communication was given, sent or
delivered to Tenant; or

                  (b) if to Landlord, as follows: 111 Chelsea Commerce LP, c/o Taconic Investment
Partners LLC, 111 Eighth Avenue, New York, New York 10011, Attention: Paul E. Pariser,
Principal, with a copy to: Greenberg Traurig, LLP, 200 Park Avenue, New York, New York
10166, Attention: Robert J. Ivanhoe, Esq.

          Section 25.2 Any such bill, statement, consent, notice, demand, request or other communication
given as provided in this Article 25 shall be deemed given (i) on the date hand delivered,
(ii) three (3) Business Days after the date mailed, or (iii) one (1) Business Day after the date
sent by overnight courier service.

          Section 25.3 Either party may designate by notice in writing given in the manner herein
specified a new address to which such bills, statements, consents, notices, demands, requests or
other communications shall thereafter be given or made.

     ARTICLE 26. Rules and Regulations

          Landlord reserves the right, from time to time, to adopt additional reasonable and
non-discriminatory Rules and Regulations and to amend the Rules and Regulations then in effect.
Tenant and all Tenant Parties shall comply with the Rules and Regulations, as so supplemented or
amended. Nothing contained in this Lease shall be construed to impose upon Landlord any duty or
obligation to enforce the Rules and Regulations or terms, covenants or conditions in any other
lease against any other tenant, and Landlord shall not be liable to Tenant for violation of the
same by any other tenant, its employees, agents, visitors or licensees; provided,
however, that Landlord shall not enforce such Rules and Regulations against Tenant in a
discriminatory manner. If there shall be any inconsistencies between this Lease and the Rules and
Regulations, the provisions of this Lease shall prevail. Landlord agrees that any modifications to
the Rules and Regulations as annexed hereto (as compared to the standard Building Rules and
Regulations as of the date hereof) shall be deemed incorporated into this Lease, so that such
modified provisions may not be negated by subsequent changes to the Rules and Regulations.

     ARTICLE 27. Broker

          Section 27.1 Each of Landlord and Tenant represents and warrants to the other that it has not dealt with any broker in connection with this Lease other than Taconic

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Management Company, CB Richard Ellis Real Estate Services, Inc. and Williams Real Estate Co.,
Inc. (collectively, “Broker”) and that to the best of its knowledge and belief, no other
broker, finder or similar Person procured or negotiated this Lease or is entitled to any fee or
commission in connection herewith.

          Section 27.2 Each of Landlord and Tenant shall indemnify, defend, protect and hold the other
party harmless from and against any and all losses, liabilities, damages, claims, judgments, fines,
suits, demands, costs, interest and expenses of any kind or nature (including reasonable attorneys’
fees and disbursements) which the indemnified party may incur by reason of any claim of or
liability to any broker, finder or like agent (other than Broker) arising out of any dealings
claimed to have occurred between the indemnifying party and the claimant in connection with this
Lease, or the above representation being false. The provisions of this Article 27 shall survive
the Expiration Date or earlier termination of the Term.

          Section 27.3 Based on the representations, warranties and obligations of Tenant set forth in
Sections 27.1 and 27.2, Landlord agrees to pay to Broker pursuant to separate agreements
any commission payable to Broker in connection with this Lease.

     ARTICLE 28. Indemnity

          Section 28.1 Subject to the provisions of Section 11.2, Tenant shall indemnify, defend
and hold harmless Landlord and all Landlord Parties from and against any and all claims against any
of such parties arising from or in connection with (i) any negligence or tortious conduct of Tenant
or any Tenant Party, and (ii) any accident, injury or damage whatsoever caused to any person or the
property of any person occurring in, at or upon the Premises, except, in each case, to the extent
that any such claim results from the negligence or tortious conduct of Landlord or any other
Landlord Party; together with all costs, expenses and liabilities incurred in or in connection with
each such claim or action or proceeding brought thereon, including all reasonable attorneys’ fees
and expenses.

          Section 28.2 Subject to the provisions of Section 11.2, Landlord shall indemnify,
defend and hold harmless Tenant and all Tenant Parties from and against all claims against any of
such parties arising from or in connection with (i) any negligence or tortious conduct of Landlord
or any Landlord Party, and (ii) any accident, injury or damage whatsoever caused to any person or
the property of any person occurring in, at or upon the common or public areas of the Building
(specifically excluding the Premises), except, in each case, to the extent that any such claim
results from the negligence or tortious conduct of Tenant or any Tenant Party; together with all
costs, expenses and liabilities incurred in or in connection with each such claim or action or
proceeding brought thereon, including all reasonable attorneys’ fees and expenses.

          Section 28.3 (a) If any claim that is within the scope of any indemnity set forth in this
Lease is asserted against any indemnified party, then the indemnified party shall give prompt
notice (each, an “Indemnity Notice”) thereof to the indemnifying party, within a time
period so as not to prejudice the indemnifying party’s or its insurer’s ability to defend
effectively any action or proceeding brought on such claim, and the indemnifying party shall have
the right and obligation to defend and control the defense of any action or proceeding brought on
such

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claim with counsel chosen by the indemnifying party, subject to the approval of the
indemnified party (such approval not to be unreasonably withheld) or by the indemnifying party’s
insurance company. If the indemnified party fails promptly to give an Indemnity Notice or if the
indemnified party shall not afford the indemnifying party the right to defend and control the
defense of any such action or proceeding then, in either of such events, the indemnifying party
shall have no obligation under the applicable indemnity set forth in this Lease with respect to
such action or proceeding or other actions or proceedings involving the same or related facts. If
the indemnifying party shall defend any such action or proceeding, then:

          (i) the indemnified party shall cooperate with the indemnifying party (or its insurer)
in the defense of any such action or proceeding in such manner as the indemnifying party (or
its insurer) may from time to time reasonably request and the indemnifying party shall not
be liable for the costs of any separate counsel employed by the indemnified party;

          (ii) the indemnifying party shall not be liable for any settlement made without the
indemnifying party’s consent;

          (iii) if such action or proceeding can be settled by the payment of money and without
the need to admit liability on the indemnified party’s part, then the indemnifying party
shall have the right to settle such action or proceeding without the indemnified party’s
consent and the indemnifying party shall have no obligation under the applicable indemnity
set forth in this Lease with respect to such action or proceeding or other actions or
proceedings involving the same or related facts if the indemnified party refuses to agree to
such a settlement; and

          (iv) if such action or proceeding cannot be settled merely by the payment of money and
without the need to admit liability on the indemnified party’s part, then the indemnifying
party shall not settle such action or proceeding without the indemnified party’s consent
(which consent shall not be unreasonably withheld, conditioned or delayed) and if the
indemnified party unreasonably withholds, conditions or delays its consent to any such
settlement, then the indemnifying party shall have no obligation under the applicable
indemnity set forth in this Lease with respect to such action or proceeding or other actions
or proceedings involving the same or related facts.

          (b) If an indemnifying party shall, in good faith, believe that a claim set forth in an
Indemnity Notice is not within the scope of the indemnifying party’s indemnity set forth in this
Lease then, pending determination of that question, the indemnifying party shall not be deemed to
be in default under this Lease by reason of its failure or refusal to indemnify and hold harmless
any indemnified party therefrom or to pay such costs, expenses and liabilities, but if it shall be
finally determined by a court of competent jurisdiction or that such claim was within the scope of
such indemnifying party’s indemnity set forth in this Lease then such indemnifying party shall be
liable for any judgment or reasonable settlement or any reasonable legal fees incurred by the party
entitled to indemnity hereunder. The provisions of this Article 28 shall survive the
Expiration Date or earlier termination of this Lease.

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     ARTICLE 29. Storage Space

          Section 29.1 For the purpose of this Lease, “Storage Space” shall mean that portion of
the basement portion of the Building shown in hatching in the floor plan annexed to this Lease as
Exhibit G, which shall be separated from the other portions of the basement by Building
standard walls or partitions, and shall have a Building standard door for access to and from the
Storage Space. During the Term, Tenant may use the Storage Space solely for the storage of office
equipment, furniture, documents and other papers, and other office supplies, provided and to the
extent that (a) none of the foregoing items are food, beverage or other perishable items, and (b)
all of the foregoing items are used in connection with Tenant’s use of the Premises. Under no
circumstances shall the Storage Space be occupied by individuals for office, clerical or any other
use, except to the extent reasonably necessary to transport the stored items to and from the
Storage Space. Tenant shall use the Storage Space in compliance with, and subject to, all
applicable Laws. Tenant hereby acknowledges that Tenant has not relied upon any representation or
warranty, express or implied, in connection with the Storage Space and that Landlord has made no
such representations or warranties, including, without limitation, any representation or warranty
as to whether the Storage Space is suitable for Tenant’s use.

          Section 29.2 Tenant’s use of the Storage Space shall be upon, and subject to, all of the
terms, covenants and conditions contained in this Lease and references to the Premises in this
Lease shall, where the context indicates, either be deemed to refer to the Storage Space or shall
be deemed to include the Storage Space in the definition of Premises, except that, notwithstanding
anything contained in this Lease to the contrary with respect to the Premises:

          (a) Tenant shall accept the Storage Space in its then as-is condition, Tenant hereby agreeing
and acknowledging that Tenant has fully inspected the Storage Space and is fully familiar with the
condition thereof. Landlord shall not be obligated to perform any alterations, repairs,
improvements, remediation, compliance with Laws or other work whatsoever in connection with
Tenant’s use of the Storage Space;

          (b) Landlord shall not be required to provide any services, or furnish any utilities to, or in
respect of, the Storage Space, except that Landlord, subject to the provisions of Section
10.6 and Article 24, shall furnish sufficient electric service to the Storage Space for
the lighting of same, and shall provide freight or passenger elevator service to access the Storage
Space (Landlord agreeing that to the extent that only passenger elevator service is provided,
Tenant may use such passenger elevator to transport what otherwise would be transportable by a
Building freight elevator);

          (c) Tenant shall not be permitted to make any alterations or improvements, or perform any
other work whatsoever, in or to the Storage Space, without Landlord’s prior written consent in each
instance, except that in accordance with, and subject to, the provisions of Article 4,
Tenant may install lighting and shelving in the Storage Space;

          (d) Neither Landlord, nor any of its agents or employees, shall be liable for any damage to,
or theft of, any materials, supplies or other property stored in the Storage Space, nor for any
injury or damage to persons, in connection with, resulting from, or relating to, its use. In
addition, Tenant shall indemnify and hold Landlord, its agents and employees, harmless, from

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and against any and all actions, proceedings, liabilities, obligations, claims, damages,
deficiencies, losses, judgments, suits, expenses and costs (including, without limitation
reasonable legal fees and disbursements) in connection with resulting from, or relating to, the use
of the Storage Space; and

          (e) Tenant shall not directly or indirectly, or by operation of law, or otherwise, assign or
otherwise transfer its rights to use the Storage Space, except that Tenant’s right to use the
Storage Space in accordance with and subject to the applicable provisions of this Lease shall be
assigned to the Person to whom Tenant has assigned its entire interest in this Lease (in accordance
with, and subject to, the applicable provisions of this Lease), and Tenant may sublet all or a
portion of the Storage Space as part of a sublease of at least ten (10%) of the rentable area of
the office portion of the Premises (in accordance with, and subject to, the applicable provisions
of this Lease).

          Section 29.3 Other than by reason of fire or other casualty, Tenant, at Tenant’s sole cost and
expense, shall promptly repair all damage to the Storage Space and other portions of the Building
caused by Tenant’s use of the Storage Space, including, without limitation, moving and removing
materials, supplies and other property to and from the Storage Space.

          Section 29.4 If for any reason Landlord is prohibited or prevented from permitting Tenant to
use any storage space in the Building (including the Storage Space), including, without limitation,
by reason of a fire or other casualty to any portion of the Building, or on account of any Law,
Tenant’s right to use the Storage Space shall be terminated and revoked for so long as Landlord is
so prohibited or prevented, such termination and revocation being effective five (5) Business Days
after Landlord so notifies Tenant, and Landlord shall not be subject to any liability nor shall
Tenant be entitled to any compensation or abatement of the Fixed Rent or Additional Rent under this
Lease, nor shall such revocation or termination be deemed a constructive or actual eviction from
any portion of the Premises, except that Tenant shall not be obligated to pay the Additional Rent
payable under Section 29.6 below for period of such termination and revocation. If for any
reason Landlord is prohibited or prevented from permitting Tenant to use the specific Storage Space
that Tenant would otherwise be permitted to use pursuant to this Article (as opposed to any storage
space in the Building), including, without limitation, by reason of a fire or other casualty to any
portion of the Building, or on account of any Law, Tenant’s right to use the Storage Space shall be
terminated and revoked, all of the provisions of the preceding sentence shall apply, except that if
Landlord is permanently prohibited or prevented from permitting Tenant to use the Storage Space and
other comparable storage space is then available for Tenant’s use, then Landlord shall relocate the
Storage Space to such other comparable storage space pursuant to the provisions of Section
29.7 below.

          Section 29.5 On or before the earlier of (a) the effective date of the termination or
revocation of Tenant’s right to use the Storage Space, and (b) the last day of the Term, Tenant
shall remove from the Storage Space all of the contents thereof (other than any of Landlord’s
property therein) and repair any and all damage to the Storage Space occurring during, or by reason
of, the use thereof by Tenant or by any other person or entity claiming by, through or under
Tenant, and to all other portions of the Building caused by its use of the Storage Space or such
removal.

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          Section 29.6 (a) With respect to the Storage Space, Tenant covenants and agrees to pay to
Landlord, as Additional Rent, commencing on the Rent Commencement Date, $56,190.00 per year
($4,682.50 per month) (herein referred to as the “Storage Fee”), in equal monthly
installments in advance of the first day of each and every calendar month during the term of this
Lease.

          (b) Tenant shall pay the Storage Fee to Landlord at its office, or such other place, or to
such agent and at such place, as Landlord may designate by notice to Tenant, in lawful money of the
United States of America. Tenant shall pay the Storage Fee promptly as and when the same shall
become due and payable, without demand therefor and without any abatement, deduction or set-off
whatsoever except as expressly provided in this Lease. If the Rent Commencement Date occurs on a
day other than the first day of a calendar month, the Storage Fee for such calendar month shall be
prorated.

          Section 29.7 In the event that from time to time during the Term, Landlord shall, in its sole
discretion, desire to relocate the Storage Space, Landlord shall send written notice thereof
(hereinafter referred to as the “Relocation Notice”) to Tenant, which Relocation Notice
shall be sent to Tenant together with a floor plan of the space in the Building to which the
Storage Space is to be relocated (hereinafter referred to as the “New Storage Space”) and
which New Storage Space shall have a rentable area that is approximately the same as the rentable
area of Storage Space being relocated. Effective on the date specified in the Relocation Notice
(which effective date shall not be less than ten (10) Business Days after the Relocation Notice is
given to Tenant) the New Storage Space shall become the Storage Space under this Article, and on or
prior to such effective date, Tenant, at Landlord’s expense (which expense shall not be more than
Tenant’s actual out-of-pocket cost) shall remove from the Storage Space all of the contents thereof
(other than any of Landlord’s property therein) and move such contents to the New Storage Space,
and Tenant, at Tenant’s expense, subject to the provisions of Section 11.2 and Article 12,
shall repair any and all damage to the prior Storage Space occurring during, or by reason of, the
use thereof by Tenant or by any other person or entity claiming by, through or under Tenant, and to
all other portions of the Building caused by its use of the Storage Space or such removal or move.
Notwithstanding the foregoing, until Tenant has completely vacated the prior Storage Space and made
all of such repairs thereto, Tenant’s obligations with respect thereto (including its obligation to
include same in its insurance coverage) shall remain in full force and effect.

          Section 29.8 In furtherance of the provisions of Section 29.2 above, pursuant to which, as
more particularly provided therein, references to the Premises in this Lease shall, where the
context indicates, either be deemed to refer to the Storage Space or shall be deemed to include the
Storage Space in the definition of Premises, Tenant acknowledges that within the boundaries of the
Storage Space there is a Building closet that is not part of the Storage Space, to which Landlord
may from time to time require access and that such access shall be granted through the Storage
Space pursuant to the applicable provisions of Sections 15.1 and 15.2 above and any other
applicable provision of this Lease. Tenant agrees that nothing in the Storage Space shall
materially interfere with Landlord’s ability to access the door to such Building closet.

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     ARTICLE 30. Landlord’s Contribution

          Section 30.1 (a) Landlord shall contribute Four Million Seven Hundred Sixteen Thousand and
00/100 Dollars ($4,716,000.00) (“Landlord’s Contribution”) toward the actual cost of the
Initial Alterations (including carpeting, wall covering, fixtures, telephone and computer
installations, and “soft costs” incurred in connection with such alterations, including
architectural and engineering fees, provided that such “soft costs” shall not exceed ten percent
(10%) of Landlord’s Contribution); provided, however, that this Lease shall be in
full force and effect and no Event of Default shall have occurred and be continuing hereunder;
provided, further, that if Tenant duly cures such Event of Default prior to the
termination of this Lease, Tenant’s entitlement to Landlord’s Contribution shall be reinstated.
Tenant acknowledges and agrees that $923,000.00 of the Landlord’s Contribution is allocated to the
purchase and installation of Tenant’s HVAC System, and $250,000.00 of the Landlord’s Contribution
is allocated to the CO Lavatory Work. Tenant may spend more than $923,000.00 of the Landlord’s
Contribution for the purchase and installation of Tenant’s HVAC System, and more than $250,000.00
of the Landlord’s Contribution for the CO Lavatory Work, but if Tenant spends less than $923,000.00
of the Landlord’s Contribution for the purchase and installation of Tenant’s HVAC System,
and Tenant does not install a complete and functional HVAC system servicing all portions of
the Premises, then the balance of said $923,000.00 may not be used for any other portion of the
Initial Alterations, and the Landlord’s Contribution shall be reduced by such balance, and
if Tenant spends less than $250,000.00 of the Landlord’s Contribution for the CO Lavatory Work,
and Tenant does not Substantially Complete the CO Lavatory Work, then the balance of said
$250,000.00 may not be used for any other portion of the Initial Alterations, and the Landlord’s
Contribution shall be reduced by such balance. Accordingly, if Tenant spends less than $923,000.00
of the Landlord’s Contribution for the purchase and installation of Tenant’s HVAC System, but
Tenant installs a complete and functional HVAC system servicing all portions of the Premises, then
the balance of said $923,000.00 may be used for any other portion of the Initial Alterations, and
if Tenant spends less than $250,000.00 of the Landlord’s Contribution for the CO Lavatory Work, but
Tenant Substantially Completes the CO Lavatory Work, then the balance of said $250,000.00 may be
used for any other portion of the Initial Alterations.

          (b) Any cost of the Initial Alterations in excess of Landlord’s Contribution shall be paid by
Tenant. Tenant shall not be entitled to receive any portion of Landlord’s Contribution not
actually expended by Tenant in the performance of the Initial Alterations, nor shall Tenant have
any right to apply any unexpended portion of Landlord’s Contribution as a credit against Fixed
Rent, Additional Rent or any other obligation of Tenant hereunder. No part of Landlord’s
Contribution may be assigned by Tenant prior to actual payment thereof by Landlord to Tenant.

          Section 30.2 Landlord shall make progress payments to Tenant on a monthly basis, for the work
performed during the previous month, less a retainage of 10% of each progress payment (the
“Retainage”). Each of Landlord’s progress payments will be limited to an amount equal to
(a) the aggregate amounts (reduced by the Retainage) previously paid or then payable by Tenant (as
certified by an authorized officer of Tenant and by Tenant’s independent, licensed architect) to
Tenant’s contractors, subcontractors and material suppliers for the Initial Alterations (excluding
any payments for which Tenant has previously been reimbursed out of previous disbursements from
Landlord’s Contribution), multiplied by (b) a fraction, the

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numerator of which is the amount of Landlord’s Contribution, and the denominator of which is
the total contract price (or, if there is no specified or fixed contract price for the Initial
Alterations, then Landlord’s reasonable estimate thereof) for the performance of all of the Initial
Alterations shown on all plans and specifications approved by Landlord. Such progress payments
shall be made within thirty (30) days after the delivery to Landlord of requisitions, signed by a
financial officer of Tenant, which requisitions shall set forth the names of each contractor and
subcontractor to whom payment is due, and the amount thereof, and shall be accompanied by (i)
copies of paid receipted invoices from the contractors and subcontractors who performed the
portions of Initial Alterations referred to in such requisition, and from the materialmen and
suppliers who supplied the materials and supplies referred to in such requisition, (ii) with the
exception of the first requisition, copies of partial waivers of lien from all contractors,
subcontractors and material suppliers covering all work and materials which were the subject of
previous progress payments by Landlord and Tenant, and (iii) a written certification from Tenant’s
architect that the work for which the requisition is being made has been completed substantially in
accordance with the plans and specifications approved by Landlord, and (iv) such other documents
and information as Landlord may reasonably request. Landlord shall disburse the Retainage upon
submission by Tenant to Landlord of a requisition therefor, accompanied by all documentation
required under this Section 30.2, together with (A) proof of the satisfactory completion of
all required inspections and issuance of any required approvals, permits and sign-offs for the
Initial Alterations by all Governmental Authorities having jurisdiction thereover, (B) final
“as-built” plans and specifications for the Initial Alterations as required pursuant to Section
4.2(f), and (C) the issuance of final lien waivers by all contractors, subcontractors and
material suppliers covering all of the Initial Alterations.

          Section 30.3 Notwithstanding anything contained in this Lease which may be deemed to the
contrary, the Landlord’s Contribution shall be requested by Tenant, and the Landlord’s Contribution
shall be paid by Landlord, only on account of Initial Alterations that are to be performed in or to
those portions of the Premises that are to be actually occupied by Tenant for the conduct of its
business therein, and no portion of the Landlord’s Contribution shall be requested by Tenant, and
no portion of the Landlord’s Contribution shall be contributed or paid by Landlord, on account of
any Alterations (Initial Alterations or otherwise) that are to be performed in or to any portion of
the Premises that is covered by a sublease or proposed sublease or is otherwise to be occupied by
any Person other than Tenant. The occupancy of any portion of the Premises by Tenant for the
conduct of its business therein primarily for the purpose of circumventing the provisions of the
preceding sentence shall be, for the purposes of the preceding sentence, deemed not to be the
occupancy of the Premises or any portion thereof by Tenant for the conduct of its business therein.

          Section 30.4 If Landlord does not pay any installment of the Landlord’s Contribution when
properly due Tenant in accordance with, and subject to, the terms and conditions of this Article
and such failure continues for more than seven (7) days after Landlord receives notice from Tenant
that same is overdue, then provided Landlord did not or does not notify Tenant prior to the
expiration of such seven (7) day period that it disputes that such payment is due Tenant in
accordance with, and subject to, the provisions of this Article, the amount of the Landlord’s
Contribution that is so properly due but not paid, plus interest on the balance of such amount from
time to time outstanding, from the date such amount was due through the date next preceding the
date of which such amount is fully deducted (as hereinafter

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provided), at an annual interest rate equal to the Base Rate shall be deducted from the next
installment(s) of Fixed Rent and Additional Rent payable hereunder. If Landlord sends such dispute
notice in such time period, then Tenant shall not be permitted to make such deductions unless and
until Tenant obtains a non-appealable judgment against Landlord indicating how much of Landlord’s
Contribution remains payable to Tenant.

     ARTICLE 31. Right of First Offer — Fifth Floor

          Section 31.1 For purposes of this Lease, the following terms shall have the following
meanings:

          (a) “Available for Leasing” means that at the time in question (i) no party leases or
occupies the Expansion Space (or if leased or occupied, such party’s rights are scheduled to
expire, and Landlord is prepared to market such space, within twelve (12) months of the time in
question), whether pursuant to a written lease or other written agreement, and (ii) no party holds
any written option or right to lease or occupy the Expansion Space that is superior to Tenant’s
rights hereunder, or to renew its lease or rights of occupancy therefor.

          (b) “Expansion Space” means each of the three (3) rentable portions of the fifth
(5th) floor of the Building indicated on Exhibit H as “A,” “B,” and “C”; except
that if, together with the Expansion Space that Landlord is prepared to market, Landlord intends to
market a portion of the Building that is not part of the Expansion Space, then at Landlord’s option
(to be exercised in Landlord’s sole and absolute discretion), such portion of the Building that is
not otherwise part of the Expansion Space shall be deemed part of the Expansion Space in question,
shall be covered by the Expansion Notice and the provisions of this Article shall apply thereto.

          (c) “Substantially Changed Terms” means terms and conditions of any proposed lease of
any of the Expansion Spaces to a third party, pursuant to which the overall economic benefits
(taking into account all elements of transaction, including length of term) to Landlord are reduced
by ten percent (10%) or more, as compared to the terms and conditions previously offered to Tenant
in an Expansion Notice.

          Section 31.2 (a) If any portion of any of the Expansion Spaces becomes Available for Leasing
during the Term, Landlord shall deliver notice thereof to Tenant (an “Expansion Notice”),
describing the Expansion Space in question and setting forth Landlord’s determination of the then
fair market Fixed Rent for the Expansion Space (the “FMV”). Provided that all of the
conditions precedent set forth in this Article 31 are fully satisfied by Tenant, Tenant
shall have the option (the “Expansion Option”), exercisable by Tenant delivering written
notice to Landlord (an “Exercise Notice”) within fifteen (15) Business Days of the giving
by Landlord of the Expansion Notice, to lease the Expansion Space in question on the terms and
conditions set forth in this Article 31, and this Lease shall thereupon be modified as
provided in Section 31.4. The Expansion Option may be exercised only with respect to all
of the Expansion Space that is the subject of an Expansion Notice. Time shall be of the essence
with respect to all periods of time expressly set forth in this Article 31. Following the
timely giving of the Expansion Notice, the parties shall, if necessary negotiate in good faith for
a period of fifteen (15) days to reach a mutually satisfactory Fixed Rent for the Expansion Space,
and if the parties are unable to agree upon Fixed Rent at the end of such fifteen (15) day period,
them Tenant shall

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have the right, by notice to Landlord given within ten (10) days after the end of such fifteen
(15) day period, to either (i) rescind its giving of the Expansion Notice, or (ii) refer the
dispute to arbitration as provided in Section 31.5.

          (b) If Tenant fails to timely give an Exercise Notice with respect to any of the Expansion
Spaces, Landlord shall be free to lease such Expansion Space to any other Person, provided that
Landlord shall not thereafter enter into a lease of such Expansion Space on terms and conditions
that constitute Substantially Changed Terms unless Landlord shall first deliver to Tenant a revised
Expansion Notice describing such Substantially Changed Terms. In such event, Tenant shall have the
right, exercisable within seven (7) Business Days following Tenant’s receipt of such revised
Expansion Notice from Landlord, to deliver to Landlord an Exercise Notice agreeing to enter into a
lease of the applicable Expansion Space on such Substantially Changed Terms. Further, if Tenant
fails to timely give an Exercise Notice with respect to any Expansion Space, or expressly declines
to lease such Expansion Space, and Landlord enters into a lease of such Expansion Space with a
third party, then if such Expansion Space shall thereafter become Available for Leasing during the
Term of this Lease, then Landlord shall again give Tenant an Expansion Notice as and when such
Expansion Space becomes Available for Leasing, on and subject to all of the terms and conditions of
this Article 31.

          (c) Notwithstanding anything contained in this Article 31 to the contrary, Tenant
shall have no Expansion Option for any Expansion Space that becomes Available for Leasing during
the last three (3) years of the Term (inclusive of the Extension Term (as such term is defined in
Section 33.1) if Tenant has theretofore exercised the Extension Option (as such term is
defined in Section 33.1) in accordance with, and subject to, the provisions of Section
33.1), unless in the case of the last three (3) years of the initial Term where Tenant has not
theretofore exercised the Extension Option in accordance with, and subject to, the provisions of
Section 33.1, Tenant exercises the Extension Option in accordance with, and subject to, the
provisions of Section 33.1 on or before the date on which Tenant delivers the Exercise
Notice.

          Section 31.3 Tenant shall have no right to exercise the Expansion Option unless all of the
following conditions have been satisfied or waived by Landlord on the date of the Exercise Notice
and on the date (the “Expansion Space Commencement Date”) on which Landlord delivers to
Tenant vacant possession of the Expansion Space, and free of occupancy rights (other than occupancy
rights, if any, that become effective after Tenant’s leasehold interest in the Expansion Space
ends), and an ACP-5 in respect of the Expansion Space:

               (i) No Material Default shall have occurred and be continuing under this Lease; and

               (ii) Original Tenant (or a permitted subtenant of the Original Tenant pursuant to
Section 14.11, but not any other assignee, subtenant or successor tenant), and its
Affiliates shall occupy all of the then-existing Premises Area.

          Section 31.4 Provided that Tenant timely delivers an Exercise Notice, then, subject to
Tenant’s right to rescind its giving of the Expansion Notice pursuant to Section 31.2,
effective on the Expansion Space Commencement Date, the Expansion Space shall be added to

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and be deemed to be a part of the Premises for all purposes of this Lease, on the following
terms and conditions:

               (a) Tenant shall lease the Expansion Space upon all of the terms and conditions of this
Lease except for Fixed Rent, which shall be equal to the FMV, as initially determined by
Landlord, subject to Tenant’s right to arbitrate such determination of FMV as provided in
Section 31.5;

               (b) Tenant shall pay Tenant’s Tax Payment with respect to the Expansion Space as
provided in Article 7, and the Base Taxes applicable to the Expansion Space shall be
the Base Taxes set forth in Section 7.1(c), and the Tenant’s Share shall be 0.59%
for Expansion Space “A,” 0.49% for Expansion Space “B” and 0.17% for Expansion Space “C”;

               (c) Landlord will deliver the Expansion Space to Tenant in its then “as is” condition,
and Landlord shall not be obligated to perform any work or make any payments to Tenant (in
the nature of Landlord’s Contribution or otherwise) with respect thereto, and Sections 5.2
and 5.5, and Article 30 shall not apply to the Expansion Space;

               (d) The “Electrical Capacity” that Landlord shall make available to Tenant in respect
of the Expansion Space shall be the same as the Electrical Capacity set forth in
Subsection 10.1(a), adjusted on the basis of the Rentable Square Feet of the
Expansion Space, as compared to the Rentable Square Feet of the Premises;

               (e) Landlord shall not be subject to any liability for failure to give possession of
the Expansion Space to Tenant on any specific date and the validity of this Lease shall not
be impaired under such circumstances, nor shall the same be construed to extend the Term,
except that fixed rent and additional rent with respect to the Expansion Space in question
shall not be payable until possession of the Expansion Space shall be delivered to Tenant in
the manner required hereunder. The provisions of this subsection (e) are intended
to constitute “an express provision to the contrary” within the meaning of Section 223-a of
the New York Real Property Law or any successor Law, which shall be inapplicable hereto, and
Tenant hereby waives any right to rescind the this Lease or any part hereof or the Exercise
Notice which Tenant might otherwise have.

               (f) Unless Landlord and Tenant otherwise expressly agree in writing, Landlord shall
have no obligation to amend the certificate of occupancy for the Building with respect to
the Expansion Space.

          Section 31.5 If Tenant disputes Landlord’s calculation of the FMV as set forth in the
Expansion Space Notice, such dispute shall be submitted to arbitration and shall be determined by a
single arbitrator appointed in accordance with the American Arbitration Association Real Estate
Valuation Arbitration Proceeding Rules. Such arbitrator shall be impartial and shall have not less
than ten (10) years’ experience in the New York metropolitan area in a calling related to the
leasing of commercial and retail space in buildings comparable to the Building, and the fees of
such arbitrator shall be shared equally by Landlord and Tenant.

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          (b) Within fifteen (15) days following the appointment of such arbitrator, each party shall
attend a hearing before such arbitrator wherein each party shall submit a report setting forth its
determination of the FMV, together with such information on comparable rentals, or such other
evidence, as such party shall deem relevant. The arbitrator shall, within fifteen (15) days
following such hearing and submission of evidence, render his or her decision by selecting the
determination of the FMV submitted by either Landlord or Tenant which, in the judgment of the
arbitrator, most nearly reflects the FMV. The decision of such arbitrator shall be final and
binding upon the parties.

          (c) For purposes of the determination of the FMV, whether by estimate of Landlord or by
arbitration, Landlord or such arbitrator shall take into account the then current rentals or
occupancy fees for the renting of or granting of use or occupancy rights for comparable space in
the Building and in comparable buildings in Manhattan for the Permitted Use. The determination of
the FMV shall be based on all relevant factors, including the assumptions and criteria stated in
this Article 31, specifically including the factors set forth in Section 31.4, and the
arbitrator shall not have the power to add to, modify or change any of the provisions of this
Lease. After a determination has been made of the FMV, the parties shall execute and deliver to
each other an agreement setting forth the Fixed Rent for the Expansion Space as so determined.

          (d) If the final determination of Fixed Rent for the Expansion Space is not made on or before
the Expansion Space Commencement Date, then pending such final determination, Tenant shall pay as
Fixed Rent for the Expansion Space the amount of Fixed Rent as set forth by Landlord in the
Expansion Notice. If, based on the final determination of such Fixed Rent, the payments made by
Tenant on account of Fixed Rent were (i) less than Fixed Rent as finally determined, Tenant shall
pay to Landlord the amount of such deficiency within thirty (30) days after demand, or (ii) greater
than Fixed Rent as finally determined, Landlord shall refund the amount of such excess to Tenant
within thirty (30) days after demand.

          Section 31.6 If Landlord shall be prevented from delivering possession of any portion of the
Expansion Space to Tenant as provided in this Article 31 for any reason, including the
holding over or retention of possession of any tenant or any other occupant, the validity of this
Lease shall not be impaired thereby, and Tenant shall take possession of the Expansion Space when,
as and if vacant possession of the Expansion Space (free of occupancy rights (other than occupancy
rights, if any, that become effective after Tenant’s leasehold interest in the Expansion Space
ends)), and an ACP-5 in respect of the Expansion Space, are delivered to Tenant. In the event of
any holding over by any tenant, subtenant or occupant of the Expansion Space beyond the scheduled
expiration date of such Person’s lease, sublease or other occupancy agreement, regardless of the
reason for such holding over, Landlord will promptly take all commercially reasonable actions to
obtain possession of the Expansion Space, including commencing and prosecuting appropriate legal
proceedings against any such holdover tenant, subtenant or occupant. The provisions of this
Section 31.4 are intended to constitute “an express provision to the contrary” within the
meaning of Section 223 a of the New York Real Property Law or any successor law or ordinance, and
Tenant hereby waives any right to rescind this Lease with respect to the Expansion Space, except as
set forth in the preceding sentence, and further waives the right to recover any damages from
Landlord on account of Landlord’s failure to deliver possession of the Expansion Space to Tenant.

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     ARTICLE 32. Security Deposit; Guaranty

          Section 32.1 Tenant has deposited with Landlord the sum of One Million Three Hundred
Thirty-Eight Thousand Three Hundred Fifty and 00/100 Dollars ($1,338,350.00) as security for the
full and faithful performance of all of the obligations of Tenant under this Lease (all or any part
of such amount, the “Security Deposit”), in the form of the Letter of Credit as set forth
in Section 31.2. If there occurs a default under any of the terms, covenants or conditions
in this Lease on Tenant’s part to observe, perform or comply with (including, without limitation,
the payment of any installment of Fixed Rent or any amount of Additional Rent), and, except in the
case where the Term has ended or in the case of any of the events described in Section 16.1(d) of
this Lease, Tenant fails to cure such default after the giving of any required notice under this
Lease of such default and the expiration of any applicable cure period or if an Event of Default
otherwise occurs, Landlord may draw on the Letter of Credit, and may use, apply or retain all or
any part of the cash proceeds of the Letter of Credit for the payment of any Fixed or Additional
Rent or any other sum in default or for the payment of any other amount that Landlord may spend or
become obligated to spend by reason of such Event of Default, or to compensate Landlord for any
other loss, cost or damage Landlord may suffer by reason of such Event of Default, to the extent
permitted under applicable Laws. Tenant shall, within ten (10) days after notice from Landlord,
deposit with Landlord a letter of credit, or an amendment to the original Letter of Credit, in an
amount sufficient to restore the Security Deposit to the amount then required pursuant to the terms
of this Article 32. Tenant’s obligation to make such payment shall be deemed a requirement
that Tenant pay an item of Additional Rent, and Tenant’s failure to do so shall be a breach of this
Lease. Landlord shall deposit any cash proceeds of the Letter of Credit in a standard
interest-bearing security deposit account in a bank located in New York State. To the extent not
prohibited by Law, Landlord shall be entitled to receive and retain as an administrative expense in
an amount equal to interest on such proceeds at the rate of one percent (1%) per annum, which fee
Landlord shall have the right to withdraw, at any time and from time to time, as Landlord may
determine. So long as no Event of Default shall then be continuing, the balance of the interest,
if any, shall be paid to Tenant annually, or, at Landlord’s option, credited against the next
ensuing installments of Fixed Rent due hereunder, within a reasonable time following the date upon
which the depository bank customarily makes interest payments. Landlord shall not be required to
credit Tenant with any interest for any period during which Landlord does not receive interest on
such funds. Tenant shall not assign or encumber any part of the Security Deposit, and no
assignment or encumbrance by Tenant of all of any part of the Security Deposit shall be binding
upon Landlord, whether made prior to, during, or after the Term. Landlord shall not be required to
exhaust its remedies against Tenant or against the Security Deposit before having recourse to any
other form of security held by Landlord, and recourse by Landlord to any Security Deposit shall not
affect any remedies of Landlord provided in this Lease or available to Landlord under applicable
Laws. So long as no Event of Default shall then have occurred and be continuing, the Security
Deposit or any balance thereof shall be returned to Tenant within sixty (60) days after the
expiration or sooner termination (other than a termination pursuant to Article 16) of the
Term and Tenant’s surrender to Landlord of the Premises in accordance with the applicable
provisi
ons of this Lease.

          Section 32.2 Tenant shall deliver the Security Deposit to Landlord in the form of a clean,
irrevocable, non-documentary and unconditional letter of credit (the “Letter of Credit”)
issued by and drawn upon any commercial bank, trust company, national banking

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association or savings and loan association having offices for banking and drawing purposes in
the City of New York and which is a member of the New York Clearinghouse Association (the
“Issuing Bank”) and which (or the parent company of which) shall have outstanding
unsecured, uninsured and unguaranteed indebtedness, or shall have issued a letter of credit or
other credit facility that constitutes the primary security for any outstanding indebtedness (which
is otherwise uninsured and unguaranteed), that is then rated, without regard to qualification of
such rating by symbols such as “+” or “-” or numerical notation, “Aa” or better by Moody’s
Investors Service and “AA” or better by Standard & Poor’s Corporation, and has combined capital,
surplus and undivided profits of not less than $500,000,000.00. The Letter of Credit shall have a
term of not less than one year, be in form and content satisfactory to Landlord (and substantially
as shown on Exhibit C to this Lease), be for the account of Landlord, be in the amount of
the Security Deposit then required to be deposited hereunder, and be fully transferable by Landlord
one or more times to successor owners of the Building without the payment of any fees or charges by
any party other than Tenant, provided that if the Letter of Credit is transferred at the request of
Landlord more than once in any seven (7) year period, the transfer fees for each additional
transfer shall be paid by Landlord. The Letter of Credit shall provide that it shall be deemed
automatically renewed, without amendment, for consecutive periods of one year each thereafter
during the Term, unless the Issuing Bank sends notice (the “Non-Renewal Notice”) to
Landlord by certified mail, return receipt requested, not less than sixty (60) days prior to the
then expiration date of the Letter of Credit that the Issuing Bank elects not to have such Letter
of Credit renewed. Additionally, the Letter of Credit shall provide that Landlord shall have the
right, exercisable at any time after Landlord’s receipt of the Non-Renewal Notice, by sight draft
on the Issuing Bank, to receive the monies represented by the existing Letter of Credit and to hold
such proceeds pursuant to the terms of this Article 32 as a cash security deposit pending
the replacement Letter of Credit. If there occurs a default under any of the terms, covenants or
conditions in this Lease on Tenant’s part to observe, perform or comply with (including, without
limitation, the payment of any installment of Fixed Rent or any amount of Additional Rent), and,
except in the case where the Term has ended or in the case of any of the events described in
Section 16.1(d) of this Lease, Tenant fails to cure such default after the giving of any required
notice under this Lease of such default and the expiration of any applicable cure period or if an
Event of Default otherwise occurs, then Landlord may apply or retain the whole or any part of the
cash security so deposited or may notify the Issuing Bank and thereupon receive all the monies
represented by the Letter of Credit and use, apply, or retain the whole or any part of such
proceeds as provided in this Section 32.2. Any portion of the cash proceeds of the Letter
of Credit not so used or applied by Landlord in satisfaction of the obligations of Tenant as to
which such Event of Default shall have occurred shall be deposited by Landlord and retained as a
cash security deposit as provided in Section 32.1. If Landlord applies or retains any part
of the cash security or proceeds of the Letter of Credit, as the case may be, Tenant shall, within
ten (10) days after written demand, deposit with Landlord the amount so applied or retained so that
Landlord shall have the full Security Deposit required pursuant to Section 32.1 on hand at
all times during the Term. So l
ong as no Event of Default shall then have occurred and be
continuing, the Letter of Credit shall be returned to Tenant within sixty (60) days after the
Expiration Date and after delivery of possession of the Premises to Landlord in accordance with the
applicable provisions of this Lease. In the event of a sale or lease of Landlord’s interest in the
Premises, within thirty (30) days of notice of such sale or leasing, Tenant, at Tenant’s expense,
shall arrange for the transfer of the Letter of Credit to the new landlord, as designated by
Landlord, or have the Letter

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of Credit reissued in the name of the new landlord, and Landlord shall thereupon be released
by Tenant from all liability for the return of the Letter of Credit; provided,
however, that if the Letter of Credit is reissued, Landlord shall return the original
Letter of Credit issued in Landlord’s name to Tenant.

          Section 32.3 Notwithstanding anything set forth in this Article 32 to the contrary,
but subject to the provisions of Section 32.6 below, and provided that no Material Default
shall have occurred during the immediately preceding twenty-four (24) month period, then after
notice from Tenant to Landlord (the “Reduction Notice”) given not less than thirty (30)
days prior to the date (the “Reduction Date”) which is the sixth (6th)
anniversary of the Rent Commencement Date, the Security Deposit shall be reduced, on the Reduction
Date, to $669,175.00.

          Section 32.4 Intentionally omitted

          Section 32.5 As of the date of this Lease, WebMD Corporation (“Guarantor”) Controls
the Tenant named herein. Together with the Tenant named herein execution and delivery of this
Lease to Landlord, Parent is executing and delivering to Landlord a guaranty (the
“Guaranty”) of all of Tenant’s obligations under this Lease, as more particularly provided
in the Guaranty. It shall be an Event of Default, and Landlord may exercise any or all of
Landlord’s rights and remedies under this Lease, at law and in equity, if, any of the warranties or
representations of Guarantor in the Guaranty are false, incorrect or misleading in any material
respect.

          Section 32.6 If at any time during the Term when the Tenant under this Lease is the Tenant
named herein, Guarantor sells, assigns or otherwise transfers its Ownership Interest in the Tenant
named herein to another Person whereby such other Person Controls the Tenant named herein (such
other Person being herein referred to as the “New Parent,” and the effective date that such
Ownership Interest is so sold, assigned or transferred being herein referred to as the
“Transfer Effective Date”), and provided further that (x) either (i) the New Parent is
incorporated, organized or formed under the laws of any of the states of the United States, or (ii)
if the New Parent is not incorporated, organized or formed under the laws of any of the states of
the United States, the New Parent is then rated, “A” or better by Moody’s Investors Service and “A”
or better by Standard & Poor’s Corporation, (y) is authorized to do business in the State of New
York in accordance with the applicable laws of the State of New York, and (z) is subject to the
jurisdiction of all of the courts of the State of New York and of the United States of America for
the Southern District of New York:

          (a) If as of the Transfer Effective Date the tangible net worth of the New Parent, determined
in accordance with generally accepted accounting principles, and certified to Landlord by an
independent certified public accountant, is more than $1,100,000,000.00, then Guarantor may request
Landlord to substitute the New Parent as the “Guarantor” under the Guaranty, in which event,
provided that (i) at the time of such request this Lease is in full force and effect and no Event
of Default has occurred and is continuing, and (ii) if such request is not made within thirty (30)
days after the Transfer Effective Date, on the date Guarantor makes such request the tangible net
worth of the New Parent, determined in accordance with generally accepted accounting principles,
and certified to Landlord by an independent certified public

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accountant, is more than $1,100,000,000.00, Landlord shall promptly prepare and deliver to the
New Parent a new Guaranty that is retroactively effective to the date of the original Guaranty and
is materially identical in form and content to the original new Guaranty, except for defining the
New Parent as the “Guarantor” thereunder and defining the “Lease” to mean this Lease and all
amendments and modifications hereof. Thereafter, if the New Parent and Tenant duly,
unconditionally and irrevocably execute, acknowledge and deliver to Landlord such new Guaranty
within thirty (30) days after counterparts thereof are delivered to New Parent, (x) Guarantor shall
be released and relieved of all its obligations under the original Guaranty, and (y) Landlord,
promptly after Guarantor’s request therefor and receipt by Landlord of an agreement reasonably
satisfactory to Landlord confirming such release, shall execute and deliver such agreement to
Guarantor, but Guarantor’s failure to request such confirmation or Landlord’s failure to execute or
deliver such agreement shall not affect the validity of such release provided that such conditions
for such release set forth in this Lease have been satisfied; or

          (b) If as of the Transfer Effective Date the tangible net worth of the New Parent, determined
in accordance with generally accepted accounting principles, and certified to Landlord by an
independent certified public accountant, is between $1,100,000,000.00 and $600,000,000.00, then
Guarantor may request Landlord to release Guarantor from its obligations under the Guaranty, in
which event, provided that (i) at the time of such request this Lease is in full force and effect
and no Event of Default has occurred and is continuing, and (ii) if such request is not made within
thirty (30) days after the Transfer Effective Date, on the date Guarantor makes such request, the
tangible net worth of the New Parent, determined in accordance with generally accepted accounting
principles, and certified to Landlord by an independent certified public accountant, is between
$1,100,000,000.00 and $600,000,000.00, and provided further that together with such request Tenant
delivers to Landlord an amendment to the Letter of Credit (or a replacement of the Letter of Credit
which, other than the amount thereof, is identical to the Letter of Credit being replaced) which
increases the amount thereof to $5,353,400.00 (if the Transfer Effective Date is prior to the sixth
(6th) anniversary of the Rent Commencement Date) or to $4,568,850.00 (if the Transfer
Effective Date is on or after the sixth (6th) anniversary of the Rent Commencement
Date), but which does not otherwise amend or modify same, whereupon (x) Guarantor shall be released
and relieved of all its obligations under the original Guaranty, and (y) Landlord, promptly after
Guarantor’s request therefor and receipt by Landlord of an agreement reasonably satisfactory to
Landlord confirming such release, shall execute and deliver such agreement to Guarantor, but
Guarantor’s failure to request such confirmation or Landlord’s failure to execute or deliver such
agreement shall not affect the validity of such release provided that such conditions for such
release set forth in this Lease have been satisfied. If the amount of the Security Deposit is so
increased to $5,353,400.00 and provided that no Material Default shall have occurred during the
immediately preceding twenty-four (24) month period, then after notice from Tenant to Landlord (the
“Alternative Reduction Notice”) given not less than thirty (30) days prior to the Reduction
Date, the Security Deposit shall be reduced, on the Reduction Date, to $4,568,850.00.

          Section 32.7 No failure by Tenant to give Landlord the Reduction Notice or the Alternative
Reduction Notice, as the case may be, prior to the Reduction Date shall operate to waive or
discharge Landlord’s obligation to so reduce the Security Deposit pursuant to Section 32.3
or Subsection 32.6(b), as the case may be, but the Reduction Date shall be deemed delayed
until fifteen (15) days after Tenant shall give the Reduction Notice or the Alternative Reduction

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Notice, as the case may be, with respect to the Reduction Date. Further, if a Material
Default shall have occurred within the twenty-four (24) month period immediately preceding the
Reduction Date, the Reduction Date, and Tenant’s rights to the applicable reduction in the Security
Deposit, shall be deferred until such time as there shall have been no Material Default for a
continuous period of twenty-four (24) months, at which time (if ever), Tenant shall then be
entitled to give the Reduction Notice or the Alternative Reduction Notice, as the case may be. If
for any reason Landlord is holding the Security Deposit in cash on the Reduction Date, and not in
the form of a Letter of Credit pursuant to Section 32.2, Landlord shall refund to Tenant
the amount by which the Security Deposit is reduced pursuant hereto within fifteen (15) days after
the later to occur of the Reduction Date or the giving of the Reduction Notice or the Alternative
Reduction Notice, as the case may be. If Landlord is holding the Security Deposit in the form of
the Letter of Credit, then, provided that Tenant tenders to Landlord a replacement Letter of Credit
on or about the Reduction Date in the appropriately reduced amount of the Security Deposit,
Landlord shall exchange the Letter of Credit then held by Landlord for the Letter of Credit
tendered by Tenant, Landlord hereby agreeing, at no cost to Landlord and without Landlord having
less than the full amount of the Security Deposit in its possession at any time, to cooperate with
Tenant and the issuers of the Letter of Credit then held by Landlord and of the Letter of Credit
being tendered by Tenant to avoid (or to minimize the time period that) both Letters of Credit
being (or are) outstanding at the same time.

     ARTICLE 33. Extension Option

          Section 33.1 Tenant shall have the option (the “Extension Option”) to extend the term
of this Lease for a term (the “Extension Term”) of five (5) years to commence on the day
(the “Extension Term Commencement Date”) next succeeding the Expiration Date and to expire
on the day (the “Extension Term Expiration Date”) which is the fifth (5th)
anniversary of the Expiration Date, which Extension Option shall be exercised only by Tenant giving
to Landlord notice thereof (the “Extension Exercise Notice”) on or before the date (the
“Extension Exercise Notice Date”) which is twelve (12) months prior to the Expiration Date,
TIME BEING OF THE ESSENCE, accompanied by an unconditional amendment to the Letter of Credit
extending the outside expiration date thereof (if any) to a date that is no earlier than sixty (60)
days after the Extension Term Expiration Date.

          Section 33.2 Notwithstanding anything contained in this Lease to the contrary, Tenant shall
not have the Extension Option if on the date Tenant gives to Landlord the Extension Exercise
Notice, (i) this Lease is not in full force and effect, or (ii) an Event of Default exists.

          Section 33.3 In addition to the provisions of Section 33.2 above, and notwithstanding anything
contained in this Lease to the contrary, the Extension Option shall be deemed revoked, null and
void, and of no further force or effect, and the Extension Exercise Notice (or purported Extension
Exercise Notice) given in connection with Tenant’s attempt to exercise the Extension Option shall
be ineffective and void ab initio as a Extension Exercise Notice, (i) if Tenant fails to give the
Extension Exercise Notice to Landlord on or before the Extension Exercise Notice Date (TIME BEING
OF THE ESSENCE) in the manner hereinbefore provided, accompanied by an unconditional amendment to
the Letter of Credit extending the outside expiration date thereof (if any) to a date that is no
earlier than sixty (60) days after the Extension Term Expiration Date, or (ii) if at the time of
the giving of the Extension

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Exercise Notice, this Lease is not in full force and effect, or there exists an Event of
Default, or (iii) at the election of Landlord, by notice to Tenant, if the guarantors under any
guaranty in respect of this Lease or the Premises fail to duly execute, acknowledge and deliver to
Landlord within thirty (30) days after Landlord’s request therefor, an amendment to, and/or
ratification of, such guaranty, prepared by Landlord, which confirms that such guaranty includes
and covers the Extension Term and is otherwise in full force and effect, or (iv) if prior to the
Extension Term Commencement Date, this Lease or the Term has ended, expired or is not otherwise in
full force and effect, or there exists any Event of Default. Notwithstanding anything contained in
this Lease which may be deemed to the contrary, if Tenant exercises the Extension Option, but prior
to the Extension Term Commencement Date, this Lease or the term hereof has ended, expired or is not
otherwise in full force and effect as a result of any Event of Default, then, solely for the
purposes of calculating the damages to which Landlord is entitled under Article 17 of this Lease,
the Term shall be deemed to have been extended by the Extension Term, and the annual Fixed Rent and
the annual Storage Fee for each year of the Extension Term shall be deemed to be 102% of the annual
Fixed Rent and 102% the annual Storage Fee, respectively, for the immediately preceding year of the
Term, without taking into account any abatements thereof under Article 12 hereof or otherwise.

          Section 33.4 The Extension Term, if any, shall be upon, and subject to, all of the terms,
covenants and conditions provided in this Lease for the initial term hereof (including, without
limitation, subsection 7.1(c), except that:

          (a) any terms, covenants, or conditions hereof that are expressly or by their nature
inapplicable to the Extension Term (including, without limitation, this Article 33 hereof) shall
not apply during the Extension Term; and

          (b) the annual Fixed Rent and the annual Storage Fee payable by Tenant during the first
(1st) year of the Extension Term shall, subject to adjustment as otherwise in this Lease
provided, be an amount equal to 100% of the fair market rental value of the Premises and of the
Storage Space, to be determined as provided in Sections 33.5 and 33.6 hereof and to be calculated
as of the Extension Term Commencement Date on the basis of a new letting of the Premises and of the
Storage Space for the Extension Term for a term of five (5) years, taking into account no change in
the Base Taxes and taking into account that the annual Fixed Rent and the annual Storage Fee
payable by Tenant during each year of the Extension Term after the first (1st) year of
the Extension Term shall be increased by 2% (as hereinafter more particularly provided); and the
annual Fixed Rent and the annual Storage Fee payable by Tenant during each year of the Extension
Term after the first (1st) year of the Extension Term shall be 102% of the annual Fixed
Rent and the annual Storage Fee, respectively, payable for the immediately preceding year of the
term of this Lease, without taking into account any abatements thereof under Article 12 hereof or
otherwise. The amount which equals the fair market rental value of the Premises and of the Storage
Space for the Extension Term is herein referred to as the “FMV Amount.” The determination
of the fair market rental value of the Premises and of the Storage Space pursuant to this Lease
shall be based on all relevant factors presented by Landlord or Tenant.

          Section 33.5 The initial determination of the FMV Amount shall be made by Landlord. Landlord
shall give notice (a “Rent Notice”) to Tenant of the proposed FMV Amount

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on or before the date which is six (6) months prior to the Extension Term Commencement Date.
The FMV Amount so determined by Landlord shall be deemed conclusive and binding upon Tenant unless
on or before the date (the “Determination Date”) which is ninety (90) days after Landlord
gives to Tenant the Rent Notice (a) Tenant gives to Landlord notice (the “Dispute Notice”)
that Tenant disputes the FMV Amount so determined by Landlord, or (b) Landlord and Tenant agree in
writing (which agreement (an “FMV Agreement”) shall be duly executed and delivered by
Landlord and Tenant) upon the Fixed Rent and the Storage Fee for the Extension Term. If Landlord
and Tenant fail to so agree upon the Fixed Rent and the Storage Fee for the Extension Term, the FMV
Amount for the Extension Term shall be determined by arbitration pursuant to Section 33.6 below.

          Section 33.6 If Tenant gives to Landlord a Dispute Notice in respect of the FMV Amount so
determined by Landlord as provided in Section 33.5 above, and Landlord and Tenant fail to execute
and deliver an FMV Agreement on or before the Determination Date, then the FMV Amount for the
Extension Term shall be determined by arbitration as follows:

          (a) Landlord and Tenant shall each appoint an arbitrator by written notice given to the other
party hereto not later than thirty (30) days after the Determination Date. If either Landlord or
Tenant fail to appoint an arbitrator within such period of time and thereafter fail to do so by
written notice given within a period of five (5) days after notice by the other party requesting
the appointment of such arbitrator, then such arbitrator shall be appointed by the American
Arbitration Association or its successor (the branch office of which is located in or closest to
the City and State of New York), upon request of either Landlord or Tenant, as the case may be;

          (b) The two (2) arbitrators appointed as above provided appoint a third (3rd)
arbitrator by written notice given to both Landlord and Tenant, and, if they fail to do so by
written notice given within sixty (60) days after their appointment, such third (3rd)
arbitrator shall be appointed as above provided for the appointment of an arbitrator in the event
either party fails to do so;

          (c) All of such arbitrators shall be New York State licensed real estate brokers having not
less than ten (10) years experience in representing owners or tenants in commercial leasing
transactions in respect of first-class office buildings in downtown Manhattan; and

          (d) The three (3) arbitrators, selected as aforesaid, forthwith shall convene and render their
decision in accordance with the then applicable rules of the American Arbitration Association or
its successor, which decision shall be strictly limited to a determination of the FMV Amount (as
defined in Section 33.4 above), within thirty (30) days after the appointment of the third
(3rd) arbitrator. The decision of such arbitrators shall be in writing. The first two
(2) arbitrators appointed as above provided shall each determine the FMV Amount, and if such
determinations are not identical, the third (3rd) arbitrator shall select the
determination of one of the two (2) other arbitrators that such third (3rd) arbitrator
determines is closest to its valuation. Insofar as the same is in compliance with the provisions
and conditions of this Article, the decision of the first two (2) arbitrators appointed (if their
determinations are identical), or of the third (3rd) arbitrator (if the determination of
the first two (2) arbitrators are not identical) shall be binding upon Landlord and Tenant.
Duplicate original counterparts of such decision shall be

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sent forthwith by the arbitrators by certified mail, return receipt requested, to both
Landlord and Tenant. The arbitrators, in arriving at their decision, shall be entitled to consider
all testimony and documentary evidence that may be presented at any hearing, as well as facts and
data which the arbitrators may discover by investigation and inquiry outside such hearings. If,
for any reason whatsoever, a written decision of the arbitrators shall not be rendered within
thirty (30) days after the appointment of the third (3rd) arbitrator, then, at any time
thereafter before such decision shall have been rendered, either party may apply to the Supreme
Court of the State of New York, New York County, or to any other court having jurisdiction and
exercising the functions similar to those now exercised by such court, by action, proceeding or
otherwise (but not by a new arbitration proceeding) as may be proper, to determine the question in
dispute consistently with the provisions of this Lease. The cost and expense of such arbitration,
action, proceeding, or otherwise shall be borne equally by Landlord and Tenant, but Landlord and
Tenant shall each pay their own attorneys’ fees and disbursements and witnesses fees.

          Section 33.7 If Tenant gives to Landlord a Dispute Notice in respect of the FMV Amount so
determined by Landlord as provided in Section 33.5, and the Fixed Rent and the Storage Fee for the
Extension Term shall not be finally determined pursuant to the terms of Section 33.5 or 33.6 hereof
on or before the Extension Term Commencement Date, then:

          (a) The annual Fixed Rent and the Storage Fee payable by Tenant during the Extension Term
until the Fixed Rent and the Storage Fee for the Extension Term shall be so finally determined
shall, subject to adjustment as herein provided, be equal to 102% of the annual Fixed Rent and of
the Storage Fee, respectively, in effect on the last day of the initial term of this Lease, without
taking into effect any abatement, offset or reduction (the “Extension Minimum Rent”); and

          (b) If the Fixed Rent or the Storage Fee for the Extension Term, as finally determined
pursuant to the terms of Section 33.6 hereof, shall be greater or less than the Fixed Fee component
of the Extension Minimum Rent or the Storage Fee component of the Extension Minimum Rent, as the
case may be, then (i) the annual Fixed Rent and/or the Storage Fee payable by Tenant for the
balance of the Extension Term shall be and become the Fixed Rent and/or the Storage Fee, as the
case may be, as so finally determined, and (ii) if the Fixed Rent or the Storage Fee for the
Extension Term, as finally determined, shall be greater than the Fixed Fee component of the
Extension Minimum Rent or the Storage Fee component of the Extension Minimum Rent, as the case may
be, Tenant shall, within thirty (30) days after Landlord’s demand therefor, pay to Landlord an
amount equal to the difference between (x) the actual Fixed Rent or the actual Storage Fee, as the
case may be, paid to Landlord during the Extension Term before such final determination, and (y)
the Fixed Rent or the Storage Fee, as the case may be, that would have been payable by Tenant if
the Fixed Rent or the Storage Fee, as the case may be, for the Extension Term had been finally
determined prior to Extension Term Commencement Date; or if the Fixed Rent or the Storage Fee for
the Extension Term, as finally determined, shall be less than the Fixed Fee component of the
Extension Minimum Rent or the Storage Fee component of the Extension Minimum Rent, as the case may
be, Landlord shall, within twenty (20) days after Tenant’s demand therefor pay to Tenant an amount
equal to the difference between the sum of the amount described in clause (x) above and the sum of
the amount described in clause (y) above, as applicable to the Fixed Rent and/or the Storage Fee.

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          Section 33.8 If, in accordance with and subject to, all of the terms, covenants and conditions
contained in this Article, the term of this Lease is extended for the Extension Term, then
“Expiration Date,” as such term is used in this Lease, shall mean the “Extension Term Expiration
Date,” and “Term,” “term of this Lease” (and comparable words), shall mean the initial term of this
Lease, as extended by the Extension Term. Notwithstanding anything which may be contained in this
Lease to the contrary, Landlord shall have no obligation or duty, nor shall Landlord be required,
to make any repairs, installations, alterations or improvements to the Premises or any portion
thereof (including, without limitation, painting, finishing, plastering or decorating), with
respect to the Extension Term, provided, however, that nothing contained in this sentence shall
affect Landlord’s obligations to perform the repairs that Landlord is expressly required to make
under this Lease. Except as expressly set forth in this Article, Tenant shall not have any option
or right to extend or renew the term of this Lease.

     ARTICLE 34. Miscellaneous

          Section 34.1 (a) The obligations of Landlord under this Lease accruing after a sale,
conveyance or transfer of the Real Property shall not be binding upon Landlord named herein after
the sale, conveyance, assignment or transfer by such Landlord (or upon any subsequent landlord
after the sale, conveyance, assignment or transfer by such subsequent landlord) of its interest in
the Building or the Real Property, as the case may be, and in the event of any such sale,
conveyance, assignment or transfer, Landlord shall be and hereby is entirely freed and relieved of
all covenants and obligations of Landlord hereunder accruing thereafter, and the transferee of
Landlord’s interest in the Building or the Real Property, as the case may be, shall be deemed to
have assumed all obligations under this Lease. Prior to any such sale, conveyance, assignment or
transfer, the liability of Landlord for Landlord’s obligations under this Lease shall be limited to
Landlord’s interest in the Real Property (including rents, insurance, sale and condemnation
proceeds prior to their distribution or application by Landlord) and Tenant shall not look to any
other property or assets of Landlord or the property or assets of any of the Exculpated Parties
(defined below) in seeking either to enforce Landlord’s obligations under this Lease or to satisfy
a judgment for Landlord’s failure to perform such obligations.

          (b) Notwithstanding anything set forth in this Lease to the contrary, Tenant shall look solely
to Landlord to enforce Landlord’s obligations hereunder and no partner, member, shareholder,
director, officer, principal, employee or agent, directly or indirectly, of Landlord (collectively,
the “Landlord Exculpated Parties”) shall be personally liable for the performance of
Landlord’s obligations under this Lease. Tenant shall not seek any damages against any of the
Landlord Exculpated Parties. In no event shall Landlord be liable for, and Tenant, on behalf of
itself and all Tenant Parties, hereby waives any claim for, any indirect, consequential or punitive
damages, including loss of profits or business opportunity, arising under or in connection with
this Lease.

          (c) Notwithstanding anything set forth in this Lease to the contrary, Landlord shall look
solely to Tenant to enforce Tenant’s obligations hereunder and no partner, member, shareholder,
director, officer, principal, employee or agent, directly or indirectly, of Tenant (collectively,
the “Tenant Exculpated Parties”) shall be personally liable for the performance of Tenant’s
obligations under this Lease. Landlord shall not seek any damages against any of the Tenant
Exculpated Parties. In no event shall Tenant be liable for, and Landlord, on behalf of

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itself and all Landlord Parties, hereby waives any claim for, any indirect, consequential or
punitive damages, including loss of profits or business opportunity, arising under or in connection
with this Lease.

          Section 34.2 Wherever in this Lease Landlord’s consent or approval is required, if Landlord
shall refuse such consent or approval, Tenant in no event shall be entitled to make, nor shall
Tenant make, any claim, and Tenant hereby waives any claim, for money damages (nor shall Tenant
claim any money damages by way of set-off, counterclaim or defense) based upon any claim or
assertion by Tenant that Landlord unreasonably withheld or unreasonably delayed its consent or
approval. Tenant’s sole remedy shall be an action or proceeding to enforce any such provision, for
specific performance, injunction or declaratory judgment; provided, however, if
Landlord is determined to have acted unreasonably, Landlord shall reimburse Tenant for all of its
costs and expenses and legal fees with respect to any action commenced against Landlord.

          Section 34.3 (a) Landlord will, at the request of Tenant, maintain listings on the directory
in the Building lobby of the names of Tenant and any officers or employees of Tenant, for so long
as Landlord maintains a Building lobby directory, provided that the number of listings shall be in
the same proportion to the capacity of the Building directory as the Premises Area bears to the
Rentable Square Foot area of the Building. Tenant shall deliver to Landlord, on or prior to the
Commencement Date, a list of all names to be included in the directory. Tenant may deliver revised
listings to Landlord, but in no event shall Landlord be obligated to revise the Building directory
more often than once a month. There shall be no charge to Tenant for its initial listings on the
Building directory, but Tenant shall pay Landlord’s then charge for revising any listing on the
Building directory, the current charge for which is $35.00 for each revised listing requested by
Tenant.

          (b) Tenant shall have the right to install identifying signage in the seventh (7th)
floor passenger elevator lobby on the Eighth Avenue side of the Building, of dimensions, materials,
design and appearance subject to Landlord’s written approval, which shall not be unreasonably
withheld.

          Section 34.4 (a) This Lease may not be changed, modified, terminated or discharged, in whole
or in part, except by a writing, executed by the party against whom enforcement of the change,
modification, termination or discharge is to be sought.

          (b) This Lease shall be governed in all respects by the laws of the State of New York
applicable to agreements executed in and to be performed wholly within the State.

          (c) If any term, covenant, condition or provision of this Lease, or the application thereof to
any person or circumstance, shall ever be held to be invalid or unenforceable, then in each such
event the remainder of this Lease or the application of such term, covenant, condition or provision
to any other person or any other circumstance (other than those as to which it shall be invalid or
unenforceable) shall not be thereby affected, and each term, covenant, condition and provision
hereof shall remain valid and enforceable to the fullest extent permitted by law.

          (d) If at the commencement of, or at any time or times during the Term, the Fixed Rent and
Additional Rent reserved in this Lease shall not be fully collectible by reason of any

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Law, Tenant shall enter into such agreements and take such other steps (without additional
expense to Tenant) as Landlord may request and as may be legally permissible to permit Landlord to
collect the maximum rents which may from time to time during the continuance of such legal rent
restriction be legally permissible (and not in excess of the amounts reserved therefor under this
Lease). Upon the termination of such legal rent restriction prior to the expiration of the Term,
(i) Fixed Rent and Additional Rent shall become and thereafter be payable hereunder in accordance
with the amounts reserved in this Lease for the periods following such termination, and (ii) Tenant
shall pay to Landlord, if legally permissible, an amount equal to (A) the items of Fixed Rent and
Additional Rent which would have been paid pursuant to this Lease but for such legal rent
restriction less (B) the rents paid by Tenant to Landlord during the period or periods such legal
rent restriction was in effect.

          (e) The covenants, conditions and agreements contained in this Lease shall bind and inure to
the benefit of Landlord and Tenant and their respective legal representatives, successors, and,
except as otherwise provided in this Lease, their assigns.

          Section 34.5 Except as expressly provided to the contrary in this Lease, Tenant agrees that
all disputes arising, directly or indirectly, out of or relating to this Lease, and all actions to
enforce this Lease, shall be dealt with and adjudicated in the state courts of New York or the
Federal courts sitting in New York City; and for that purpose hereby expressly and irrevocably
submits itself to the jurisdiction of such courts. Tenant hereby irrevocably appoints the
Secretary of the State of New York as its authorized agent upon which process may be served in any
such action or proceeding.

          Section 34.6 Tenant hereby irrevocably waives, with respect to itself and its property, any
diplomatic or sovereign immunity of any kind or nature, and any immunity from the jurisdiction of
any court or from any legal process, to which Tenant may be entitled, and agrees not to assert any
claims of any such immunities in any action brought by Landlord under or in connection with this
Lease. Tenant acknowledges that the making of such waivers, and Landlord’s reliance on the
enforceability thereof, is a material inducement to Landlord to enter into this Lease.

     ARTICLE 35. Right of First Offer — Seventh Floor

          Section 35.1 For the purposes of this Lease, the rentable portions of the seventh
(7th) floor of the Building that are not leased by Tenant from time to time and which
are not vacant as of the date of this Lease (those portions of the seventh (7th) floor
of the Building that are vacant as of the date of this Lease being identified as “Vacant” on
Exhibit I) are herein referred to as the “Subject Space.” If at any time during
the Term, Landlord intends to lease to a “bona fide third party tenant” (as hereinafter defined)
all or any portion of the Subject Space (the portion of the Subject Space that Landlord so intends
to lease at the time in question being hereinafter referred to as the “Offer Space”), then,
provided that at such time this Lease is in full force and effect and no Event of Default exists,
Landlord shall give to Tenant notice of Landlord’s intention to so lease the Offer Space (the
“Offer Space Notice”) setting forth the material terms and conditions (collectively, the
“Offer Terms”) upon which Landlord is willing, in good faith, to lease the Offer Space
including: (a) the commencement date of the proposed letting (the “Offer Space Lease
Commencement Date”) and the expiration date of the proposed

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letting (the “Offer Space Lease Expiration Date”), (b) the annual rental payable
during the Offer Space Term (as hereinafter defined), (c) any material additional rent payable with
respect to the Offer Space, including, without limitation, any additional rent related to increases
in real estate taxes or operating expenses for the Building, increases in any price index or wage
or labor rate, and any sprinkler or water charges, (d) the dollar amount of any work which Landlord
is willing to perform or pay for in the Offer Space (including performing in the Offer Space any
Landlord’s Work, to the extent not previously performed in the Offer Space), (e) any concession or
free rent period applicable to the proposed letting, (f) any other terms and conditions which
Landlord deems material, (g) the rentable area of the Offer Space, and (h) a floor plan of the
Offer Space. During the ten (10) business day period commencing on the date that Landlord gives
the Offer Space Notice to Tenant, Tenant shall have the option (the “Offer Space Option”)
to lease the Offer Space from Landlord for the period (the “Offer Space Term”) commencing
on the Offer Space Lease Commencement Date and expiring on the Offer Space Lease Expiration Date.
Tenant shall exercise the Offer Space Option by giving Landlord notice thereof (the “Exercise
Notice”) on or before the last day of such ten (10) business day period (which last day is
hereinafter referred to as the “Exercise Notice Date”), TIME BEING OF THE ESSENCE.

          Section 35.2 Tenant shall have no right to exercise the Offer Space Option unless all of the
following conditions have been satisfied or waived by Landlord on the date of the Exercise Notice
and on the Offer Space Lease Commencement Date:

               (i) No Material Default shall have occurred and be continuing under this Lease; and

               (ii) Original Tenant (or a permitted subtenant of the Original Tenant pursuant to
Section 14.11, but not any other assignee, subtenant or successor tenant), and its
Affiliates shall occupy all of the then-existing Premises Area.

          Section 35.3 Notwithstanding anything contained in this Article to the contrary, the Offer
Space Option shall be deemed revoked, null and void, and of no further force or effect, and the
Exercise Notice (or purported Exercise Notice) given in connection with Tenant’s attempt to
exercise the Offer Space Option shall be ineffective and void ab initio as an Exercise Notice, (a)
if Tenant fails to give the Exercise Notice to Landlord on or before the Exercise Notice Date, TIME
BEING OF THE ESSENCE, in the manner hereinbefore provided (except as otherwise expressly provided
in Section 35.6 below), or (b) if the notice given to Landlord amends, modifies or
supplements (or attempts or purports to amend, modify or supplement) any of the Offer Terms set
forth in the Offer Space Notice, or (c) if Tenant fails to duly execute, acknowledge and deliver to
Landlord a lease agreement or amendment of this Lease (in either case an “Offer Space
Lease”) with respect to the Offer Space, prepared by Landlord and substantially in the form and
content set forth in Section 35.4 below, within ten (10) business days after Landlord
delivers counterparts of the Offer Space Lease to Tenant, or (d) if the guarantors under any then
guaranty in respect of this Lease or the Premises fail to duly execute, acknowledge and deliver to
Landlord, together with the Offer Space Lease, an amendment to such guaranty, prepared by Landlord,
which covers the Offer Space Lease and the Offer Space, or (e) if on the Offer Space Lease
Commencement Date, this Lease is not in full force and effect or a Material Default shall have
occurred and be continuing under this Lease; Tenant hereby agreeing that Landlord, in its sole and
absolute discretion, may waive any one (1) or more or the

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conditions set forth in this Section, provided such waiver is expressly set forth in a written
notice to Tenant from Landlord.

          Section 35.4 If Tenant shall give the Exercise Notice to Landlord on or before the Exercise
Notice Date, TIME BEING OF THE ESSENCE, and in the manner set forth in Section 35.1 above,
the parties hereto shall enter into the Offer Space Lease with respect to the Offer Space, which
Offer Space Lease shall contain all of the same terms, covenants and conditions contained in this
Lease, except that:

          (a) Those terms and conditions set forth in the Offer Space Notice that are expressly
different than the corresponding provisions in this Lease, shall supersede and replace such
corresponding provisions, or shall modify such corresponding provisions accordingly;

          (b) Those terms and conditions set forth in the Offer Space Notice that are in addition to the
terms and conditions of this Lease, shall be added to the Offer Space Lease;

          (c) No portion of the Offer Space may be used as Permitted Data Center, Calling Center or
Production Studio, unless Tenant agrees in writing, in form and substance reasonably acceptable to
Landlord, to relocate the Permitted Data Center, Calling Center and/or Production Studio from the
Premises to the Offer Space, in which event this Lease and the Offer Space Lease shall be amended
accordingly, by, among other things, deleting from this Lease the provisions permitting portions of
the Premises to be used for the Permitted Data Center, Calling Center and/or Production Studio from
the Premises to the Offer Space, as the case may be, and adding such provisions to the Offer Space
Lease;

          (d) Sections 5.2, 5.5, 10.9, 10.10 and Articles 29, 30, 31, 33 and this 35 of this Lease shall
be omitted, except to the extent the Offer Space Notice provides otherwise (in which case such
provisions shall be amended accordingly) and the Offer Space Lease shall provide that Tenant has
inspected the Offer Space, is fully familiar with the condition thereof, shall accept possession of
the Offer Space on the Offer Space Lease Commencement Date in its then “as-is” condition and
acknowledges that neither Landlord, nor any of Landlord’s representatives agents or employees, has
made any representations or warranties with respect to the Offer Space, except, in each of the
foregoing cases, to the extent the Offer Space Notice provides otherwise, in which case such
provisions shall be amended accordingly;

          (e) The Offer Space Lease Commencement Date shall not occur until Landlord delivers to Tenant
vacant possession of the Offer Space in question, and free of occupancy rights (other than
occupancy rights, if any, that become effective after Tenant’s leasehold interest in the Offer
Space ends) and an ACP-5 in respect of the Offer Space in question. Landlord shall not be subject
to any liability for failure to give possession of the Offer Space to Tenant or the failure to
deliver such ACP-5 on any specific date and the validity of the Offer Space Lease shall not be
impaired under such circumstances, nor shall the same be construed to extend the Offer Space Term,
except that fixed rent and additional rent under the Offer Space Lease only shall be abated until
possession of the Offer Space and the ACP-5 shall be delivered to Tenant in the manner required
hereunder. The provisions of this subsection (e) are intended to constitute “an express
provision to the contrary” within the meaning of Section 223-a of the New York Real Property

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Law or any successor Law, which shall be inapplicable hereto, and Tenant hereby waives any
right to rescind the Offer Space Lease which Tenant might otherwise have thereunder.

          (f) Landlord shall have no obligation to amend the certificate of occupancy for the Building
with respect to the Offer Space, except to the extent the Offer Space Notice provides otherwise;

          (g) The Offer Space Lease shall contain a provision, and this Lease shall be amended to
contain a provision, that a default of any of the terms, covenants or conditions of the Offer Space
Lease or this Lease, as the case may be, on Tenant’s part to observe, perform or comply with (after
any required notice and the expiration of any applicable cure period), shall be an “Event of
Default” under both this Lease and the Offer Space Lease; and

          (h) The Offer Space Lease shall provide that the Offer Space may be serviced by the Antenna
Equipment (as defined in Section 10.10), but the Offer Space Lease shall not contain a separate
provision similar to said Section 10.10.

          Section 35.5 For the purposes of this Article, a “bona fide third party tenant” shall
mean any Person (it being understood and agreed that a “bona fide third party tenant” does not have
to be a specific Person but can or may be a hypothetical Person) with whom Landlord has (or would
have) no direct or indirect relationship (other than as a prospective tenant of the Building) that
would be leasing the Offer Space for its own use. For the purposes of this Article, “bona fide
third party tenant” shall exclude the then tenants and occupants of the Offer Space, all Persons
who, on the date of this lease, have the right or option to lease or otherwise use or occupy the
Offer Space or any portion thereof, and each and every assignee, subtenant, affiliate, subsidiary
or parent of such tenants, occupants and Persons. Therefore, Tenant shall have no Offer Space
Option if Landlord desires or intends to lease, and does lease, the Offer Space to a Person that is
not a bona fide third-party tenant. Landlord makes no representation or warranty as to the present
or future availability of the Subject Space.

          Section 35.6 If Landlord gives to Tenant the Offer Space Notice and if Tenant fails to give
the Exercise Notice to Landlord on or before the Exercise Notice Date and in the manner
hereinbefore provided, and thereafter Landlord intends to lease the Offer Space to a bona fide
third party tenant upon Substantially Changed Terms (as defined in Section 31.1), then, subject to
and in accordance with the provisions of this Article, Landlord shall give to Tenant a new Offer
Space Notice, and Tenant shall have the Offer Space Option with respect to such new Offer Space
Notice, as set forth above, except that the new Offer Space Notice shall set forth such new terms
and conditions.

          Section 35.7 If for any reason, an Offer Space Option is not exercised in accordance with, and
subject to, the applicable provisions of this Article, or is waived, rejected or revoked or deemed
waived, rejected or revoked, Landlord may, but shall not be obligated, at any time or from time to
time, lease, license or otherwise permit the use of, all or any portions of the Offer Space in
question to any third-party upon any terms and conditions that are acceptable to Landlord, subject
to the provisions of Section 35.6; provided, however, that if after leasing, licensing or
otherwise permitting the use of all or any portions of the Offer Space in question to a
third-party, but during the Term, Landlord again intends to lease the Offer Space in question to a

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“bona fide third party tenant,” then, provided that at such time this Lease is in full force
and effect and no Event of Default exists, Landlord shall give to an Offer Space Notice with
respect thereto, and Tenant shall have the Offer Space Option in respect thereof, in accordance
with, and subject to, the provisions of this Article.

          Section 35.8 Except as expressly set forth in this Lease, Tenant shall not have any option to
lease the Subject Space or any portions thereof or any other portion of the Building.

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          In Witness Whereof, Landlord and Tenant have respectively executed this Lease as of
the day and year first above written.

	 	 	 	 	 
	Landlord:	 	111 CHELSEA COMMERCE LP,
	 
	 	 	 	 
	 	 	By: Taconic GP Chelsea Holdings LLC, general partner
	 
	 	 	 	 
	 	 	By: Taconic Chelsea Holdings LLC, managing member
	 
	 	 	 	 
	 

	 	 	 	   By: Taconic SL Principals LLC, managing member
	 
	 	 	 	 
	

	 

	 	By:	 	  /s/ Paul Pariser
	 

	 	 	 	 
	

	 
	 	 	 	 
	Tenant:	 	WEBMD, INC.
	 
	 	 	 	 
	

	 

	 	By:	 	  /s/ Douglas W. Wamsley
	 

	 	 	 	 
	 

	 	 	 	  Name:  Douglas W. Wamsley
	 

	 	 	 	  Title:  Senior Vice President — Legal
	

	 
	 	 	 	 
	

	Tenant’s Federal
Tax Identification Number: 20-2783228
	

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ACKNOWLEDGMENT BY TENANT

(TAKEN WITHIN NEW YORK STATE)

	 	 	 	 	 	 	 
	STATE OF NEW YORK

	 	 	)	 	 	 
	 

	 	 	)	 	 	ss.:
	COUNTY OF NEW YORK

	 	 	)	 	 	 

          On the ___day of July, 2004, before me, the undersigned, personally appeared
_____________________, personally known to me or proved to me on the basis of satisfactory evidence to
be the individual(s) whose name(s) is (are) subscribed to the within instrument and acknowledged to
me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their
signature(s) on the instrument, the individual(s) or the person upon behalf of which the
individual(s) acted, executed the instrument.

	 	 	 
	 	 	 
	 

	 	Notary Public
	 
	 	 

(Affix Notarial Stamp)

ACKNOWLEDGMENT BY TENANT

(TAKEN OUTSIDE OF NEW YORK STATE)

	 	 	 	 	 
	STATE OF                                         

	 	 	)	 
	 

	 	 	:ss.:

	COUNTY OF                                        

	 	 	)	 

          On the ___day of July, 2004, before me, the undersigned, personally appeared
_____________________, personally known to me or proved to me on the basis of satisfactory
evidence to be the individual(s) whose name(s) is (are) subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by
his/her/their signature(s) on the instrument, the individual(s) or the person upon behalf of which
the individual(s) acted, executed the instrument, and that such individual made such appearance
before the undersigned in the City of _____________________, State of _____________________.

	 	 	 
	 	 	 
	 

	 	Notary Public
	 
	 	 

	 	 	 	 	 	 	 
	 

	Print Name:	 	 	 	 
	 	 	 	 
	 	Qualified in State of	 	 
	 	 	 	 	 
	 

	County of	 	 	 	 
	 	 	 	 
	 	My Commission expires:	 	 
	 	 	 	 	 	 
	(Affix Notarial Stamp/Seal)
	 	 	 	 	 	 

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