Document:

EXHIBIT 10.9

 Exhibit 10.9 
  
 TABLE OF CONTENTS 
  

					
	 1.
	  	DEMISE. PREMISES. TERM. RENT. LANDLORD’S WORK	  	1
			
	 2.
	  	USE AND OCCUPANCY	  	4
			
	 3.
	  	ALTERATIONS	  	5
			
	 4.
	  	REPAIRS - FLOOR LOAD	  	9
			
	 5.
	  	WINDOW CLEANING	  	10
			
	 6.
	  	REQUIREMENTS OF LAW	  	11
			
	 7.
	  	SUBORDINATION	  	12
			
	 8.
	  	RULES AND REGULATIONS	  	14
			
	 9.
	  	INSURANCE	  	14
			
	 	  	A. Tenant’s Insurance	  	14
			
	 	  	B. Tenant’s Improvement Insurance	  	16
			
	 	  	C. Waiver of Subrogation	  	16
			
	 	  	D. Landlord’s Insurance	  	16
			
	 10.
	  	DESTRUCTION OF THE PREMISES; PROPERTY LOSS OR DAMAGE	  	16
			
	 11.
	  	EMINENT DOMAIN	  	19
			
	 12.
	  	ASSIGNMENT AND SUBLETTING	  	20
			
	 13.
	  	CONDITION OF THE PREMISES	  	28
			
	 14.
	  	ACCESS TO PREMISES	  	28
			
	 15.
	  	CERTIFICATE OF OCCUPANCY	  	30
			
	 16.
	  	LANDLORD’S LIABILITY	  	30
			
	 17.
	  	DEFAULT	  	31
			
	 18.
	  	REMEDIES AND DAMAGES	  	33
			
	 19.
	  	FEES AND EXPENSES	  	35
			
	 	  	A. Curing Tenant’s Defaults	  	35
			
	 	  	B. Late Charges	  	36
			
	 20.
	  	NO REPRESENTATIONS BY LANDLORD; CONSENTS AND APPROVALS	  	36
			
	 21.
	  	END OF TERM	  	37
			
	 22.
	  	QUIET ENJOYMENT	  	38
			
	 23.
	  	FAILURE TO GIVE POSSESSION	  	38
			
	 24.
	  	NO WAIVER; MERGER; NO ORAL MODIFICATIONS	  	38
			
	 25.
	  	WAIVER OF TRIAL BY JURY	  	39

  

 1 

					
	 26.
	  	INABILITY TO PERFORM	  	39
			
	 27.
	  	BILLS AND NOTICES	  	40
			
	 28.
	  	ESCALATION	  	41
			
	 29.
	  	SERVICES	  	56
			
	 	  	A. Elevator	  	56
			
	 	  	B. Heating	  	56
			
	 	  	C. Cooling	  	57
			
	 	  	D. After Hours and Additional Services	  	57
			
	 	  	E. Cleaning	  	58
			
	 	  	F. Sprinkler System	  	59
			
	 	  	G. Water	  	59
			
	 	  	H. Security	  	60
			
	 	  	I. Electricity Service	  	60
			
	 	  	J. Building Directory	  	61
			
	 	  	K. Cafeteria	  	62
			
	 	  	L. Interruption of Services	  	62
			
	 30.
	  	PARTNERSHIP TENANT	  	62
			
	 31.
	  	VAULT SPACE	  	63
			
	 32.
	  	[INTENTIONALLY DELETED]	  	63
			
	 33.
	  	CAPTIONS	  	63
			
	 34.
	  	ADDITIONAL DEFINITIONS	  	64
			
	 35.
	  	PARTIES BOUND	  	64
			
	 36.
	  	BROKERAGE	  	64
			
	 37.
	  	INDEMNITY	  	64
			
	 38.
	  	ADJACENT EXCAVATION SHORING	  	65
			
	 39.
	  	MISCELLANEOUS	  	65
			
	 	  	A. No Offer	  	65
			
	 	  	B. Certificates	  	65
			
	 	  	C. Authority	  	66
			
	 	  	D. Signage	  	66
			
	 	  	E. Rules	  	67
			
	 	  	F. Landlord’s Withholding of Consent	  	67
			
	 40.
	  	Intentionally Deleted	  	67
			
	 41.
	  	Landlord’s Work; Tenant’s Work; Tenant Allowances	  	67
			
	 42.
	  	Guaranty	  	68

  

 2 

			
		
	 Exhibit 1
	  	 Floor Plan of Premises

		
	 Exhibit 2
	  	 Landlord’s Work

		
	 Exhibit 3
	  	 Guaranty of Lease

		
	 Schedule A
	  	 Rules and Regulations

		
	 Schedule B
	  	 Cleaning Specifications

		
	 Schedule C
	  	 HVAC Specifications

		
	 Schedule D
	  	 Current Overtime Service Rates

  

 3 

 AGREEMENT OF LEASE, made as of this 8th day of July, 1998, between CBS BROADCASTING INC., a New York corporation, having an office at 51 West 52nd Street, New York, New York 10019 (hereinafter called “Landlord”) and LEARNING TREE INTERNATIONAL USA, INC., a Delaware corporation, having an office
at 1831 Michael Faraday Drive, Reston, Virginia 20190 (hereinafter called “Tenant”). 
  
 WITNESSETH: 
  
 The parties
hereto, for themselves, their successors and assigns, hereby covenant as follows: 
  
 1. DEMISE, PREMISES. TERM. RENT. LANDLORD’S WORK. 
  
 A. Landlord hereby leases to Tenant and Tenant hereby hires from Landlord the eighteenth floor (18th), comprised of approximately 22,190 square feet, as more particularly shown hatched on Exhibit 1 annexed hereto and made a part hereof
(hereinafter called the “Eighteenth Floor Premises”) in the building known as 51 West 52nd Street, in the Borough of Manhattan, County, City and State of New York (said building is hereinafter called the “Building” and the
Building, together with the plot of land upon which it stands, is hereinafter called the “Real Property”) for a term (hereinafter called the “Term”) to commence on the Commencement Date (hereinafter defined) and to end the
Expiration Date (hereinafter defined) both dates inclusive unless the Term shall sooner end pursuant to any of the terms, covenants or conditions of this Lease or pursuant to law, at the Fixed Rent (hereinafter defined) plus all other amounts
payable by Tenant under this Lease (including without limitation, the escalations payable under Article 28 hereof) (all such other amounts, whether or not expressly referred to as Additional Rent herein, shall hereinafter be referred to collectively
as the “Additional Rent”). In addition, the Premises shall be increased by the addition of the seventeenth floor (17th) comprised of approximately 22,190 rentable square feet, as more particularly shown in Exhibit 1 (the
“Seventeenth Floor Premises”) on the “Seventeenth Floor commencement Date” (hereinafter defined) upon the terms hereof, except as specifically provided to the contrary herein. (The Eighteenth Floor Premises and Seventeenth Floor
Premises are jointly referred to herein as the “Premises”). Tenant agrees to pay all Rent in lawful money of the United States which shall be legal tender in payment of all debts and dues, public and private, at the time of payment, and in
the case of Fixed Rent in equal monthly installments, in advance, commencing on the Rent Commencement Date (hereinafter defined) and on the first (1st) day of each calendar month 

  

 1 

 
thereafter during the Term (except as hereinafter otherwise provided), and, in the case of Additional Rent, on such dates as is required hereunder, in either
case at the office of Landlord or such other place as Landlord may designate, without any set-off, offset, abatement or deduction whatsoever except as provided to the contrary in this Lease. If the Rent Commencement Date shall occur on a date other
than the first (1st) day of any calendar month, Tenant shall pay to Landlord, on such date, an amount equal to
such proportion of an equal monthly installment of Fixed Rent as the number of days from and including the Rent Commencement Date to the end of such month bears to the total number of days in said calendar month. 
  
 B. The defined terms contained in this subsection B of this Article 1 shall
have the meanings hereinafter set forth: 
  
 (i)
“Commencement Date” shall mean the date upon which Landlord’s Work (hereinafter defined) in the Eighteenth Floor Premises shall have been substantially completed and such premises are tendered to Tenant vacant and broom clean,
Landlord’s Work shall be deemed to have been substantially completed notwithstanding that minor or insubstantial details of construction or decoration remain to be performed, provided that the non-completion of such items does not interfere
with or delay Tenant’s completion of Tenant’s Work or Tenant’s enjoyment of the entire Premises. The taking of possession of the Premises by Tenant shall be conclusive evidence as against Tenant that the Premises were in good and
satisfactory condition and that Landlord’s Work was substantially completed except for hidden or latent defects. Landlord has substantially completed the Eighteenth Floor Premises as of execution hereof. Notwithstanding the foregoing, should
Landlord fail to substantially complete Landlord’s Work and tender such premises vacant and broom clean, by September 1, 1998, then there shall be a rent abatement of two (2) days for each day after September 1, 1998 the
Eighteenth Floor Premises is not substantially completed and delivered to Tenant vacant and broom clean. 
  
 (ii) “Seventeenth Floor Commencement Date” shall be that date when Landlord substantially completes Landlord’s Work, in and
tenders to Tenant (in each case in accord with the requirements of Section lB) (i) above) the Seventeenth Floor Premises, which date shall be no earlier than eighteen (18) months nor no later than twenty-four (24) months after the
Commencement Date. Notwithstanding the foregoing, should Landlord be unable to substantially complete and tender such premises to Tenant vacant and broom clean within twenty-four (24) months after the Commencement Date, there shall be a rent
abatement with regard to such Premises of two (2) days for each day thereafter that the Seventeenth Floor Premises are not substantially completed. 
  

 2 

 (iii) “Expiration Date” shall mean the last day of the month in which the tenth
(10th) anniversary of the Commencement Date occurs. 
  
 (iv) “Lease Year” shall mean as applicable:

  
 (i) the period commencing on the Commencement
Date and ending on the last day of the month in which the first anniversary of the Commencement Date occurs, (ii) the 12 month period commencing on the day following the expiration if the first Lease Year described in (i) above, and
(iii) each successive 12 month period thereafter to and including the Expiration Date. 
  
 (v) “Fixed Rent” shall mean the following: 
  

													
	Floor

	  	 Period

	  	Square
Footage

	  	Rate

	  	Annual
Rent

	  	Monthly
Rent

	18	  	From Rent Commencement Date until the end of the fifth Lease Year	  	22,190	  	53.00	  	$	1,176,070	  	$	98,005.83
	17	  	From Seventeenth Floor Rent Commencement Date until the end of the fifth Lease Year	  	22,190	  	53.00	  	$	1,176,070	  	$	98,005.83
	18 and 17	  	From the first day of the sixth Lease Year until the last day of the tenth Lease Year	  	44,380	  	58.00	  	$	2,574,040	  	$	214,503.33

  
 (vi)
“Rent Commencement Date” shall mean 289 days from the Commencement Date. 
  
 (vii) “Seventeenth Floor Rent Commencement Date” shall be that date which is the number of days after the Seventeenth Floor
Commencement Date derived by multiplying 289 days by a fraction, the numerator of which is the number of days from the Seventeenth Floor Commencement Date until the Expiration Date and the denominator of which is the number of days from the
Commencement Date until the Expiration Date. 
  
 (viii) “Permitted Uses” shall mean use of the Premises for executive and administrative offices and/or for institutional seminars and/or computer training for instructors and information systems professionals and for no other
purposes. In all cases such use shall conform to the Certificate of Occupancy for the Building. 
  
 (ix) “Base Tax Year” shall mean July 1, 1998 through June 30, 1999. 
  
 (x) “Base Operating Expenses” shall mean Operating
Expenses (as hereinafter defined) incurred in calendar year 1999. 
  

 3 

 (xi) “Tenant’s Proportionate Share” shall mean the percentages described
in Section 28.1.5. 
  
 (xii) “Hazardous
Substances” shall mean, collectively, any pollutant, contaminant, flammable, explosive, radioactive material, hazardous waste, toxic substance or related material and any other substance or material defined or designated as a hazardous or toxic
substance, material or waste by any Requirement (as hereinafter defined) or the removal of which is required, or the manufacture, use, maintenance, storage, ownership or handling of which is restricted, prohibited, regulated or penalized by any
Requirement. 
  
 (xiii) “Additional
Rent” shall mean any cost or expense which Tenant shall owe or be required to pay Landlord other than Fixed Rent pursuant to the terms hereof (including but not limited to Tenant’s proportionate share of Taxes and Operating Expenses.

  
 (xiv) “Rent” shall mean the Fixed
Rent and the Additional Rent, collectively, including any increases thereof pursuant to the terms hereof. 
  
 C. Landlord shall, at its sole cost and expense, perform the work described on Exhibit 2 attached hereto and made a part hereof (“Landlord’s
Work”) in a good and workmanlike manner and in compliance with all applicable laws, rules and regulations. 
  
 D. In the event of a delay in the Commencement Date or Seventeenth Floor Rent Commencement Date, the only remedy for Tenant shall be the additional rent
abatement(s) and commensurate delay in the Rent Commencement Date or the Seventeenth Floor Rent Commencement Date described in Sections l(B)(i) and l(B)(ii) and the right to equitable relief to enforce Landlord to perform Landlord’s Work and
deliver the Premises (vacant and broom clean) to Tenant. 
  
 2. USE AND
OCCUPANCY. 
  
 A. Tenant shall use and occupy the Premises for
the Permitted Uses, and for no other purpose. 
  
 B. Anything
contained herein to the contrary notwithstanding, Tenant shall not use the Premises or any part thereof. or permit the Premises or any part thereof to be used, (i) for the business of photographic, multilith or multigraph reproductions or
offset printing, (ii) for a banking, trust company, depository, guarantee or safe deposit business, (iii) as a savings bank, a savings and loan association, or as a loan company, (iv) for the sale of travelers checks, money orders,
drafts, foreign exchange or letters of credit or for the receipt of money for transmission, (v) as a “retail” stock broker’s or dealer’s office which shall be open to the general public (except pursuant to prior
appointment), (vi) as a restaurant or bar or for the sale of confectionery, soda, 

  

 4 

 
beverages, sandwiches. ice cream or baked goods or for the preparation, dispensing or consumption of food or beverages in any manner whatsoever,
(vii) as a news or cigar stand, (viii) as an employment agency, labor union office, physician’s or dentist’s office or for rendition of any other diagnostic or therapeutic services, dance or music studio, school (except as
specifically permitted herein), (ix) as a barber shop, beauty salon or manicure shop, (x) for the direct sale, at retail, of any goods or products, (xi) for a public stenographer, typist or telephone or telegraph agency, telephone or
secretarial service for the public at large, (xii) for a messenger service for the public at large, (xiii) gambling or gaming activities, obscene or pornographic purposes or any sort of commercial sex establishment, (xiv) for the
possession, storage, manufacture or sale of alcohol, drugs or narcotics or for any other unlawful purpose (nothing herein shall, however, prohibit use of alcohol at Tenant receptions, provided such use is in compliance with all applicable laws,
rules, regulations and ordinances), (xv) for the conduct of a public auction, or (xvi) for the offices or business of any federal, state, or municipal agency or any agency of any foreign government. Nothing in this subsection B shall
preclude Tenant from using any part of the Premises for photographic, multilith or multigraph reproductions in connection with, either directly or indirectly, its own business and/or activities or as an administrative office for those uses described
in Subsections (i)-(vii) of this Section 2(B), provided it is not open to the general public and is otherwise in compliance with all applicable laws, rules, regulations and ordinances and all other provisions of this Lease and is in
conformance with the Certificate of Occupancy for the Building. 
  
 3.
ALTERATIONS. 
  
 A. Tenant shall not make or perform or permit
the making or performance of, any alterations, installations, improvements, additions or other physical changes in or about the Premises (hereinafter collectively called “Alterations”) without Landlord’s prior written consent.
Landlord agrees not to withhold, condition or delay unreasonably its consent or approval to any Alterations which do not affect the structural elements of the Building and which do not affect the Building’s mechanical, electrical, sanitary,
sewer, plumbing or other Building systems other than to a de minimis extent, proposed to be made by Tenant to adapt the Premises for those business purposes permitted by subsection A of Article 2 hereof, provided that such Alterations
are performed only by fully bonded (i.e., with full performance and completion bonds) contractors or mechanics approved by Landlord (which approval shall not be unreasonably withheld conditioned or delayed), do not affect any part of the Building
other than the Premises, do not adversely affect any service required to be famished by Landlord to Tenant or to any other tenant 

  

 5 

 
or occupant of the Building and do not reduce the value or utility of the Building. Notwithstanding the foregoing, no Landlord consent shall be required for
any non-structural alteration improvement or installation which does not affect any building system and in each case is either purely decorative (i.e., carpeting) or costs no more than $100,000. Tenant must nevertheless notify Landlord before
performing such work and otherwise comply with all other applicable provisions of this Article 3 and this Lease. All Alterations shall be done at Tenant’s expense and at such times and in such manner as Landlord may from time to time reasonably
designate pursuant to the conditions for Alterations prescribed by Landlord for the Premises. All furniture, furnishings and movable fixtures and removable partitions installed by Tenant must be removed from the Premises by Tenant, at Tenant’s
expense, on or prior to the Expiration Date. All Alterations in and to the Premises which may be made by Tenant at its own cost and expense prior to and during the Term, or any renewal thereof, may, at Tenant’s election, upon the Expiration
Date or earlier end of the Term or any renewal thereof, be removed from the Premises by Tenant, except in the case of structural alteration and/or floor penetration of the Building (e.g., added internal staircases) which shall be removed by Tenant
on or prior to the Expiration Date, at Tenant’s expense. Tenant shall repair and restore in a good and workmanlike manner to Building standard original condition (reasonable wear and tear excepted) any damage to the Premises or the Building
caused by such removal. Any of such fixtures or installations not so removed by Tenant at or prior to the Expiration Date or earlier termination of the Term shall become the property of Landlord, and shall remain upon and be surrendered with the
Premises as part thereof at the end of the Term, but nothing herein shall be deemed to relieve Tenant of responsibility for the cost of removal of any such fixtures or installations which Tenant is obligated to remove hereunder. Anything contained
herein to the contrary notwithstanding, in the event Landlord shall elect to have Tenant remove any mechanical or other equipment installed by Tenant within the Premises containing chlorofluorocarbons (CFC’s) or other Hazardous Substances, the
removal, of such equipment shall conform with all Requirements and industry practices. Additionally, any such removal shall be done by contractors approved by Landlord (which approval shall not be unreasonably withheld, delayed or conditioned) and
subject to the procedures to which Landlord’s consent shall have previously been obtained (which consent shall not be unreasonably withheld, delayed or conditioned). Subject to the requirements and limitations of Section 3(D) below, Tenant
shall indemnify and hold Landlord harmless from any liability or damages resulting from any contamination within the Building, as a result of the removal of any of the aforesaid equipment containing CFC’s or other Hazardous Substances by
Tenant. 
  

 6 

 B. Prior to making any Alterations, Tenant (i) shall, if in accord with general industry standards,
submit to Landlord or to a consultant appointed by Landlord (“Landlord’s Consultant”) applicable detailed plans and specifications (including layout, architectural, mechanical and structural drawings stamped by a professional engineer
or architect licensed in the State of New York) for each proposed Alteration and shall not commence any such Alteration without first obtaining Landlord’s approval of such plans and specifications which shall not be unreasonably withheld,
delayed or conditioned, (ii) shall pay to Landlord all reasonable and necessary costs and expenses incurred by Landlord (including the cost of Landlord’s Consultant) in connection with Landlord’s review of Tenant’s plans and
specifications, provided that with regard to any internal costs incurred by Landlord, the charge to Tenant shall be limited to the reasonable charge of an independent contractor, and further provided no costs shall be payable for Tenant’s
Initial Improvements (as described in Article 41, (iii) shall, at its expense, obtain all permits, approvals and certificates required by any governmental or quasi-governmental bodies, and (iv) shall furnish to Landlord duplicate original
policies of workers’ compensation insurance (covering all persons to be employed by Tenant, and Tenant’s contractors and subcontractors in connection with such Alteration) and comprehensive public liability (including property damage
coverage) insurance in such form, with such companies, for such periods and in such amounts as Landlord in accord with industry standard may reasonably require naming Landlord, and its agents as additional insureds. Upon notice to Tenant, Landlord
or Landlord’s Consultant may assume responsibility, at Tenant’s expense, to file all plans and obtain the necessary building permits, provided Landlord acts with due diligence and by taking such action Landlord does not unreasonably delay
commencement of such work or increase the cost of such work. Upon completion of such Alteration, Tenant, at Tenant’s expense, shall obtain certificates of final approval of such Alteration, including the “as-built” drawings, as
applicable, showing such Alterations, required by any governmental or quasi-governmental bodies and shall furnish Landlord with copies thereof. A11 Alterations shall be made and performed in accordance with the Rules and Regulations (hereinafter
defined) and in accordance with all Requirements (including, without limitation, the Americans Disabilities Act, including but not limited to the accessibility provisions thereof); all materials and equipment to be incorporated in the Premises as a
result of all Alterations shall be new and of quality in keeping with the construction and maintenance of the Building; no such materials or equipment shall be subject to any lien, encumbrance, chattel mortgage or title retention or security,
agreement. In the event any Alterations are performed by Landlord or any agent, employee or affiliate thereof, at the request of Tenant, the failure by Tenant to pay the cost of such Alterations within thirty (30) days of 

  

 7 

 
rendition of a bill therefor shall be deemed a material default under this Lease. Any mechanic’s lien filed against the Premises, or the Real Property,
for work claimed to have been done for, or materials claimed to have been furnished to, Tenant shall be discharged by Tenant within thirty (30) days of notice to Tenant by Landlord or the lienor, at Tenant’s expense, by payment or filing
the bond required by law. 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 reasonable discretion, such employment will upset the labor harmony in the Building or 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. In the event of any such interference or conflict, Tenant, upon demand of Landlord, shall cause all contractors, mechanics or laborers causing such interference or conflict to leave the
Building immediately. 
  
 C. All Alterations performed by Tenant
and the contractors and subcontractors performing them shall be subject to Landlord’s reasonable supervision, in keeping with industry standards. There will be no charge to Tenant for such supervision and Landlord’s overhead connected
therewith, except for standard Building charges (as hereinafter set forth) for the use of any Building service or facility (e.g., non-operating hours freight elevator use, after hours HVAC etc., as hereinafter described) or for any overtime costs
incurred by Landlord at Tenant’s request or because of Tenant’s overtime work. Building freight elevators will be available to Tenant and its contractors on a non-exclusive first come first served basis. 
  
 D. Notwithstanding any approval by Landlord of any Tenant Alteration and any
contractor performing such work or the supervision by Landlord of such work, Tenant, subject to the following provisions of this paragraph, shall indemnify and hold Landlord harmless from any claim, demand or liability from any such contractor (in
addition to and not in derogation of the bonding and insurance requirements in Section 3 A) or in any way arising from or relating to such Alteration. If any claim, action or proceeding is made or brought against Landlord, then, upon giving
prompt notice thereof and upon demand by Landlord, Tenant, at its sole cost and expense, shall resist or defend such claim, action or proceeding in Landlord’s name (only if necessary), by attorneys approved by Landlord, which approval shall not
be unreasonably withheld, conditioned or delayed. Attorneys for Tenant’s insurer shall hereby be deemed approved for purposes of this Section unless they have a conflict of interest. Notwithstanding anything herein contained to the contrary,
Tenant may settle any claim, suit or other proceeding provided that (a) such settlement shall involve no obligation on the part of Landlord other than the payment of money, (b) any payments to be made pursuant to such settlement shall be
paid in full exclusively by Tenant at the 

  

 8 

 
time such settlement is reached, (c) such settlement shall not require Landlord to admit any liability, and (d) Landlord shall have received an
unconditional release from all other parties to such claim, suit, other proceeding or from any other actual or potential claim, litigation or action in any way related to the subject matter of the claim being settled. Landlord agrees to
(x) reasonably cooperate with Tenant and its counsel, provided Tenant bears any and all costs relating thereto and (y) executes any and all releases and other documents determined by Tenant and its counsel as necessary to compromise or
settle any claim that Tenant is permitted hereunder to compromise or settle, provided that such releases and other documents shall be consistent with the terms and conditions of this Article and not in derogation of the rights of Landlord hereunder.

  
 4. REPAIRS - FLOOR LOAD. Landlord shall maintain and repair the systems
and structure of the Building and maintain and repair the public portions of the Building, both exterior and interior, in conformance with standards applicable to first-class office buildings of comparable age and quality in mid-town Manhattan.
Tenant shall, throughout the Term, take good care of the Premises and the fixtures and appurtenances therein and at Tenant’s sole cost and expense, make all nonstructural repairs thereto as and when needed to preserve them in good working order
and condition, reasonable wear and tear and damage by fire or other insurable casualty excepted. Notwithstanding the foregoing, all damage or injury to the Premises or to any other part of the Building, or to its fixtures, equipment and
appurtenances, whether requiring structural or nonstructural repairs, caused by or resulting from carelessness, neglect or improper conduct or omission of or Alterations made by Tenant, Tenant’s servants, employees, contractors, agents,
visitors, invitees or licensee shall be repaired promptly by Tenant, at its sole cost and expense, to the satisfaction of Landlord. Tenant also shall repair all damage to the Building and the Premises caused by the moving of Tenant’s fixtures,
furniture or equipment. All the aforesaid repairs shall be of quality and class equal to the original work or construction and shall be made in accordance with the provisions of Article 3 hereof. If Tenant fails after ten (10) days’ notice
to proceed with due diligence to make repairs required to be made by Tenant hereunder, the same may be made by Landlord, at the expense of Tenant, and the expenses thereof incurred by Landlord (which are reasonable in amount, reasonably necessary
and actually paid to third parties or if made by in-house employees or contractors, the charge therefore is no greater than the charge allowed hereunder for third party contractors) shall be collectible by Landlord as Additional Rent after rendition
of a bill or statement therefor. Tenant shall give Landlord prompt notice of any defective condition in any plumbing, electrical, air-cooling or heating system located in, servicing or passing through the Premises and Landlord shall repair such
condition or 

  

 9 

 
defect or replace the damaged component at its expense, unless the need for such repair or replacement arises from the improper act or omission of Tenant, in
which case Landlord shall perform the work at Tenant’s expense. Tenant shall not place a load upon any floor of the Premises exceeding the floor load per square foot area which such floor was designed to carry and which is allowed by
Requirements. Business machines and mechanical equipment shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient to absorb and prevent vibration. noise and annoyance. Except as expressly provided in Article 10
hereof, there shall be no allowance to Tenant for a diminution of rental value and no liability on the part of Landlord by reason of inconvenience, annoyance or injury to business arising from Landlord, Tenant or others 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. Notwithstanding the foregoing, Landlord shall use reasonable efforts to minimize
any disruption to Tenant’s use or occupancy of the Premises. Landlord shall give prior oral notice to Tenant before entering the Premises to make any repairs, alterations, additions or improvements (except in case of emergency, when no notice
is required) so that if Tenant desires, it can have a representative present. To the extent any non-emergency repair, alteration, addition or improvement by Landlord would materially interfere with Tenant’s use of the Premises during working
hours, Landlord shall perform such work during non-working hours and bear the cost of any necessary overtime or premium pay rates. Landlord shall also be responsible to clean up any debris or waste each night after it is performing such work and
upon completion, restore the Premises and Tenant’s Property to condition in which it existed prior to such work except to the extent changed by the work performed by Landlord. If the Premises be or become infested with vermin, Tenant, at
Tenant’s expense, shall cause the same to be exterminated from time to time to the satisfaction of Landlord and shall employ such exterminators and such exterminating company or companies as shall be approved by Landlord, which approval shall
not be unreasonably withheld, delayed or conditioned. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were designed or constructed, and no sweepings, rubbish, rags, acids or
other substances shall be deposited therein. All of the requirements and obligations of Tenant with regard to the retention of contractors and mechanics in Article 3 shall apply to any contractors or subcontractors retained by Tenant to effect
repairs pursuant to this Article 4. 
  
 5. WINDOW CLEANING. Tenant shall
not clean, nor require, permit, suffer or allow any window in the Premises to be cleaned, from the outside in violation of Section 202 of the Labor 

  

 10 

 
Law, or any other applicable law, or of the rules of the Board of Standards and Appeals, if any, or of any other board or body having or asserting
jurisdiction. 
  
 6. REQUIREMENTS OF LAW. Tenant, at its sole expense,
shall comply with all present and future laws, statutes, rules, ordinances. orders, directives, requirements, codes and regulations of federal, state, county and municipal authorities, departments, bureaus, boards, agencies, commissions and other
sub-divisions thereof, and of any official thereof and any other governmental and quasi-public authority and all rules, orders, regulations or requirements of the New York Board of Fire Underwriters, or any other similar body (collectively,
“Requirements”) which shall now or hereafter impose any violation, order or duty upon Landlord or Tenant with respect to the Premises as a result of the use or occupation thereof by Tenant for any purpose other than the Permitted Uses or
the conduct by Tenant of its business in the Premises in a manner different from the ordinary and proper conduct of such business. Notwithstanding the foregoing, Tenant, at its expense and after notice to Landlord, may contest by appropriate
proceedings prosecuted diligently and in good faith, the legality or applicability of any violation, notice or contest with regard to such Requirements affecting the Premises, provided that (a) Landlord shall not be subject to prosecution for
any crime; (b) such non-compliance or contest shall not constitute or result in a violation (either with the giving of notice or the passage of time or both) of the terms of any Mortgage or Superior Lease, or if such Superior Lease or Mortgage
shall condition such non-compliance or contest upon the taking of action or furnishing of security by Landlord, such action shall be taken or such security shall be furnished at the expense of Tenant; (c) Tenant shall keep Landlord regularly
advised as to the status of such proceedings; and (d) subject to the limitations and conditions of Section 3(D), Tenant shall indemnify and hold Landlord harmless from any demand, complaint, liability, cost or expense arising from or
relating to Tenant’s violation of or failure to comply with such Requirement at any time or the failure of Tenant’s contest. Landlord shall be responsible for compliance with all Requirements as they apply to common areas and building
systems and to the Premises (to the extent that Tenant has no obligation therefor). Tenant shall not do or permit to be done any act or thing upon the Premises which will invalidate or be in conflict with any insurance policies covering the Building
and fixtures and property therein (it being understood that the Permitted Uses will not be such a violation); and shall not do, or permit anything to be done in or upon the Premises, or bring or keep anything therein as that is not now or hereafter
prohibited by the New York City Fire Department, New York Board Underwriters, New York Fire Insurance Rating Organization or other authority having jurisdiction and then only in such quantity and manner of storage as not to 

  

 11 

 
increase the rate for fire insurance applicable to the Building, or use the Premises in a manner which shall increase the rate of fire insurance on the
Building or on property located therein, over that in similar type buildings or in effect prior to this Lease. Landlord shall be responsible for compliance with all Requirements and all insurance policies as they relate to the common areas and
building systems and to the Premises (to the extent that Tenant has no obligation therefore). Any work or installations made or performed by or on behalf of Tenant or any person claiming through or under Tenant pursuant to this Article shall be made
in conformity with, and subject to the provisions of, Article 3 hereof. If by reason of Tenant’s failure to comply with the provisions of this Article, the fire insurance rate shall at the beginning of this Lease or at any time thereafter be
higher than it otherwise would be, then Tenant shall reimburse Landlord, as Additional Rent hereunder, for that part of all fire insurance premiums thereafter paid by Landlord which shall have been charged because of such failure of use by Tenant,
and shall make such reimbursement upon the first day of the month following at least ten (10) days prior notice that Landlord has made such outlay. In any action or proceeding wherein Landlord and Tenant are parties, a schedule or “make
up” of rates for the Building or the Premises issued by the New York Fire Insurance Rating Organization, or other body fixing such fire insurance rates, shall be conclusive evidence of the facts therein stated and of the several items and
charges in the fire insurance rate then applicable to the Premises. 
  
 7.
SUBORDINATION. 
  
 A. This Lease shall be subject and
subordinate to each and every ground or underlying lease of the Real Property or the Building heretofore or hereafter made by Landlord (collectively, the “Superior Leases”) and to each and every trust indenture or mortgage (collectively,
the “Mortgages”) which may now or hereafter affect the Real Property, the Building or any such Superior Lease and the leasehold interest created thereby, and to all renewals, extensions, supplements, amendments, modifications,
consolidations, and replacements thereof or thereto, substitutions therefor and advances made thereunder, provided that as a condition to such subordination, if Tenant is not in default under the terms hereof, beyond any applicable notice or grace
period, it receives a non-disturbance agreement from such lessor or mortgagee, as the case may be in each case, protecting all of Tenant’s rights under the Lease so long as it is not in default thereof, beyond any applicable notice or grace
period. Notwithstanding the foregoing, provided Tenant is not in default under the terms hereof, beyond any applicable notice or grace period, Landlord shall secure from the holder of any Superior Lease or Mortgage an agreement (in a form which
meets industry standards or is otherwise reasonably acceptable to Tenant) that Tenant shall 

  

 12 

 
not be disturbed in its use or occupancy of the Premises and shall be afforded the protection of all of its rights and benefits hereunder. This clause shall
be self-operative and no further instrument of subordination shall be required to make the interest of any lessor under a Superior Lease, or trustee or mortgagee of a Mortgage superior to the interest of Tenant hereunder. In confirmation of such
subordination, however, Tenant shall execute promptly any certificate that Landlord may request. If, in connection with the financing of the Real Property, the Building or the interest of the lessee under any Superior Lease, any lending institution
shall request reasonable modifications of this Lease that do not materially increase the obligations or materially and adversely affect the rights of Tenant under this Lease, Tenant covenants to make such modifications. 
  
 B. If at any time prior to the expiration of the Term, any Mortgage shall be
foreclosed or any Superior Lease shall terminate or be terminated for any reason, Tenant agrees, at the election and upon demand of any owner of the Real Property or the Building, or the lessor under any such Superior Lease, or of any mortgagee in
possession of the Real Property or the Building to attornment, from time to time, to any such owner, lessor or mortgagee, upon the then executory terms and conditions of this Lease, for the remainder of the term originally demised in this Lease,
provided that such owner, lessor or mortgagee, as the case may be, or receiver caused to be appointed by any of the foregoing, shall agree not to disturb Tenant in its use or occupancy of the Premises under the terms of the Lease as long as Tenant
is not in default under the terms thereof. The provisions of this subsection B shall inure to the benefit of any such owner, lessor or mortgagee, shall apply notwithstanding that, as a matter of law, this Lease may terminate upon the termination of
any such Superior Lease, and shall be self-operative upon any such demand, and no further instrument shall be required to give effect to said provisions. Tenant, however, upon demand of any such owner, lessor or mortgagee, agrees to execute, from
time to time, instruments in confirmation of, the foregoing provisions of this subsection B, satisfactory to any such owner, lessor or mortgagee, acknowledging such attornment and setting forth the terms and conditions of its tenancy. Nothing
contained in this subsection B shall be construed to impair any right otherwise exercisable by any such owner, lessor or mortgagee subject to its agreement not to disturb Tenant as long as it is not in default hereunder and to recognize Tenant under
all terms of this Lease. 
  
 C. Landlord represents and warrants
that as of execution hereof, the Building is not subject to any Superior Lease or Mortgage. Nevertheless, if and when it becomes subject to any such Superior Lease and/or Mortgage, all of the terms of Sections (A) and 7 (B) shall apply
thereto. 
  

 13 

 8. RULES AND REGULATIONS. Tenant and Tenant’s servants, employees, contractors, agents. visitors, invitees
and licensees shall observe faithfully, and comply strictly with, the Rules and Regulations annexed hereto and made a part hereof as Schedule A (the “Rules and Regulations”), and such other and further reasonable Rules and Regulations as
Landlord may from time to time adopt on at least thirty (30) days prior notice, except in case of emergency. Landlord covenants that except with regard to changes in the rules relating to building, security and safety, any changes in rules will
not materially change any of Tenant’s rights or obligations hereunder. In case Tenant disputes the reasonableness of any additional Rule or Regulation hereafter made or adopted by Landlord or Landlord’s agents, the parties hereto agree to
submit the question of the reasonableness of such Rule or Regulation for decision to the Chairman of the Board of Directors of the Management Division of The Real Estate Board of New York, Inc., or to such impartial person or persons as he may
designate, whose determination shall be final and conclusive upon the parties hereto. The right to dispute the reasonableness of any additional Rule or Regulation upon Tenant’s part shall be deemed waived unless the same shall be asserted by
service of a notice in writing upon Landlord within thirty (30) days after receipt by Tenant of written notice of the adoption of any such additional Rule or Regulation. Nothing in this Lease contained 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 servants,
employees, agents, visitors or licensees. Should Landlord decide, in its absolute discretion to enforce any such rules, it will do so in a uniform manner that does not unreasonably discriminate against Tenant. 
  
 9. INSURANCE. 
  
 A. Tenant’s Insurance. Tenant shall obtain at its own expense and keep in full force and effect during the Term, a
policy of commercial general liability and property damage insurance including broad form contractual liability coverage under which Tenant is named as the insured, and Landlord, Landlord’s managing agent and/or such other designee specified by
Landlord from time to time, are named as additional insureds. Such policy shall contain a provision that no act or omission of Tenant shall affect or limit the obligation of the insurance company to pay the amount of any loss sustained as well as a
waiver of subrogation or consent to a waiver of right of recovery, whereby the insurer agrees that it will not make any claim against or seek to recover from Landlord for any loss, damage or claim whether or not covered under such policy. Such
policy shall also contain a provision that the insurance company will not cancel or refuse to renew 

  

 14 

 
the policy, or change in any material way the nature or extent of the coverage provided by such policy, without first giving Landlord and any other
additional insureds at least thirty (30) days’ written notice, which notice shall contain the policy number and the names of the insureds and policy holder. The minimum limits of liability shall be a combined single limit with respect to
each occurrence in an aggregate amount of not less than $3,000,000 for injury (or death) and damage to property or such greater amount as Landlord may, from time to time, reasonably require in accord with common practice of building owners or
managers of similar buildings in midtown Manhattan. Tenant shall provide to Landlord upon execution of this Lease and at least thirty (30) days prior to the termination of any existing policy, a certificate evidencing the effectiveness of the
insurance policies required to be maintained hereunder, and Tenant shall provide Landlord with a complete copy of any such policy upon written request of Landlord. Tenant shall have no right to obtain any of the insurance required hereunder pursuant
to a blanket policy covering other properties unless the blanket policy contains an endorsement that names Landlord, Landlord’s managing agent and/or designees specified by Landlord from time to time, as additional insureds, references the
Premises, and guarantees a minimum limit available for the Premises equal to the amount of insurance required to be maintained hereunder. Each policy required hereunder shall contain a clause that the policy and the coverage evidenced thereby shall
be primary with respect to any policies carried by Landlord, and that any coverage carried by Landlord shall be excess insurance. The limits of the insurance required under this subsection shall not limit the liability of Tenant under this Lease.
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 general policyholder rating of “A” and a financial rating of at least “13”. In the event that
Tenant fails to provide Landlord with proof of renewal at least thirty (30) days prior to expiration of any insurance policy or coverage that Tenant is required to maintain hereunder or Landlord receives a notice from any insurer that any
insurance policy or coverage which Tenant is required to maintain hereunder will be terminated within thirty (30) days or Tenant otherwise fails to continuously maintain insurance as required by this subsection, Landlord may, upon thirty
(30) days’ prior written notice to Tenant, at its option and without relieving Tenant of any obligation hereunder, order such insurance and pay for the same at the expense (which expenses shall be those reasonably incurred, reasonable in
amount and reasonably necessary and actually paid to independent third party or at third party rates). Notwithstanding the foregoing, it is understood and agreed that Landlord may take any 

  

 15 

 
reasonable action to provide that the insurance required by this Section 9(A) is continuously maintained by Tenant. In such event, Tenant shall repay
the amount expended by Landlord, with interest thereon, as Additional Rent immediately upon Landlord’s written demand therefor. 
  
 B. Tenant’s Improvement Insurance. Tenant shall also maintain at its own expense during the Term a policy against fire and other casualty on the
non-standard construction within the Premises and Tenant property and improvements, including without limitation, all furniture, fixtures, personal property and inventory located in the Premises on an “all-risk” form sufficient to provide
100% replacement value of such personal property, which policy shall otherwise comply with the provisions of subsections A and C of this Article 9. Tenant shall also maintain at its own expense during the Term a policy of workers’ compensation
insurance providing statutory benefits for Tenant’s employees and employer’s liability. 
  
 C. Waiver of Subrogation. The parties hereto shall procure an appropriate clause in, or endorsement on, any “all-risk” property insurance
covering the Premises and the Building, as well as 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 each party hereby
agrees that it will not 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 other hazards coverable by broadest form of all-risk insurance. If the payment
of an additional premium is required for the inclusion of such waiver of subrogation provision, each party shall advise the other of the amount of any such additional premiums and the other party shall pay the same. It is expressly understood and
agreed that Landlord will not carry insurance on Tenant’s fixtures, furnishings, equipment or other property or effects or insurance against interruption of Tenant’s business. 
  
 D. Landlord’s Insurance. Landlord shall throughout the term hereof maintain such policy(ies) of property damage
insurance as a prudent owner of the Building or Real Property would maintain. 
  
 10. DESTRUCTION OF THE PREMISES: PROPERTY LOSS OR DAMAGE. 
  
 A. If the Premises (or any common area of the Building necessary for Tenant’s access to or use of the Premises) shall be damaged by fire or other casualty, and in such case as the casualty is limited to the
Premises, if Tenant shall give prompt notice thereof to Landlord, the damages shall be repaired by and at the expense of Landlord. Until such repairs shall be made, the Fixed Rent, Tenant’s Proportionate Share of Taxes and Operating Expenses
shall be reduced in the proportion which the area of the part of the Premises which is not usable by Tenant bears to the 

  

 16 

 
total area of the Premises, provided, however, should Tenant reoccupy a portion of the Premises for the conduct of its business prior to the date such
repairs are made, the Fixed Rent, Tenant’s Proportionate Share of Taxes and Operating Expenses shall be reinstated with respect to such reoccupied portion of the Premises and shall be payable by Tenant from the date of such occupancy. Landlord
shall have no obligation to repair any damage to, or to replace, any Alterations made by Tenant or any fixtures, furniture, furnishings, equipment or other property or effects of Tenant. Notwithstanding the foregoing, in such case as the Premises
alone, without material damage to remainder of the Building, suffers a casualty and so much of the Premises (or access to the Premises) is destroyed that Tenant is unable to conduct business therein in a commercially reasonable manner, then should
Landlord fail to substantially complete restoration of the Eighteenth (18th) Floor Premises and/or the Seventeenth (17th) Floor Premises to the same condition they were in on their respective Commencement Dates within 120 days of notice to
Landlord of such casualty, Tenant may terminate this Lease upon written notice to Landlord given no later than ten (10) days after the expiration of such 120 day period. 
  
 B. Anything in subsection A of this Article 10 to the contrary notwithstanding, if the Premises are totally damaged or are
rendered wholly untenantable, and if Landlord shall decide not to restore the Premises, or if the Building shall be so damaged by fire or other casualty that, in Landlord’s opinion, substantial alteration, demolition, or reconstruction of the
Building shall be required (whether or not the Premises shall have been damaged or rendered untenantable) or the Building, after its repair, alteration or restoration shall nor be economically viable as an office building, then in any of such
events, Landlord, at Landlord’s option, may, not later than ninety (90) days following the damage, give Tenant a notice in writing terminating this Lease, provided the leases for all other tenants in the Building are also terminated. If
Landlord elects to terminate this Lease, the Term shall expire upon the tenth (10’) day after such notice is given, and Tenant shall vacate the Premises and surrender the same to Landlord. Upon the termination of this Lease under the
conditions provided for in the immediately preceding sentence, Tenant’s liability for Rent shall cease as of the day following such damage, provided that Tenant shall remain liable for all Rent which accrued prior to the day following such
damage. Should Landlord elect not to terminate the Lease, it shall be responsible to restore the Premises to the condition they were in on the Commencement Date of each floor therein. Should Landlord fail to substantially complete such restoration
within one (1) year of the date of the casualty, Tenant may terminate this Lease by written notice to Landlord given no later than thirty (30) days after the expiration of such one (1) year period. 
  

 17 

 C. The parties agree that this Article 10 constitutes an express agreement governing any case of damage
or destruction of the Premises or the Building by fire or other casualty, and that 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 import now or hereafter in force shall have no application in any such case. 
  
 D. 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. Neither Landlord nor its agents 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; 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. Anything in this Article 10 to the contrary notwithstanding, nothing in this Lease shall be construed to relieve Landlord from responsibility directly to Tenant for any loss or damage caused
directly to Tenant wholly or in part by the negligence or willful tort of Landlord. Landlord shall use reasonable efforts to minimize any disruption to Tenant’s use or occupancy of the Premises. Nothing in the foregoing sentence shall affect
any right of Landlord to the indemnity from Tenant to which Landlord may be entitled under Article 7 hereof in order to recoup for payments made to compensate for losses of third parties. If at any time any windows of the Premises are temporarily
closed, darkened or bricked-up for any reason whatsoever except Landlord’s own acts, or any of such windows are permanently closed, darkened or bricked-up if required by law or related to any construction upon property adjacent to the Real
Property by Landlord or others, 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 Rent nor shall the same release Tenant from its obligations
hereunder nor constitute an eviction. Tenant shall reimburse and compensate Landlord as Additional Rent within ten (10) days after rendition of a statement for all expenditures made by Landlord, which are reasonable in amount, reasonably
necessary and actually paid to third parties or if made by in-house employees or contractors, the charge therefor shall be no greater than the charge allowed for third party contractors, or damages or fines sustained or incurred by, Landlord due to
nonperformance or noncompliance with or breach or failure to observe any term, covenant or 

  

 18 

 
condition of this Lease upon Tenant’s part to be kept, observed, performed or complied with, provided that except in case of emergency, Landlord has
first given Tenant ten (10) days prior notice and opportunity to cure. Tenant shall give immediate notice to Landlord in case of fire or accident occurring exclusively in the Premises. Tenant shall not move any safe, heavy machinery, heavy
equipment, freight, bulky matter or fixtures into or out of the Building without Landlord’s prior consent (which shall not be unreasonably withheld, conditioned or delayed). If such safe, machinery, equipment, freight, bulky matter or fixtures
requires special handling, Tenant agrees to employ only persons holding a Master Rigger’s License (if such requirement is general industry standard) to do said work, and that all work in connection therewith shall comply with all applicable
Requirements, and shall be done during such hours as Landlord may reasonably designate. Except as otherwise covered by Section 9(c), notwithstanding said consent of Landlord, Tenant, in accord with the requirements set forth in
Section 3(D), shall indemnify Landlord for, and hold Landlord harmless and free from, damages sustained by persons or property and for any damages or monies paid out by Landlord in settlement of any claims or judgments, as well as for all
expenses and attorneys’ fees incurred in connection therewith and all costs incurred in repairing any damage to the Building or appurtenances under this Section 10. 
  
 11. EMINENT DOMAIN. 
  
 A. If the whole of the Real Property, the Building or the Premises shall be acquired or condemned for any public or quasi-public use or purpose, this
Lease and the Term shall end as of the date of the vesting of title with the same effect as if said date were the Expiration Date. If only a part of the Real Property shall be so acquired or condemned then, (a) except as hereinafter provided in
this subsection A, this Lease and the Term shall continue in force and effect but, if part of the Premises is included in the part of the Real Property so acquired or condemned, from and after the date of the vesting of title, the Fixed Rent and
Tenant’s Proportionate Share shall be reduced in the proportion which the area of the part of the Premises acquired or condemned bears to the total area of the Premises immediately prior to such acquisition or condemnation; (b) whether or
not the Premises shall be affected thereby, but provided Landlord takes the same action with regard to all other leases in the Building, Landlord, at Landlord option, may give to Tenant, within sixty (60) days next following the date upon which
Landlord shall have received notice of vesting of title, a five (5) days’ notice of termination of this Lease; and (c) if the part of the Real Property so acquired or condemned shall contain such area as makes it unreasonable for
Tenant to conduct its business in the remaining area, it being agreed a taking of more than thirty percent (30%) of the total area of the Premises immediately prior to such acquisition or 

  

 19 

 
condemnation or the denial of access making more than thirty percent (30%) of the Premises unusable in a commercially reasonable manner, shall be deemed
to make it impractical for Tenant to conduct its business in the Premises or if, by reason of such acquisition or condemnation, Tenant no longer has reasonable means of access to the Premises, Tenant, at Tenant’s option, may give to Landlord,
within sixty (60) days next following the date upon which Tenant shall have received notice of vesting of title, a five (5) days’ notice of termination of this Lease. If any such five (5) days’ notice of termination is given
by Landlord or Tenant this Lease and the Term shall come to an end and expire upon the expiration of said five (5) days with the same effect as if the date of expiration of said five (5) days were the Expiration Date. If a part of the
Premises shall be so acquired or condemned and this Lease and the Term shall not be terminated pursuant to the foregoing provisions of this subsection A, Landlord, at Landlord’s expense, shall restore that part of the Premises not so acquired
or condemned to a self-contained rental unit. In the event of any termination of this Lease and the Term pursuant to the provisions of this subsection A, the Rent shall be apportioned as of the date of sooner termination and any prepaid portion of
Rent for an period after such date shall be refunded by Landlord to Tenant. 
  
 B. 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 and Tenant hereby expressly assigns to Landlord all of its right in and to any such award. Nothing contained in this subsection B shall be deemed
to prevent Tenant from making a claim in any condemnation proceedings for the then value of any furniture, furnishings and fixtures installed by and at the expense of Tenant and included in such taking and Tenant’s moving expenses, provided
that such award shall not reduce the amount of the award otherwise payable to Landlord. 
  
 12. ASSIGNMENT AND SUBLETTING. 
  
 A. Except as
otherwise set forth in this Article 12, Tenant, for itself, its successors or 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. If this Lease be assigned, or if the Premises or any part
thereof be underlet or occupied by anybody other than Tenant, Landlord may, after default by Tenant, collect rent from the assignee, subtenant, undertenant or occupant, and apply the net amount collected to the Rent herein reserved, but no
assignment, subletting, 

  

 20 

 
underletting, occupancy or collection shall be deemed a waiver of the provisions hereof, the acceptance of the assignee, subtenant, undertenant or occupant
as tenant, or a release of Tenant from the further performance by Tenant of covenants on the part of Tenant herein contained. The consent by Landlord to an assignment or subletting or underletting shall not in any way be construed to relieve Tenant
from obtaining the express consent in writing of Landlord to any further assignment or underletting. In no event shall any permitted sublessee 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. Any assignment, sublease, underletting mortgage, pledge, encumbrance or transfer in contravention
of the provisions of this Article 12 shall be void. 
  
 B. If
Tenant shall at any time or times during the Term desire to assign this Lease or sublet all or part of the Premises, Tenant shall give notice thereof to Landlord, which notice shall be accompanied by (i) a conformed or photostatic copy of the
proposed draft of the assignment or sublease, the effective or commencement date of which shall be not less than twenty (20) business days nor more than one hundred and eighty (180) days after the giving of such notice, (ii) 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, (iii) current financial information with respect to the proposed assignee or
subtenant, including, without limitation, its most recent financial report, if any, and (iv) an agreement by Tenant to indemnify Landlord against liability resulting from any claims that may be made against Landlord by the proposed assignee or
sublessee or by any brokers or other persons claiming a commission or similar compensation in connection with the proposed assignment or sublease. 
  
 C. (l) Provided that Tenant is not in default of any of Tenant’s obligations under this Lease (after notice and the expiration of any applicable
grace period) as of the time of Landlord’s consent and as of the commencement date of the proposed sublease or assignment, Landlord’s consent to the proposed assignment or sublease or any subsequent assignment or sublease shall not be
unreasonably withheld, conditioned or delayed, provided and upon condition that: 
  
 (i) in Landlord’s reasonable judgment the proposed subtenant is engaged in a business or activity, and the Premises, or the relevant part thereof, will be used in a manner, which (a) is in keeping with the
then standards of the Building, (b) is limited to the Permitted Uses and (c) will not violate any negative covenant contained in any other lease of office space in the Building as of the date hereof; 
  

 21 

 (ii) the proposed subtenant is of character and reputation fitting a first-class office in Midtown
Manhattan, and Landlord has been furnished with reasonable proof thereof; 
  
 (iii) provided Landlord can otherwise meet the realistic requirements of the proposed Sublessee (which are not formulated or altered to avoid the restriction of this subsection) in the Building, neither (a) the
proposed sublessee nor (b) any person which, directly or indirectly controls, is controlled by, or is under common control with, the proposed sublessee, is then an occupant of any part of the Building; 
  
 (iv) the proposed sublessee is not a person with whom Landlord is then
negotiating to lease space in the Building; 
  
 (v) the form of
the proposed sublease shall be in form that complies with the applicable provisions of this Article 12; 
  
 (vi) there shall not be more than three (3) occupants in any one whole floor within the Premises; 
  
 (vii) Tenant shall reimburse Landlord on demand for the reasonable
out-of-pocket costs that may be incurred by Landlord in connection with said sublease, including without limitation, the costs of making investigations as to the acceptability of the proposed subtenant, and legal costs incurred in connection with
the granting of any requested consent; 
  
 (viii) Tenant shall
not have 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, conditioned or delayed, nor shall any advertisement state the name (as
distinguished from the address) of the Building or the proposed rental (notwithstanding the foregoing, Tenant shall be free to list the availability of the Premises with broker or brokers of its choice); 
  
 (ix) the proposed occupancy shall not materially increase the office
cleaning requirements or impose a significant extra burden upon services to be supplied by Landlord to Tenant unless Landlord reasonably determines that it can deliver such increased services and Tenant agrees to be responsible for any increased
cost relating thereto; and 
  
 (x) the proposed subtenant 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. 
  

 22 

 (2) Each subletting consented to by Landlord shall be subject to all of the covenants,
agreements, terms, provisions and conditions contained in this Lease. 
  
 (3) Notwithstanding any assignment or subletting to any other subtenant, and/or acceptance of Fixed Rent or Additional Rent by Landlord from any assignee or subtenant, Tenant shall and 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 the part of Tenant to be performed and all acts and
omissions of any assignee or subtenant or anyone claiming under or through any assignee or subtenant which shall be in violation of any of the obligations of this Lease shall be deemed to be a violation by Tenant. Tenant further agrees that
notwithstanding any assignment or subletting consented to by Landlord, no other and further assignment or subletting of the Premises by Tenant or any person claiming through or under Tenant shall or will be made except upon compliance with and
subject to the provisions of this Article 12. 
  
 (4) If Landlord shall reasonably decline to give its consent to any proposed assignment or sublease, Tenant shall, subject to the limitations and conditions set forth in Paragraph 3(D), indemnify, defend and hold harmless Landlord against
and from any and all loss, liability, damages, costs, and expenses (including reasonable counsel fees) resulting from any claims that may be made against Landlord by the proposed assignee or sublessee or by any brokers or other persons claiming a
commission or similar compensation in connection with the proposed assignment or sublease. 
  
 D. In the event that Landlord consents to a proposed assignment or sublease and Tenant fails to execute and deliver the assignment or sublease to which Landlord consented within ninety (90) days after the giving
of such consent, then, Tenant shall again be obligated to comply with all of the provisions and conditions of subsection B of this Article 12 before assigning this Lease or subletting all or part of the Premises. 
  
 E. With respect to each and every sublease or subletting authorized by
Landlord under the provisions of this Lease, it is further agreed that: 
  
 (i) no subletting shall be for a term ending later than one (1) day prior to the Expiration Date of this Lease; 
  
 (ii) 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; 
  
 (iii) each sublease
shall provide that it is subject and subordinate to this Lease and to the matters to which this Lease is or shall be subordinate, and that in the event of termination, 

  

 23 

 
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 sublessor,
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, unless expressly consented to by it, (a) be liable for any
previous act or omission of Tenant under such sublease, (b) be subject to any counterclaim, offset or defense, not expressly provided in such sublease, which theretofore accrued to such subtenant against Tenant, or (c) be bound by any
previous modification of such sublease or by any previous prepayment of more than one (1) month’s Fixed Rent. 
  
 F. If the Landlord shall give its consent to any assignment of this Lease or to any sublease or if Tenant shall enter into any other assignment or
sublease permitted hereunder, Tenant shall in consideration therefor, pay to Landlord, as Additional Rent: 
  
 (i) In the case of an assignment, an amount equal to 50% of all sums and other considerations paid to Tenant by the assignee for or by reason of such
assignment (including, but not limited to, sums paid for the sale of Tenant’s fixtures, leasehold improvements, equipment, furniture, furnishings or other personal property, less, in the case of a sale thereof, the then net unamortized or
undercoated cost thereof determined on the basis of Tenant’s federal income tax returns) less all expenses reasonably and actually incurred by Tenant on account of brokerage commissions, legal fees, advertising costs and other reasonable costs
paid to third parties in connection with such assignment; and (ii) In the case of a sublease, an amount equal to 50% of any rents, additional charges or other consideration payable under the sublease to Tenant by the subtenant which is 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, but not limited to, sums paid
for the sale or rental of Tenant’s fixtures, leasehold improvements, equipment, furniture or other personal 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), less all expenses reasonably and actually incurred by Tenant on account of brokerage commissions, legal fees, advertising costs and the cost of demising the premises so sublet in connection with such
sublease and all other reasonable costs paid to third parties (including to the subtenant, including without limitation, costs of initial improvements, free rent and other allowances). For the purpose of calculating Landlord’s share of excess
Fixed Rent or Additional Rent, all costs incurred by Tenant shall be recovered by Tenant before Landlord is entitled to such fifty percent (50%) in excess of the Fixed Rent. The sums 

  

 24 

 
payable under this subsection F (ii) of this Article 12 shall be paid to Landlord as and when payable by the subtenant to Tenant. 
  
 (iii) Notwithstanding subsection 12 (F) (ii), should Tenant sublease
any part of the useable area of the eighteenth (18th) floor, Landlord shall be paid any rent or other consideration, in excess of the Fixed Rent and Additional Rent accruing during the term of such sublease. 
  
 (iv) Further, notwithstanding subsections 12(F)(ii), should Tenant sublease
50% or less of the useable area of the seventeenth (17th) floor and remain in occupancy of the remainder of the floor, Tenant may retain all rents, additional charges or other consideration received by it as a result of such subletting. Should
Tenant sublease more than fifty percent (50%) of such floor or otherwise remain in occupancy of less than 50% of such floor the sublease consideration shall be divided in accord with Subsection 12 (F) (ii). 
  
 G. (i) If Tenant is a corporation other than a corporation whose stock
is listed and traded on a nationally recognized stock exchange (hereinafter referred to as a “public corporation”), the provisions of subsection A of this Article 12 shall apply to a transfer (by one or more transfers) of a majority of the
stock of Tenant as if such transfer of a majority of the stock of Tenant were an assignment of this Lease; but said provisions shall not apply to transactions with a corporation into or with which Tenant is merged or consolidated or to which all or
substantially all of Tenant’s assets are transferred, provided that in any of such events the successor to Tenant at least ten (10) days prior to the effective date of any such transaction provides Landlord with (a) a security deposit
of no less than two (2) months Fixed Rent then payable hereunder or (b) proof satisfactory to Landlord that Tenant has a net worth, computed in accordance with generally accepted accounting principles, at least equal to the lesser of
(1) the net worth of Tenant immediately prior to such merger, consolidation or transfer, (2) the net worth of Tenant herein named on the date of this Lease or in the alternative to either of the foregoing and without regard to whether it
is greater than such net worth valuations or (3) a net worth of $50,000,000.00. Any security deposit payable hereunder shall be in cash or a cash equivalent satisfactory to Landlord and shall be replenished by Tenant should Landlord need to
draw upon it because of any Event of Default by Tenant prior to the end of the term hereof. The balance of such security deposit shall be returned promptly to Tenant after termination of this Lease and deduction by Landlord for any cost incurred at
the termination of this Lease to make any restoration or repair which is Tenant’s obligation hereunder or to cure any Event of Default then existing. 
  
 (ii) If Tenant is a partnership, the provisions of subsection A of this Article 12 shall apply to a transfer (by one or more transfers) of
a majority interest in the partnership as if 

  

 25 

 
such transfer were an assignment of this Lease if such transfer is effected solely for the purposes of circumventing the requirements of this Article 12.

  
 (iii) If Tenant is a subdivision, authority,
body, agency, instrumentality or other entity created and/or controlled pursuant to the laws of the State of New York or any city, town or village of such state or of federal government (“Governmental Entity”), the provisions of subsection
A of this Article 12 shall apply to a transfer (by one or more transfers) of any of Tenant’s rights to use and occupy the Premises, to any other Governmental Entity, as if such transfer of the right of use and occupancy were an
assignment of this Lease; but said provisions shall not apply to a transfer of any of Tenant’s rights in and to the Premises to any Governmental Entity which shall replace or succeed to substantially similar public functions, responsibilities,
and areas of authority as Tenant, provided that in any of such events the successor Governmental Entity, (a) shall utilize the Premises in a manner substantially similar to Tenant, and (b) shall not utilize the Premises in any manner
which, in Landlord’s judgment, would impair the reputation of the Building as a first-class office building. 
  
 H. Tenant may, without Landlord’s consent, assign this Lease or sublet all or a part of the Premises or permit the use of any or all of the
Premises without a sublease by or to any corporations or other business entities (but not including Governmental Entities) which control, are controlled by, or are under common control with Tenant (herein referred to as “related
corporation”) for any of the purposes permitted to Tenant, subject however to compliance with Tenant’s obligations under this Lease (except this Article 12). Notwithstanding the foregoing, Tenant must give Landlord at least thirty
(30) days written notice before such assignment, sublet or use. No such assignment or subletting shall relieve, release, impair or discharge any of Tenant’s obligations hereunder and Tenant named herein shall remain jointly and severally
liable to Landlord without any suretyship defenses which are hereby waived. For the purposes hereof, “control” shall be deemed to mean ownership of not less than fifty percent (50%) of all of the voting stock of such corporation or
not less than fifty percent (50%) of all of the legal and equitable interest in any other business entities. 
  
 I. Any assignment or transfer, whether made with Landlord’s consent pursuant to subsection A of this Article 12 or without Landlord’s consent
pursuant to subsection G or H of this Article 12, 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 and whereby the assignee shall agree that the provisions in subsection A of this Article 12 shall, notwithstanding such assignment or transfer,
continue to be binding 

  

 26 

 
upon it in respect of all future assignments and transfers. The original named Tenant covenants that, notwithstanding any assignment or transfer, whether or
not in violation of the provisions of this Lease, and notwithstanding the acceptance of Fixed Rent and/or Additional Rent by Landlord from an assignee, transferee, or any other party, the original named Tenant shall remain fully liable (jointly and
severally with the assignee) for the payment of the Fixed Rent and Additional Rent and for the other obligations of this Lease on the part of Tenant to be performed or observed without any suretyship defenses which are hereby waived. 
  
 J. 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
extending the time, or modifying any of the obligations of this Lease, or by any waiver or failure of Landlord to enforce any of the obligations of this Lease. Notwithstanding the foregoing, Tenant shall not be liable for any obligations of any
assignee resulting from any modification of this Lease made after such assignment. 
  
 K. 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 the 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. 
  
 L. If
Landlord shall recover or come into possession of the Premises before the date herein fixed for the termination of this Lease, Landlord shall have the right, at its option, to take over any and all subleases of the Premises or any part thereof made
by Tenant and to succeed to all the rights of said subleases or such of them as it may elect to take over. Tenant hereby expressly assigns and transfers to Landlord such of the subleases and sublettings as Landlord may elect to take over at the time
of such recovery of possession, such assignment and transfer not to be effective until the termination of this Lease or re-entry by Landlord hereunder or if Landlord shall otherwise succeed to Tenant’s estate in the Premises, at which time
Tenant shall upon request of Landlord, execute, acknowledge and deliver to Landlord such further instruments of assignment and transfer as may be necessary to vest in Landlord the then existing subleases and sublettings, but no such instrument shall
be necessary in order to make the terms hereof effective. Every subletting hereunder is subject to the condition (and, by its acceptance of and entry into a sublease, each subtenant thereunder shall be deemed conclusively to have thereby agreed from
and after the termination of this Lease or re-entry by Landlord hereunder or any other succession 

  

 27 

 
by Landlord to Tenant’s estate in the Premises) that such subtenant shall waive any right to surrender possession or to terminate the sublease and, at
Landlord’s election, such subtenant shall be bound to Landlord for the balance of the term of such sublease and shall attorn to and recognize Landlord, as its landlord, under all of the then executory terms of such sublease, except that
Landlord shall not, unless expressly consented to by Landlord, (i) be liable for any previous act, omission or negligence of Tenant under such sublease, (ii) be subject to any counterclaim, defense or offset not expressly provided for in
such sublease, which theretofore accrued to such subtenant against Tenant, (iii) be bound by any previous modification or amendment of such sublease or by any previous prepayment of more than one (1) month’s Fixed Rent which shall be
payable as provided in the sublease, or (iv) be obligated to perform any work in the subleased space or the Building or to prepare them for occupancy beyond Landlord’s obligations under this Lease, and the subtenant shall execute and
deliver to Landlord any instruments Landlord may reasonably request to evidence and confirm such attornment, but no such instrument shall be necessary in order to make the terms hereof effective. Each subtenant or licensee of Tenant shall be deemed
automatically, upon and as a condition of occupying or using the Premises or any part thereof, to have given a waiver of the type described in and to the extent and upon the other conditions set forth in this Article 12. 
  
 13. CONDITION OF THE PREMISES. Tenant agrees, subject to Landlord substantially
completing Landlord’s Work in accord with Section l(B)(i) and delivery of Premises vacant and broom clean, to accept possession of the Premises in the condition which they currently exist “as is”, and further agrees that, except for
Landlord’s Work and delivery of Premises vacant and broom clean, Landlord shall have no obligation, to perform any work or make any installations or pay any sums in order to prepare the Premises for Tenant’s occupancy. 
  
 14. ACCESS TO PREMISES. Tenant shall permit Landlord, Landlord’s agents and
public utilities servicing the Building to erect, use and maintain concealed ducts, pipes and conduits in and through the Premises. Landlord or Landlord’s agents shall have the right upon oral notice to Tenant to enter the Premises at all
reasonable times to examine the same, to show them to prospective purchasers, mortgagees or lessees of the Building or space therein, and to make such repairs, alterations, improvements or additions as Landlord may deem necessary or desirable to the
Premises or to any other portion of the Building or which Landlord may elect to perform following Tenant’s failure after due notice from Landlord to make repairs or perform any work which Tenant is obligated to perform under this Lease, or for
the purpose of complying with 

  

 28 

 
Requirements and Landlord shall be allowed to take all material into and upon the Premises that may be required therefor without the same constituting an
eviction or constructive eviction of Tenant in whole or in part and the Rent shall in nowise abate while said decorations, repairs, alterations, improvements, or additions are being made, by reason of loss or interruption of business of Tenant, or
otherwise. Landlord shall be responsible, however, to clean the Premises from any debris or waste each night after performing such work and upon completion, restore the Premises and Tenant’s property to the condition in which it existed prior
to such work, except to the extent changed by such work. During the one (1) year prior to the Expiration Date or the expiration of any renewal or extended term, Landlord may exhibit the Premises to prospective tenants thereof. Except in case of
emergency, Landlord shall give Tenant oral notice prior to such entry to the Premises so that Tenant may at its discretion have a representative present. If Tenant shall not be personally present to open and permit an entry into the Premises, at any
time, then for any reason an entry therein shall be necessary or permissible, Landlord or Landlord’s agents may enter the same by a master key, or may forcibly 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 the obligations and covenants of this Lease. Landlord shall attempt, however, to avoid forcibly entering the
Premises except in case of emergency. 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. Notwithstanding the foregoing, Landlord shall use reasonable efforts to minimize any disruption to Tenant’s use or occupancy of the Premises created by its entry into the Premises pursuant to this Article
14. To the extent any non-emergency work or work which Landlord is performing because of Tenant’s failure to do so after notice in a timely manner materially interferes with Tenant’s use of the Premises during working hours, Landlord shall
perform such work during non-working hours and bear the cost of any overtime of premium pay rates. Landlord also shall have the right at any time, without the same constituting an actual or constructive eviction and without incurring any liability
to Tenant therefor, to change the arrangement and/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. In addition, Tenant understands and agrees that Landlord may perform substantial renovation work in and to space leased or to be leased to tenants, the public parts of the Building or the mechanical or other systems
serving the Building (which work may include the replacement of the building exterior facade and window glass, requiring access to the 

  

 29 

 
same from within the Premises), and that Landlord shall incur no liability to Tenant, nor shall Tenant be entitled to any abatement of Rent on account of any
noise, vibration or other disturbance to Tenant’s business at the Premises (provided that Tenant is not denied access to said Premises) which shall arise out of the performance by Landlord of the aforesaid renovations of the Building. Tenant
understands and agrees that all parts (except surfaces facing the interior of the Premises) of all walls, windows and doors bounding the Premises (including exterior Building walls, core corridor walls, doors and entrances), all space in or adjacent
to the Premises used for shafts, stacks, stairways, chutes, pipes, conduits, ducts, fan rooms, heating, air cooling, plumbing and other mechanical facilities, service closets and other Building facilities and systems 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. 
  
 15. CERTIFICATE OF OCCUPANCY. Landlord shall maintain the certificate of occupancy issued for the Building and shall not voluntarily amend it in a manner which
materially affects Tenant’s Permitted Use. Tenant shall not at any time use or occupy the Premises in violation of the certificate of occupancy issued for the Premises or for the Building and in the event that any department of the City or
State of New York shall hereafter at any time contend and/or declare by notice, violation, order or in any other manner whatsoever that the Premises are used for a purpose which is a violation of such certificate of occupancy, whether or not such
use shall be a Permitted Use, Tenant shall, upon ten (10) days’ written notice from Landlord, immediately discontinue such use of the Premises. Failure by Tenant to discontinue such use after such notice shall be considered a default in
the fulfillment of a covenant of this Lease and Landlord shall have the right to terminate this Lease immediately, and in addition thereto shall have the right to exercise any and all rights and privileges and remedies given to Landlord by and
pursuant to the provisions of Articles 17 and 18 hereof. 
  
 16.
LANDLORD’S LIABILITY. The obligations of Landlord under this Lease shall not be binding upon Landlord named herein after the sale, conveyance, assignment (only if the assignee assumes all Landlord’s obligations hereunder) 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 and 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, and it shall be deemed and construed without further agreement between the parties or their
successors in interest, or 

  

 30 

 
between the parties and the purchaser, grantee, assignee or other transferee that such purchaser, grantee, assignee or other transferee has assumed and
agreed to carry out any and all covenants and obligations of Landlord hereunder. Neither the shareholders, directors nor officers of Landlord, if Landlord is a corporation, nor the partners comprising Landlord (nor any of the shareholders, directors
or officers of such partners), if Landlord is a partnership (collectively, the “Parties”), shall be liable for the performance of Landlord’s obligations under this Lease. Tenant shall look solely to Landlord to enforce Landlord’s
obligations hereunder and shall not seek any damages against any of the Parties. The liability of Landlord for Landlord’s obligations under this Lease shall not exceed and shall be limited to Landlord’s interest in the Building and the
Real Property and the proceeds thereof, and Tenant shall not look to any other property or assets of Landlord or the property or assets of any of the Parties in seeking either to enforce Landlord’s obligations under this Lease or to satisfy a
judgment for Landlord’s failure to perform such obligations. 
  
 17.
DEFAULT. 
  
 A. The following events shall constitute
“Events of Default” under this Lease: 
  
 (1) if Tenant shall fail to fully make any payment when due of any installment of Fixed Rent or Additional Rent, and such failure shall continue for a period of ten (10) days after notice by Landlord to Tenant of such default setting
forth in bold upper case letters that failure to make full payment within such ten (10) day period shall be an Event of Default; or 
  
 (2) if Tenant shall default in the observance or performance of any term, covenant or condition of this Lease on Tenant’s part to be
observed or performed (other than the covenants for the payment of Fixed Rent and Additional Rent) and Tenant shall fail 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 said period of thirty (30) days and Tenant shall not commence within said period of thirty (30) days, or shall not thereafter diligently prosecute to completion all steps necessary
to remedy such default; or 
  
 (3) if
Tenant’s interest in this Lease shall devolve upon or pass to any person, whether by operation of law or otherwise, except as may be expressly permitted under Article 12 hereof; or 
  
 (4) if Tenant shall file a voluntary petition in bankruptcy or insolvency, or shall be adjudicated a
bankrupt or insolvent, or shall file any petition or answer seeking any 

  

 31 

 
reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under the present or any future federal bankruptcy act or
any other present or future applicable federal, state or other statute or law, or shall make an assignment for the benefit of creditors or shall seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator of Tenant or
of all or any part of Tenant’s property; or 
  
 (5) if, within sixty (60) days after the commencement of any proceeding against Tenant, whether by the filing of a petition or otherwise, seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or
similar relief under the present or any future federal bankruptcy act or any other present or future applicable federal, state or other statute or law, such proceeding shall not have been dismissed, or if, within sixty (60) days after the
appointment of any trustee, receiver or liquidator of Tenant, or of all or any part of Tenant’s property, without the consent or acquiescence of Tenant, such appointment shall not have been vacated or otherwise discharged, or if any execution
or attachment shall be issued against Tenant or any of Tenant’s property pursuant to which the Premises shall be taken or occupied or attempted to be taken or occupied. 
  
 Upon the occurrence, at any time during the Term, of any one or more of such Events of Default, Landlord, at any time
thereafter prior to such Event of Default being fully cured, at Landlord’s option, may give to Tenant a five (5) days’ notice of termination of this Lease and, in the event such notice is given, this Lease and the Term shall come to
an end and expire (whether or not the Term shall have commenced) upon the expiration of said five (5) days with the same effect as if the date of expiration of said five (5) days were the Expiration Date, but Tenant shall remain liable for
damages as provided in Article 18 hereof. 
  
 B. If, at any time,
(i) Tenant shall be comprised of two (2) or more persons, or Tenant’s obligations under this Lease shall have been guaranteed by any person other than Tenant, or (iii) Tenant’s interest in this Lease shall have been
assigned, the word “Tenant”, as used in clauses (6) and (7) of subsection A of this Article 17, 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 tendency of any proceeding of the types referred to in said clauses (6) and (7) 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 Rent or a waiver on the part of Landlord of any rights under said subsection A. 
  

 32 

 18. REMEDIES AND DAMAGES. 
  

A. (1) This Lease and the Term shall expire and come to an end as provided in Article 17: 
  
 (a) Landlord and its agents and servants may immediately, or
at any time after such default or after the date upon which this Lease and the Term shall expire and come to an end, re-enter the Premises or any part thereof, 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 
  
 (b) 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. 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 to affect any such liability; 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. 
  
 (2) 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 Requirement 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, or (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 “reentered” 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 on Tenant’s part to be
observed or performed, Landlord shall 

  

 33 

 
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 right to invoke the remedies herein before set forth is cumulative and shall not preclude Landlord from invoking any other remedy allowed at law or in equity. 
  
 B. (1) If this Lease and the Term shall expire and come to an end as
provided in Article 17, or by or under any summary proceeding or any other action or proceeding, or if Landlord shall re-enter the Premises as provided in subsection A of this Article 18, or by or under any summary proceeding or any other action or
proceeding, then, in any of said events: 
  
 (a)
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; 
  
 (b) Tenant also
shall be liable for and shall pay to Landlord, as damages, any deficiency (referred to as “Deficiency”) between the Rent reserved in this Lease for the period which otherwise would have constituted the unexpired portion of the Term and the
net amount, if any, of rents collected under any reletting effected pursuant to the provisions of subsection A(1) of this Article 18 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, or Landlord’s reentry upon the Premises and with such relenting including, but not limited to, all repossession costs, brokerage commissions, legal expenses,
attorneys’ fees and disbursements, alteration costs and other expenses of preparing the Premises for such reletting); any such Deficiency shall be paid in monthly installments by Tenant on the days specified in this Lease for payment of
installments of Rent, Landlord shall be entitled to recover from Tenant each monthly Deficiency as the same shall arise, and 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 
  
 (c) whether or not Landlord shall have collected any monthly Deficiencies as aforesaid, Landlord shall be entitled to recover from Tenant, and Tenant shall pay to Landlord, on demand, in lieu of any further
Deficiencies as and for liquidated and agreed final damages, a sum equal to the amount by which the Rent reserved in this Lease for the period which otherwise would have constituted the unexpired portion of the Term exceeds the then fair and
reasonable rental value of the Premises for the same period, less the aggregate amount of Deficiencies theretofore collected by Landlord pursuant to the provisions of subsection B(l)(b) of this Article 18 for the same period; if, before presentation
of proof of such liquidated damages to any court, commission or tribunal, the Premises, or any part thereof, shall have been relet by Landlord for the period which 

  

 34 

 
otherwise would have constituted the unexpired portion of the Term, or any part thereof, the amount of rent reserved upon 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. 
  
 (2) If the Premises or any part thereof, shall be relet together with other space in the Building, the rents collected or reserved under
any such reletting and the expenses of any such reletting shall be equitably apportioned for the purposes of this subsection 
  
 B. Tenant shall in no event be entitled to any rents collected or payable under any reletting, whether or not such rents shall exceed the Rent reserved in
this Lease. Solely for the purposes of this Article 18, the term “Rent” as used in subsection B(l) of this Article 18 shall mean the Fixed Rent and Additional Rent in effect immediately prior to the date upon which this Lease and the Term
shall have expired and come to an end, or the date of re-entry upon the Premises by Landlord, as the case may be, adjusted to reflect any increase or decrease pursuant to the provisions of Article 28 hereof for the Comparison Year (as defined in
said Article 28) immediately preceding such event. Nothing contained in Article 17 or this Article 18 shall be deemed to limit or preclude the recovery by Landlord from Tenant of the maximum amount allowed to be obtained as damages by any statute or
rule of law, or of any sums or damages to which Landlord may be entitled in addition to the damages set forth in subsection B(l) of this Article 18. 
  
 (C) Should a legal action or arbitration be brought by Landlord or Tenant in which an adjudication is tendered, then in each case, the losing party shall
reimburse the prevailing party for all reasonable attorneys’ fees and disbursements (and all other court costs or expenses incurred by Tenant in such proceeding). 
  
 19. FEES AND EXPENSES. 
  
 A. Curing Tenant’s Defaults. If Tenant shall default in the observance or performance of any term or covenant on Tenant’s part to be observed or
performed under or by virtue of any of the terms or provisions in any Article of this Lease, Landlord may at any time thereafter on ten (10) days’ notice (or if such default cannot reasonably be cured within ten (10) days, if Tenant
fails to commence a cure promptly within such ten (10) day period and diligently pursue it to completion) perform the same for the account of Tenant (except in case of emergency when Landlord may act immediately without notice), and if Landlord
makes any reasonable expenditures or incurs any obligations for the payment of money in connection therewith including. but not limited to, reasonable attorneys’ fees and disbursements in instituting, 

  

 35 

 
prosecuting or defending any action or proceeding, such sums paid or obligations incurred with interest (calculated at the Default Rate (as hereinafter
defined) from the date incurred until paid by Tenant) and costs shall be deemed to be Additional Rent hereunder and shall be paid by Tenant to Landlord within ten (10) days of rendition of any bill or statement to Tenant therefor. 

 
 B. Late Charges. If Tenant shall fail to make payment of any installment
of Fixed Rent or any Additional Rent within fifteen (15) days after the date when such payment is due, Tenant shall pay to Landlord, in addition to such installment of Fixed Rent or such Additional Rent, as the case may be, as a late charge and
as Additional Rent, a sum based on a rate (the “Default Rate”) equal to the lesser of (i) three percent (3 7%) per annum above the then current prime rate charged by Citibank, N.A. or its successor and (ii) the
maximum rate permitted by applicable law, of the amount unpaid computed from the date such payment was due to and including the date of payment. 
  
 20. NO REPRESENTATIONS BY LANDLORD; CONSENTS AND APPROVALS. 
  
 Landlord or Landlord’s agents have made no representations or promises with respect to the Building, the Real Property, the Premises, or Taxes and
Operating Expenses (as such terms are defined in Article 28 hereof) except as herein expressly set forth and no rights, easements or licenses are acquired by Tenant by implication or otherwise except as expressly set forth herein. All references in
this Lease to the consent or approval of Landlord shall be deemed to mean the written consent of Landlord or the written approval of Landlord and no consent or approval of Landlord shall be effective for any purpose unless such consent or approval
is given in advance and is set forth in a written instrument executed by Landlord. When in this Lease Landlord’s consent or approval is required and this Lease provides that Landlord’s consent or approval shall not be unreasonably
withheld, conditioned or delayed and Landlord shall refuse such consent or approval, or in any instance in which Landlord shall delay its 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. 
  

 36 

 21. END OF TERM. 
  
 A. Upon the expiration or other termination of the Term, Tenant shall quit and surrender to Landlord the Premises, broom clean, in good order and
condition, ordinary wear and tear and damage by fire or other insurable casualty excepted, and Tenant may remove all of its structural alterations or improvements made by it as well as all of its furniture, furnishings, movable fixtures, removable
partitions and other personal property pursuant to Article 3 hereof. Tenant’s obligation to observe or perform this covenant shall survive the expiration or sooner termination of the Term. In addition, the parties recognize and agree that the
damage to Landlord resulting from any failure by Tenant to timely surrender possession of the Premises as aforesaid will be substantial, will exceed the amount of the monthly installments of the Fixed Rent and Additional Rent theretofore payable
hereunder, and will be impossible to accurately measure. Tenant therefore agrees that if possession of the Premises not surrendered to Landlord within twenty-four (24) hours after the Expiration Date or sooner termination of the Term, in
addition to any other rights or remedy Landlord may have hereunder or at law, Tenant shall pay to Landlord for each month and for each portion of any month during which Tenant holds over in the Premises after the Expiration Date or sooner
termination of this Lease, a sum equal to two (2) times the portion of the Fixed Rent which was payable under this Lease during the last month of the Term. Additionally, Tenant shall pay Additional Rent incurred during such hold-over period.
Nothing herein contained shall be deemed to permit Tenant to retain possession of the Premises after the Expiration Date or sooner termination of this Lease 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 21, which provisions shall survive the Expiration Date or sooner termination of this Lease.

  
 B. If Tenant shall hold-over or remain in possession of any
portion of the Premises beyond the Expiration Date of this Lease, notwithstanding the acceptance of any Fixed Rent or Additional Rent paid by Tenant pursuant to subsection A above, Tenant shall be subject to summary proceeding. In addition, should
such hold-over of any portion of the Premises continue more than three (3) months after the Expiration Date, Tenant shall also be liable for consequential damages arising out of lost opportunities (and/or new leases) by Landlord to re-let the
Premises (or any part thereof). All damages to Landlord by reason of such holding over by Tenant may be the subject of a separate action and need not be asserted by Landlord in any summary proceedings against Tenant. 
  

 37 

 22. QUIET ENJOYMENT. Landlord covenants and agrees with Tenant that Tenant may peaceably and quietly enjoy the
Premises subject, nevertheless, to the terms and conditions of this Lease. 
  
 23. FAILURE TO GIVE POSSESSION. Except as set forth herein, Tenant waives any right to rescind this Lease under Section 223-a of the New York Real Property Law or any successor statute of similar import then in force and further
waives the right to recover any damages which may result from Landlord’s failure to deliver possession of the Premises on the date set forth in Article I hereof for the commencement of the Term. If Landlord shall be unable to give possession of
the Premises on such date, and provided Tenant is not responsible for such inability to give possession, the Fixed Rent reserved and covenanted to be paid herein shall be abated as Tenant’s sole and exclusive remedy as set forth in Section
l(B), and, except as set forth in Section 1(B), no such failure to give possession on such date shall in any way affect the validity of this Lease or the obligations of Tenant hereunder or give rise to any claim for damages by Tenant or claim
for rescission of this Lease, nor shall same be construed in anywise to extend the Term. If permission is given to Tenant to enter into the possession of the Premises or to occupy premises other than the Premises prior to the Commencement Date,
Tenant covenants and agrees that such occupancy shall be deemed to be under all the terms, covenants, conditions and provisions of this Lease, including the covenant to pay Fixed Rent and Additional Rent. 
  
 24. NO WAIVER; MERGER: NO ORAL MODIFICATIONS. 
  
 A. No act or thing done by Landlord or Landlord 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 signed by Landlord. No employee of Landlord or of Landlord’s agents shall have the 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. In the event Tenant at any time
desires to have Landlord sublet the Premises for Tenant’s account, Landlord or Landlord’s agents are authorized to receive said keys for such purpose without releasing Tenant from any of the obligations under this Lease, and Tenant hereby
relieves Landlord of any liability for loss of or damage to any of Tenant’s effects in connection with such subletting. 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, 

  

 38 

 
from having all force and effect of an original violation. The payment by Tenant or receipt by Landlord of 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 and/or any other tenant in the Building shall not be deemed a waiver of
any, such Rules and Regulations. No provision of this Lease shall be deemed to have been waived by Landlord or Tenant unless such waiver be in writing signed by such party. No payment by Tenant or receipt by Landlord of a lesser or greater amount
than the Rent herein stipulated shall be deemed to be other than on account of the earliest stipulated Rent, 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 Rent be deemed an accord and satisfaction, Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy in this Lease provided and Tenant may pay any amount
demanded by Landlord without prejudice to its right to dispute its obligation to make all or any part of such payment. 
  
 B. This Lease contains the entire agreement between the parties and all prior negotiations and agreements are merged in this Lease. Any executory
agreement hereafter made shall be ineffective to change, modify, discharge or effect an abandonment of it 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. 
  
 25. WAIVER OF TRIAL BY JURY. It is
mutually agreed by and between Landlord and Tenant that 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 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, and/or any claim of injury or damage, or for the enforcement of any remedy under any statute,
emergency or otherwise. It is further mutually agreed that in the event Landlord commences any summary proceeding (whether for nonpayment of Rent or because Tenant continues in possession of the Premises after the expiration or termination of the
Lease Term), Tenant will not interpose any counterclaim (except for mandatory or compulsory counterclaims) of whatever nature or description in any such proceeding. 
  
 26. INABILITY TO PERFORM. This Lease and the obligations of the parties to perform all of the other covenants and agreements
hereunder on the part of each of them to be performed shall 

  

 39 

 
in no way be affected, impaired or excused because one party is unable to fulfill any of its obligations (except any obligation to pay money, including but
not limited to Tenant’s obligation to pay Fixed Rent and Additional Rent) under this Lease expressly or impliedly to be performed or because such party 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 such party is prevented or delayed from so doing by reason of strikes or labor troubles or by accident or by any cause whatsoever reasonably beyond such
party’s control, including, but not limited to, governmental preemption in connection with a National Emergency or by reason of any Requirement of any federal, state, county or municipal authority or any department or subdivision thereof or any
government agency or by reason of the conditions of supply and demand which have been or are affected by war or other emergency. Notwithstanding the foregoing, should Tenant be denied use of such a substantial portion of the Premises that it cannot
perform its business in the remainder thereof, notwithstanding using all reasonable efforts to consolidate on a temporary basis, for one of the aforesaid reasons through no fault of Tenant for ten (10) consecutive days, Rent shall
proportionately abate until use of the Premises is restored to Tenant. If the Premises are completely unavailable for thirty (30) consecutive days, Tenant may terminate the Lease upon written notice to Landlord until such time as use of the
Premises is restored. Except as provided in the preceding sentence, nothing herein shall be deemed to excuse Tenant for any reason for payment of Fixed Rent, Additional Rent or any other payment due hereunder. 
  
 27. BILLS AND NOTICES. Except as otherwise expressly provided in this Lease, any
bills, statements, notices, demands, requests or other communications given or required to be given under this Lease shall be deemed sufficiently given or rendered only if in writing and sent by registered or certified mail (return receipt
requested), by recognized overnight carrier (e.g., Federal Express) or by facsimile (provided a confirmation copy is sent by notice method otherwise permitted herein) addressed (a) to Tenant at Learning Tree International, 1831 Michael Faraday
Drive, Reston, VA 20190, Attention: Financial Controller, or (b) to Landlord at Landlord’s address set forth in this Lease, Attn: Real Estate Department, with a copy to Landlord at Landlord’s address set forth in this Lease, Attn:
General Counsel, or (c) to such other address as either Landlord or Tenant may designate as its new address for such purpose by notice given to the others in accordance with the provisions of this Article 27. Tenant hereby acknowledges and
agrees that any such bill, statement, demand, notice, request or other communication may be given by Landlord’s agent on behalf of Landlord and Landlord hereby agrees that any such notice 

  

 40 

 
shall have the same force and effect as if given by Landlord. Upon the request of Tenant, Landlord shall confirm the authority of its agent. Any such bill,
statement, demand, notice, request or other communication shall be deemed to have been rendered or given three (3) business days after it shall have been mailed as provided in this Article 27. 
  
 28. ESCALATION. 
  
 Section 28.1 Definitions. For purposes of this Article 28, the following terms shall have the following meanings: 
  
 28.1.1 “Operating Expense Year” shall mean a calendar year in
which all or any part of the Term shall fall. 
  
 28.1.2
Operating Expenses. 
  
 28.1.2.1 “Operating Expenses”
for any Operating Expense Year shall mean the aggregate of all costs, expenses and disbursements paid or incurred by Landlord (directly or by way of reimbursement by Landlord to its agents or contractors) with respect to the operation, repair,
cleaning, maintenance, management and security of the Building, the Real Property and the adjacent sidewalks, plazas and areas and the loading dock (together, the “Property”). 
  
 28.1.2.2 Inclusions. Without in any way limiting the generality of the foregoing, Operating Expenses shall include the
following: 
  
 (i) salaries, wages, bonuses, and
fringe benefits of every kind and nature (including any hospitalization, medical, surgical, Worker’s Compensation, union or general welfare, pension, retirement, disability or life insurance plans and any other benefit or expense that is
customary for workers in first-class office buildings) and social security, unemployment and other payroll taxes (collectively, “Labor Costs”) paid or incurred by Landlord (directly or by way of reimbursement by Landlord to its agents or
contractors) on account of the employees of Landlord (no higher than the level of building manager) or its agents or contractors engaged in the operation, repair, cleaning, maintenance, management and security of the Property; provided that if any
such employees of Landlord or its agents or contractors provide services for more than one building or for property other than the Property, then a prorated portion of the Labor Costs shall be included in Operating Expenses, based on the portion of
their working time devoted to the Property; 
  

 41 

 (ii) The Includable Energy Cost (as defined in Section 28.4); plus the cost of
operating the Building Systems; as well as utility taxes, water rates and charges and sewer rental and charges; 
  
 (iii) the cost of cleaning (including windows), janitorial, trash removal, security (including uniforms) and other services; 

 
 (iv) the cost of all insurance, including Worker’s
Compensation, rental, property, casualty, liability and fidelity insurance and the fees and charges of insurance consultants; 
  
 (v) the cost of repairs to, and maintenance of, the Property; 
  
 (vi) the cost of building and cleaning goods and supplies; 
  
 (vii) the cost of machinery, equipment and tools used in the
operation, repair, cleaning, maintenance, management and security of the Property, and any sales and use taxes thereon; 
  
 (viii) the cost of uniforms and dry cleaning for all guards and other employees of Landlord or its agents or contractors whose job
reasonably requires use of a uniform; 
  
 (ix)
management fees for managing the Property no greater than that payable by similar first class office buildings in Midtown Manhattan; provided, however, that with respect to any Operating Expense Year in which the Property is not managed by an
independent unaffiliated management company under a contract (i) not including a leasing agency and (ii) providing for Landlord, not the managing agent, to incur (or reimburse the management company for) all expenses thereunder
constituting Operating Expenses, there shall be included in Operating Expenses, in lieu of any management fees otherwise includable, the management fee that would be charged by such a management company under such a contract; 
  
 (x) fees and charges payable under service agreements on
equipment to the extent that the services furnished thereunder would be includable in Operating Expenses if purchased directly by Landlord or performed by Landlord’s employees (regardless of whether the cost of such equipment itself is
includable in Operating Expenses); 
  
 (xi)
Telephone, telegraph, telecopy (or other telecommunication) costs incurred by Landlord with respect to the operation, repair, cleaning, maintenance, management or security of the Property; 
  
 (xii) legal, accounting and professional fees and
disbursements incurred in connection with the operation, repair, cleaning, maintenance, management and security of the Property; including, with respect to lawyers employed by Landlord (commonly 

  

 42 

 
known as inside counsel) with respect to time devoted to legal work relating to the operation, repair, cleaning, maintenance, management and security of the
Property; 
  
 (xiii) fees for and costs of
licenses, permits and inspections required in connection with the operation, repair, cleaning, maintenance, management and security of the Property; 
  
 (xiv) the cost of landscaping; 
  
 (xv) those taxes, duties, charges, levies and assessments that are payable in respect of amounts that are otherwise includable within
Operating Expenses and not otherwise included in Taxes or any other provision of this Article 28; 
  
 (xvi) all expenses and costs incurred by Landlord as a result of or in order to comply with applicable (a) Insurance Requirements, or
(b) laws to the extent in each case enacted after the date hereof and not arising solely as the result of any default of Landlord or Landlord’s negligent or willful acts or omissions; 
  
 (xvii) the costs of maintenance of a lobby directory (if and
when installed); 
  
 (xviii) rent for personal
property leased to Landlord, the purchase price of which, if purchased, would be fully includable in Operating Expenses in the year of purchase; and 
  
 (xix) any net loss paid or incurred by Landlord for the operation of a cafeteria in the Building; provided, however, that in computing
such net loss Landlord may not include as an expense the rental value of the cafeteria premises. 
  
 28.1.2.3 Capital Expenditures - Reduction of Operating Expenses. If during any Operating Expense Year Landlord makes any capital expenditure for the
purpose of reducing Operating Expenses, then, 
  
 (i) such capital expenditure shall be amortized over the expected useful life of the capital improvement, as determined by G.A.A.P., to which such capital expenditure relates, and 
  
 (ii) in each of the Operating Expense Years during which
such capital expenditure is so amortized, the annual amortization, together with interest charges paid by Landlord thereon or, in the absence of actual interest, imputed interest thereon at the imputed interest rate issued by the U.S. Internal
Revenue Service, from time to time in effect (the “Amortization Interest Rate), shall be included in Operating Expenses. 
  

 43 

 28.1.2.4 Capital Expenditures - Requirements of Law. If during any Operating Expense Year Landlord makes
any capital expenditure as a result of or in order to comply with any applicable law becoming effective on or after the date of this Lease, then, 
  
 (i) such capital expenditure shall be amortized over the useful life of the property being depreciated, as determined by G.A.A.P.

  
 (ii) in each of the Operating Expense Years
during which such capital expenditure is so amortized, the annual amortization, together with interest charges paid by Landlord thereon or, in the absence of actual interest, imputed interest thereon at the Amortization Interest Rate from time to
time in effect, shall be included in Operating Expenses. 
  
 28.1.2.5 Exclusions. The following items shall be excluded from Operating Expenses even if includable under one or more of the subdivisions of Section 28.1.2: 
  
 (i) expenses relating to leasing space in the Building or preparing space for lease or for occupancy
(including tenant improvements, leasing commissions and advertising expenses); 
  
 (ii) legal fees and disbursements paid or incurred for collection of tenant accounts, or negotiation of leases, or relating to
negotiations and disputes Nothing in the preceding sentence shall be construed to include as Taxes any inheritance, estate, succession, transfer, gift, franchise, corporation, income, gains or profit tax or capital levy that is imposed upon
Landlord. If, however, at any time during the Term the methods of taxation prevailing on the date hereof shall be altered so that in lieu of, in addition to (but in any event in the nature of a real estate tax), or as a substitute for, the whole or
any part of the Taxes now levied, assessed or imposed on the Real Property there shall be levied, assessed or imposed (a) a tax on the rents received by Landlord from the Real Property, (b) a license fee measured by the rents receivable by
Landlord from the Real Property, or (c) a tax or license fee imposed upon Landlord that is otherwise measured by, or based upon, the Real Property, then, provided that such tax or fee is imposed generally on building owners in the Borough of
Manhattan and is in the nature of a real estate tax, such other tax or fee, computed as if the Real Property were the only property of Landlord, and the income from the Real Property were the only income of Landlord, shall be included in Taxes. If
by law any assessment may be paid in installments, then for purposes hereof, (y) such assessment shall be deemed to have been paid in the maximum number of installments permitted by law and (z) there shall be included in Taxes for any Tax
Year only such installments as shall be so deemed paid during such Tax Year with all interest thereon, if any, which would be payable during such Tax Year as a result of such installment method of payment. In no event shall any 

  

 44 

 
fines, penalties, late payment charges or (except as provided in the preceding sentence) interest be included in Taxes. 
  
 28.1.4 “Tax Year” shall mean any period of July 1 through
June 30 (or such other period as hereinafter may be duly adopted by the City of New York as its fiscal year for real property taxes) all or any part of which falls within the Term. 
  
 28.1.5 “Tenant’s Proportionate Share” shall mean the fraction the numerator of which is the rentable area of
the Premises and the denominator of which (i) with respect to Taxes, is the rentable area of the Building on or above the ground floor (i.e., 795,892 square feet of rentable area), and (ii) with respect to Operating Expenses, is the sum of
(x) the Rentable Area of the Building on or above floor 2, plus 112 of the rentable area of the Building on the ground floor (i.e., 789,963 square feet of rentable area), 
  
 With respect to each of the Eighteenth and Seventeenth floors, Tenant’s Proportionate Share for Taxes is 2.79 %
and Tenant’s Proportionate Share for Operating Expenses is 2.809%. If, during any Tax Year or Operating Expense Year, any premises are added to the Lease and included in the Premises or are withdrawn from this Lease and excluded from the
Premises, Tenant’s Proportionate Share shall be computed and applied separately with respect to the portions of such Tax Year or Operating Expense Year before and after such inclusion or exclusion. 
  
 Section 28.2 Payments in Respect of Changes in Taxes and Operating
Expenses. 
  
 28.2.1 Payments in Respect of Changes in Taxes.

  
 28.2.1.1 Tax Payment. If the Taxes (as finally determined)
for any Tax Year exceed the Taxes in the Base Tax Year, as finally determined, (“Base Taxes”), then Tenant shall pay Landlord, as additional rent in respect of such Tax Year, an amount equal to Tenant’s Proportionate Share of such
excess (the “Tax Payment”). This Section 28.2.1 shall not be applicable to any portion of any Tax Year prior to the Rent Commencement Date or after the expiration or termination of the Term and the Tax Payment for the Tax Year in
which the Rent Commencement Date falls or in which this Lease shall expire or be terminated shall be a prorated amount computed on a per diem basis. 
  
 28.2.1.2 Estimated Tax Statement. Landlord, no later than sixty (60) days after the first day of any Tax Year, shall render to Tenant a statement
(the “Estimated Tax Statement”) showing (i) Landlord’s estimate (based upon the most recent assessment of the Real Property and the most recently announced tax rates) of the Taxes and the Tax Payment (the “Estimated Tax
Payment”) for such Tax Year, if any, and (ii) the calculations used to 

  

 45 

 
derive such Estimated Tax Payment. Landlord shall include a copy of the relevant tax bills with the aforesaid statement. 
  
 Tenant shall pay the Estimated Tax Payment to Landlord in two (2) equal
installments (each an “Estimated Tax Payment Installment”) as follows: (a) the first installment shall be due and payable on the later of (y) the 30th day prior to the last day on which Landlord may pay the Taxes for that portion
of the Tax Year without incurring penalty, and (z) the date thirty (30) days after the date of the giving of such Estimated Tax Statement; and (b) the second installment shall be due and payable on the later of (y) the 30th day
prior to the last day on which Landlord may pay the Taxes for that portion of the Tax Year without incurring penalty, and (z) the date thirty (30) days after the date of the giving of such Estimated Tax Statement. 
  
 If the taxing authority changes the number or amount of installments of
Taxes or the dates on which Taxes are required to be paid, then the number, amounts or due dates of the Estimated Tax Payment Installments shall be correspondingly revised so that the Estimated Tax Payment Installments shall be due on the later of
(1) the last day on which Landlord may pay the Taxes for that portion of the Tax Year without incurring penalty and (2) the date thirty (30) days after the date of the giving of the applicable Estimated Tax Statement. 
  
 28.2.1.3 Year-End Tax Statement. Landlord, within one hundred twenty
(120) days after the end of any Tax Year, shall issue a year-end statement of Taxes for such Tax Year, including a year-end computation of the Tax Payment for such Tax Year, if any (the “Year-End Tax Statement”). Each Year-End Tax
Statement shall be accompanied by copies of all relevant supporting documentation, including copies of all relevant tax bills for the Tax Year. 
  
 If the Tax Payment shown on the Year-End Tax Statement for any Tax Year is more than the Estimated Tax Payment shown on the Estimated Tax Statement for
such Tax Year, then Tenant shall pay the balance to Landlord within thirty (30) days of receipt. If the Tax Payment shown on the Year-End Tax Statement for any Tax Year is less than the Estimated Tax Payment shown on the Estimated Tax Statement
for such Tax year, Landlord shall pay the balance to Tenant with such Year-End Tax Statement. Landlord shall pay such balance by issuance of a rent credit against installments or Fixed Rent next coming due, or if there are insufficient installments
to offset such balance or at Landlord’s discretion by cash payment payable within thirty (30) days of delivery of the Year-End Tax Statement. Should Landlord fail to issue a credit or pay cash to Tenant for such 

  

 46 

 
balance within thirty (30) days of finalization of the Year-End Tax Statement, Tenant may offset such amount against the installments of Fixed Rent and
Additional Rent next coming due under this Lease. 
  
 In the
event that Landlord fails timely to issue a Year-End Tax Statement for any Tax Year and such failure continues for thirty (30) days after notice of such failure, referring specifically to this Section 28.2.1.3, is given by Tenant to
Landlord, then if the Year-End Tax Statement for such Tax Year, when finally issued, indicates a balance due Tenant, the same shall be paid with interest at the Default Rate from the date of the giving of Tenant’s notice until the date paid. In
the event Landlord fails to pay such balance to Tenant by credit or cash within thirty (30) days of the delivery of the Year-End Tax Statement, Tenant may offset such amounts against the installments of Fixed Rent and Additional Rent next
coming due under this Lease. 
  
 28.2.1.4 Adjusted Year-End Tax
Statement. 
  
 If Landlord shall receive a refund of any portion
of the Taxes for a Tax Year in respect of which Tenant shall have made a Tax Payment, then, regardless of whether this Lease shall have terminated, Landlord, within thirty (30) days after its receipt of such refund, shall issue an Adjusted
Year-End Tax Statement for such Tax Year reflecting the same and any expenses includable in Taxes under Section 28.1.3(iii) for such Tax Year and not therefore reflected in the Year-End Tax Statement or an earlier Adjusted Year-End Tax
Statement for such Tax Year. Landlord shall pay Tenant’s share of such refund by issuance of a rent credit against the installments of Fixed Rent next coming due or if there are insufficient installments to offset Tenant’s share of such
refund or at Landlord’s discretion by cash payment within thirty (30) days. Should Landlord fail to issue a credit or pay cash to Tenant with thirty (30) days of receipt of such refund, Tenant may offset Tenant’s Proportionate
Share thereof from the installment of Fixed Rent and Additional Rent next coming due under this Lease. If it shall ever come (or be brought by Tenant or otherwise) to Landlord’s attention that the Tax Payment made by Tenant for any Tax Year (as
theretofore adjusted Pursuant to the provisions of this Article 28, if such be the case) differs from the correct Tax Payment for such Tax Year because of an error or inaccuracy in the computation of Taxes or otherwise, then, regardless of whether
this Lease shall have terminated, Landlord shall promptly furnish Tenant with an Adjusted Year-End Tax Statement for such Tax Year reflecting the correct Tax Payment; provided, however, that Landlord shall not issue any Adjusted Year-End Tax
Statement pursuant to 

  

 47 

 
this paragraph later than the fourth anniversary of the end of the Tax Year to which the same relates unless prior to such anniversary Tenant shall demand
that Landlord do so. 
  
 If Landlord shall incur any expenses
includable in Taxes under Section 28.1.3(iii) for any Tax Year and not theretofore reflected in the Year-End Statement or an earlier Adjusted Year-End Tax Statement for such Tax Year, then, regardless of whether this Lease shall have
terminated, Landlord may issue an Adjusted Year-End Tax Statement for such Tax Year reflecting the same. 
  
 28.2.1.5 Adjustment of Tax Payment. As used in this Article 28, the term “Adjusted Year-End Tax Statement” shall mean a statement for any Tax
Year reflecting the : facts and circumstances giving rise to the same being issued and setting forth an adjusted statement of Taxes and an adjusted Tax Payment for such Tax Year. 
  
 If any Adjusted Year-End Tax Statement reflects an increase in the Tax Payment, Tenant shall pay the amount thereof to
Landlord within thirty (30) days of receipt. If any Adjusted Year-End Tax Statement reflects a decrease in the Tax Payment, Landlord shall pay to Tenant, at its election by rent credit or cash within thirty (30) days, the amount thereof to
Tenant with such Adjusted Year-End Tax Statement. In the event Landlord fails to issue such credit or make such payment within said thirty (30) days, Tenant may offset the amount of the payment to have been made from Fixed Rent and Additional
Rent next coming due under this Lease. 
  
 Each adjusted Year-End
Tax Statement shall be accompanied by copies of all relevant supporting documentation, including copies of all relevant tax bills for the Tax Year. 
  
 28.2.1.6 Tax Contests. Upon the written request of Tenant, Landlord shall institute and prosecute tax reduction or other proceedings to reduce the
assessed valuation of the Real Property unless Landlord has determined, acting reasonably and in good faith, that any such proceeding would not result in a reduction, or would result in an increase, in Taxes. 
  
 28.2.2 Payments in Respect of Changes in Operating: Expenses. 
  
 28.2.2.1 Operating Expense Payment. If the Operating Expenses for any
Operating Expense Year exceed the Base Operating Expenses, then Tenant shall pay Landlord, as Additional Rent in respect of such Operating Expense Year, an amount equal to Tenant’s Proportionate Share of such excess (the “Operating Expense
Payment”). This Section 28.2.2 shall not be applicable to any portion of any Operating Expense Year prior to the Rent Commencement Date or after the expiration or termination of the Term and the Operating Expense Payment for the Operating
Expense Year in which the Rent 

  

 48 

 
Commencement Date falls or in which this Lease shall expire or be terminated shall be a prorated amount computed on a per diem basis. 
  
 28.2.2.2 Estimated Operating Statement. Landlord, no later than sixty
(60) days after the first day of any Operating Expense Year, shall render to Tenant a statement (the “Estimated Operating Expense Statement”) showing (i) Landlord’s good faith estimate of the Operating Expenses and the
Operating Expense Payment (the “Estimated Operating Expense Payment”) for such Operating Expense Year, and (ii) the calculations used to derive such Estimated Operating Expense Payment. 
  
 Tenant shall pay the Estimated Operating Expense Payment for any Operating
expense Year to Landlord, as follows: 
  
 On the first day of the
first month of such Operating Expense Year which commences at least twenty (20) days after the date of the giving of such Estimated Operating Statement, Tenant shall pay an amount equal to the product of (a) one-twelfth (1/12th) of the Estimated Operating Expense Payment for such Operating expense Year set forth on such Estimated Operating
Statement multiplied by (b) the number of months, to and including such first month, which have elapsed or commenced since the commencement of such Operating Expense Year. On the first day of each month thereafter throughout such Operating
Expense Year, Tenant shall pay an amount equal to one-twelfth (1/12th) of such Estimated Operating Expense
Payment. 
  
 28.2.2.3 Year-End Operating Statement. Landlord,
within one hundred eighty (180) days after the end of any Operating Expense Year, shall issue a year-end statement of Operating Expenses for such Operating Expense Year, including a year-end computation of the Operating Expense Payment for such
Operating Expense Year, if any (the “Year-End Operating Expense Statement”). Each Year-End Operating expense Statement shall be in substantially the form attached hereto as Exhibit - and shall be certified by Landlord or Landlord’s
managing agent, if any, as presenting fairly, in all material respects, the Operating Expenses for such Operating Expense Year in accordance with the provisions of this Lease. 
  
 If the Operating Expense Payment shown on the Year-End Operating Expense Statement for any Operating Expense Year is more
than the Estimated Operating Expense Payment shown on the Estimated Operating Expense Statement for such Operating Expense Year, then Tenant shall pay the balance to Landlord within thirty (30) days of receipt. If the Operating Expense Payment
shown on the Year-End Operating Expense Statement for any Operating Expense Year is less than the Estimated Operating Expense Payment 

  

 49 

 
shown on the Estimated Operating Expense Statement for such Operating Expense Year, Landlord shall pay, at its election by rent credit or cash, in the same
manner as described in Section 28.2.1.3, the balance to Tenant with such Year-End Operating Expense Statement. In the event Landlord fails to issue such credit or make such payment within thirty (30) days of issuance of said Year-End
Operating Statement, Tenant may offset the amount of such payment against Fixed Rent and Additional Rent next coming due under this Lease. 
  
 28.2.2.4 Adjusted Year-End Operating Statement. If it shall ever come (or be brought by Tenant or otherwise) to Landlord’s attention that the
Operating Expense Payment made by Tenant for any Operating Expense Year (as theretofore adjusted pursuant to the provisions of this Article 28, if such be the case) differs from the correct Operating Expense Payment for such Operating Expense Year
because of an error or inaccuracy in the computation of Operating Expenses or otherwise, then, regardless of whether this Lease shall have terminated, Landlord shall promptly furnish Tenant with an Adjusted Year-End Operating Expense Statement
reflecting the correct Operating Expense Payment; provided, however, that Landlord shall not issue any Adjusted Year-End Operating Expense Statement pursuant to this paragraph later than the fourth anniversary of the end of the Operating Expense
Year to which the same relates unless prior to such anniversary Tenant shall demand that Landlord do so. 
  
 28.2.2.5 Adjustment of Operating Expense Payment. As used in this Article 28, the term “Adjusted Year-End Operating Expense Statement” shall
mean a statement for any Operating Expense Year reflecting the facts and circumstances giving rise to the same being issued and setting forth an adjusted statement of Operating Expenses and an adjusted Operating Expense Payment for such Operating
Expense Year. 
  
 If any Adjusted Year-End Operating Expense
Statement reflects an increase in the Operating expense Payment, Tenant shall pay the amount thereof to Landlord within thirty (30) days of receipt. If any Adjusted Year-End Operating expense Statement reflects a decrease in the Operating
Expense Payment, Landlord shall pay the amount thereof to Tenant with such Adjusted Year-End Operating Expense Statement in the same manner as set forth in Section 28.2.1.3. 
  
 Each Adjusted Year-End Operating Expense Statement shall be in substantially the form attached hereto as Schedule E, and
shall be certified by Landlord or Landlord’s managing agent, if any, as presenting fairly, in all material respects, the Operating Expenses for such Operating Expense Year in accordance with the provisions of this Lease. 
  

 50 

 28.2.3 Tenant’s Objection to Year-End Tax Statement or Year-End Operating Statement. 
  
 (a) Tenant may at any time within 180 days of receipt of any
Year-End Tax Statement or Adjusted Year-End Tax Statement or Year-End Operating Expense Statement or Adjusted Year-End Operating Expense Statement send Landlord a notice (a “Year-End Statement Tenant Audit Notice”) stating that Tenant
desires to audit the Books and Records of Landlord with respect to the Tax Year or Operating Expense Year to which such Year-End Tax Statement, Adjusted Year-End Tax Statement, Year-End Operating Expense Statement or Adjusted Year-End Operating
Expense Statement relates. Landlord shall make such books and records available to Tenant in Manhattan within thirty (30) days of receipt of Tenant’s Year-End Statement of Audit Notice. 
  
 (b) Notwithstanding anything to the contrary herein, Tenant
may no later than 180 days of Tenant’s receipt of any Year-End Operating Expense Statement or Year-End Tax Statement or Adjusted Year-End Tax Statement dispute any such statement by sending Landlord a notice (a “Year-End Statement Dispute
Notice”) itemizing in reasonable detail the aspects thereof which Tenant disputes. 
  
 Upon the issuance by Tenant of such a dispute notice in a timely manner, the dispute shall be determined by arbitration pursuant to
Section 28.7. 
  
 From and after the date of
Tenant’s Year-End Statement Tenant Audit Notice until the expiration of the time period within which Tenant may give a Year-End Statement Dispute Notice, until resolution of the dispute, Landlord shall afford Tenant or its representatives the
right on as many occasions as shall be reasonably necessary to examine (and make extracts from and copies of) Landlord’s Books and Records for the Tax Year or Operating Expense Year in question and for all earlier Tax Years or Operating Expense
Years with respect to which Landlord continues to retain Landlord’s Books and Records, all of which will be maintained in the greater New York City area; provided, however, that after the expiration of the time period within which Tenant may
give a Year-End Statement Dispute Notice, Tenant’s aforesaid right to examine (and extract and copy) Landlord’s Books and Records shall apply only to such portions of such Books and Records as are, or might be, applicable to the items in
dispute. Each time Tenant desires to make any such examination, it shall give reasonable advance notice to Landlord of the date on which it will conduct such examination. Tenant shall conduct such examination at the business office of Landlord or
its agent in the City of New York during normal business hours. Tenant shall keep confidential all information obtained in the course of such examination except for bona fide disclosures made in connection with 

  

 51 

 
Tenant’s evaluation of the same or its dispute thereof, or as required by the Requirements or as needed or desirable in litigation or other proceedings.

  
 No dispute by Tenant shall excuse or abate
Tenant’s obligation to make the payments required by Section 28.2.1 or 28.2.2 pending resolution of Tenant’s dispute. If, and to the extent that Tenant shall prevail in arbitration, the award shall be for a sum certain, giving effect
to the decrease in Tenant’s Tax Payment or Tenant’s Operating Expense Payment determined by the arbitrators. 
  
 Landlord shall pay (at Landlord’s election, by issuance of a credit against fixed Rent and Additional Rent next coming due or
payable) to Tenant the amount of the award referred to in the two preceding paragraphs (including interest at the then current prime rate charged by Citibank N.A.) within five (5) Business Days of the making of the award. In the event Landlord
doesn’t issue such credit or make such payment within said five (5) Business Days, Tenant may offset the amount or the award against Fixed Rent and Additional Rent next coming due under this Lease. 
  
 28.3 Adjusted Statement of Base Taxes. If Landlord shall receive a refund of
any portion of the Taxes for a Tax Year referred to in the relevant definition of Base Taxes, then, regardless of whether this Lease shall have terminated, Landlord, within thirty (30) days after its receipt of such refund, may issue an
Adjusted Statement of Base Taxes reflecting the same. 
  
 28.3.1
Adjustment of Base Taxes. 
  
 As used in this Article 28, the
term “Adjusted Statement of Base Taxes” shall mean a statement reflecting the facts giving rise to the same being issued and setting forth an adjusted statement of Base Taxes. 
  
 If any Adjusted Statement of Base Taxes reflects a decrease in Base Taxes, Tenant shall pay to Landlord an
amount equal to the resulting increase, if any, in the Tax Payment for all prior Tax Years commencing with the second Tax Year within thirty (30) days of its receipt. 
  
 Each Adjusted Statement of Base Taxes shall be accompanied by copies of all relevant supporting
documentation, including copies of all relevant tax bills. 
  
 28.3.2 Base Operating Expenses. 
  
 28.3.2.1 Statement
of Base Operating Expenses. 
  
 28.3.2.1.1 Adjusted Statement of
Base Operating Expenses. If it shall ever come (or be brought by Tenant or otherwise) to Landlord’s attention that the Base Operating Expenses on the basis of which Tenant shall have made any payments under Section 28.2.2 (as 

  

 52 

 
theretofore adjusted pursuant to the provisions of this Article 28, if such be the case) differ from the correct Base Operating Expenses, then, regardless of
whether this Lease shall have terminated, Landlord shall promptly furnish Tenant with an Adjusted Statement of Base Operating Expenses reflecting the correct Base Operating Expenses; provided, however, that Landlord shall not issue any Adjusted
Statement of Base Operating Expenses pursuant to this paragraph later than the fourth anniversary of the end of the Initial Operating Expense Year unless prior to such anniversary Tenant shall demand that Landlord do so. 
  
 28.3.3 Tenant’s Objection to Statement of Base Taxes or Base Operating
Expenses 
  
 (a) If within 30 days after
Tenant’s receipt of any Statement of Base Taxes or Adjusted Statement of Base Taxes or Statement of Base Operating Expenses or Adjusted Statement of Base Operating Expenses, Tenant shall send Landlord a notice (a “Base Statement Tenant
Audit Notice”) stating that Tenant desires to audit the Books and Records of Landlord with respect to the Tax Year(s) or Operating Expense Year(s) referred to in the relevant definition of Base Taxes or Base Operating Expenses, and 

 
 (b) If within 180 days of Tenant’s receipt of any
Statement of Base Taxes or Adjusted Statement of Base Taxes or Statement of Base Operating Expenses or Adjusted Statement of Base Operating Expenses, Tenant shall send Landlord a notice (a “Base Statement Dispute Notice”) itemizing in
reasonable detail the aspects thereof which Tenant disputes, then the dispute shall be determined by arbitration pursuant to Section 28.7. 
  
 From and after the date of Tenant’s Base Statement Tenant Audit Notice until the expiration of the time period within which Tenant
may give a Base Statement Dispute Notice or, if Tenant gives a Base Statement Dispute Notice, until resolution of the dispute, Landlord shall afford Tenant or its representatives the right on as many occasions as shall be reasonably necessary to
examine (and make extracts from and copies of) Landlord’s Books and Records for the Tax Year(s) or Operating Expense Year(s) in question; provided, however, that after the expiration of the time period within which Tenant may give a Base
Statement Dispute Notice, Tenant’s aforesaid right to examine (and extract and copy) Landlord’s Books and Records shall apply only to such portions of such Books and Records as are, or might be, applicable to the items in dispute. Each
time Tenant desires to make any such examination, it shall give reasonable advance notice to Landlord of the date on which it will conduct such examination. Tenant shall conduct 

  

 53 

 
such examination at the business office of Landlord or its agent in the City of New York during the normal business hours of such office. Tenant shall keep
confidential all information obtained in the course of such examination except for bona fide disclosures made in connection with Tenant’s evaluation of the same or its dispute thereof. 
  
 No dispute by Tenant shall excuse or abate Tenant’s
obligation to make the payments required by Section 28.2.1 or 28.2.2 pending resolution of Tenant’s dispute. If, and to the extent that Tenant shall prevail in arbitration, the award shall set forth the amount by which Base Taxes or Base
Operating Expenses shall be increased, and shall also be for a sum certain reflecting the recomputation of the Tax Payment or the Operating Expense Payment for all prior Tax Years or Operating Expense ears for which Tenant shall have made a Tax
Payment or an Operating Expense Payment, as the case may be. 
  
 Section 28.4 Allocation of Energy Costs. 
  
 Landlord shall cause a reputable independent consulting firm, selected by Landlord and approved by Tenant, which approval shall not be unreasonably withheld, delayed or conditioned, to prepare for each Operating Expense Year a study
(commonly known as a “public light and power study” and hereafter referred to as “Landlord’s Public Light and Power Study”) setting forth a detailed computation of the aggregate cost (including sales and use taxes) to the
Landlord of the electricity and fuel (currently steam) used in 
  
 (a) Lighting the Real Property and the exterior of the Building, the Loading Dock and the lobby or other common or service areas of the Building; 
  
 (b) providing HVAC service to the Building, exclusive of Overtime HVAC and any HVAC service to any leaseable
area of the Building in excess of the level thereof provided to the Premises; and 
  
 (c) operating Building Systems other than the HVAC System; 
  
 provided, however, that in no event shall any electric service to any leasable space including leasable space in the cellar)
or semi-common areas in the Building be included in such computation (such aggregate cost being herein called the “Includable Energy Costs”) and shall furnish a copy thereof to Tenant together with the Statement of Base Operating Expenses
and with each Statement of Operating Expenses for such Operating Expense Year. 
  
 If the Includable Energy Costs as determined by the independent consulting firm referred to in the preceding paragraph for any Operating
Expense Year shall differ from 

  

 54 

 
the Includable Energy Costs for such Operating Expense Year reflected in the Year-End Operating Expense Statement for such Operating Expense Year, Landlord
shall promptly issue an Adjusted Year-End Operating Expense Statement for such Operating Expense Year reflecting as the Includable Energy Costs for such Operating Expense Year the amount so determined. 
  
 All independent consulting firms are hereby instructed to
base their respective determinations of the electric portion of Includable Energy Costs on Landlord’s Average Cost per kwh determined as set forth in Article 29. 
  
 Section 28.5 Books and Records. 
  
 Landlord shall retain all books and records (“Books and Records”) relating to the operation,
repair, cleaning, maintenance, management and security of the Property and to all items included in or excluded from Operating Expenses for any Operating Expense Year (including the Operating Expense Years referred to in the relevant definition of
Base Operating Expenses) and relating to all items included in or excluded from Taxes for any Tax Year (including the Tax Years referred to in the relevant definition of Base Taxes) in Manhattan, until the seventh anniversary of the last day of such
Operating Expense Year or Tax Year, as the case may be, unless, at such time, a dispute is pending with respect to the Operating Expenses for such Operating Expense Year (including, with respect to any Operating Expense Year referred to in the
relevant definition of Base Operating Expenses, a dispute with respect to Base Operating Expenses) or the Taxes for such Tax Year (including, with respect to any Tax Year referred to in the relevant definition of Base Taxes, a dispute with respect
to Base Taxes), as the case may be, in which case Landlord shall retain such books and records until such dispute is resolved. The term “Books and Records” shall not include leases of space in the Building. 
  
 Section 28.6 Arbitration. 
  
 Any dispute under Section 28.2.3 or Section 28.3.3
shall be determined by arbitration conducted in New York, New York in accordance with the rules of the American Arbitration Association (or its successor) by a panel of three (3) arbitrators. Each arbitrator shall be a certified public
accountant who is an employee or member of an accounting firm national in scope. Tenant shall appoint an arbitrator meeting the foregoing requirement in its written notice requesting arbitration made pursuant to Section 28.2.3 or 28.3.3.
Landlord shall, by written notice to Tenant, appoint a second arbitrator meeting the foregoing requirement within thirty (30) days after receipt of Tenant’s notice. If Landlord shall fail to appoint its arbitrator within the aforesaid
thirty 

  

 55 

 
(30) day period, then Tenant shall give a notice to Landlord setting forth such failure and requesting that Landlord appoint an arbitrator. If, within ten
(10) days after the receipt of such notice, Landlord does not appoint an arbitrator by notice as aforesaid, then the arbitrator appointed by Tenant alone shall determine the matter in question. Any arbitrator appointed by a party is not
expected to be impartial. 
  
 Within twenty
(20) days after Landlord’s notice to Tenant approving the second arbitrator, the two arbitrators so appointed shall select the third arbitrator and, if they do not timely do so, the third arbitrator shall be selected by the American
Arbitration Association. Landlord and Tenant shall execute all documents and do all other things necessary to submit the dispute to arbitration pursuant to this Section 28.6. A judgment or order may be entered in any court of competent
jurisdiction based upon an arbitration award made in an arbitration pursuant to this Section 28.7. The costs and expenses of such arbitration shall be shared equally by Landlord and Tenant, but each party shall be responsible for its own costs
and expenses and the fees and expenses of its own witnesses and counsel and the arbitrator appointed by it. The arbitrators shall have the right to consult experts in the matter under arbitration, provided that any such consultation shall be made
only after ten (10) days’ prior notice to Landlord and Tenant and only in their presence, with full right on their part to cross-examine such experts. The arbitrators’ decision and award shall be in writing and counterpart copies
thereof shall be delivered to Landlord and Tenant. In rendering their decision and award, the arbitrators shall have no power to vary, modify or amend any provision of this Lease. 
  
 29. SERVICES. 
  
 A. Elevator. Landlord shall provide passenger elevator facilities on business days from 8:00 A.M. to 6:00 P.M. and shall have one passenger elevator in
the bank of elevators servicing the Premises available at all other times. Landlord shall provide freight elevator services for Tenant’s use during the performance of Tenant’s work and on an “as available” basis for incidental
use by Tenant. Any extended use may be arranged with Landlord’s prior consent. Tenant shall pay as Additional Rent all building charges therefor at rates set forth on Schedule D annexed hereto (which rates may change from time to time, but if
raised will in no event be higher than rates charged for such services in similar first class office buildings in Midtown Manhattan). 
  
 B. Heating. Landlord shall furnish perimeter heat to the Premises in accord with the HVAC Specification, Schedule C, attached hereto and incorporated
herein, on 

  

 56 

 
business days from 8:00 A.M. to 6:00 P.M. Supplemental heating may be supplied by Tenant at its cost. Landlord shall not be responsible to make repairs if
the normal operation of the heat distribution system serving the Building shall fail to provide heat at reasonable temperatures or any reasonable volumes or velocities in any parts of the Premises by reason of any rearrangement of partitioning or
other Alterations made or performed by or on behalf of Tenant or any person claiming through or under Tenant. 
  
 C. Cooling. Landlord shall supply perimeter cooling to the Premises in accord with the HVAC Specification, Schedule C, on business days from 8:00 AM to
6:00 PM. Supplemental air conditioning may be supplied by Tenant at Tenant’s cost. Landlord shall supply chilled water during regular business hours such supplemental air conditioning in sufficient quantities to serve twenty-five (25) tons
of supplemental air conditioning per floor. Should Tenant install such supplemental air conditioning, it shall pay a one-time tap-in charge of $1,500 and an additional charge of $22,500 per annum for such water. Landlord shall not be responsible to
make repairs if the perimeter air conditioning shall fail to provide reasonable temperatures or any reasonable volume or velocities in any part of the Premises by reason of any rearrangement or partitioning or other alterations made or performed on
behalf of Tenant or any other person claiming through or under Tenant. 
  
 Tenant shall, at Tenant’s sole cost and expense, maintain, repair and operate such supplemental air conditioning unit in compliance with all Requirements relating thereto. Tenant shall pay for the cost of the electrical energy consumed
by any such supplemental air conditioning unit in accordance with the provisions of Article 29, subsection H hereof. 
  
 D. After Hours and Additional Services. Tenant shall have access to the Premises twenty-four (24) hours a day, seven (7) days a week, fifty-two
(52) weeks a year. Nevertheless, Rent does not include any charge to Tenant for the furnishing of any additional passenger elevator facilities (it being understood that some but not all of the passenger elevators may be shut down during
non-business hours of the Building), any freight elevator facilities (other than as contemplated in Article 29 subsection A) or for the service of heat, ventilation or air conditioning to the Premises, to the extent otherwise provided to Tenant I
under the terms of this Lease during periods other than the hours and days set forth in sections A and B of this Article 29 for the furnishing and distributing of such facilities or services (referred to as “Overtime Periods”).
Accordingly, if Landlord shall furnish any (i) additional passenger elevator facilities to Tenant during Overtime Periods or freight elevator facilities, except as provided in subsection A of this Article 29, or (ii) heat to the Premises
during Overtime Periods, then Tenant shall pay Landlord for 

  

 57 

 
such facilities or services at the standard rates fixed by the Landlord for the Building set forth in Schedule D (which rates may be changed by Landlord from
time to time but if any such rate is changed, it will not be greater than the rates charged for such services in similar first class office buildings in Midtown Manhattan) or, if no such rates are then fixed, at reasonable rates. Neither the
facilities nor the services referred to in this Article 29D shall be furnished to Tenant or the Premises if Landlord has not received advance notice from Tenant specifying the particular facilities or services requested by Tenant at least in accord
with the schedule set forth in the Rules attached hereto as Schedule A (which schedule is subject to change from time to time); or if Tenant is in default under or in breach of any of the terms, covenants or conditions of this Lease; or if Landlord
shall determine, in its sole and exclusive discretion. that such facilities or services are requested in connection with, or the use thereof shall create or aid in a default under or a breach of any term, covenant or condition of this Lease. All of
the facilities and services referred to in this Article 29(D) are conveniences and are not and shall not be deemed to be appurtenances to the Premises, and the failure of Landlord to furnish any, or all of such facilities or services shall not
constitute or give rise to any claim of 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. Landlord may limit the furnishing during Overtime Periods of any of the
facilities or services referred to in this Article 29(D) to a total of twenty (20) hours in any one week. If more than one tenant utilizing the same system as Tenant requests the same Overtime Periods for the same services as Tenant, the charge
to Tenant shall be adjusted pro rata. Notwithstanding the foregoing, during the construction of Tenant’s initial tenant improvements and Tenant’s initial move-in to each floor of the Premises, Landlord shall use reasonable efforts to give
Tenant priority use of the freight elevator and otherwise facilitate such construction and move-in, at Tenant’s expense. 
  
 E. Cleaning. Landlord shall provide the cleaning services described on Schedule B annexed hereto and made a part hereof. No one other than persons
approved by Landlord shall be permitted to enter the Premises or the Building to provide any additional cleaning services on behalf of Tenant. Tenant shall independently contract for the removal of any of Tenant’s refuse and rubbish which is
not required to be removed by Landlord as set forth on said Schedule B. The removal of Tenant’s refuse and rubbish by 

  

 58 

 
others shall be subject to such rules and regulations, as in the judgment of Landlord, are necessary for the proper operation of the Building. 
  
 F. Sprinkler System. If there now is or shall be installed in the Premises a
“sprinkler system” (it being understood that Landlord has or will install and maintain a central sprinkler tap for the Premises and no more), and such system or any of its appliances shall be damaged or injured or not in proper working
order by reason of any act or omission of Tenant, Tenant’s agents, servants, contractors, employees, licensees, invitees or visitors, Tenant shall forthwith restore the same to good working condition at its own expense; and if the New York
Board of Fire Underwriters or the New York Fire Insurance Rating Organization or any bureau, department or official of the state or city government, shall require or recommend that any changes, modifications, alterations or additional sprinkler
heads or other equipment be made or supplied by reason of Tenant’s particular use, as distinguished from normal office use, or the location of the partitions, trade fixtures, or other contents of the Premises, Tenant shall, at Tenant’s
expense, promptly make and supply such changes, modifications, alterations, additional sprinkler heads or other equipment (or, if Landlord elects, Tenant shall reimburse Landlord for the cost thereof to extent said cost is reasonable in amount,
reasonably necessary, and actually paid to independent third (3rd) parties or if performed by Landlord’s employees or contractors, Tenant shall be charged the charge that would have been payable to a third (3rd) party contractor).

  
 G. Water. If Tenant requires, uses or consumes water for any
purpose in addition to ordinary drinking. cleaning or lavatory purposes, Landlord may install a water meter and thereby measure Tenant’s water consumption for all purposes. In such event (a) Tenant shall pay Landlord for the cost of the
meter and the cost of the installation thereof and through the duration of Tenant’s occupancy Tenant shall keep said meter and installation equipment in good working order and repair at Tenant’s own cost and expense in default of which
Landlord may cause such meter and equipment to be replaced or repaired and collect the cost thereof from Tenant; (b) Tenant agrees to pay for water consumed, as shown on said meter within ten (10) days of rendition of a bill to Tenant and
on default in making such payment Landlord may pay such charges and collect the same from Tenant; and (c) Tenant covenants and agrees to pay the sewer rent, charge or any other Tax, Rent, levy or charge which now or hereafter is assessed,
imposed or shall become a lien upon the Premises or the realty of which they are part pursuant to law, order or regulation made or issued in connection with any such metered use, 

  

 59 

 
consumption, maintenance or supply of water, water system, or sewage or sewage connection or system. The bill rendered by Landlord for the above shall be
based upon Tenant’s consumption and shall be payable by Tenant within ten (10) days of rendition. 
  
 H. Security. Landlord shall provide Building security at all times. Notwithstanding the foregoing, in no event will Landlord be responsible, and Tenant
hereby waives any claim against Landlord arising from or relating to any injury (or death) to person or loss of or damage to property as the result of any actual or alleged failure of such security services. 
  
 I. Electricity Service. 
  
 (1) Landlord shall furnish 8 watts per rentable square foot
(including perimeter HVAC provided by Landlord) electrical energy to or for the use of Tenant in the Premises. Landlord shall install sub meter(s), at Landlord’s expense, to measure consumption of electricity on the Premises. Tenant shall pay
to Landlord, on demand, from time to time, but no more frequently than monthly, for its consumption of electrical energy at Landlord’s cost for such use, plus Landlord’s charge for overhead and supervision in the amount of six percent
(6%) of such cost. For the purpose of this subsection, the rate to be paid by Tenant for such sub-metering shall include any taxes or other charges in connection therewith. If any tax shall be imposed upon Landlord’s receipts from the sale
or resale of electrical energy to Tenant, the pro rata share allocable to the electrical energy service received by Tenant shall be passed on to, included in the bill of, and paid by, Tenant if and to the extent permitted by law. 
  
 (2) The Premises are currently supplied with sufficient
electricity to provide a demand load of 8 watts per rentable square foot (including perimeter HVAC provided by Landlord) except as provided in Subsection 29(1)(3) below, Landlord will through to term continue to supply same. Should Tenant desire to
use additional electricity, it shall only do so through additional feeders or risers and all other equipment proper and necessary in connection with such feeders or risers, to be installed by Landlord upon Tenant’s request, at the sole cost and
expense of Tenant and at a cost which is reasonable in amount, reasonably incurred, reasonably necessary and actually paid to a third (3rd) party contractor or if performed by Landlord’s employees or contractor, Tenant will not be charged
more than the charge of a third (3rd) party contractor), provided that, in Landlord’s reasonable judgment, such additional feeders or risers are necessary and are permissible under applicable Requirements and insurance regulations and the
installation of such feeders or risers will not cause permanent damage or injury to the Building or the 

  

 60 

 
Premises or cause or create a dangerous or hazardous condition or entail excessive or unreasonable alterations or interfere with or disturb other tenants or
occupants of the Building. Tenant covenants that at no time shall the use of electrical energy in the Premises exceed the capacity of the existing feeders or wiring installations then serving the Premises which will meet the demand load set forth
herein. Tenant shall not make or perform, or permit the making or performance of, any Alterations to wiring installations or other electrical facilities in or serving the Premises without the prior consent of Landlord in each instance, which consent
not to be unreasonably withheld, conditioned or delayed. 
  
 (3) Landlord reserves the right to discontinue furnishing electricity, to Tenant in the Premises on not less than thirty (30) days’ notice to Tenant, provided it similarly discontinues furnishing electricity
to all tenants and occupants in the same elevator bank in the Building and provided Landlord does so at its costs, without disruption of the availability of service to Tenant. If Landlord exercises such right to discontinue, or is compelled to
discontinue furnishing electricity to Tenant, this Lease shall continue in full force and effect and shall be unaffected thereby, except only that from and after the effective date of such discontinuance, Landlord shall not be obligated to furnish
electricity to Tenant. Landlord shall not discontinue service to Tenant until Tenant has, at Landlord’s sole cost, arranged to obtain electricity directly from the public utility or other company servicing the Building. Such electricity may be
furnished to Tenant by means of the then existing electrical facilities serving the Premises to the extent that the same are available, suitable and safe for such purposes. All meters and all additional panel boards, feeders, risers, wiring and
other conductors and equipment which may be required to obtain electricity, of substantially the same quantity, quality and character, shall be installed by Landlord. Landlord shall not voluntarily discontinue furnishing electricity to Tenant until
and unless Tenant is able to receive electricity directly from the public utility or other company servicing the Building. 
  
 (4) Landlord shall not be liable to Tenant in any way for any interruption, curtailment or failure, or defect in the supply or character
of electricity furnished to the Premises by reason of any requirement, act or omission of Landlord or of any public utility or other company servicing the Building with electricity or, for any other reason except Landlord’s negligence or
willful tort. 
  
 J. Building Directory. The Parties acknowledge
that there is currently no directory of tenants and occupants in the lobby of the Building. Should such directory be 

  

 61 

 
installed, Tenant will receive its proportionate share of the lines provided for tenants on such directory unless Landlord provides each Tenant only one
(1) line on such directory. 
  
 K. Cafeteria. Tenant may
utilize the cafeteria currently maintained by Landlord on the twentieth floor for its employees and invitees without discrimination (as to cost or otherwise). Notwithstanding the foregoing, Landlord reserves the right to terminate such cafeteria
services, but so long as Landlord provides services, Tenant may utilize such services. 
  
 L. Interruption of Services. Landlord reserves the right to stop service of the heating system or the elevator, electrical, plumbing or other mechanical systems or facilities in the Building when necessary, by reason
of accident or emergency, or for repairs, additions, alterations, replacements, decorations or improvements in the reasonable judgment of Landlord desirable or necessary to be made, until said repairs, alterations, replacements or improvements shall
have been completed. Landlord shall have no responsibility or liability for interruption, curtailment or failure to supply cooled or outside air, heat, elevator, plumbing or electricity when prevented by exercising its right to stop service or by
strikes, labor troubles or accidents or by any cause whatsoever reasonably beyond Landlord’s control, or by failure of independent contractors to perform or by Requirements of any federal, state, county or municipal authority, or failure of
suitable fuel supply, or inability by exercise of reasonable diligence to obtain suitable fuel or by reason of governmental preemption in connection with a National Emergency or by reason of the conditions of supply and demand which have been or are
affected by war or other emergency. 
  
 30. PARTNERSHIP TENANT. If
Tenant’s interest in this Lease shall be assigned to a partnership (or to two (2) or more persons, individually and as co-partners of a partnership) pursuant to Article 12 (any such partnership and such persons are referred to in I this
Article 30 as a “Partnership Tenant”), the following provisions of this Article 30 shall apply to such Partnership Tenant: (i) the liability of each of the parties comprising a Partnership Tenant shall be joint and several with
regard to all matters occurring or accruing while it is a partner and (ii) each of the parties comprising a Partnership Tenant hereby consents in advance to, and agrees to be bound by, any written instrument which may hereafter be executed,
changing, modifying or discharging this Lease, in whole or in part, or surrendering all or any part of the Premises to Landlord, and by any notices, demands, requests or other communications which may hereafter be given by a Partnership Tenant or by
any of the parties comprising a Partnership Tenant with 

  

 62 

 
regard to all matters occurring or accruing while it is a partner), and (iii) any bills, statements, notices, demands, requests or other communications
given or rendered to a Partnership Tenant and to all such parties shall be binding upon a Partnership Tenant and all such parties, and (iv) if a Partnership Tenant shall admit new partners, all of such new partners shall, by their admission to
a Partnership Tenant, deemed to have assumed performance of all of the terms, covenants and conditions of this Lease on Tenant’s part to be observed and performed, and (v) a Partnership Tenant shall give prompt notice to Landlord of the
admission of any such new partners, and upon demand of Landlord, shall cause each such new partner to execute and deliver to Landlord an agreement in form satisfactory to Landlord, wherein each such new partner shall assume performance of all the
terms, covenants and conditions of this Lease on Tenant’s part to be observed and performed (with regard to all matters occurring or accruing while it is a partner) (but neither Landlord’s failure to request any such agreement nor the
failure of any such new partner to execute or deliver any such agreement to Landlord shall vitiate the provisions of subdivision (iv) of this Article 30). 
  

31. VAULT SPACE. Any vaults, vault space or other space outside the boundaries of the Real Property. Notwithstanding anything contained in this Lease or
indicated on any sketch, blueprint or plan are not included in the Premises. Landlord makes no representation as to the location of the boundaries of the Real Property. All vaults and vault space and all other space outside the boundaries of the
Real Property which Tenant may be permitted to use I or occupy is to be used or occupied under a revocable license, and if any such license shall be revoked, or if the amount of such space shall be diminished or required by any Federal, State or
Municipal authority or by any public utility company, such revocation, diminution or requisition shall not constitute an actual constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of Rent, or relieve Tenant
from any of its obligations under this Lease, or impose any liability upon Landlord. Any fee, tax or charge imposed by any governmental authority for any such vaults, vault space or other space shall be paid by Tenant. 
  
 32. [Intentionally Deleted] 
  
 33. CAPTIONS. The Captions 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 thereof. 
  

 63 

 34. ADDITIONAL DEFINITIONS. 
  
 A. The term “office” or “offices”, wherever used in this Lease, shall not be construed to mean premises
used as a store or stores, for the sale or display, at any time, of goods, wares or merchandise of any kind, or as a restaurant, shop, booth, bootblack or other stand, barber shop, or for other similar purposes or for manufacturing. 
  
 B. The words “reenter” and “reentry” as used in this
Lease are not restricted to their technical legal meaning. 
  
 C.
The term “business days” as used in this Lease shall exclude Saturdays, Sundays and all days observed by the State or Federal Government as legal holidays and union holidays for those unions that materially affect the delivery of services
in the Building. 
  
 35. PARTIES BOUND. The covenants, conditions and
agreements contained in this Lease shall bind and inure to the benefit of Landlord and Tenant and their respective heirs, distributees, executors, administrators, successors, and, except as otherwise provided in this Lease, their assigns.

  
 36. BROKERAGE. Tenant represents and warrants that it has dealt with no
broker, agent or other person in connection with this transaction, other than Cushman & Wakefield, Inc. and CB Richard Ellis (FIWA CB Commercial Real Estate Group, Inc.) Tenant agrees to indemnify and hold Landlord harmless from and against
any claims by any other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Tenant with regard to this leasing transaction. Landlord shall be responsible to pay a commission to
Cushman & Wakefield, Inc. pursuant to a separate agreement between them. Cushman & Wakefield shall be responsible for any portion of such commission payable to CB Commercial Real Estate Group, Inc. The provisions of this Section
shall survive the termination of this lease. 
  
 37. INDEMNITY. Tenant
shall not do or permit any act or thing to be done upon the Premises which may subject Landlord to any liability or responsibility for injury, damages to persons or property or to any liability by reason of any violation of any Requirement, but
shall exercise such control over the Premises as to fully protect Landlord against any such liability. Tenant agrees to indemnify and save harmless Landlord from and against (a) all claims of whatever nature against Landlord arising from any
act, omission or negligence of Tenant, its contractors, licensees, agents, servants, employees, invitees or visitors, including to the extent of Tenant’s negligence only any claims arising from any act, omission or negligence of Landlord or

  

 64 

 
Landlord and Tenant, (b) all claims against Landlord arising from any accident, injury or damage whatsoever caused to any person or to the property of
any person and occurring during the Term in or about the Premises, (c) all claims against Landlord arising from any accident, injury or damage occurring outside of the Premises but anywhere within or about the Real Property, where such
accident, injury or damage results or is claimed to have, resulted from an act or omission of Tenant or Tenant’s agents, employees, invitees or visitors, including to the extent of Tenant’s negligence only any claims arising from any act,
omission or negligence of Landlord or Landlord and Tenant, (d) any breach, violation or nonperformance of any covenant, condition or agreement in this Lease set forth and contained on the part of Tenant to be fulfilled, kept, observed and
performed and (e) any claim, loss or liability arising or claimed to arise from Tenant’s or any of its contractors , licensees, agents, servants, employees, invitees or visitors causing or permitting any Hazardous Substance to be brought
upon, kept or used in or about the Premises or the Real Property or any seepage, escape or release of such Hazardous Substances. This indemnity and hold harmless agreement shall include indemnity from and against any and all liability, fines, suits,
demands, costs and expenses of any kind or nature incurred in or in connection with any such claim or proceeding brought thereon, and the defense thereof. Notwithstanding the foregoing, in no event shall Tenant be responsible to indemnify Landlord
for the gross negligence or willful misconduct on Landlord and each such indemnity obligation shall be subject to the procedures and requirements set forth in Section (3)(D) hereof. 
  
 38. ADJACENT EXCAVATION SHORING. If an excavation shall be made upon land adjacent to the Premises, or shall be authorized to be
made, Tenant shall afford to the person causing or authorized to cause such excavation, license to enter upon the Premises for the purpose of doing such work as said person shall deem necessary to preserve the wall or the Building from injury or
damage and to support the same by proper foundations without any claim for damages or indemnity against Landlord, or diminution or abatement of Rent. 
  
 39. MISCELLANEOUS. 
  
 A. No Offer. This Lease is offered for signature by each of Landlord and Tenant and it is understood that this Lease shall not be binding upon either
party unless and until both parties shall have executed and delivered a fully executed copy of this Lease to Tenant. 
  
 B. Certificates. From time to time, within fifteen (15) days next following the request by either Landlord or Tenant, the other party shall deliver
to the requesting party a written statement executed and acknowledged by it(i) stating that this Lease is then in full force and effect and has 

  

 65 

 
not been modified (or if modified, setting forth all modifications), (ii) setting forth the date to which the Fixed Rent and Additional Rent have been
paid, together with the amount of monthly Fixed Rent then payable, (iii) stating whether or not, to the best knowledge of such party, the requesting party is in default under this Lease, and, if such party is in default, setting forth the
specific nature of all such defaults, (iv) stating the amount of the security deposit under this Lease, (v) stating whether there are any subleases affecting the Premises, (vi) stating the address of such party to which all notices
and communications under the Lease shall be sent, the Commencement Date and the Expiration Date, and (vii) as to any other matters reasonably requested by the requesting party. Tenant acknowledges that any statement delivered pursuant to this
subsection C may be relied upon by any purchaser or owner of the Real Property or the Building, or Landlord’s interest in the Real Property, or the Building or any Superior Lease, or by any mortgagee of a Mortgage, or by any assignee of any
mortgagee of a Mortgage, or by any lessor under any Superior Lease. Notwithstanding anything to the contrary herein, including Landlord complying with a request pursuant to this Section 39(B), in no event may Tenant take any action which will,
or through its inaction, cause any lien, UCC-1, security agreement or financing statement to be filed against the Real Estate, the Building or Tenant’s leasehold interest created herein. 
  
 C. Authority. If Tenant is a corporation or partnership, each individual
executing this Lease on behalf of Tenant hereby represents and warrants that Tenant is a duly formed and validly existing entity qualified to do business in the State of New York and that Tenant has full right and authority to execute and deliver
this Lease and that each person signing on behalf of Tenant is authorized to do so. 
  
 D. Signage. Tenant shall not exhibit, inscribe, paint or affix any sign, \ advertisement, notice or other lettering on any portion of the Building or the outside of the Premises without the prior written consent of
Landlord in each instance. A plan of all signage or other lettering proposed to be exhibited, inscribed, painted or affixed shall be prepared by Tenant in conformity with reasonable building standard signage requirements, as they may be established
from time to time, and submitted to Landlord for Landlord’s consent (which consent shall not be unreasonably withheld, conditioned or delayed). If the proposed signage is acceptable to Landlord, Landlord shall approve such signage or other
lettering by written notice to Tenant. All signage or other lettering which has been approved Landlord shall thereafter be installed by Landlord at Tenant’s sole cost and expense (which costs shall be reasonable in amount, reasonably necessary
and reasonably incurred and paid to independent third party, or if performed by Landlord’s employees or contractor then at third party rates). Upon installation of any such signage or other lettering, 

  

 66 

 
such signage or lettering shall not be removed, changed or otherwise modified in any way without Landlord’s prior written approval, which approval shall
not be unreasonably withheld, conditioned or delayed. The removal, change or modification of any signage or other lettering theretofore installed shall be performed solely by Landlord at Tenant’s sole cost and expense. Tenant shall not exhibit,
inscribe, paint or affix on any part of the Premises or the Building visible to the general public any signage or lettering including the words “temporary” or “personnel”. Any signage, advertisement, notice or other lettering
which shall be exhibited, inscribed, painted or affixed or on behalf of Tenant in violation of the provisions of this section may be removed by Landlord and the reasonable cost of any such removal shall be paid by Tenant as Additional Rent.
Notwithstanding the foregoing to the contrary, Landlord shall not unreasonably withhold, delay or condition its consent to the installation of any signs within the interior of the Premises or in elevator lobbies, provided it is not in or visible
from any windows and once approved it will not remove any such sign pursuant to this Article 39(D). 
  
 E. Rules. Attached hereto and incorporated herein as Schedule A are the Rules and Regulations for conduct in the Building which Tenant hereby agrees to
observe and comply with. Landlord shall have the right from time to time to add to or amend such Rules and Regulations as it deems appropriate, in its reasonable judgment, for the operation and management of the Building. All new and/or amended
Rules and Regulations shall be reasonable and shall not (except in case of security for the Building) materially increase Tenant’s obligations or materially reduce its rights or benefits hereunder. In the event of any conflict between the Rules
and Regulations and this Lease, the terms of the Lease shall prevail. 
  
 F. Landlord’s Withholding of Consent. Tenant’s sole remedy shall be an action or proceeding to enforce such provision, by specific performance, injunction or declaratory judgment, except in the case that Landlord has maliciously
or otherwise in bad faith withheld any such consent or approval, in which event Tenant shall have all remedies available to it at law or equity. 
  
 40. [INTENTIONALLY DELETED] 
  
 41. Landlord’s Work; Tenant’s Work: Tenant Allowances. 
  
 (a) The Landlord shall, prior to the Commencement Date, prepare the Premises to meet all of the criteria set forth in Exhibit 2 attached hereto and
incorporated herein (“Landlord’s Work”) so that it is ready for Tenant to perform its initial tenant improvements (the “Initial 

  

 67 

 
Improvements”). All such Initial Improvements shall be performed in a manner that meets all of the requirements of this lease including Article
3. 
  
 (b) Subject to the limitations hereinafter set
forth, Landlord hereby agrees to provide tenant with an allowance for construction and design (the “Tenant Improvement Allowance”). landlord shall pay in the manner hereinafter set forth an amount equal to $40.00 for each square foot of
rentable area of the Premises for the cost of construction of the Initial Improvements, including all license and permit fees relating to the construction (the “Construction Allowance”). In addition, Landlord shall pay an allowance of
$16,000 per floor for the construction of ADA compliant bathrooms. Such allowance shall be payable at Landlord’s election by issuance of a rent credit or by cash payment, only upon presentation by Tenant of duly verifiable invoices issued by
architects, engineers, contractors or materialmen clearly identifying in detail the work done or material supplied specifically for the Initial Improvements together with proof of payment therefore by Tenant. 
  
 42. GUARANTY. 
  
 This Lease is conditioned on Tenant securing and delivering to Landlord the corporate guaranty of its corporate parent,
Learning Tree International, Inc. in the form attached hereto as Exhibit 3 on or before full execution hereof. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have respectively executed this Lease as of the date and year first above written. 
  

									
	 LEARNING TREE INTERNATIONAL USA INC., Tenant
	 	 	 	 CBS BROADCASTING INC., Landlord

					
	 By: 
	 	 /s/ David C. Collins
	 	 	 	 By: 
	 	 /s/ Elliot S. Matz

	 Name: 
	 	      David C. Collins
	 	 	 	 Name: 
	 	      Elliot S. Matz

	 Title: 
	 	      Vice President
	 	 	 	 Title: 
	 	      VP, Dir. Of R.E.

  
 Tenant’s Tax ID Number:
54-1577802 
  

 68 

 GUARANTY OF LEASE 
  
 THIS GUARANTY OF LEASE (this “Guaranty”) is executed as of this 8th day of July, 1998 by LEARNING TREE INTERNATIONAL, INC., a Delaware corporation (“Guarantor”), for the benefit of CBS BROADCASTING INC., a
New York corporation (“Lessor”), with reference to the following facts: 
  
 A. Lessor and Learning Tree International USA, Inc., a Delaware corporation (“Lessee”) are, concurrently with the execution of
this Guaranty, entering into that certain Lease dated as of JULY 8th , 1998 (“Lease”) for the lease of
certain premises located at 51 West 52nd Street, New York, New York 10019, and more particularly described in the
Lease. All terms capitalized, but not otherwise defined herein, shall have the same meanings ascribed to them in the Lease. 
  
 B. As a condition to Lessor entering into the Lease, Lessor has required that Guarantor guarantee the obligations of Lessee and its
performance under the Lease in accordance with the terms of this Guaranty. 
  
 NOW, THEREFORE, in consideration of and as a material inducement to Lessor’s entering into the Lease, Guarantor, on behalf of itself and its successors and assigns, does hereby covenant and agree with
Lessor for the benefit of Lessor and its successors and assigns, as follows: 
  
 1. OBLIGATIONS GUARANTEED. This Guaranty is an absolute, unconditional, and irrevocable guaranty of Lessee’s full payment and performance under the Lease, and Guarantor hereby absolutely,
unconditionally, and irrevocably guarantees to Lessor and to Lessor’s successors and assigns, the full and timely performance by Lessee (and Lessee’s successors and assigns) of each and all of the provisions (as defined below) of the Lease
and any and all amendments, modifications or extensions thereof, including, without limitation, the following: 
  
 (a) the payment of all Fixed Rent and Additional Rent (hereinafter “Rent”) and all other sums and indebtedness (as defined below) accruing under
the Lease, in the amounts, at the times, and in the manner set forth in the Lease; 
  

 1 

 (b) to the extent provided under the Lease, any amounts incurred by Lessor as damages caused by default
by Lessee under the Lease (including, without limitation, attorneys’ fees, late charges, and interest as provided under the Lease) and any amounts expended by Lessor on account of or to cure any such default or any other failure by Lessee to
perform its obligations under the Lease and to the extent provided under this Lease; 
  
 The word “indebtedness” is used herein in its most comprehensive sense and includes any and all advances, debts, obligations, and liabilities of Lessee heretofore, now, and hereafter made, incurred, or created, whether voluntary
or involuntary, and however arising, whether or not due, absolute, or contingent, liquidated or unliquidated, determined or undetermined. The word “provision” is used herein in its most comprehensive sense and includes any and all terms,
agreements, covenants, conditions, clauses, qualifications, restrictions, reservations, and any other stipulations in the Lease that define or otherwise control, establish, or limit the performance required or permitted under the Lease. The
indebtedness, provisions and obligations guaranteed by Guarantor under this Guaranty, made by Lessee prior to assignment to an unrelated party (i.e., a party that is not the result of a merger with Lessee or a party not controlled, controlling or
under common control with Lessee), are sometimes referred to herein as the “Obligations.” 
  
 2. NATURE OF GUARANTY. 
  
 (a) The Obligations of Guarantor under this Guaranty are (i) absolute, regardless of any defenses, counterclaims, set-offs, cross-claims, or other
claims which Guarantor may now have or at any time hereafter may have against Lessee, (except that this clause (i) shall not constitute a waiver of any defenses, counterclaims, setoffs, cross claims or other claims of Guarantor based upon any
breach by Lessor of any provision of the Lease), and (ii) joint and several and independent of and in addition to Lessee’s obligations under the Lease. Guarantor agrees that the liability under this Guaranty shall be primary and that in
any right or action which may accrue to Lessor or its successors (as defined in Paragraph 9) or assigns under the Lease or this Guaranty, Lessor or its successors or assigns, at their option, may bring a separate action against Guarantor whether the
action is brought or prosecuted against any other guarantor or Lessee, or all of them, or whether any other guarantor or Guarantor or Lessee, or both of them are joined in the action. 
  

 2 

 (b) Guarantor authorizes Lessor to perform any or all of the following acts at any time in its sole
discretion, upon any terms and conditions as Lessor may elect, without notice to or obtaining the consent of Guarantor, and without affecting the liability of Guarantor under this Agreement: 
  
 (i) Lessor may take and hold security for the Obligations, accept additional
or substituted security, and subordinate, exchange, enforce, waive, release, compromise, fail to perfect and sell or otherwise dispose of any such security. 
  
 (ii) Lessor may enforce any rights or remedies against Lessee that may be available under the Lease or any other agreement. 
  
 (iii) Lessor may release Lessee, any other guarantor, lessee, assignee or
any other party of its or their liability for all or any of the Obligations. 
  
 (c) Guarantor expressly agrees that until each of the Obligations has been fully paid and performed and until each and every term, covenant, and condition of this Guaranty is fully performed, Guarantor shall not be
released by any act or event which might, but for this provision of this Guaranty, be deemed a legal or equitable discharge of a surety, nor shall Guarantor be released because of (i) any waiver, extension, modification, forbearance or delay,
or other act or omission of Lessor (except as hereinafter set forth), (ii) the failure of Lessor to proceed promptly or otherwise as against Lessee, Guarantor, or any third party, (iii) or any exercise or non-exercise by Lessor of any
right or privilege under this Guaranty or the Lease, (iv) any action taken or omitted or circumstance which might vary the risk or affect the rights or remedies of Guarantor as against Lessee, or any other party, or (v) any further
dealings between Lessee and Lessor, whether relating to the Obligations or otherwise. Guarantor hereby expressly waives and surrenders any defense to its liability under this Guaranty based upon any of the foregoing acts, omissions, agreements,
waivers or any of them, it being the purpose and intent of this Guaranty that the obligations of Guarantor hereunder are absolute and unconditional under all circumstances. 
  
 3. NO LESSOR WAIVERS. No delay or omission in the exercise of any right or remedy of Lessor upon any default
under the Lease by Lessee, or upon any indebtedness hereunder, shall impair such right or remedy or shall be construed as a waiver of such right or remedy. The receipt and acceptance by Lessor of delinquent Rent shall not constitute a waiver of any
other default; it shall constitute only a waiver of timely payment for the particular Rent payment involved. Any waiver by Lessor of any default must be express and in writing and shall not be a waiver of any other default concerning the same or any
provision of the Lease. Upon a failure by Lessee to pay or perform any of the Obligations, Lessor in its sole and absolute discretion, without prior notice to and without obtaining the consent of Guarantor, may elect to compromise, or adjust any
part of the Obligations, or make any other accommodation with Lessee 

  

 3 

 
or Guarantor, or exercise any other available remedy against Lessee or Guarantor, or proceed against or exhaust any security. No such action by Lessor shall
release or limit the liability of Guarantor, who shall remain liable under this Guaranty after the action, even if the effect of the action is to deprive Guarantor of the right to collect reimbursement from Lessee for any sums paid to Lessor.

  
 4. LEASE MODIFICATIONS. The provisions of the
Lease may be altered, affected, modified, amended, or changed by agreement between Lessor and Lessee at any time, or by course of conduct, without the consent of Guarantor, and Guarantor hereby waives and releases any claim that its obligations
under this Guaranty would be modified, abated, reduced or released by any such alteration, modification, amendment, agreement or extension, regardless of whether Guarantor’s consent is obtained. This Guaranty shall guaranty the performance. by
Lessee and its successors and assigns, of the Lease as so altered, affected, modified, amended, or changed in all cases, without the need for notice to or the consent of Guarantor. An assignment or other transfer of the Guaranty or Lease, or a Lease
of all or any portion of the Premises (whether or not in compliance with the Law), shall not affect this Guaranty or Guarantor’s liability and obligations hereunder. This Guaranty shall include any liability of Lessee and its successors and
assigns for Rent or otherwise which shall accrue under the Lease for any period preceding the termination of the Lease, as well as any period following the Lease Term. Notwithstanding anything to the contrary contained in this Guaranty, if the Lease
is assigned by Tenant to an unaffiliated third (3rd) party, Guarantor is entitled to prior written notice of any modification, amendment or change to the Lease and shall not be liable with respect to any increased or additional
obligations arising out of or resulting from any such modification amendment or change made with any Tenant other than Learning Tree International USA, Inc. without consenting thereto. 
  
 5. DEFAULT UNDER LEASE. If Lessee or any successor of Lessee shall default under the Lease in the payment of
Rent, or any other indebtedness, or in the performance of any of the provisions of the Lease, and if such default shall not have been cured within the time specified in the Lease for curing said default, Guarantor shall to extent Tenant is liable
therefore under the Lease, without relieving Lessee of any additional liability under the Lease, within ten (10) days after written demand by Lessor to Guarantor, pay such Rent or other indebtedness, and pay the costs and expenses (including,
without limitation, attorneys’ fees) which may have been incurred by Lessor as a result of any such default or in the enforcement of Lessee’s obligations 

  

 4 

 
under any provision of the Lease. In the alternative, in the event of any such default as above described, Lessor may, following ten (10) days’
prior written notice to Lessee, proceed against Guarantor, or Lessee, or Lessor may enforce against Guarantor or Lessee, or both of them, any rights that it has under the Lease or pursuant to applicable law. The words “applicable law” is
used herein in its most comprehensive sense and includes any judicial decision, statute, constitution, ordinance, resolution, regulation, rule, administrative order, or other requirement of any municipal, county, state, federal, other governmental
agency or authority having jurisdiction over Lessor, Lessee, Guarantor, the Building, and/or the Premises, or any or all of them, in effect at the time of execution of the Lease or at anytime during the Lease Term thereof, including, without
limitation, any regulation or order of a quasi-official entity or body. A copy of any notice given to Tenant under the Lease shall also be given simultaneously to Guarantor. 
  
 6. GUARANTOR WAIVERS. Guarantor unconditionally, irrevocably, and expressly waives and releases: (a) any
right to assert or claim that Guarantor is exonerated by any action taken by Lessor which impairs Guarantor’s rights to be subrogated to Lessor’s rights against Lessee, including, without limitation, by reason of any exercise or
non-exercise by Lessor of any right or privilege under this Guaranty or the Lease; (b) the right to enforce any remedies that Lessor now has, or later may have, against Lessee until such time as all indebtedness of Lessee (relative to Lessor)
has been satisfied; (c) any right to participate in, proceed against, or exhaust any security now or later held by Lessor; (d) all presentments, demands for performance, notices of non-performance, protests, notices of protest, notices of
dishonor, and notices of acceptance of this Guaranty; (e) all notices of the existence, creation, or incurrence of new or additional obligations under the Lease; (f) duty of Lessor to advise Guarantor of any information known to Lessor
regarding the financial condition of Lessee; (h) the right to proceed against Lessee or pursue any particular remedy in Lessor’s power; (i) any defense by reason of any disability of Lessee and any other defense based upon the
termination of Lessee’s ability to perform under the Lease from any cause, including, without limitation, by reason of any bankruptcy, insolvency, reorganization, composition, adjustment, dissolution, liquidation, or other like proceeding
relating to Guarantor or Lessee, or any action taken with respect to the Guaranty by any trustee or receiver or by any court, whether or not Guarantor shall have had notice or knowledge of any of the foregoing; and (i) all rights and defenses
arising out of an election of remedies by the creditor; provided, however, that each and all of the foregoing waivers shall not constitute a waiver of any defenses, counterclaims, setoffs, cross-claims or other claims of Guarantor based upon any
breach by Lessor of any provision of the Lease. 
  

 5 

 7. REPRESENTATIONS AND WARRANTIES. Guarantor makes the following representations and
warranties which shall be continuing representations and warranties until this Guaranty expires in accordance with the provisions contained herein: 
  
 (a) Guarantor is a corporation duly organized or incorporated under the laws of Delaware without limitation as to the duration of its existence and is in
good standing. Guarantor has the corporate power and adequate authority to make and carry out this Guaranty. 
  
 (b) The execution, delivery, and performance of this Guaranty are duly authorized and do not require the consent or approval of any governmental body or
other regulatory authority; are not in contravention of, or in conflict with, any law or regulation, or any term or provision of the Articles of Incorporation or Bylaws of Guarantor; and this Guaranty is a valid and legally binding obligation of
Guarantor enforceable in accordance with its terms. 
  
 (c) The
execution and delivery of this Guaranty are not, and the performance of this Guaranty will not be in contravention of. or in conflict with, any agreement, indenture, or undertaking to which Guarantor is a party or by which Guarantor or any of
Guarantor’s property is or may be bound or affected and do not, and will not, cause any security interest, lien, or other encumbrance to be created or imposed upon any such property. 
  
 (d) Guarantor hereby acknowledges and warrants that Guarantor has derived or expects to derive a financial or other benefit
or advantage from the Lease. 
  
 8. MISCELLANEOUS GUARANTY
MATTERS. Notwithstanding any provision of this Guaranty to the contrary, Guarantor hereby agrees as follows: 
  
 (a) If at any time in connection with any sale, transfer or financing of all or any portion of the Building, any Lease of the Premises, any assignment of
the Lease, any amendment of the Lease, any exercise by the Lessee of any option under the Lease or any other situation, event or context with respect to which Lessor, in good faith,-determines may put in issue the validity of any portion of this
Guaranty (if no reaffirmation were obtained), Lessor requests reaffirmation by Guarantor that this Guaranty remains in full force and effect in accordance with the terms hereof and with respect to the Lease, as then modified, extended, altered or
assigned, subject to Paragraph 4 above, Guarantor shall, within fifteen (15) days of Lessor’s written request, execute and deliver to Lessor such documents of reaffirmation as Lessor may reasonably request; 
  
 (b) If at any time in connection with any sale, transfer or financing of all
or any portion of the Building, any Lease of the Premises, any assignment of the Lease, any amendment of the Lease, any exercise by the Lessee of any option under the Lease or any other situation, event or context with respect to which Lessor, in
good faith, determines may put in issue the validity of 

  

 6 

 
any portion of this Guaranty (if no estoppel were obtained), Guarantor shall, within fifteen (15) days of Lessor’s written request, execute and
deliver to Lessor such estoppel certificates relating to the Lease, Lessee, this Guaranty or Guarantor as Lessor shall reasonably request; and 
  
 (c) Guarantor shall, within ten (10) days of Lessor’s written request, provide to Lessor financial statements covering the then current fiscal
year to date and its two most recently completed fiscal years. Such financial statements shall be prepared in accordance with generally accepted accounting principles and shall be certified or reviewed by an independent certified public accountant.
Notwithstanding the foregoing, provided the stock of Guarantor is publicly traded, it may comply with its obligation under this Section 8(c) by providing the most recently published disclosure documents (e.g., annual report, 10K, 8K).

  
 9. ADDITIONAL DEFINED TERMS. If Lessor disposes
of, sells, transfers, assigns, hypothecates, or otherwise conveys its interest in the Lease, or any pan thereof, “Lessor” as used in this Guaranty, shall mean Lessor’s successor. The word “successor” is used in its most
comprehensive sense and includes any assignee, transferee, personal representative, or other person or entity succeeding lawfully, and pursuant to the provisions of the Lease to the respective rights or obligations of either party. 
  
 10. RECOVERY OF ENFORCEMENT COSTS. If Guarantor elects to
enforce Lessor’s obligations or if Lessor elects to enforce Guarantor’s obligations under this Guaranty, the non-prevailing party (as determined by non-appealable decision of court of suitable jurisdiction), or any of them, shall pay to
the other all costs incurred arising out of or relating to such enforcement (including, without limitation, attorneys’ fees) which obligation by such party to pay such costs shall begin to accrue upon retention by the prevailing party of
attorneys, and shall be enforceable and payable regardless of whether any suit is actually filed or prosecuted to judgment. 
  
 11. APPLICABLE LAW: SEVERABILITY. The provisions under this Guaranty shall be governed by and construed in accordance with the laws of New
York, without regard to principles of conflicts of laws, and its terns and provisions may not be waived, altered, modified, or amended except in writing duly signed by the parties hereto. If any provision of this Guaranty shall for any reason be
determined by a court of competent jurisdiction to be unenforceable by Lessor in any respect, such unenforceability shall not affect any other provision hereof, and this Guaranty shall be construed as if such unenforceable provision had not been
contained herein. 
  

 7 

 12. NOTICES. All notices and other communications hereunder (a) shall be in writing
and delivered by certified mail (return receipt requested) or by overnight courier and shall be deemed duly received (i) forty-eight (48) (not including Saturdays, Sundays or holidays) hours after being delivered to the overnight courier,
when delivered by overnight courier, and (ii) ninety-six (96) (not including Saturdays, Sundays or holidays) hours after being deposited in the United States mail in accordance with then current certified mail procedures, in the case of
certified mail, and (b) shall be delivered or addressed to the appropriate address described below or to such other address as a particular party may From time to time designate in writing to the other party: 
  

			
	 Guarantor:
	  	 Learning Tree International Inc.
 6035 W. Century Boulevard
 Los Angeles, California 90045
 Attn: Vice-President,
Administration

		
	 Lessor:
	  	 CBS Broadcasting Inc.
 51 West 52nd Street
 New York, NY 10019
 Attn: Real Estate Department

		
	 Lessee:
	  	 Learning Tree International USA Inc.
 1831 Michael Faraday Drive
 Reston, Virginia 20190
 Attn: Financial Controller

  
 13.
BINDING. Guarantor’s obligations under this Guaranty shall be binding upon Guarantor’s successors and shall inure to the benefit of and is enforceable by Lessor and its successors, assigns, and mortgagees. 
  
 14. LITIGATION MATTERS. Guarantor and Lessor hereby agree that
in any action or proceeding brought on, under or by virtue of this Guaranty (a) Lessor and Guarantor I shall and do hereby waive trial by jury, (b) Lessor and Guarantor agree that any such action or proceeding shall have its venue in New
York County, or the United States District Court having jurisdiction over New York County, and (c) Lessor and Guarantor each agree to submit to the jurisdiction of any court described in clause (b). 
  

 8 

 15. COUNTERPARTS. This Guaranty may be executed in counterparts each of which shall be
deemed as an original, but all of which taken together shall constitute one and the same document. 
  
 IN WITNESS WHEREOF, the undersigned Guarantor, and Lessee have executed this Guaranty as of July 8th, 1998. 
  

			
	GUARANTOR:
	LEARNING TREE INTERNATIONAL, INC.
		
	 By:
	 	 /s/ Eric R. Garen

	 Name:
	 	 Eric R. Garen

	 Title:
	 	 President

		
	 By:
	 	 /s/ Gary R. Wright

	 Name:
	 	 Gary R. Wright

	 Title:
	 	 VP, Finance & CFO

	
	LESSEE:
	
	LEARNING TREE INTERNATIONAL, USA, INC.
		
	 By:
	 	 /s/ David C. Collins

	 Name:
	 	 David C. Collins

	 Title:
	 	 Vice President

		
	 By:
	 	 /s/ Mary C. Adams

	 Name:
	 	 Mary C. Adams

	 Title:
	 	 President

  

 9EXHIBIT 10.10

 Exhibit 10.10 
  
 LEASE AGREEMENT 
  
 RESTON TOWN CENTER 
 RESTON, VIRGINIA 
  
 LANDLORD: 
 RESTON TOWN CENTER PHASE I ASSOCIATES 
  
 TENANT: 
 LEARNING TREE INTERNATIONAL, INC. 
  

 1 

 TABLE OF CONTENTS 
  

					
	 	  	 	  	Page

	 ARTICLE I
	  	DEFINITIONS OF CERTAIN TERMS	  	1
	 ARTICLE II
	  	PREMISES	  	1
	 ARTICLE III
	  	TERM	  	5
	 ARTICLE IV
	  	BASE RENT	  	8
	 ARTICLE V
	  	INCREASES IN OPERATING CHARGES	  	9
	 ARTICLE VI
	  	USE OF PREMISES	  	13
	 ARTICLE VII
	  	ASSIGNMENT AND SUBLETTING	  	14
	 ARTICLE VIII
	  	MAINTENANCE AND REPAIRS	  	16
	 ARTICLE IX
	  	ALTERATIONS	  	17
	 ARTICLE X
	  	SIGNS	  	18
	 ARTICLE XI
	  	SECURITY DEPOSIT	  	19
	 ARTICLE XII
	  	HOLDING OVER	  	19
	 ARTICLE XIII
	  	INSURANCE	  	19
	 ARTICLE XIV
	  	SERVICES AND UTILITIES	  	21
	 ARTICLE XV
	  	LIABILITY OF LANDLORD	  	23
	 ARTICLE XVI
	  	RULES	  	24
	 ARTICLE XVII
	  	DAMAGE TO BUILDING	  	24
	 ARTICLE XVIII
	  	CONDEMNATION	  	26
	 ARTICLE XIX
	  	DEFAULT	  	27
	 ARTICLE XX
	  	BANKRUPTCY	  	29
	 ARTICLE XXI
	  	SUBORDINATION	  	31
	 ARTICLE XXII
	  	QUIET ENJOYMENT	  	32
	 ARTICLE XXIII
	  	GENERAL PROVISIONS	  	33

  
 LIST OF
ATTACHMENTS: 
  
 INDEX OF CERTAIN DEFINITIONS 
  

			
	 EXHIBIT A —
	  	 Plan Showing Premises

	 EXHIBIT A-1 —
	  	 Expansion Space

	 EXHIBIT A-2 —
	  	 Reston Town Center, Urban Core, Phase I

	 EXHIBIT B —
	  	 Work Agreement

	 EXHIBIT C —
	  	 Form of Certificate Affirming Lease Commencement Date

	 EXHIBIT D —
	  	 Rules

	 EXHIBIT E —
	  	 Method for Measuring Floor Area

	 EXHIBIT F —
	  	 HVAC Specifications

	 EXHIBIT G —
	  	 Cleaning Specifications

	 EXHIBIT H —
	  	 Base Rent

  

 2 

 LEASE AGREEMENT 
  
 LEASE AGREEMENT (this “Lease”) is dated as of December 28th, 1990, by and between RESTON TOWN CENTER PHASE I ASSOCIATES, a
Virginia general partnership an and lord”), and LEARNING TREE INTERNATIONAL, INC., a California corporation (“Tenant”). 
  
 ARTICLE I 
 DEFINITIONS OF
CERTAIN TERMS 
  
 This Article defines certain terms used
in this Lease. Certain other terms are defined in the places shown in the Index of Certain Definitions attached to this Lease. For convenience, this Article shows [in brackets] a reference to where each term defined in this Article first is used in
the later Sections of this Lease. When used in this Lease, except where the context otherwise requires, the following terms shall have the meanings indicated: 
  

1.1 Base Rent: the monthly rental payments set forth on Exhibit H attached hereto. 
  
 1.2 Broker(s): Grubb & Ellis and Coldwell Banker.
[§ 23.3] 
  
 1.3 Building: a building
containing approximately 44,488 square feet of rentable office area, with an address of 1805 Library Street, Reston, Virginia, and located on approximately 20 acres of land (the “Land”). [§ 2.11] 
  
 1.4 Lease Term Length: one hundred twenty (120) months.
[§ 3.11] 
  
 1.5 Operating Charges Base
Year: calendar year 1990. [§ 5.11] 
  
 1.6
Premises: approximately 30,656 square feet of rentable area comprising (i) all of the rentable area on the second (2nd) floor of the Building and (ii) approximately 5,548 square feet of rentable area located on the third
(3rd) floor of the Building, substantially as shown on Exhibit A. The rentable area of the Premises shall be field verified by Tenant’s architect upon the Lease Commencement Date. [§ 2.11] 
  
 ARTICLE II 
 PREMISES 
  
 2.1 Tenant leases the Premises from Landlord for the Lease Term (as hereinafter defined) and upon the conditions and covenants stated in this Lease.
Tenant shall have the non-exclusive right to use the common and public areas of the Building for purposes of ingress to and egress from the Building. The common and public areas of the Reston Town Center, Urban Core, Phase I, are shown on Exhibit
A-2 attached hereto. 
  
 2.2 Landlord agrees to provide, for use
by Tenant, a number of parking spaces equal to the product of thirty-five ten-thousandths (.0035) and the number of square feet of the rentable area of the Premises. Said product shall be rounded to the nearest integer number. Tenant shall be
entitled to park one vehicle within a marked parking space in the parking areas (including the parking structure or structures) serving the Building for each parking space available to Tenant. Except as provided in the next to last sentence of this
Section 2.2, Tenant shall not use, or permit its Invitees to use, any number of parking spaces in excess of the number allocated as provided above. The parking rights granted to Tenant hereunder shall not be assignable, 

  

 1 

 
except in conjunction with a permitted assignment of this Lease or a permitted subleasing of the Premises. Tenant and its Invitees shall comply with the
reasonable regulations promulgated by Landlord from time to time relating to parking. Landlord shall not be required to reserve or police the use of the parking areas; provided that Landlord may, at its option, limit access to the parking areas, by
mechanical gates or otherwise, to ensure that only authorized users are admitted to the parking areas. Tenant and its employees shall not park in any spaces designated for use by the handicapped or by visitors only. The parking rights granted to
Tenant hereunder shall be free of charge during the initial ten-year Lease Term. During the first Renewal Term, Tenant shall pay ninety percent (90%) of the prevailing market rate for Tenant’s parking spaces. During the second Renewal
Term, Tenant shall pay ninety-five percent (95%) of the prevailing market rate for Tenant’s parking spaces. Tenant shall be informed of the then-prevailing rate for reserved and unreserved parking spaces at the time Base Rent for each
Renewal Term is determined pursuant to Section 3.5 below. In addition to the parking spaces allocated to Tenant hereunder, Tenant and its invitees shall have the right to use up to one hundred (100) additional spaces on an intermittent but
routine basis. If Tenant reasonably notifies Landlord that such additional spaces are not available for Tenant and its invitees, then between the hours of 8:00 A.M. and 9:30 A.M. on the days that Tenant conducts classes in the premises, Landlord
shall provide a parking attendant to direct Tenant and its invitees to available parking, which shall be located no more than five hundred (500) feet from any entrance to the office portion of the Building. In the event future construction
within the Reston Town Center development results in the displacement or dislocation of any of the parking areas available for Tenant’s use, Landlord shall furnish Tenant with reasonable prior notice of the exact location of any parking areas
thus affected and the location of substitute parking areas to be furnished by Landlord for use by tenants of the building. 
  
 2.3 Landlord hereby grants Tenant the following expansion option: 
  
 (1) At a time between the sixtieth (60th) and seventy-second (72nd) months of the initial Lease
Term, Tenant shall have the option (the “Expansion Option”) to lease approximately 5,081 rentable square feet on the third (3rd) floor of the Building contiguous to the Premises (the “Expansion Space”). The Expansion Space
is outlined on Exhibit A attached hereto. Landlord agrees to notify Tenant, within fifteen (15) days following Tenant’s written request, of the date upon which Landlord in good faith anticipates that the Expansion Space will be available
for Delivery to Tenant. Prior to exercising the Expansion Option, Tenant shall have the right, upon at least three (3) days prior written notice to Landlord, to inspect the Expansion Space, in the company of a representative of Landlord and in
a manner that does not materially interfere with the operations of the then-current tenant or occupant of the Expansion Space. Tenant shall exercise the Expansion Option by delivering written notice thereof to Landlord no later than the last day of
the fifty-first (51st) month within the Lease Term. If Tenant fails to timely exercise its option, Tenant’s right to lease the Expansion Space shall irrevocably lapse. Within sixty (60) days following its receipt of Tenant’s
exercise notice, Landlord shall notify Tenant of the date (within the period set forth above) on which Landlord will deliver possession of the Expansion Space to Tenant. Upon delivery of the Expansion Space to Tenant, the Expansion Space 

  

 2 

 
shall become part of the Premises, subject to all the terms and conditions of this Lease (including the renewal rights set forth in Section 3.5 below).
Base Rent for the Expansion Space shall be $2.20 per rentable square foot per month from the date of delivery through the seventy-second (72nd) month in the Lease Term and shall thereafter be the same rate per rentable square foot as is in
effect for the original Premises. The Expansion Space shall be accepted by Tenant in its “as is” condition; provided, however, that Landlord shall repair any damage to the Expansion Space caused by the prior tenant in the course of
vacating the Expansion Space to the extent that such damage exceeds the damage ordinarily associated with an office move. 
  
 (2) In the event there exists an Event of Default under this Lease on the date of Tenant’s election notice or at any time thereafter,
up to and including the date on which possession of the Expansion Space is to be delivered to Tenant, then, at Landlord’s option, possession of the Expansion Space shall not be delivered to Tenant, and Tenant’s right to lease the Expansion
Space shall lapse and be of no further force or effect. 
  
 (3) Landlord shall incur no liability if Landlord is unable to deliver possession of the Expansion Space to Tenant due to any holdover tenant’s refusal to vacate. Landlord agrees at its expense to take all
reasonable legal action to recover such Expansion Space from any holdover tenant. In the event of such a holdover, if Landlord then has other space in the Building that is freely available for leasing and that is not then the subject of bona fide
negotiation with any prospective tenant (“Freely Available”), Tenant shall be afforded the opportunity to occupy such space on a temporary basis, at a reasonable market rental rate, until the Expansion Space is available for Tenant’s
occupancy or until Landlord desires to make such temporary space available for occupancy by another tenant. 
  
 2.4 Landlord hereby grants to Tenant a right of first notice during the first five (5) years within the Lease Term, of the availability for leasing
of any space located on the third (3rd) floor of the Building that has been previously leased and that, in the aggregate with all space previously leased by Tenant pursuant to this Section 2.4, does not comprise more than 3,000 square feet
of rentable area. Each such space, as it becomes available for re-lease, is referred to as the “Previously Leased Option Space.” Tenant’s right of first notice of the availability to lease each Previously Leased Option Space shall be
subject to, and shall be exercised in accordance with, the following terms and conditions: 
  
 (a) The lease for the Previously Leased Option Space shall be coterminous with this Lease (including any extensions or renewals thereof). 
  
 (b) Landlord shall give Tenant written notice of the availability of any Previously Leased Option Space promptly after
Landlord becomes aware that any Previously Leased Option Space will be becoming available for re-leasing (but no earlier than one (1) year before such space is expected to be vacated by the prior tenant). Such notice shall set forth the
effective Base Rent and other economic terms and conditions upon which Landlord in good faith anticipates leasing the Previously Leased Option Space to a new tenant following the marketing thereof. Tenant shall have a period of twenty-one
(21) days following receipt of such notice to notify Landlord in writing that Tenant elects to lease the Previously Leased Option Space upon such terms. If Tenant so elects, then, within twenty-one (21) days thereafter, Landlord and

  

 3 

 
Tenant shall promptly execute an amendment to this Lease, or, at Landlord’s option, a new lease upon substantially the same terms and conditions as this
Lease, leasing to Tenant the Previously Leased Option Space upon all the terms and conditions described in this Section. Such document shall be prepared by Landlord’s attorney. If Tenant does not elect within the required period to lease the
Previously Leased Option Space, then Landlord shall be free to lease the Previously Leased Option Space to any other person or entity on such terms and conditions as Landlord in its sole discretion may determine; provided, however, that Landlord
shall not thus lease the Previously Leased Option Space to a third party without first offering Tenant another opportunity to lease such space, in accordance with the terms of this Section 2.4, if (i) Landlord wishes to lease such space to
a third party at an effective Base Rent that is more than twenty percent (20%) lower than the effective Base Rent at which Landlord had offered to lease such Previously Leased Option Space to Tenant, or (ii) if more than six
(6) months has elapsed since the date on which such Previously Leased option Space was last offered to Tenant hereunder, In no event may Tenant elect to lease less than all of any particular Previously Leased Option Space. 
  
 (c) In the event there exists an Event of Default under this Lease on the
date of Tenant’s election notice or at any time thereafter, up to and including the date on which possession of the Previously Leased Option Space is to be delivered to Tenant, then, at Landlord’s option, possession of the Previously
Leased Option Space shall not be delivered to Tenant, and Tenant’s right to lease the Previously Leased Option Space shall lapse and be of no further force or effect. 
  
 (d) Landlord shall incur no liability if Landlord is unable to deliver possession of the Previously Leased Option Space to
Tenant due to any holdover tenant’s refusal to vacate. Landlord agrees at its expense to take all reasonable legal action to recover such Previously Leased Option Space from any holdover tenant. In the event of such a holdover, if Landlord then
has other space in the Building that is Freely Available, Tenant shall be afforded the opportunity to occupy such space on a temporary basis, at a reasonable market rental rate, until the Previously Leased Option Space is available for Tenant’s
occupancy or until Landlord desires to make such temporary space available for occupancy by another tenant. 
  
 (e) Tenant’s rights under this Section are subject to Landlord’s rights to continue to lease space to any then-current tenant of such space
beyond the expiration date of the lease term of such tenant’s lease. 
  
 (f) Tenant shall have no rights pursuant to this Section 2.4 with respect to any space all or part of which Landlord intends to offer to Tenant pursuant to Section 2.3 above as all or part of the Expansion
Space. If, notwithstanding the immediately-preceding sentence, Landlord does lease to Tenant as Previously Leased Option Space any space that Landlord had intended to offer to Tenant as part of the Expansion Space, then Landlord and Tenant shall
appropriately amend Section 2.3 of this Lease to reflect the fact that the space in question has already been leased by Tenant and that the Expansion Option will accordingly be reduced in scope. Notwithstanding anything in clause (b) above
to the contrary, the terms of any such lease of Previously Leased Option Space which Landlord had intended to offer as Expansion Space shall be determined pursuant to Section 2.3 above. 
  

 4 

 ARTICLE III 
 TERM 
  
 3.1 This
Lease is effective between the parties when fully executed by them. The period referred to in this Lease as the “Lease Term” shall commence on the Lease Commencement Date determined as provided in Section 3.2. The Lease Term shall
continue for the Lease Term Length shown in Article I; provided that, if the Lease Commencement Date is not the first day of a month, then the Lease Term shall continue for the Lease Term Length plus that number of days necessary to make the Lease
Term expire on the last day of the month in which the Lease Term Length expires. The Lease Term shall also include any renewal or extension of the term of this Lease when exercised. 
  
 3.2 The “Lease Commencement Date” shall be the earlier of (a) the later of (i) the Anticipated Occupancy
Date (as defined in Exhibit B hereto) or (ii) the date the Tenant Work is deemed Substantially Completed as determined pursuant to Exhibit B, or (b) the date Tenant commences doing business within the Premises. Promptly after the Lease
Commencement Date is ascertained, Landlord and Tenant shall execute a certificate (substantially in the form of Exhibit C) confirming the Lease Commencement Date and any other matters reasonably requested by Landlord. 
  
 3.3 It is presently anticipated that the Premises will be delivered to Tenant
on May 1, 1991. If Landlord does not complete construction and deliver possession of the Premises by such date, then, except as provided in this Section 3.3, Landlord shall not have any liability whatsoever, and this Lease shall not be
rendered voidable, on account thereof. In the event the Tenant Work is not Substantially Completed by the Anticipated Occupancy Date, then, except to the extent such delay is attributable to any of the factors set forth in Section 23.21 hereof,
two (2) days’ Base Rent payable hereunder shall be abated for each day of delay of Substantial Completion. As described in I Paragraph 4 of Exhibit B, the date of Substantial Completion of the Tenant Work takes into account the effect of
Tenant Delays. 
  
 3.4 “Lease Year” shall mean a period
of twelve (12) consecutive months commencing on the Lease Commencement Date and each successive twelve (12) month period thereafter; provided, however, that if the Lease Commencement Date is not the first day of a month, then the second
Lease Year shall commence on the first day of the month in which the first anniversary of the Lease Commencement Date occurs, and each successive Lease Year shall commence on the anniversary of the second Lease Year. The period in which the Lease
Term expires or terminates shall be a Lease Year even if it is shorter than twelve (12) months. 
  
 3.5 (a) Landlord hereby grants to Tenant the conditional right, exercisable at Tenant’s option, to renew the term of this Lease for two
(2) terms (each a “Renewal Term”). The length of each Renewal Term shall be five (5) years (the “Renewal Term Length”). If exercised, and if the conditions applicable thereto have been satisfied, each Renewal Term shall
commence immediately following the end of the Lease Term provided in this Lease as it may have been renewed. The right of renewal herein granted to Tenant with respect to each Renewal Term shall be subject to, and shall be exercised in accordance
with, the following terms and conditions: 
  
 (1)
Tenant shall exercise its right of renewal with respect to the Renewal Term by giving Landlord written notice thereof not later than three hundred sixty five (365) days prior to the expiration date of the Lease Term, as the Lease Term may
theretofore have been renewed. 
  
 (2) In the
event the renewal option notice is not given timely, Tenant’s right of renewal with respect to the Renewal Term and any subsequent Renewal Terms shall lapse and be of no further force or effect. Landlord agrees to furnish Tenant with written
notice no 

  

 5 

 
more than ninety (90) days and no fewer than ten (10) days before the last day on which Tenant is permitted to exercise a renewal option hereunder,
if Tenant has neither exercised such renewal option nor disclaimed an intention to exercise such renewal option. If Landlord is required to furnish a notice pursuant to the immediately-preceding sentence and fails to furnish such notice by the date
that is ten (10) days before Tenant’s right to exercise its renewal option is to Lapse, then, notwithstanding the first sentence of this Clause (2), Tenant’s right shall not lapse until the date that is ten (10) days after
Landlord furnishes such a notice to Tenant. 
  
 (3) The renewal option may be exercised only with respect to the entire Premises, not with respect to only a part of the Premises. 
  
 (4) In the event there exists an Event of Default under this Lease on the date the renewal option notice is sent or any time thereafter up
to and including the date the Renewal Term is to commence, then, at Landlord’s option, the Renewal Term shall not commence and the Lease Term shall expire at the date the Lease Term would have expired without such renewal. 
  
 (b) During any Renewal Term, all the terms, conditions, covenants and
agreements set forth in this Lease, including but not limited to the full pass-through of increases in Operating Charges, shall continue to apply and be binding upon Landlord and Tenant, except that: 
  
 (1) the Base Rent shall be calculated at the beginning of
the first Renewal Term so that the Base Rent per rentable square foot payable during each Lease Year of such Renewal Term shall be equal to the greater of (A) ninety percent (90%) of Market Rent or (B) the Base Rent per rentable
square foot payable by Tenant under this Lease immediately prior to the first Renewal Term, and the Base Rent shall be calculated at the beginning of the second Renewal Term so that the Base Rent per rentable square foot payable during each Lease
year of such Renewal Term shall be equal to the greater of (A) ninety-five percent (95%) of Market Rent or (B) the Base Rent per rentable square foot payable by Tenant under this Lease immediately prior to the second Renewal Term;

  
 (2) upon commencement of the First Renewal
Term, Landlord shall grant Tenant an allowance toward the cost of refurbishing the Premises, in an amount equal to the product of (i) the number of square feet of rentable area in the Premises, (ii) five dollars ($5.00), and (iii) a
fraction, the numerator of which is the CPI-W figure for DC-MD-VA published most recently prior to the commencement of the First Renewal Term, and the denominator of which is such CPI-W figure published most recently prior to the Lease Commencement
Date; 
  
 (3) if Base Rent for the Renewal Term
is determined with reference to Market Rent pursuant to clause (1)(~) above, then the Operating Charges Base Amount during such Renewal Term shall be the Operating Charges actually incurred during the calendar year in which the Renewal Term
commences; and 
  
 (4) In no event shall Tenant
have the right to renew the Lease Term beyond the expiration of the last Renewal Term provided for in Section 3.5(a) or in the event this Lease is terminated as provided in the other provisions of this Lease. 
  

 6 

 (c) “ Market Rent” shall be the fair market amount of Base Rent as of the commencement of the
Renewal Term in question, determined as follows: 
  
 (1) At any time within eighteen (18) months prior to the expiration of the then-current Lease Term, Tenant may by written notice to Landlord (a “Rental Rate Request”) request that Landlord furnish Tenant with Landlord’s
estimate of Market Rent. Tenant’s delivery of a Rental Rate Request shall not constitute or be deemed an exercise by Tenant of its renewal option, and such option shall be deemed exercised only when and if Tenant timely delivers the option
notice described in clause (a)(l) of this Section 3.5. However, if Tenant has not theretofore delivered a Rental Rate Request, Tenant’s option notice shall also be deemed a Rental Rate Request. Within fifteen (15) days following
Tenant’s delivery of a Rental Rate Request, or the occurrence of any other event requiring the determination of Market Rent hereunder, Landlord shall give Tenant a written notice setting forth Landlord’s estimate of Market Rent.
Landlord’s estimate shall be conclusive and binding on the parties hereunder unless, within twenty-five (25) days after the giving of such estimate, Tenant shall give Landlord a written notice stating that Tenant disputes Landlord’s
estimate. Upon the giving of Tenant’s notice, Landlord and Tenant shall commence negotiations concerning the amount of base rent that shall constitute Market Rent. The parties shall have thirty (30) days after the date such negotiations
are required to commence in which to agree on such Market Rent. 
  
 (2) If Tenant exercises its right to renew this Lease for a Renewal Term, but the parties do not reach agreement concerning Market Rent pursuant to clause (1) above, then the parties shall each appoint a licensed
real estate broker with at least five (5) years of active experience in office space leasing in the Tysons/Dulles corridor and who has not previously been employed by the party designating such broker (except in the capacity of cooperating
broker, or as an appraiser of Market Rent) (a “Qualified Broker”). The two (2) brokers shall each, within ten (10) days following their appointment, determine the Market Rent. If the lower of the two Market Rent determinations is
not less than ninety-five percent (95%) of the higher of the two determinations, then the Market Rent shall be the mean of the two determinations. If the lower of the two Market Rent determinations is less than ninety-five percent (95%) of
the higher of the two determinations, then the two brokers shall render separate written reports of their determinations and shall within ten (10) days thereafter together appoint a third broker. Such third broker shall be furnished with the
written reports of the first two brokers and any appropriate supporting documentation. The third broker shall then, within ten (10) days, deliver its determination of Market Rent. The Market Rent shall equal the mean of the two closest
determinations; provided, however, that (i) if any determination is agreed upon by any two of the Qualified Brokers, then Market Rent shall equal such agreed-upon determination, and (ii) if any determination is equidistant from the other
two determinations, then Market Rent shall equal such middle determination. Landlord and Tenant shall each bear the cost of its Qualified Broker and shall share equally the cost of any additional Qualified Broker. In the event Market Rent is
determined to be an amount such that the Base Rent during the Renewal Term will be greater than the Base Rent in effect immediately prior to the Renewal Term, then Tenant shall 

  

 7 

 
have the option, exercisable by written notice delivered to Landlord within ten (10) days after the final determination of Market Rent hereunder, to
rescind its election to extend the term of this Lease for the Renewal Term in question; provided, however, that if for any reason the determination of Market Rent has not been finalized by the date that is twelve (12) months before the
expiration of the then-current Lease Term, then Tenant may rescind its election to extend the term of this Lease by notice furnished to Landlord on or before such date, and Tenant shall not have any right after such date to rescind its election, If
Tenant exercises any rescission right, then, notwithstanding anything in this subsection (2) to the contrary, Tenant shall pay the cost of all brokers employed to determine Market Rent. 
  
 (3) Among the factors to be considered in determining Market
Rent shall be (i) the rental rates then being quoted by (A) Landlord for space in the Building, and (B) other landlords for first-class office space in multi-tenanted, multi-story, first-class office buildings in comparable mixed-use
complexes in the Tysons-Dulles corridor, (ii) the age, condition and use of the Building and the Premises, and (iii) prevailing market conditions expected to exist as of the date Base Rent based on Market Rent is to commence (including
base rents, escalations, rental abatement periods, other tenant concessions, and other terms expected to be agreed to in market leases entered into at such time). 
  
 (4) Promptly following the determination of Market Rent, Landlord’s attorney shall prepare and the
parties shall execute an amendment to this Lease stating the Market Rent and Base Rent so determined. 
  
 3.6 Tenant shall have the right to terminate this Lease as of the last day of the sixth (6th) Lease Year (the “Termination Date”), subject to the following terms and conditions. Tenant may exercise such right only by giving Landlord
written notice thereof not later than the last day of the fifth (5th) Lease Year. If Tenant timely exercises
such right, then Tenant shall deliver to Landlord, with such written notice, a termination payment in the amount of $693,809.40 (which amount shall be increased or reduced pro rata if the rentable area of the Premises is increased or reduced prior
to Tenant’s exercise of the termination option). Such termination payment shall be in addition to, and not in lieu of, the rental payments due and payable hereunder through the- Termination Date. If Tenant does not timely exercise its right of
termination pursuant to this Section, then such right shall immediately lapse and be of no further force or effect. 
  
 ARTICLE IV 
 BASE RENT 
  
 4.1 Tenant shall pay the Base Rent in monthly installments n advance on the
first day of each month during a Lease Year. f the day Tenant’s rent obligation commences is not the first day of a month, then the Base Rent from such rent commencement date until the first day of the following month shall be prorated on a per
diem basis at the rate of one-thirtieth (1/30th) of the monthly installment of the Base Rent payable during the Lease Year in which the rent commencement date occurs. Concurrently with Tenant’s execution of this Lease, Tenant shall
pay’ to Landlord the sum of $35,562.36, which amount shall be credited toward the first monthly installment(s) of the Base Rent payable under this Lease for the Premises. 
  
 4.2 All Base Rent and other sums payable by Tenant shall be paid to Landlord in legal tender of the United States, at the
address to 

  

 8 

 
which notices to Landlord are to be given, or to such other party or such other address as Landlord may designate in writing. Landlord’s acceptance of
rent after it shall have become due and payable shall not excuse a delay upon subsequent occasions or constitute a waiver of rights. 
  
 4.3 In consideration of Tenant’s entering into this Lease, Landlord has agreed to grant to Tenant a series of rent credits in the aggregate amount of
$955,302. Such credits are reflected in the rent schedule attached hereto as Exhibit H, and are applied against the Base Rent due for the first thirty-six (36) months within the Lease Term. 
  
 4.4 As an inducement to Tenant to enter into this Lease, Landlord hereby
grants Tenant the amount of $1,360,794 (the “Leasehold Allowance”), to be applied toward Tenant’s obligations under its existing lease of premises from JTL Tycon Towers I Limited Partnership (“JTL Tycon”) at 8000 Towers
Crescent Drive, Vienna, Virginia as amended (collectively, the “JTL ease”), subject to the following terms and conditions: 
  
 (a) Concurrently with its execution of this Lease, (i) Tenant shall exercise the right of early termination granted to it under Section 11 of
the Addendum to the JTL Lease (as amended), and (ii) the $537,422 termination payment that is due to JTL Tycon upon exercise of such termination option shall be furnished by Landlord. 
  
 (b) Concurrently with Tenant’s execution of this Lease, Landlord shall
disburse to Tenant the sum of $372,443 from the Leasehold Allowance. 
  
 (c) The entire balance of the Leasehold Allowance (after payment of the amounts described in Paragraph (a) and Paragraph (b) above), which equals $450,929, shall be disbursed by Landlord to Tenant when Tenant takes occupancy of
the Premises. 
  
 (d) Tenant hereby represents that, to
Tenant’s actual knowledge, no default by Tenant (beyond applicable notice and cure periods) currently exists under the JTL Lease, and that Tenant has not received any written notice from JTL Tycon of any condition which with the passage of time
would constitute a default under the JTL Lease. 
  
 (e) From and
after the date hereof, Tenant shall make all payments due to JTL Tycon pursuant to the terms of the JTL Lease in accordance with the terms of the JTL Lease. 
  
 ARTICLE V 
 INCREASES IN
OPERATING CHARGES 
  
 5.1 Tenant shall pay Tenant’s
proportionate share of the amount by which Operating Charges during each calendar year falling entirely or partly within the Lease Term exceed a base amount (the “Operating Charges Base Amount”) equal to the greater of (i) the
Operating Charges incurred by Landlord during the Operating Charges Base Year and (ii) $274,713.40 (which amount is equal to $6.50 per occupied rentable square foot of office area in the Building, assuming 95% occupancy. For purposes of this
Section, Tenant’s proportionate share shall be that percentage which is equal to a fraction, the numerator of which is the number of square feet of rentable area in the Premises, and the denominator “of which is the number of square feet
of rentable office area in the Building. It is agreed that, as of the date of this Lease, Tenant’s proportionate share is equal to 68.9%. 
  
 5.2 “Operating Charges” shall mean all expenses incurred by Landlord and directly attributable to owning, operating, maintaining 

  

 9 

 
and repairing the Building and/or the Land, including but not limited to: 
  
 (a) Electricity, water, sewer and other utility charges; 
  
 (b) insurance premiums; 
  
 (c) market-rate management fees; 
  
 (d) costs of service and maintenance contracts; 
  
 (e) maintenance and repair expenses which are deducted by Landlord in computing its federal income tax liability; 
  
 (f) amortization, with interest at a rate determined by Landlord to reflect
its cost of funds, based on accounting practices generally accepted for office buildings, for capital expenditures made by Landlord intended or expected to reduce operating expenses or required to comply with Laws (and not as a replacement
necessitated by wear and tear on I the item being replaced); 
  
 (g) Real Estate Taxes; 
  
 (h) charges for janitorial
services; 
  
 (i) assessments or other amounts payable to any
association or associations now or hereafter established under a recorded covenant running with the Land and other parcels of land in the vicinity of the Land to administer, oversee or enforce common covenants affecting the complex or area in which
the Building is located, or to operate, maintain, or repair common or public areas or facilities of the complex or area in which the Building is located, including assessments imposed 
  
 (1) to pay for landscaping and other capital improvements in such common areas or facilities (but not capital improvements
made as part of the initial development of the Reston Town Center Complex), 
  
 (2) to pay for the operation, maintenance and repair of the cultural center planned for said complex or area, 
  
 (3) to pay for any transportation system (excluding transportation improvements made as part of the initial development of the Reston Town Center Complex)
contemplated by any covenants or governmental requirements now or hereafter affecting the Building, and 
  
 (4) to pay for any architectural review board or other administrative expenses; 
  
 (j) any business, professional or occupational license tax payable by Landlord with respect to the Building; 
  
 (k) costs of decorating and landscaping the grounds and the common areas of
the Building; and (1) any sales tax paid by Landlord with respect to goods and services in connection with the foregoing. Operating Charges shall not include: 
  
 (1) payment of principal or interest due under any mortgage or deed of trust; 
  
 (2) depreciation allowance of any type; 
  
 (3) capital improvements costs (other than those described in clause
(f) above), whether principal or interest; 
  
 (4)
compensation paid to officers of Landlord or officers of the management agent or any one else above the level of asset manager; 
  
 (5) the cost of tools, equipment and material used in the initial construction of the Building; 
  
 (6) costs directly resulting from the gross negligence or willful misconduct
of Landlord, its agents, contractors or employees; 
  
 (7) costs
for which Landlord is reimbursed by any insurance; 
  
 (8) costs
for any structural maintenance, replacement or redesign (except as provided in clause (f) above); 
  

 10 

 (9) leasing commissions, legal fees and other expenses incurred by Landlord or his agents in connection
with negotiations or disputes with tenants or prospective tenants (other than with Tenant’s sublessees or assignees) for the ~building; 
  
 (10) costs or expenses associated with the enforcement of any leases (other than with Tenant’s sublessees or assignees) by Landlord; 
  
 (11) costs or fees relating to the defense of Landlord’s title or
interest in the real estate containing the Building or any part thereof; 
  
 (12) costs incurred by Landlord in connection with the initial construction of the Building and related facilities; 
  
 (13) expenses for the correction of defects in Landlord’s initial construction of the Building or project; 
  
 (14) any costs or expenses relating to Landlord’s obligations under any
workletter to construct tenant improvements, including Landlord’s obligations pursuant to Exhibit B; 
  
 (15) costs (including permit, license and inspection fees) incurred in renovating or otherwise improving or decorating space for tenants in the Building;

  
 (16) costs for renovating or improving vacant or unleased
space in the Building (other than common areas); 
  
 (17)
Landlord’s costs of any services sold or provided to tenants for which Landlord is entitled to be reimbursed by such tenants under the lease with such tenants; 
  
 (18) expenses in connection with services or other benefits of a type which are not made available to Tenant but which are
provided to another tenant or occupant; 
  
 (19) costs incurred
due to violation by Landlord or any tenant of the terms and conditions of any lease; 
  
 (20) any expense for Landlord’s advertising and promotional program for the Building; 
  
 (21) renovation of the Building made necessary by the exercise of eminent domain; and 
  
 (22) any cost incurred to Landlord or an affiliate of Landlord for the provision of any goods or services. to the extent
such cost exceeds the cost than prevailing in transactions between unrelated parties. 
  
 5.3 “Real Estate Taxes” shall mean: (a) all real estate taxes, including general and special assessments, if any, which are imposed upon Landlord or assessed against the Building and/or the Land;
(b) any other present or future taxes or governmental charges that are imposed upon Landlord or assessed against the Building or the Land which are in the nature of or in substitution for real estate taxes, including any tax levied on or
measured by the rents payable by tenants of the Building; and (c) reasonable expenses (including reasonable attorneys’ fees) incurred in reviewing or seeking a reduction of real estate taxes. Real Estate Taxes shall not include any tax
upon Landlord’s net income or profits. In the event any Real Estate Taxes are payable in installments over time, then Landlord shall elect (or shall be deemed for purposes hereof to have elected) to pay such taxes over the maximum permissible
number of installments. Any interest or fee charged by the taxing authority as a condition to Landlord’s right to pay such taxes in installments shall be included in Real Estate Taxes. Landlord shall pay all Real Estate Taxes by the date due,
and shall, upon Tenant’s written request, furnish Tenant with evidence of such payment. Real Estate Taxes shall not include any interest or penalties incurred by 

  

 11 

 
Landlord by reason of Landlord’s failure to pay in a timely manner any Real Estate Taxes. 
  
 5.4 If the average occupancy rate for the Building during any calendar year (including, without limitation, the Operating
Charges Base Year) is less than ninety-five percent (95%), or if any tenant is separately paying for electricity, janitorial or other services furnished to its premises which would otherwise be included in Operating Charges, then Operating Charges
for such calendar year shall be deemed to include all additional expenses, as reasonably estimated by Landlord, which would have been incurred during such calendar year if such average occupancy rate had been ninety-five percent (95%) and if
Landlord paid for such electricity, janitorial and other services furnished to such premises. For example, if the average occupancy rate for the Building during a calendar year is eighty percent (80%), and if the janitorial contractor charges are
$1.00 per square foot of occupied rentable area per year, and if the Building contains one hundred thousand (100,000) square feet of rentable area, then it would be reasonable for Landlord to estimate that if the Building had been ninety-five
percent (95%) occupied during such year, then janitorial charges for such year would have been ninety-five thousand dollars ($95,000). 
  
 5.5 If any amounts comprising Operating Charges are incurred not just with respect to the Building, but also with respect to one or more other buildings
or areas, then Landlord shall reasonably allocate such amounts between the Building and such other buildings or areas. Any Operating Charges or Real Estate Taxes incurred with respect to the Land shall be reasonably allocated among the Building and
other buildings hereafter to be constructed on the Land. Prior to the construction of such other Buildings, only that portion of such Operating Charges and Real Estate Taxes that is allocable to the Building and to the portion of the Land that is
associated with the Building shall be included among the expenses comprehended by this Article V. To the extent that any of such expenses are allocated among the buildings situated on the Land under the terms of any declaration of covenants
affecting such buildings, the allocation formula used in such declaration shall be reasonably determined and then also be used for purposes of this Section 5.5. Similarly, if any amounts comprising Operating Charges are incurred not just with
respect to the office area of the Building, but also with respect to the retail area of the Building, then Landlord shall reasonably allocate such amounts between the office and retail areas of the Building. Such allocation shall be made on a fair
and equitable basis, based on the usage of or benefits received from the service, utility or item in question. All utilities furnished to retail tenants shall be separately metered, and retail tenants shall pay for the removal of trash from their
premises. The allocation of any amounts reasonably determined by Landlord pursuant to this Section shall be binding on Tenant. 
  
 5.6 At the beginning of each calendar year that begins during the Lease Term, Landlord may submit a statement setting forth the amount by which Operating
Charges that Landlord reasonably expects to be incurred during each calendar year exceed the Operating Charges Base Amount, and Tenant’s proportionate share of such excess. Tenant shall pay to Landlord on the first day of each month after
receipt of such statement, until Tenant’s receipt of any succeeding statement, an amount equal to one twelfth (1/12) of such share. 
  
 5.7 Within approximately one hundred twenty (120) days after the end of each calendar year, Landlord shall submit a statement showing
(a) Tenant’s proportionate share of the amount by which Operating Charges incurred during the preceding calendar year exceeded the operating Charges Base Amount, and (b) the aggregate amount of Tenant’s estimated 

  

 12 

 
payments during such year. If such statement indicates that the aggregate amount of such estimated payments exceeds Tenant’s actual liability, then
Tenant shall deduct the net overpayment from its next estimated payment(s) pursuant to this Article, or, at Tenant’s option, shall receive a refund of such amount. If such statement indicates that Tenant’s actual liability exceeds the
aggregate amount of such estimated payments, then Tenant shall pay the amount of such excess. 
  
 5.8 Landlord’s failure or delay in rendering any particular statement or statements contemplated by this Article shall not prejudice Landlord’s right thereafter to render such statement or statements.

  
 5.9 If the Lease Term expires on a day other than the last day
of a calendar year, then Tenant’s liability for Operating Charges incurred during such year shall be proportionately reduced. 
  
 5.10 Landlord agrees to retain the books and records substantiating the Operating Charges incurred in each calendar year for a period of at least three
(3) years. Tenant shall have the right, during business hours and upon reasonable prior notice, from time to time to inspect Landlord’s books and records relating to Operating Charges, and/or to have such books and records audited at
Tenant’s expense by a certified public accountant mutually designated by Landlord and Tenant, except that any audit that discloses a discrepancy of more than three percent (3%) in the annual Operating Charges and/or Real Estate Taxes shall
be at Landlord’s expense. Any discrepancy shall be promptly corrected by a payment of any shortfall to Landlord by Tenant within thirty (30) days after the applicable audit, or by a credit against the next payment(s1 of rent hereunder or
(at Tenant’s election) a refund of the overpaid amount within thirty (30) days, as may be applicable. In the event Tenant does not contest a statement of Operating Charges within one hundred twenty (120) days after it is rendered,
such statement shall become binding and conclusive, except that any such statement which is shown to contain deliberate misrepresentations shall not be binding and conclusive until three (3) years after it is rendered. 
  
 ARTICLE VI 
 USE OF PREMISES 
  
 6.1 Tenant shall use the Premises solely for general office purposes (including but not limited to, technical education classrooms) and for such other
ancillary purposes as are permitted by law and consistent with the first-class nature of the Building. Tenant shall not use the Premises for any unlawful purpose or in any manner that will or is likely to (a) constitute waste, nuisance or
unreasonable annoyance to Landlord or any tenant of the Building, (b) violate the terms of the occupancy or use permit covering the Premises, (c) impair or interfere with any base building systems or facilities, (d) adversely affect
the character, appearance or reputation of the Building, or (e) increase the number of parking spaces required for the Building. Tenant shall comply with all present and future laws, ordinances, regulations and orders (collectively,
“Laws”) concerning the use, occupancy and condition of the Premises and all machinery, equipment and furnishings therein. Notwithstanding the foregoing, Tenant shall not be responsible for compliance with any Laws that apply to office
premises in Fairfax County, Virginia generally if the requirement for compliance with the same does not arise from Tenant’s particular use or design of the Premises, as distinguished from general office use. Landlord shall obtain the original
use or occupancy permit for the Premises. Use of the Premises is subject to all covenants, conditions and restrictions now or hereafter of record. Landlord represents that the zoning regulations applicable to the Building and 

  

 13 

 
any covenants, conditions or restrictions appertaining to the Building permit the use of the Premises for the uses contemplated hereunder. 
  
 6.2 Tenant shall pay before delinquency any business, rent or other tax or
fee that is now or hereafter assessed or imposed upon Tenant’s use or occupancy of the Premises, the conduct of Tenant’s business in the Premises or Tenant’s equipment, fixtures, furnishings, inventory or personal property. If any
such tax or fee is enacted or altered so that such tax or fee is imposed upon Landlord or so that Landlord is responsible for collection or payment thereof, then Tenant shall pay the amount of such tax or fee promptly to Landlord upon demand.

  
 6.3 Tenant shall not generate, use, store or dispose of any
Hazardous Materials in or about the Building. “Hazardous Materials” shall mean: (a) “hazardous wastes,” as defined by the Resource Conservation and Recovery Act of 1976, as amended from time to time; (b) “hazardous
substances,” as defined by the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended from time to time; (c) “toxic substances,” as defined by the Toxic Substances Control Act, as amended from
time to time; (dl “hazardous materials,” as defined by the Hazardous Materials Transportation Act, as amended from time to time; (e) oil or other petroleum products; and (f) any substance which under any Federal or state law or
regulation now or hereafter in effect is identified as being hazardous to health or the environment. Notwithstanding the foregoing, Tenant may use and store within the Premises reasonable quantities of customary office and cleaning supplies.

  
 ARTICLE VII 
 ASSIGNMENT AND SUBLETTING 
  
 7.1 Tenant shall not assign this Lease or any of Tenant’s rights or obligations hereunder, or sublet or permit anyone to occupy the Premises or any
part thereof, without Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed, provided Landlord reasonably determines that the proposed assignee or subtenant (i) is of a type and quality consistent
with a first-class office building, and (ii) has the financial capacity to undertake and perform the obligations of the sublease or of this Lease. No assignment or transfer of this Lease may be effected by operation of law or otherwise without
Landlord’s prior written consent as provided above. Any assignment, subletting or occupancy, Landlord’s consent thereto or Landlord’s collection or acceptance of rent from any assignee, subtenant or occupant shall not be construed as
a waiver or release of Tenant from liability hereunder. 
  
 Any
assignment, subletting or occupancy, Landlord’s consent thereto or Landlord’s collection or acceptance of rent from any assignee, subtenant or occupant shall not be construed as relieving Tenant or any 1 assignee, subtenant or occupant
from the obligation of obtaining Landlord’s prior written consent to any subsequent assignment, subletting or occupancy. Tenant assigns to Landlord any sum due from any assignee, subtenant or occupant of Tenant as security for Tenant’s
performance of its obligations pursuant to this Lease. Following an Event of Default, Tenant authorizes each such assignee, subtenant or occupant to pay such sum directly to Landlord if such 

  

 14 

 
assignee, subtenant or occupant receives written notice from Landlord specifying that such rent shall be paid directly to Landlord. Landlord’s
collection of such rent shall not be construed as an acceptance of such assignee, subtenant or occupant as a tenant. 
  
 All restrictions and obligations imposed pursuant to this Lease on Tenant shall be deemed to extend to any subtenant, assignee or occupant of Tenant, and
Tenant shall cause such persons to comply with all such restrictions and obligations. If the Lease Term or Tenant’s right of possession shall terminate prior to the stated expiration of the Lease Term, then, at Landlord’s option in its
sole and absolute discretion, Landlord may (but shall not be required to) succeed to the rights of Tenant under any or all subleases or assignments entered into by Tenant. Tenant shall not mortgage, pledge or encumber this Lease without
Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed. For all purposes of this Lease, the term “sublet” or “subletting” shall include any assignment of Tenant’s rights with
respect to the relevant portion of the Premises. 
  
 7.2 If Tenant
is a partnership, then any dissolution of Tenant or a withdrawal or change, whether voluntary, involuntary or by operation of law, of partners owning a controlling interest in Tenant shall be deemed an assignment of this Lease subject to this
Article. Subject to Section 7.5 below, if Tenant is a corporation, then any dissolution, merger, consolidation or other reorganization of Tenant, or any sale or transfer of a controlling interest of its capital stock, other than a sale or
transfer undertaken in the context of tenant becoming a publicly-held corporation listed on a national stock exchange or trading in the over-the-counter market, shall be deemed an assignment of this Lease subject to this Article. If any assignment
is deemed to have occurred pursuant to this Section, the assignee shall be deemed to be paying fair market rent for purposes of determining the excess rent referred to in Section 7.4 below. 
  
 7.3 In order to request the consent of Landlord to an assignment, sublease or
other transfer (other than to a Permitted Transferee) of all or part of the Premises or this Lease pursuant to this Article, Tenant shall give Landlord written notice (“Tenant’s Request Notice”) of the identity of the proposed
assignee or subtenant and its business, all terms of the proposed assignment or subletting, the commencement date of the proposed assignment or subletting (the “Proposed Sublease Commencement Date”) and the area proposed to be assigned or
sublet (the “Proposed Sublet Space”). Tenant shall also transmit therewith the most recent financial statement or other evidence of financial responsibility of such assignee or subtenant, a certification executed by Tenant and such
proposed assignee or subtenant stating whether (and to what extent) any premium or other consideration is being paid for the proposed assignment or sublease, and all other information requested by Landlord concerning such proposed assignee or
subtenant. 
  
 7.4 If, pursuant to the agreements or
understandings effecting or relating to any sublease, assignment or other transfer (whether by operation of law or otherwise), the subtenant, assignee or other transferee is to pay any amount in excess of the sum of (i) the rent and other
charges due under this Lease, and (ii) the reasonable costs incurred by Tenant in obtaining the assignment or sublease (including legal fees, brokerage commissions, advertising costs and tenant concessions), then, whether such excess be in the
form of an increased rental, lump sum payment, payment for the sale or lease of fixtures or other leasehold improvements or any other form (and if the applicable space does not constitute the entire Premises, the existence of such excess shall be
determined on a pro rata basis), Tenant shall pay to 

  

 15 

 
Landlord any such excess upon such terms as shall be specified I by Landlord and in no event later than ten (10) days after Tenant receives (or is
deemed to have received) such excess. Landlord shall have the right to inspect Tenant’s books and records relating to any sublease, assignment or other transfer. Any sublease, assignment or other transfer shall be effected on forms reasonably
approved by Landlord. 
  
 7.5 Notwithstanding the foregoing
provisions of this Article VII, Tenant shall have the right, upon prior written notice to Landlord, but without Landlord’s consent, to assign this Lease, or to sublet all or any part of the Premises, to (a) any entity resulting from a
merger or consolidation with Learning Tree International, Inc. or (b) any corporation succeeding to all the business and assets of Learning Tree International, Inc., provided that the net worth of the surviving or successor entity is at least
equal to the net worth of Tenant as of the date of execution of this Lease, and provided that the net worth of such surviving or successor entity is at least equal to the net worth of Tenant immediately prior to such merger, consolidation or
transfer. Notwithstanding the foregoing provisions of this Article VII, Tenant shall have the right, upon prior written notice to Landlord, but without Landlord’s consent, to assign this Lease, or to sublet all or any part of the Premises, to
any affiliates of Tenant. An Affiliate of Tenant is any entity that controls, is controlled by, or is under common control with Tenant. Any entity to which this Lease is assigned or to which the Premises are sublet pursuant to the terms of this
Section 7.5 shall be referred to in this Lease as a “Permitted Transferee.” Sections 7.2, 7.3, and 7.4 shall not apply to any assignment or subletting undertaken pursuant to this Section 7.5. 
  
 ARTICLE VIII 
 MAINTENANCE AND REPAIRS 
  
 8.1 Tenant shall keep and maintain the Premises and all fixtures and equipment located therein in clean, safe and sanitary condition, shall take good care
thereof and make all repairs thereto, shall suffer no waste or injury thereto, and at the expiration or earlier termination of the Lease Term, shall surrender the Premises in the same order and condition in which they were on the Lease Commencement
Date, ordinary wear and tear and insured casualty excepted. Except as otherwise provided in Article XVII, all injury, breakage and damage to the Premises and to any other part of the Building or the Land caused by any act or omission of any invitee,
agent, employee, subtenant, assignee, contractor, client, family member, licensee, customer or guest of Tenant (collectively “Invitees”) or Tenant, shall be repaired by and at Tenant’s expense, except that, if Tenant fails to make
such repair within a reasonable time following Landlord’s demand therefor, Landlord shall have the right at Landlord’s option to make any such repair and to charge Tenant for all costs and expenses incurred in connection therewith. In an
emergency, Landlord may make such repair without any prior demand upon Tenant. Landlord shall, at Landlord’s expense, repair any damage caused by the negligence or misconduct of Landlord, its agents or employees. Landlord shall provide and
install replacement tubes for building standard fluorescent light fixtures and all other conventional light bulbs and tubes for the Premises at Tenant’s expense (which expense shall not be included in Operating Charges pursuant to Article V).

  
 8.2 Landlord shall keep and maintain in good order and repair
appropriate for a first-class office building the base-building structure and systems, including the roof, exterior walls, elevators, electrical, plumbing and HVAC systems, and the parking areas, landscaping, ground floor lobby and other common
areas and facilities of 

  

 16 

 
the Building. In addition, Landlord shall maintain and repair Tenant’s private bathrooms within the Premises and the uninterrupted power source
described in Paragraph 3(b) of Exhibit B. 
  
 ARTICLE IX

 ALTERATIONS 
  
 9.1 The original improvement of the Premises shall be accomplished by Landlord in accordance with Exhibit B. Landlord is under no obligation to make any
alterations, decorations, additions, improvements or other changes (collectively “Alterations”) in or to the Premises except as set forth in Exhibit B or otherwise expressly provided in this Lease. 
  
 9.2 Tenant shall not make or permit anyone to make any Alteration in or to
the Premises or the Building without Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed with respect to proposed Alterations that are not visible from the exterior of the Premises, do not affect the
Building’s structure, and do not impair the Building’s mechanical, electrical, plumbing or HVAC systems. Any Alteration made by Tenant shall be subject to the preceding sentence and shall be made: (a) in a good, workmanlike,
first-class and prompt manner; (b) using new materials only; (c) by a contractor and in accordance with plans and specifications and procedures reasonably approved in writing by Landlord; (d) in accordance with legal requirements and
requirements of any insurance company insuring the Building; (el after obtaining any required consent of any Mortgagee; and (f) after obtaining a workmen’s compensation insurance policy reasonably approved in writing by Landlord and any
other insurance reasonably required by Landlord (provided, however, that this requirement shall be satisfied if such insurance is carried by the contractor performing the work). Upon completion of the Alteration, Tenant shall deliver to Landlord
written, unconditional waivers of mechanics’ and materialmen’s liens against the Premises and the Building from all contractors, subcontractors, laborers and material suppliers for all work and materials in connection with such Alteration.
If any lien (or a petition to establish a lien) is filed in connection with any Alteration, then such lien (or petition) shall be discharged by Tenant at Tenant’s expense within twenty (20) days thereafter by the payment thereof or filing
of a bond acceptable to Landlord. Landlord’s consent to the making of an Alteration shall be deemed not to constitute Landlord’s consent to subject its interest in the Premises or the Building to liens which may be filed in connection
therewith. Tenant shall hire Landlord (or its designee) to perform any structural Alteration, provided that the charge to Tenant therefor is reasonable. Notwithstanding anything to the contrary contained in this Article IX, Tenant shall have the
right from time to time and at any time, without Landlord’s consent, to perform the following work within the Premises: (i) paint and install wall coverings, (ii) install and remove office furniture, (iii) relocate existing
electrical outlets, (iv) install and remove workstations, (v) install and remove Tenant’s equipment and perform cable pulls in connection therewith (provided no work within the walls or above the ceiling tiles is performed in
connection with such installation and removal), and (vi) install and remove carpeting and other floor coverings. If appropriate in view of the nature and scope of the Alterations, Tenant shall furnish Landlord 

  

 17 

 
with an updated set of “as-built” drawings reflecting any alterations made by Tenant. 
  
 9.3 If any Alteration for which Landlord’s consent is required is made without Landlord’s prior written consent,
then Landlord shall have the right at Tenant’s expense to remove and correct such Alteration and restore the Premises and the Building to their condition immediately prior thereto or to require Tenant to do the same. All Alterations to the
Premises or the Building made by either party shall immediately become Landlord’s property and shall remain upon and be surrendered with the Premises at the expiration or earlier termination of the Lease Term; provided, however, that Tenant
shall have the right to remove, prior to the expiration or earlier termination of the Lease Term, all of Tenant’s trade fixtures, movable furniture, furnishings and equipment (collectively, “Tenant’s Removables”); and except that
Tenant shall be required to remove all Alterations to the Premises or the Building which Landlord designates in writing for removal at the time Landlord approves installation of such Alteration. Movable furniture, furnishings and equipment shall be
deemed to exclude any item which would normally be removed from the Premises with the assistance of any tool or machinery other than a dolly. Landlord shall have the right to repair at Tenant’s expense all damage to the Premises or the Building
caused by such removal or to require Tenant to do the same. If any such furniture, furnishing or equipment is not removed by Tenant prior to the expiration or earlier termination of the Lease Term, then the same shall become Landlord’s property
and shall be surrendered with the Premises as a part thereof; provided, however, that Landlord shall have the right to remove from the Premises at Tenant’s expense such furniture, furnishing or equipment and any Alteration which Landlord
designated in writing for removal as set forth above. 
  
 ARTICLE X 
 SIGNS 
  
 10.1 Landlord will list Tenant’s name in the Building directory, if any, and provide building standard signage on or
near the primary suite entry door. Tenant shall have the right to affix a sign displaying Tenant’s trade name to the exterior of the Building, on the east and west elevations facing Discovery Street and Library Street, upon the following terms
and conditions: 
  
 (a) Landlord shall obtain, at
Tenant’s expense, the initial permit required with respect to such sign, provided that Tenant’s specifications for the sign conform to all government and quasi-governmental requirements; 
  
 (b) the location of such sign shall be mutually agreed upon
by Landlord and Tenant; 
  
 (c) the size,
materials, color, design and other aspects of such sign shall be acceptable to Landlord in its reasonable judgment; and 
  
 (d) Landlord shall have the right to remove such sign at the expiration or earlier termination of the Lease Term at Tenant’s expense.

  
 Landlord hereby agrees to grant Tenant an allowance in the
amount of $10,000 to be applied toward the cost of Tenant’s exterior sign. If the cost of Tenant’s exterior sign is less than $10,000, the unused portion of such allowance shall be paid to Tenant within thirty (30) days after the
Lease Commencement Date. Tenant shall not paint, affix or otherwise display on any part of the exterior or interior of the Building any other sign, advertisement or notice, other than signs in the interior of the Premises that are not visible from
the exterior of the Premises. If any such item that has not been approved by Landlord is so displayed, then Landlord shall have the right to remove such item at 

  

 18 

 
Tenant’s expense or to require Tenant to do the same. Landlord hereby agrees not to grant exterior signage rights to any other office tenant in the
Building, except for the right given to A-Point, Inc:, in its lease dated August 20, 1990, to post a Western Union sign on the Building. The rights granted to Tenant under this Section 10.1 shall also inure to the benefit of any Permitted
Transferee (as defined in Section 7.5 above). 
  
 ARTICLE XI 
 SECURITY DEPOSIT 
 [Intentionally Omitted] 
  
 ARTICLE XII 
 HOLDING OVER 
  
 12.1 Tenant acknowledges that it is extremely important that Landlord have
substantial advance notice of the date on which Tenant will vacate the Premises, because Landlord will (a) require an extensive period to locate a replacement tenant, and (b) plan its entire leasing and renovation program for the Building
in reliance on its lease expiration dates. Tenant also acknowledges that if Tenant fails to surrender the Premises at the expiration or earlier termination of the Lease Term, then it will be conclusively presumed that the value to Tenant of
remaining in possession, and the loss that will be suffered by Landlord as a result thereof, far exceed the Base Rent and additional rent that would have been payable had the Lease Term continued during such holdover period. 
  
 Therefore, unless Landlord (in its discretion) consents to Tenant’s
continued occupancy of the Premises, in which event such tenancy shall be on such terms and conditions as may be mutually agreed to by Landlord and Tenant, if Tenant does not immediately surrender the Premises upon the expiration or earlier
termination of the Lease Term, then the rent shall be increased to equal the greater of (1) fair market rent for the Premises, or (2) double the Base Rent, additional rent and other sums that would have been payable pursuant to the
provisions of this Lease if the Lease Term had continued during such holdover period. Such rent shall be computed on a monthly basis and shall be payable on the first day of such holdover period and the first day of each calendar month thereafter
during such holdover period until the Premises have been vacated. 
  
 Landlord’s acceptance of such rent shall not in any manner adversely affect Landlord’s other rights and remedies, including Landlord’s right to evict Tenant and to recover damages. 
  
 ARTICLE XIII 
 INSURANCE 
  
 13.1 Tenant shall not conduct any activity or place any item in or about the Building which may increase the cost of any insurance on the Building. If any
increase in the cost of such insurance is due to any such activity or item, then (whether or not Landlord has consented to such activity or item) Tenant shall pay the amount of such increase. The 

  

 19 

 
statement of any insurance company or insurance rating organization (or other organization exercising similar functions in connection with the prevention of
fires or the correction of hazardous conditions) that such an increase is due to any such activity or item shall be conclusive evidence thereof. 
  
 13.2 Tenant shall maintain throughout the Lease Term, with a company licensed to do business in the Commonwealth of Virginia, approved by Landlord and
having a rating equal to or exceeding A:XI in Best’s Insurance Guide: (a) broad form comprehensive general liability insurance (written on an occurrence basis and including contractual liability coverage insuring the obligations assumed by
Tenant pursuant to Section 15.2 and an endorsement for personal injury); and (b) all-risk property insurance. Such liability insurance shall be in minimum amounts typically carried by prudent tenants engaged in similar operations, but in
no event shall be in an amount less than two million dollars ($2,000,000) combined single limit for bodily injury or death to any one person or number of persons, and two million dollars ($2,000,000) general aggregate for property damage. Such
property insurance shall be in an amount not less than that required to replace all Above-Standard Work, all Alterations and all other contents of the Premises, excluding the Building Standard Tenant Work. All liability insurance shall name
Landlord, any Mortgagee and any invitee of Landlord or Landlord’s managing agent as additional insureds. All property insurance shall contain an endorsement that such insurance shall remain in full force and effect notwithstanding that the
insured may have waived its claims against any person prior to the occurrence of a loss, and provide that the insurer waives all right of recovery by way of subrogation against Landlord, its partners, agents and employees. 
  
 Notwithstanding any other provision of this Lease, Tenant hereby waives any
claims it may hereafter have against Landlord on account of any damage for which Tenant is covered by insurance required hereunder or under any other insurance actually carried by Tenant. All of Tenant’s insurance shall contain an endorsement
prohibiting cancellation, failure to renew, reduction in amount of insurance or change of coverage (1) as to the interests of Landlord, any Mortgagee or any Invitee of Landlord or Landlord’s managing agent by reason of any act or omission
of Tenant, and (2) without the insurer’s giving Landlord thirty (30) days’ prior written notice of such action. Landlord reserves the right from time to time to require Tenant to obtain higher minimum amounts of insurance. Tenant
shall deliver a certificate of insurance and receipts evidencing payment of the premium for all required insurance policies to Landlord on or before the Lease Commencement Date and at least annually thereafter, no less than thirty (30) days
prior to the earliest expiration date set forth on such certificate. 
  
 13.3 Throughout the Lease Term, (i) Landlord shall carry comprehensive general liability insurance in at least such amounts as may be required from time to time by the holder of any Mortgage encumbering the Building, and
(ii) Landlord shall insure the Building against loss due to fire and other casualties included in standard extended coverage insurance policies, with an agreed amount endorsement and replacement cost coverage, exclusive of architectural and
engineering fees, excavations, footings and foundations. Landlord’s property insurance shall contain an endorsement that such insurance shall remain in full force and effect notwithstanding that the insured may have waived its claims against
any person prior to the occurrence of a loss. Notwithstanding any other provision of this Lease, Landlord 

  

 20 

 
hereby waives any claims it may hereafter have against Tenant on account of any damage for which Landlord is covered by insurance required hereunder or under
any other insurance actually carried by Landlord. 
  
 ARTICLE
XIV 
 SERVICES AND UTILITIES 
  
 14.1 Landlord shall furnish to the Premises air-conditioning and heating during the seasons they are required in accordance with the specifications
attached hereto as Exhibit F. Landlord shall provide: janitorial service on Monday through Friday only (excluding legal public holidays celebrated-’by the Executive Departments of the Federal Government) in accordance with the specifications
attached hereto as Exhibit G; electricity; water; elevator service; and exterior window-cleaning service. 
  
 The normal hours of operation of the Building will be 8:00 a.m. to 6:00 p.m. on Monday through Friday (except such holidays) and 9:00 a.m. to 12:00 p.m.
on Saturday (except such holidays) and such additional hours, if any, as Landlord determines, If Tenant requires air-conditioning or heat beyond the normal hours of operation, then Landlord will furnish the same, provided Tenant gives Landlord
sufficient advance notice of such requirement. Tenant shall pay for such extra service in accordance with Landlord’s then-current schedule. Notwithstanding the preceding sentence, the parties agree that the cost of such extra service during the
first Lease Year shall not exceed $35.68 per hour per floor during the cooling season and $38.87 per hour per floor during the heating season, and shall be based upon the actual cost of electricity and Landlord’s reasonable estimate of the
incremental wear and tear upon the WAC equipment and the increased servicing expenses relating to such equipment resulting from such extra service. In no event, however, shall Landlord’s charge for depreciation and management or administrative
services in connection with after-hours HVAC usage exceed fifteen percent (15%) of the other costs associated with the provision of such service. In the event that more than one tenant in the Building requests after-hours W A C service for a
particular period, then the cost of furnishing such service shall be equitably prorated among all the tenants requesting such service. Upon reasonable prior written notice, Tenant shall be entitled to have access to Landlord’s books and records
relating to the cost of furnishing after-hours HVAC service and any proration of charges pursuant to the immediately-preceding sentence. The base-building HVAC system shall function within the Premises at a noise level not in excess of 45 decibels.

  
 14.2 If any interruption of utilities or services shall
continue for more than four (4) consecutive business days and shall render any portion of the Premises unusable for the normal conduct of Tenant’s business, and if Tenant does not in fact use or occupy such portion of the Premises, then
all Base Rent and additional rent payable hereunder with respect to such portion of the Premises shall be abated retroactively to the first (1st) business day of such interruption and such abatement shall continue until full use of such portion
of the Premises is restored to Tenant. 
  
 14.3 Landlord agrees to
provide an access control system for the Building that will afford Tenant access to the Premises and to the Building garage twenty-four (24) hours per day every day of the year. 

  

 21 

 
Elevators shall have floor-by-floor lockout capability. Tenant shall have the right to install its own security system for its Premises with Landlord’s
approval, provided that no structural alteration of the Building is required. 
  

 22 

 ARTICLE XV 
 LIABILITY OF LANDLORD 
  
 15.1 Landlord, its employees and agents shall not be liable to Tenant, any Invitee or any other person or entity for any damage (including indirect and consequential damage), injury, loss or claim (including claims for the interruption of
or loss to business) based on or arising out of any cause whatsoever (except as otherwise provided in this Section), including without limitation the following: repair to any portion of the Premises or the Building; interruption in the use of the
Premises or any equipment therein; any accident or damage resulting from any use or operation (by Landlord, Tenant or any other person or entity) of elevators or heating, cooling, electrical, sewerage or plumbing equipment or apparatus; termination
of this Lease by reason of damage to the Premises or the Building; fire, robbery, theft, vandalism, mysterious disappearance or any other casualty; actions of any other tenant of the Building or of any other person or entity; failure or inability to
furnish any service or utility specified in this Lease; and leakage in any part of the Premises or the Building from water, rain, ice or snow that may leak into, or flow from, any part of the Premises or the Building, or from drains, pipes or
plumbing fixtures in the Premises or the Building. 
  
 If any
condition exists that may be the basis of a claim of constructive eviction, then Tenant shall give Landlord written notice thereof and a reasonable opportunity to correct such condition, and in the interim Tenant shall not claim that it has been
constructively evicted or is entitled to a rent abatement. Any property placed by Tenant or Invitees in or about the Premises or the Building shall be at the sole risk of Tenant, and Landlord shall not in any manner be responsible therefor.

  
 If any employee of Landlord receives any package or article
delivered for Tenant, then such employee shall be acting as Tenant’s agent for such purpose and not as Landlord’s agent. For purposes of this Article, the term “Building” shall be deemed to include the Land. Notwithstanding the
foregoing provisions of this Section, Landlord shall not be released from liability to Tenant for any physical injury to any natural person and/or damage to property caused by Landlord’s negligence or willful misconduct to the extent such
injury is not covered by insurance (a) carried by Tenant or such person, or (b) required by this Lease to be carried by Tenant. 
  
 15.2 (a) Except to the extent such damage results from the negligence or willful misconduct of Landlord, its agents or employees, Tenant shall reimburse
Landlord for, and shall indemnify, defend upon request and hold Landlord, its employees and agents harmless from and against, all costs, damages, claims, liabilities, expenses (including reasonable attorneys’ fees), losses and court costs
suffered by or claimed against Landlord, directly or indirectly, based on or arising out of, in whole or in part: (i) use and occupancy of the Premises or the business conducted therein; (ii) any wrongful or negligent act or omission of
Tenant or any Invitee: (iii) any breach of Tenant’s obligations under this Lease, including failure to surrender the Premises upon the expiration or earlier termination of the Lease Term: (iv) any entry by Tenant or any Invitee upon
the Land prior to the Lease Commencement Date: or (v) the breach of any representation or warranty made by Tenant in this Lease. 
  
 (b) Except to the extent such damage results from the negligence or willful misconduct of Tenant, its agents or employees, Landlord shall
indemnify and hold Tenant, its employees and agents 

  

 23 

 
harmless from and against all costs, damages, claims, liabilities and expenses (including reasonable attorneys’ fees) suffered by or claimed against
Tenant, directly or indirectly, based on or arising out of Landlord’s operation, management or control of the common and public areas of the Building. 
  
 15.3 If any landlord hereunder transfers the Building or such landlord’s interest therein, then such landlord shall not be liable for any obligation
or liability based on or arising out of any event or condition occurring after such transfer. Within fifteen (15) days after request, Tenant shall attorn to such transferee and execute, acknowledge and deliver any document in form reasonably
acceptable to Tenant submitted to Tenant confirming such attornment. 
  
 15.4 Tenant shall not have the right to offset or deduct the amount allegedly owed to Tenant pursuant to any claim against Landlord from any rent or other sum payable to Landlord. Tenant’s sole remedy for recovering upon such claim
shall be to institute an independent action against Landlord. 
  
 15.5 If Tenant or any Invitee is awarded a money judgment against Landlord, then recourse for satisfaction of such judgment shall be limited to execution against Landlord’s estate and interest in the Building. No other asset of
Landlord, any partner, director or officer of Landlord (collectively “Officer”) or any other person or entity shall be available to satisfy or subject to such judgment, nor shall any Officer or other person or entity have personal
liability for satisfaction of any claim or judgment against Landlord or any Officer. 
  
 ARTICLE XVI 
 RULES 
  
 16.1 Tenant and Invitees shall observe the rules specified in Exhibit D. Tenant and Invitees shall also observe any other
rule that Landlord may promulgate for the operation or maintenance of the Building; provided that notice thereof is given and such rule is reasonable and is not inconsistent with the provisions of this Lease. Landlord shall have no duty to enforce
such rules or any provision of any other lease against any other tenant; provided that Landlord shall not enforce the rules against Tenant in a way that discriminates unfairly against Tenant. 
  
 ARTICLE XVII 
 DAMAGE TO BUILDING 
  
 17.1 If the Premises or the Building are totally or partially damaged by fire or other casualty, and (a) Landlord’s insurance is insufficient to
pay the full cost of the repair and restoration to be performed by Landlord, (b) any Mortgagee fails or refuses to make such insurance proceeds available for such repair and restoration, (c) zoning or other applicable Laws do not permit
such repair and restoration, (dl the cost of repair and restoration exceeds twenty-five percent (25%) of the replacement value of the Building, or (e) in Landlord’s reasonable judgment (based on consultation with design and
construction professionals) the period needed for effecting a satisfactory settlement with any insurance company involved, removing debris, preparing plans, obtaining all required governmental permits and other approvals and completing such repair
and restoration will 

  

 24 

 
exceed two hundred seventy (270) days after the occurrence of such damage, then Landlord shall have the right, at its sole option, to terminate this
Lease by giving written notice of termination within forty-five (45) days after the occurrence of such damage, or, if later, within ten (10) days after Landlord last receives notice of the existence of any of the circumstances in clauses
(a) through (e) above. Landlord shall have no liability to Tenant in the event Landlord’s estimate of the time frame for the circumstances in clause (e) above proves inaccurate. If the Premises are totally or partially damaged by
fire or other casualty that renders the Premises totally or partially inaccessible or unusable, and the conditions in clause (e) above exist with respect to the Premises, then Landlord shall so notify Tenant and Tenant shall have the right, at
Tenant’s option, to terminate this Lease by giving written notice of termination within forty-five (45) days after the occurrence of such damage, or, if earlier, within ten (10) days after Landlord notifies Tenant that Landlord
intends to proceed with repair and restoration as required by this Article. In the event a fire or casualty occurs during the last twelve (12) months within the Lease Term, and Landlord determines that the damage will take more than thirty
(30) days to repair or restore, either party shall have the right to terminate this Lease by written notice delivered to the other party within ten (10) days after Landlord notifies Tenant of such determination. If this Lease is terminated
pursuant to this Article, then rent shall be apportioned (based on the portion of the Premises which is usable after such damage) and paid to the date of termination. 
  
 17.2 If this Lease is not terminated as a result of such damage, then, after collecting the insurance proceeds attributable
to such damage, Landlord shall diligently repair and restore the Premises to substantially the same condition they were in prior to such damage; provided, however, that Landlord shall not be required to repair or restore any Alteration previously
made by Tenant or any of Tenant’s trade fixtures, furnishings, equipment or personal property. Landlord shall bear the expenses of such repair and restoration of the Premises and the Building; provided, however, that if such damage or
destruction was caused by the act or omission of Tenant or any Invitee, then Tenant shall pay the amount by which such expenses exceed the insurance proceeds, if any, actually received by Landlord on account of such damage. If this Lease is not
terminated as a result of such damage, then until such repair and restoration of the Premises are substantially complete, Tenant shall be required to pay the Base Rent and additional rent only for the portion of the Premises that is usable while
such repair and restoration are being made; provided, however, that: (1) if such damage was caused by the act or omission of Tenant or any Invitee, then Tenant shall not be entitled to any such rent reduction; and (2) if a delay in the
substantial completion of such repair and restoration shall occur as a result of any cause of the kind described in Exhibit B as a Tenant Delay, including any failure by Tenant to provide Landlord with any information required for preparation of
plans and specifications for such repair or restoration within fifteen (15) business days of Landlord’s request or any delay by Tenant in giving authorizations, approvals or substitutions necessary for completion of the repair or
restoration, then Tenant shall not be entitled to any rent reduction for any period in excess of the period which would be necessary regardless of the aforementioned delays to restore the Premises to Building Standard condition. 
  

 25 

 ARTICLE XVIII 
 CONDEMNATION 
  
 18.1 If one-third or more of the area of the Premises or occupancy of one-third or more of the area of the Premises shall be taken or condemned by any governmental or quasi-governmental authority for any public or quasi-public use or
purpose or sold under threat of such a taking or condemnation (collectively, “Condemned” or “Condemnation”), then this Lease shall terminate on the date title vests in such authority and rent shall be apportioned as of such date.
If less than one-third of-the Premises or occupancy thereof is Condemned, then Landlord shall restore the portion of the Premises not Condemned to a complete architectural unit and this Lease shall continue in full force and effect as to the part of
the Premises not Condemned, except that as of the date title vests in such authority Tenant shall not be required to pay the Base Rent and additional rent with respect to the part of the Premises Condemned. If there is a Condemnation of the Land or
the Building for which the award, damages and other compensation can reasonably be expected to exceed twenty-five percent (25%) of the replacement value of the Land or Building, then regardless of whether the Premises are affected, Landlord
shall have the right to terminate this Lease as of the date title vests in such authority by written notice to Tenant within forty-five (45) days of the date title vests in such authority. Notwithstanding anything in this Section 18.1 to
the contrary, in the event (i) less than one-third of the Premises is Condemned but Tenant reasonably determines that it is unable to continue the operation of its business in the remaining Portion of the Premises, or (ii) more than
one-third of the parking areas available to the Reston Town Center complex is Condemned and Landlord fails to make reasonable substitute parking facilities available, then Tenant shall have the right to terminate this Lease by written notice to
Landlord within thirty (30) days after title vests in the condemning authority. 
  
 18.2 All awards, damages and other compensation paid by such authority on account of such condemnation shall belong to Landlord, and Tenant assigns to Landlord all rights to such awards, damages and compensation.
Tenant shall not make any claim against Landlord or the authority for any portion of such award, damages or compensation attributable to damage to the Premises, value of the unexpired portion of the Lease Term, loss of profits or goodwill, permanent
leasehold improvements installed at Landlord’s expense or severance damages. Nothing contained herein, however, shall prevent Tenant from pursuing a separate claim against the authority for the value of Tenant’s Removables (as defined in
Section 9.3 above) and for relocation expenses, as to which items Landlord shall make no claim; provided that such claim shall in no way diminish the amounts payable to Landlord in connection with such condemnation. 
  

 26 

 ARTICLE XIX 
 DEFAULT 
  
 19.1 An
“Event of Default” is: (a) Tenant’s failure to make when due any payment of the Base Rent or the monthly installments of additional rent pursuant to Section 5.6 on or before the date such payment is due, provided that there
shall exist no Event of Default unless Tenant shall have been given written notice of such failure and shall not have made the payment within five (5) business days following the giving of such notice; (b) Tenant’s failure to perform
or observe any material covenant or condition, if such failure is not susceptible to cure; (c) Tenant’s failure to perform or observe any covenant or condition that is susceptible to cure, if such failure continues for thirty
(30) days after written notice thereof from Landlord, provided that, if such violation or failure is susceptible to cure but is not capable of being cured within such thirty (30) day period, there shall exist no Event of Default provided
Tenant promptly commences to cure such violation or failure and diligently pursues such cure to completion and actually completes such cure within one hundred twenty (120) days from the date of Landlord’s notice; (dl Tenant’s failure,
for a period in excess of thirty (30) days to occupy (or cause an assignee or subtenant to occupy) continuously the Premises; (el an Event of Bankruptcy as specified in Article XX; or (f) Tenant’s dissolution or liquidation.

  
 19.2 This Lease is entered into on the express condition that,
if there shall be an Event of Default, including an Event of Default prior to the Lease Commencement Date, then the provisions of this Section shall apply. Landlord shall have the right, at its sole option, to terminate this Lease. In addition, with
or without terminating this Lease, Landlord may, upon undertaking appropriate legal process, re-enter, terminate Tenant’s right of possession and take possession of the Premises. The provisions of this Article shall operate as a notice to quit,
any other notice to quit or of Landlord’s intention to re-enter the Premises being expressly waived. If Landlord elects to terminate this Lease and/or elects to terminate Tenant’s right of possession, then everything in this Lease to be
done by Landlord shall cease, without prejudice, however, to Tenant’s liability for all rent and other sums accrued through the later of termination or Landlord’s recovery of possession. Landlord may relet the Premises or any part thereof,
alone or together with other premises, for such term(s) (which may extend beyond the date on which the Lease Term would have expired but for Tenant’s default) and on such terms and conditions (which may include concessions or free rent and
alterations of the Premises) as Landlord, in its sole discretion, may determine, but Landlord shall not be liable for, nor shall Tenant’s obligations be diminished by reason of, Landlord’s failure to relet the Premises or collect any rent
due upon such reletting. Whether or not this Lease is terminated, Tenant nevertheless shall remain liable for the Base Rent, additional rent or damages which may be due or sustained prior to such default, all costs, fees and expenses (including
without limitation reasonable attorneys’ fees, brokerage fees and expenses incurred in placing the Premises in first-class rentable condition) incurred by Landlord in pursuit of its remedies and in renting the Premises to others from time to
time. Tenant shall also be liable for additional damages which at Landlord’s election shall be either Monthly Damages or Present Value Damages. “Monthly Damages” shall be an amount equal to the Base Rent and 

  

 27 

 
additional rent which would have become due during the remainder of the Lease Term, less the amount of rental, if any, which Landlord receives during such
period from others to whom the Premises may be rented (other than any additional rent payable as a result of any failure of such other person to perform any of its obligations), which damages shall be computed and payable in monthly installments, in
advance, on the first day of each calendar month following Tenant’s default and continuing until the date on which the Lease Term would have expired but for Tenant’s default; provided, however, that if at the time of any reletting of the
Premises there exists other space in the Building available for leasing, then the Premises shall be deemed the last space rented, even though the Premises may be relet prior to the date such other space is leased. Separate suits may be brought to
collect any such Monthly Damages for any month(s), and such suits shall not in any manner prejudice Landlord’s right to collect any such damages for any subsequent month(s), or Landlord may defer any such suit until after the expiration of the
Lease Term, in which event such suit shall be deemed not to have accrued until the expiration of the Lease Term. “Present Value Damages” shall be an amount equal to the present value (as of the date of Tenant’s default) of the
difference between (i) the Base Rent and additional rent which would have become due through the date on which the Lease Term would have expired but for Tenant’s default and (ii) the fair market rental value (as reasonably determined
by Landlord) of the Premises for the same period, which damages shall be payable to Landlord in a lump sum on demand. For purpose of this Section, present value shall be computed by discounting at a rate equal to one (1) whole percentage point
above the discount rate then in effect at the Federal Reserve Bank nearest to the Building. Tenant waives any right of redemption, re-entry or restoration of the operation of this Lease under any present or future law, including any such right which
Tenant would otherwise have if Tenant shall be dispossessed for any cause. 
  
 19.3 Landlord shall have the right to terminate any renewal or expansion right contained in this Lease, and to grant or withhold any consent or approval pursuant to this Lease in its sole and absolute discretion, if
an Event of Default has occurred and is continuing on the date such renewal or expansion right is exercised or such consent or approval sought. To the extent of Landlord’s damages, Landlord shall have no obligation to refund to Tenant or to
credit to Tenant against any other amounts or installments coming due to Landlord hereunder any amount otherwise owed or creditable by Landlord to Tenant pursuant to the terms of this Lease if (a) Tenant is in default hereunder but an Event of
Default has not occurred, unless such default is cured prior to the expiration of any applicable grace period or (b) an Event of Default has occurred and is continuing. The provisions of this Section shall apply notwithstanding anything to the
contrary in this Lease, and whether or not this Lease and/or Tenant’s right of possession is terminated as a result of Tenant’s default. 
  
 19.4 Landlord’s rights and remedies set forth in this Lease are cumulative and in addition to Landlord’s other rights and remedies at law or in
equity, including those available as a result of any anticipatory breach of this Lease. Landlord’s exercise of any such right or remedy shall not prevent the concurrent or subsequent exercise of any other right or remedy. Landlord’s delay
or failure to exercise or enforce any of Landlord’s rights or remedies or Tenant’s obligations shall not constitute a waiver of any such rights, remedies or obligations. Landlord shall not be deemed to have waived any default unless such
waiver expressly is set forth in an instrument signed by 

  

 28 

 
Landlord. Any such waiver shall not be construed as a waiver of any covenant or condition except as to the specific circumstances described in such waiver.
Neither Tenant’s payment of an amount less than a sum due nor Tenant’s endorsement or statement on any check or letter accompanying such payment shall be deemed an accord and satisfaction. Notwithstanding any request or designation by
Tenant, Landlord may apply any payment received from Tenant to any payment then due. Landlord may accept the same without prejudice to Landlord’s right to recover the balance of such sum or to pursue other remedies. Re-entry and acceptance of
keys shall not be considered an acceptance of a surrender of this Lease. 
  
 19.5 If more than one natural person and/or entity shall constitute Tenant, then the liability of each such person or entity shall be joint and several. If Tenant is a general partnership or other entity the partners
or members of which are subject to personal liability, then the liability of each such partner or member shall be joint and several. If Tenant is a partnership, without limiting any other proper means for service of process upon Tenant or its
partners, Tenant represents and warrants to Landlord that each General Partner has irrevocably appointed the person to whom notices to Tenant under this Lease are to be addressed as its agent for service of process in all matters relating to this
Lease. Tenant represents and warrants to Landlord that neither Tenant, nor any Guarantor, nor any General Partner, is entitled, directly or indirectly, to diplomatic or sovereign immunity. 
  
 19.6 If Tenant fails to make any payment to any third party or to do any act
herein required to be made or done by Tenant, then Landlord may, but shall not be required to, make such payment or do such act. Landlord’s taking such action shall not be considered a cure of such failure by Tenant or prevent Landlord from
pursuing any remedy it is otherwise entitled to in connection with such failure. If Landlord elects to make suck payment or do such act, then all expenses incurred, plus interest thereon at the Default Rate from the date incurred to the date of
payment thereof by Tenant, shall constitute additional rent. The “Default Rate” shall equal the rate per annum which is three (3) whole percentage points above the prime rate published from time to time in the Money Rates section of
the Wall Street Journal, or such replacement rate as Landlord may designate if said prime rate is not available. 
  
 19.7 If Tenant fails to make any payment of the Base Rent, additional rent or any other sum payable to Landlord within five (5) business days after
the date such payment is due and payable (without regard to any grace period specified in Section 19.1), then Tenant shall pay a late charge of five percent (5%) of the amount of such payment. In addition, such payment and such late charge
shall bear interest at the Default Rate from the sixth (6th) business day after the date such payment was due to the date of payment. 
  
 ARTICLE XX 
 BANKRUPTCY

  
 20.1 An “Event of Bankruptcy” is: the
occurrence, with respect to Tenant, of any of the following: (a) Tenant’s becoming insolvent, as that term is defined in Title 11 of the United States Code (the “Bankruptcy Code”), or under the insolvency laws of any state (the
Insolvency Laws”); (b) appointment of a receiver or custodian for any property of Tenant, or the institution of a foreclosure or attachment action upon any property of Tenant; (c) filing of a voluntary petition by Tenant under
the provisions of the Bankruptcy Code or Insolvency Laws; (d) filing of an involuntary petition against Tenant as the 

  

 29 

 
subject debtor under the Bankruptcy Code or Insolvency Laws, which either (1) is not dismissed within sixty (60) days after filing, or
(2) results in the issuance of an order for relief against the debtor; or (e) Tenant’s making or consenting to an assignment for the benefit of creditors or a composition of creditors. 
  
 20.2 Upon occurrence of an Event of Bankruptcy, Landlord shall have all
rights and remedies available pursuant to Article XIX; provided, however, that while a case (the “Case”) in which Tenant is the subject debtor under the Bankruptcy Code is pending, Landlord’s right to terminate this Lease shall be
subject, to the extent required by the Bankruptcy Code, to any rights of Tenant or its trustee in bankruptcy (collectively, “Trustee”) to assume or assign this Lease pursuant to the Bankruptcy Code. Trustee shall not have the right to
assume or assign this Lease unless Trustee promptly: (a) cures all defaults under this Lease; (b) compensates Landlord for damages incurred as a result of such defaults; (c) provides adequate assurance of future performance on the
part of Tenant or Tenant’s assignee; (d) complies with the other requirements of this Article; and (el complies with all other requirements of the Bankruptcy Code. If Trustee fails to assume or assign this Lease in accordance with the
requirements of the Bankruptcy Code within sixty (60) days after entry of an order for relief then Trustee shall be deemed to have rejected this Lease. Adequate assurance of future performance shall require that the following minimum criteria
be met: (1) Tenant’s gross receipts in the ordinary course of business during the thirty (30) days preceding the Case must be greater than ten (10) times the next monthly installment of the Base Rent and additional rent;
(2) both the average and median of Tenant’s monthly gross receipts in the ordinary course of business during the seven (7) months preceding the Case must be greater than ten (10) times the next monthly installment of the Base
Rent and additional rent; (3) Trustee must pay its estimated pro-rata share of the cost of all services performed or provided by Landlord (whether directly or through agents or contractors and whether or not previously included as part of the
Base Rent) in advance of the performance or provision of such services; (4) Trustee must agree that Tenant’s business shall be conducted in a first-class manner, and that no liquidating sale, auction or other non-first-class business
operation shall be conducted in the Premises; (5) Trustee must agree that the use of the premises as stated in this Lease shall remain unchanged and that no prohibited use shall be permitted; (6) Trustee must agree that the assumption or
assignment of this Lease shall not violate or affect the rights of other tenants in the Building and the complex or area in which the Building is located; (7) Trustee must pay at the time the next monthly installment of the Base Rent is due, in
addition to such installment, an amount equal to the monthly installments of the Base Rent and additional rent due for the next six (6) months thereafter, such amount to be held as a security deposit; (8) Trustee must agree to pay, at any
time Landlord draws on such security deposit, the amount necessary to restore such security deposit to its original amount; and (9) all assurances of future performance specified in the Bankruptcy Code must be provided, If Trustee shall propose
to assume and assign this Lease to any person who shall have made a bona fide offer to accept an assignment of this Lease on terms acceptable to Trustee, then notice of such proposed assignment shall be given to Landlord by Trustee no later than
twenty (20) days after receipt by Trustee of such offer, but in any event no later than ten (10) days prior to the date that Trustee shall make application to the court of competent jurisdiction for 

  

 30 

 
approval to assume this Lease and enter into such assignment, and Landlord shall thereupon have the option, to be exercised by notice to Trustee given at any
time prior to the date of such application, to accept an assignment of this Lease upon the same terms and conditions and for the same consideration, if any, as the offer made by such person, less any brokerage commissions which may be payable out of
the consideration to be paid by such person for the assignment of this Lease. 
  
 ARTICLE XXI 
 SUBORDINATION 
  
 21.1 For purposes of this Lease, a “Mortgage” is any of the
following: any mortgage, deed of trust, financing statement or similar security or financing instrument securing any existing or future debt or obligation and encumbering or affecting the Building; any master lease, ground lease or other underlying
lease or sublease under which Landlord is lessee or sub lessee of the Building; and all renewals, extensions, modifications, recastings or refinancings of any such agreement or instrument. A “Mortgagee” is the holder or other party secured
by, or lessor under, any Mortgage. Provided the applicable Mortgagee delivers to Tenant a nondisturbance agreement on such Mortgagee’s commercially reasonable standard form (and in recordable form) agreeing that such Mortgagee or any purchaser
in a foreclosure sale shall recognize and be bound by the terms of this Lease upon a foreclosure (as long as no Event of Default exists hereunder), this Lease shall be subject and subordinate to the lien, provisions, operation and effect of all
Mortgages hereafter encumbering the Building or the Land. The provisions of this Article shall be effective without any further document signed by Tenant; however, in confirmation of the provisions of this Article, Tenant shall at Landlord’s
reasonable request promptly execute any requisite or appropriate documents. 
  
 21.2 The holder of any Mortgage to which this Lease is subordinate shall have the right (subject to any required approval of the holder of any superior mortgage) at any time to declare this Lease to be superior to the
lien, provisions, operation and effect of such Mortgage, but such superiority shall not limit the ability of any Mortgagee to exercise the rights granted in its Mortgage, including but not limited to the right to direct the application of insurance
or condemnation proceeds. Such election by a Mortgagee may be made in its Mortgage, in an advertisement of a foreclosure sale, or in a separate document executed before, or within a reasonable time after, a foreclosure. Tenant waives the provisions
of any statute or rule of law now or hereafter in effect which may give or purport to give Tenant any right to terminate or otherwise adversely affect this Lease or Tenant’s obligations in the event any foreclosure is prosecuted or completed or
in the event the Land, the Building or Landlord’s interest therein is sold at a foreclosure. At the request of any purchaser in foreclosure or other successor to any Mortgagee, provided such purchaser or successor recognizes this Lease and
agrees to perform the obligations of Landlord thereafter arising hereunder, Tenant shall attorn to such purchaser or successor and shall recognize such purchaser or successor as the landlord under this Lease. Upon such attornment such purchaser or
successor shall not be: (1) bound by any payment of the Base Rent or 

  

 31 

 
additional rent more than one (1) month in advance; (2) bound by any amendment of this Lease made without the written consent of the Mortgagee
under each Mortgage existing as of the date of such amendment; (3) liable for any breach, act or omission of any prior landlord; (4) subject to any offsets, defenses or counterclaims which Tenant might have against any prior landlord;
(5) obligated to perform any work for Tenant or the Premises; or (6) liable for the return of any security deposit not actually received by such purchaser or successor. For all purposes of this Lease, the term “foreclosure” shall
include a sale under a power of sale. 
  
 21.3 If any lender or
prospective lender providing financing secured by the Building requires as a condition of such financing that modifications to this Lease be obtained, and provided that such modifications (a) are reasonable, (b) do not adversely affect
Tenant’s use of the Premises as herein permitted, and (c) do not increase the rent and other sums to be paid by Tenant, then Landlord may submit to Tenant an amendment to this Lease incorporating such modifications. Such amendment shall be
in form reasonably acceptable to Tenant. Tenant shall execute, acknowledge and deliver such amendment to Landlord within twenty (20) days after receipt. 
  
 ARTICLE XXII 
 QUIET
ENJOYMENT 
  
 22.1 Landlord covenants that if Tenant shall
perform timely all of its obligations, then, subject to the provisions of this Lease, Tenant shall during the Lease Term peaceably and quietly occupy and enjoy possession of the Premises without hindrance by Landlord or anyone rightfully claiming
through Landlord. 
  
 22.2 Landlord reserves the right to:
(a) change the street address and name of the Building or the complex or area in which the Building is located; (b) change the arrangement and location of entrances, passageways, doors, doorways, corridors, elevators, stairs, toilets or
other public parts of the Building, provided Tenant’s use of and access to the Premises is not materially adversely affected thereby; (c) erect, use and maintain pipes and conduits in and through the Premises, provided Tenant’s use of
and access to the Premises is not materially adversely affected thereby; (d) grant to anyone the exclusive right to conduct any particular business in the Building not inconsistent with the permitted use of the Premises; (e) use or lease
exclusively the roof areas, the sidewalks and other exterior areas, provided Tenant’s use of and access to the Premises is not materially adversely affected thereby; (f) re-subdivide the Land or to combine the Land with other lands;
(g) construct improvements (including kiosks) on the Land and in the public and common areas of the Building; (h) relocate any parking area designated for Tenant’s use, provided Landlord makes comparable alternative parking areas that
comply with applicable zoning requirements available for Tenant’s use and provided Landlord complies with the provisions of Section 2.2 hereof; and (i) install and display signs, advertisements and notices on any part of the exterior
or interior of the Building (except as provided in Section 10.1 above). Exercise of any such right shall not be considered a constructive eviction or a disturbance of Tenant’s business or occupancy. 
  

 32 

 22.3 Without limiting the generality of the preceding Section, Tenant’s rights under this Lease
shall extend only to the surfaces facing the interior of the space identified in Article I as the Premises, and not to any other areas, including but not limited to: (a) exterior walls (except as provided in Section 10.1 above);
(b) the space above the hung ceiling; (c) the space below the underside of the Premises; (dl the Land; (e) the roof of the Building; and (f) the common or public areas of the Building (except for ingress and egress purposes
expressly permitted by this Lease). 
  
 22.4 In the event Landlord
fails to cure (or promptly commence and diligently pursue the cure of) any failure by Landlord to comply with any of Landlord’s obligations under this Lease within a reasonable period after Tenant furnishes Landlord with written notice of such
failure, then Tenant shall have the right to perform such obligation on Landlord’s account and to recover from Landlord the amount expended by Tenant in performing such obligation; provided, however, that (i) Tenant shall not have the
right to offset any sums against the Base Rent and additional rent due under this Lease, and (ii) Tenant shall in no event take any action hereunder affecting the base-building mechanical, electrical, plumbing or HVAC systems. 
  
 ARTICLE XXIII 
 GENERAL PROVISIONS 
  
 23.1 Tenant acknowledges that neither Landlord nor any broker, agent or employee of Landlord has made any representation or promise with respect to the
premises or the Building except as expressly set forth herein, and no right is being acquired by Tenant except as expressly set forth herein. This Lease contains the entire agreement of the parties and supersedes all prior agreements, negotiations,
letters of intent, proposals, representations, warranties and discussions between the parties. This Lease may be changed in any manner only by an instrument signed by both parties. 
  
 23.2 Nothing contained in this Lease shall be construed as creating any relationship between Landlord and Tenant other than
that of landlord and tenant. 
  
 23.3 Landlord and Tenant each
warrants that in connection with this Lease it has not employed or dealt with any broker, agent or finder other than the Broker(s). Each party shall indemnify and hold the other harmless from and against any claim for brokerage or other commissions
asserted by any other broker, agent or finder employed by the indemnifying party or with whom the indemnifying party has dealt. Landlord shall pay any commission or fee due to the Broker(s) pursuant to the terms of a separate written agreement
between Landlord and the Broker(s). 
  
 23.4 From time to time
upon fifteen (15) days’ prior written notice, Tenant shall execute, acknowledge and deliver to Landlord and any designee of Landlord a written statement in form reasonably acceptable to Tenant certifying: (a) that this Lease is
unmodified and in full force and effect (or that this Lease is in full force and effect as modified and stating the modifications); (b) the amount of Base Rent and additional rent and the dates to which rent and any other charges have been
paid; (c) that Landlord is not in default in the performance of any obligation (or specifying the nature of any default); (d) the address to which notices are to be sent; (e) the Lease Commencement Date and date of expiration of the
Lease Term; (f) that Tenant has accepted the Premises and all work thereto has been completed (or specifying the incomplete work); and (g) such other matters as Landlord may reasonably request. Within fifteen (15) days 

  

 33 

 
following Tenant’s request, Landlord shall execute and deliver to Tenant a comparable certificate. From time to time, upon thirty (30) days’
prior written notice, Tenant shall deliver to Landlord the most recently available financial statements of Tenant, each Guarantor (if any) then guarantying any portion of Tenant’s obligations under this Lease, and each General Partner (if any),
together with such additional information regarding the financial or other condition of such persons as Landlord may reasonably request. Tenant represents and warrants to Landlord that all written financial statements and information previously or
in the future delivered to Landlord by Tenant regarding Tenant, any Guarantor and any General Partner shall, to the best of Tenant’s knowledge, be complete in all material respects and in accordance with generally accepted accounting
principles. Tenant represents and warrants to Landlord that there has been no material adverse change in Tenant’s financial condition from that depicted in the financial statements previously delivered to Landlord by Tenant. Any material breach
of the representations and warranties contained in the two (2) immediately preceding sentences shall constitute an Event of Default under this Lease. Any written statements delivered by Tenant pursuant to this Section may be relied upon by any
owner of the Building or the Land, any prospective purchaser of the Building or the Land, any lender or prospective lender, or any other person or entity. Tenant acknowledges that time is of the essence to the delivery of such statements.

  
 23.5 Landlord, Tenant, Guarantors and General Partners waive
trial by jury in any action, claim or counterclaim brought in connection with any matter arising out of or in any way connected with this Lease, the landlord-tenant relationship, Tenant’s use or occupancy of the Premises or any claim of injury
or damage. Tenant consents to service of process and any pleading relating to any such action at the Premises; provided, however, that nothing herein shall be construed as requiring such service at the Premises. Landlord, Tenant, all Guarantors and
all General Partners waive any objection to the venue of any action filed in any court situated in the jurisdiction in which the Building is located and waive any right to transfer any such action filed in any such court to any other court.

  
 23.6 All notices or other required communications shall be in
writing and shall be deemed duly given when delivered in person (with receipt therefor), or one (1) business day after it is sent by Federal Express or another overnight courier or two (2) business days after it is sent by certified or
registered mail, return receipt requested, postage prepaid, to the following addresses: (a) if to Landlord; at 11911 Freedom Drive, Suite 500, Reston, Virginia 22090, Attn: Senior Development Manager, with a copy to Himmel & Co., the
property manager for the Building, at 11911 Freedom Drive, Suite 500, Reston, Virginia 22090; or (b) if to Tenant, until Tenant has commenced beneficial use of the Premises, to Tenant’s Representative at the address set forth in Exhibit B,
and thereafter, to the Premises, with a copy, both before and after Tenant commences beneficial use of the Premises, to Learning Tree International, Inc., 6053 West Century Blvd., Los Angeles, California 90045-0383, Attn: President; and to
Easton & Schiff, One Century Plaza, Suite 2610, 2029 Century Park East, Los Angeles, California, 90067. Either party may change its address for the giving of notices by notice given in accordance with this Section. If Landlord or any
Mortgagee notifies Tenant that a copy of each notice to Landlord shall be sent to such Mortgagee at a specified address, then Tenant shall send (in the manner specified in this Section and at the same time such notice is sent to Landlord) a copy of
each such notice to 

  

 34 

 
such Mortgagee, and no such notice shall be considered duly sent unless such copy is so sent to such Mortgagee. If Tenant claims that Landlord has breached
any obligation, then Tenant shall send such Mortgagee notice specifying the breach and permit such Mortgagee a reasonable opportunity to cure the breach. 
  
 23.7 Each provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. If any provision or its application to any person
or circumstance shall to any extent be invalid or unenforceable, then such provision shall be deemed to be replaced by the valid and enforceable provision most substantively similar thereto, and the remainder of this Lease and the application of
such provision to other persons or circumstances shall not be affected. 
  
 23.8 This Section sets forth certain rules of construction, which shall apply to this Lease and all agreements and Exhibits supplemental to this Lease, unless the context otherwise requires. Feminine, masculine or neuter pronouns shall be
substituted for those of another form, and the plural or singular shall be substituted for the other number, in any place in which the context may require. The term “person” includes natural persons as well as corporations, partnerships
and other entities. The terms “include,” “such as” and the like shall be construed as if followed by the phrase “without being limited to.” The terms “herein,” hereunder” and the like shall refer to this
Lease as a whole, not to any particular Section or other part, unless expressly so stated. The term “tenant” shall include any and all occupants of the Building. The terms “consent,” “approval” and the like shall mean
prior written consent and approval. References to days, months or years shall refer to calendar days (i.e. Sunday, Monday, etc.), calendar months (i.e. January, February, March, etc.), or calendar years (i.e. 1990, 1991, etc.) unless expressly so
stated. The terms “business day,” “work day” and the like shall mean any day other than Saturday, Sunday or a day observed by the Executive Departments of the Federal Government as a legal holiday. The terms “Landlord”
and “Tenant” shall include the agents and employees of Landlord and Tenant, respectively, acting within the scope of their agency or employment. 
  
 23.9 The provisions of this Lease shall be binding upon and inure to the benefit of the parties and their respective representatives, successors and
assigns, subject to the provisions herein restricting assignment or subletting. No other person shall have any rights hereunder or be deemed a third-party beneficiary of this Lease. 
  
 23.10 Tenant shall permit Landlord and its designees to enter the Premises, without charge therefor and without diminution
of the rent payable by Tenant, to inspect and (during the last twelve months within the Lease Term) exhibit the Premises and make such alterations and repairs as Landlord may deem necessary. Except in an emergency, Landlord shall give Tenant
reasonable prior notice (which need not be in writing) of any entry pursuant to this Section. Any such entry shall, if practicable, occur during business hours. In connection with any entry pursuant to this Section, Landlord shall minimize any
interference with the conduct of Tenant’s business in the Premises. 
  
 23.11 This Lease shall be governed by the laws of the Commonwealth of Virginia. 
  
 23.12 Headings and any table of contents or index are used for convenience and shall not be considered when construing this Lease. 
  
 23.13 The submission to Tenant of an unsigned copy of this document,
including drafts and correspondence submitted to Tenant by any person on Landlord’s behalf, shall not constitute an offer or option to lease. This Lease shall become effective and binding only upon execution and delivery by both Landlord and
Tenant. 
  
 23.14 Time is of the essence with respect to each
provision of this Lease. 
  
 23.15 This Lease may be executed in
multiple counterparts, each of which is deemed an original and all of which constitute one and the 

  

 35 

 
same document. Neither this Lease nor a memorandum thereof shall be recorded. 
  
 23.16 If either party to this Lease brings an action to enforce the terms hereof or declare rights hereunder, the prevailing
party in any such action shall be entitled to recover its reasonable attorneys’ fees and costs from the losing party. 
  
 23.17 Landlord reserves the right to make reasonable changes to the plans and specifications for the Building without Tenant’s consent, provided such
changes do not alter the character of the Building as a first-class office building or materially interfere with Tenant’s beneficial use of or access to the Premises. 
  
 23.18 The rentable area of the Building and the Premises shall be determined by the Building Architect in accordance with
the Method for Measuring Floor Area in Office Buildings attached hereto as Exhibit E. In the event the Building Architect determines that any square footage shown in Article I varies by more than two percent (2%) from the correct square
footage, the Base Rent and any other amount based on such square footage shall be appropriately adjusted in an amendment to this Lease prepared by Landlord and executed by Landlord and Tenant. Promptly following the Lease Commencement Date, Landlord
shall furnish to Tenant a certificate from the Building Architect setting forth the rentable area of the Building and the Premises. 
  
 23.19 Except as otherwise provided in this Lease, any additional rent or other sum owed by Tenant to Landlord, and any cost, expense, damage or liability
incurred by Landlord for which Tenant is liable, shall be considered additional rent payable pursuant to this Lease and paid by Tenant no later than twenty (20) days after the date Landlord notifies Tenant of the amount thereof, except as
otherwise provided In this Lease. If Tenant wishes to object to any statement rendered by Landlord, setting forth the amount of any additional rent, Tenant shall give Landlord written notice, specifying in reasonable detail the grounds for
Tenant’s objection, within twenty (20) days after the statement is rendered to Tenant: provided that such objection shall not entitle Tenant to reduce or delay paying any additional rent. Tenant shall be deemed to have waived any such
objection if Tenant does not give Landlord the written notice of objection as and when described above. 
  
 23.20 Tenant’s and Landlord’s liabilities existing as of the expiration or earlier termination of the Lease Term shall survive such expiration
or earlier termination. 
  
 23.21 If Landlord or Tenant is in any
way delayed or prevented from performing any obligation due to fire, act of God, governmental act or failure to act, labor dispute, inability to procure materials, inability to obtain governmental permits including (without limitation)
Landlord’s inability to obtain a building permit for the Tenant Work being performed pursuant to Exhibit B hereof within five (5) weeks after such permit is applied for (unless such inability is due to the failure of the party claiming
such delay to take any action or to submit documents or information known to be a prerequisite to issuance of such permits), or any cause beyond such party’s reasonable control (whether similar or dissimilar to the foregoing events), then the
time for performance of such obligation shall be excused for the period of such delay or prevention and extended for a period equal to the period of such delay or prevention. 
  
 23.22 The deletion of any printed, typed or other portion of this Lease, or any earlier draft of this Lease, shall not
evidence an intention to contradict such deleted portion. Such deleted portion shall be deemed never to have been inserted in this Lease. 
  
 23.23 The person executing this Lease on Tenant’s behalf warrants that such person is duly authorized to so act. The person executing 

  

 36 

 
this Lease on Landlord’s behalf warrants that such person is duly authorized to so act. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the date first above written. 
  

									
	 WITNESS
	 	 	 	 LANDLORD:

			
	 	 	 	 	RESTON TOWN CENTER PHASE I
ASSOCIATES, a Virginia General
Partnership
				
	 /s/ John G. Sewfoyle, Jr.
	 	 	 	 By:
	 	 /s/ R. R. Newrey

	 	 	 	 	 	 	 Name:
	 	 R. R. Newrey

	 	 	 	 	 	 	 Title:
	 	Chairman of the Board,
Reston Town Center,
Its general partner
	 	 	 	 	 	 	 Date: 12/31/1990

			
	 WITNESS
	 	 	 	 TENANT:

			
	 	 	 	 	 LEARNING TREE INTERNATIONAL, INC.

	 	 	 	 	 A California corporation

				
	 /s/ J. Sowork
	 	 	 	 By: 
	 	 /s/ David C. Collins

	 	 	 	 	 	 	 Name: 
	 	 Dr. D. C. Collins

	 	 	 	 	 	 	 Title: 
	 	President & CEO
	 	 	 	 	 	 	 Date: 
	 	12/27/1990

  

 37 

 FIRST AMENDMENT TO LEASE 
  
 THIS FIRST Amendment to LEASE (this “Amendment”) is made as of the 2nd day of November, 1992 by and between RESTON TOWN CENTER
PHASE I ASSOCIATES (“Landlord”) and LEARNING GROUP INTERNATIONAL INC. (formerly known as Learning Tree International, Inc.) (”Tenant”) with respect to the following recitals: 
  
 A. Landlord and Tenant are parties to a certain Lease Agreement dated
December 28, 1990 (the “Lease”); whereunder Tenant has leased from Landlord certain premises (the “Original Premises”) in the building situated at 1805 Library Street, Reston, Virginia (the “Building”). 

 
 B. Tenant desires to lease certain additional premises in the Building,
and Landlord is willing to lease such additional premises to Tenant, upon the terms and conditions set forth herein. 
  
 NOW, THEREFORE, in consideration of the premises and other good and adequate consideration, the parties do agree as follows: 
  
 1. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord,
in addition to the Premises initially demised under the Lease, 4,994 square feet of rentable area on 1 the third (3rd) floor of the Building (the “Additional Premises”). The Additional Premises is outlined on Exhibit A attached
hereto. 
  
 2. Landlord shall deliver possession of the Additional
Premises to Tenant upon the substantial completion (as defined in the original lease dated Dec. 28th, 1990) of the
initial improvements depicted in the space plan dated August 18, 1992, prepared by Greenwell-Goetz Architects, P.C. In the course of constructing such improvements, Landlord shall be entitled to relocate to the Additional Premises those items
set forth on Exhibit B attached hereto that are currently installed in the second floor portion of the Original Premises. 
  
 3. The Additional Premises shall be added to the premises as of the date (the “Additional Premises Commencement Date”) of substantial completion
of the initial improvements therein, subject to adjustment on account of any of the factors set forth in Paragraph 4(c) of Exhibit B to the Lease. Effective as of the Additional Premises Commencement Date, the Original premises and the Additional
Premises shall collectively constitute the Premises for all purposes under the Lease. 
  
 4. From and after the Additional Premises commencement Date, Tenant shall pay Base Rent with respect to the Additional Premises at the rate of $17.35 per rentable square foot. Such Base Rent with respect to the
Additional Premises shall be increased upon each anniversary of the Additional premises Commencement Date to equal 102.5% of the Base Rent payable in the immediately-preceding twelve-month period with respect to the Additional Premises. In the event
Tenant exercises its right to renew the Lease for any Renewal Term, Base Rent for the Additional Premises during the Renewal Term shall be determined as part of the Base Rent determination for the Premises as a whole. 
  
 5. From and after the Additional Premises Commencement Date, Tenant shall pay
additional rent with respect to the Additional Premises pursuant to Article V of the Lease, except that, with respect to the Additional premises only, the Operating Charges Base Amount shall be the Operating Charges incurred by Landlord during
calendar year 1992. 
  
 6. From and after the Additional Premises
Commencement Date, Tenant’s parking space allotment shall increase pro rata. 
  
 7. As modified by this Amendment, the Lease continues in full force and effect. 
  

 38 

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

					
	 LANDLORD:

	
	RESTON TOWN CENTER PHASE I
ASSOCIATES, a Virginia general
partnership
	
	By: RESTON TOWN CENTER, INC., a
Delaware Corporation, a general
partner
	 By: 
	 	 /s/
	 	James C. Cleveland
	 Name: 
	 	 	 	James C. Cleveland
	 Title: 
	 	 	 	President
	
	 TENANT:

	
	LEARNING GROUP INTERNATIONAL, INC.
	 By: 
	 	 /s/
	 	Lawrence P. Howorth
	 Name: 
	 	 	 	Lawrence P. Howorth
	 Title: 
	 	 	 	VP Finance/CFO/Sec’y.

  

 39 

 SECOND AMENDMENT TO LEASE 
  
 THIS SECOND AMENDMENT TO LEASE (this “Second Amendment”) is made as of the 21st day of March, 1994 by and between RESTON TOWN CENTER PHASE I ASSOCIATES (“Landlord”) and LEARNING GROUP INTERNATIONAL, INC.
(“Tenant”) with respect to the following recitals: 
  
 A. Landlord and Tenant are parties to a certain Lease Agreement dated December 28, 1990 (the “Lease”) whereunder Tenant has leased from Landlord 30,656 square feet of rentable area on the second (2nd) and third
(3rd) floors of the premises (the “Original Premises”) in the building situated at 1805 Library Street, Reston, Virginia (the “Building”). 
  
 B. Tenant by First Amendment dated November 2, 1992, leased an additional 4,994 square feet of rentable area on the
third (3rd) floor of the Building (the “Additional Premises”). 
  
 C. Tenant desires to lease certain additional premises in the Building, and Landlord is willing to lease such additional premises to Tenant, upon the terms and conditions set forth herein. 
  
 NOW, THEREFORE, in consideration of the premises and other good and adequate
consideration, the parties amend the Lease as follows: 
  
 1.
Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, in addition to the Original Premises and the Additional Premises, 1,900 square feet of rentable area on the third (3rd) floor of the Building (the “Second Additional
Premises”). 
  
 2. Article 1.6 of the Lease is amended in
part to provide that the Premises shall consist of the Original Premises, the Additional Premises and the Second Additional Premises being a total of 37,550 rentable square feet as outlined on Exhibit A of the Lease and A-1 of the First Amendment
and A-2 of this Second Amendment to Lease. 
  
 3. The Term for the
Second Additional Premises shall be seventy five (75) months commencing on February 1, 1994 and expiring at midnight on April 30, 2001. 
  
 4. Tenant shall accept the Second Additional Premises in an “as-is” condition. 
  
 5. From and after the Second Additional Premises Commencement Date, Tenant shall pay Base Rent with respect to the Second
Additional Premises at the rate of $17.35 per rentable square foot. Such Base Rent with respect to the Second Additional Premises shall be increased upon each anniversary of the Second Additional Premises Commencement Date to equal 102.5% of the
Base Rent payable in the immediately preceding twelve-month period with respect to the Second Additional Premises. In the event Tenant exercises its right to renew the Lease for any Renewal Term, Base Rent for the Second Additional Premises during
the Renewal Term shall be determined as part of the Base Rent determination for the premises as a whole. 
  
 6. From and after the Second Additional Premises Commencement Date, Tenant shall pay additional rent with respect to the Second Additional Premises
pursuant to Article V of the Lease; expect that, with respect to the Second Additional Premises only, the Operating Charges Base Amount shall be the Operating Charges incurred by Landlord during calendar year 1992. 
  
 7. From and after the additional Premises Commencement Date, Tenant’s
parking space allocated shall increase prorata. 
  

 40 

 8. Except as modified by this Second Amendment, the Lease and all its terms and conditions shall remain
in full force and effect. 
  
 IN WITNESS WHEREOF, Landlord and
Tenant have executed and delivered this Amendment as of the day and year first above written. 
  

					
	 LANDLORD:

	
	RESTON TOWN CENTER PHASE I
ASSOCIATES, a Virginia general
partnership
	
	 By: RESTON TOWN CENTER, INC., a
 Delaware Corporation, a general
partner

	 By: 
	 	 	 	 
	 Name: 
	 	 	 	 
	 Title: 
	 	 	 	 
	
	 TENANT:

	
	LEARNING GROUP INTERNATIONAL, INC.
	 By: 
	 	 /s/
	 	Lawrence P. Howorth
	 Name: 
	 	 	 	Lawrence P. Howorth
	 Title: 
	 	 	 	VP Finance & CFO

  

 41 

 THIRD AMENDMENT TO LEASE 
  
 THIS THIRD AMENDMENT TO LEASE (this “Third Amendment”) is made as of the 11th day of May, 1994 by and between RESTON TOWN CENTER and LEARNING TREE INTERNATIONAL, INC. (“Tenant”) with respect to the following recitals:

  
 A. Landlord and Tenant are parties to a certain Lease
Agreement dated December 28, 1990 (the “Lease” )whereunder Tenant has leased from Landlord 30,656 square feet of rentable area on the second (2nd) and third (3rd) floors of the Premises (the “Original Premises”) in
the building situated at 1805 Library Street, Reston, Virginia (“the Building”). 
  
 B. Tenant by First Amendment dated November 2, 1992, leased an additional 4,994 square feet of rentable area on the third (3rd) floor Of the Building (the “First Additional Premises”). 

 
 C. Tenant by Second Amendment dated March 21, 1994, leased an
additional 1,900 square feet of rentable area on the third (3rd) floor of the Building (the “Second Additional Premises”). 
  
 D. Tenant desires to lease certain additional premises in the Building, and Landlord is willing to lease such additional premises to Tenant, upon the
terms and conditions set forth herein. 
  
 NOW, THEREFORE, in
consideration of the premises and other good and adequate consideration, the parties amend the Lease as follows: 
  
 1. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, in addition to the Original Premises and the First and Second Additional
Premises, 1651 square feet of rentable area on the third (3rd) floor of the Building, consisting of 370 rentable square feet (Suite 345) and 1,281 rentable square feet (Suite 330), (collectively referred to as the “Third Additional
Premises”). 
  
 2. Article 1.6 of the Lease is amended in
part to provide that the Premises shall consist of the Original Premises, the First Additional Premises, the Second Additional Premises, and the Third Additional Promises being a total of 39,201 rentable square feet as outlined on Exhibit A of the
Lease, A-1 of the First Amendment and A-2 of Second Amendment to Lease and A-3 of this Third Amendment. 
  
 3. The Term for the Third Additional Premises shall be as follows: 370 rentable square feet (suite 345) shall be for seventy-three (73) months
commencing on April 1, 1994 and expiring at midnight on April 30, 2001; and 1,280 rentable square feet (Suite 330) shall be for sixty-seven (67) months on October 1, 1994 and expiring at midnight on April 30, 2001.

  
 Notwithstanding the above, Tenant agrees that the Term
Commencement Date for Suite 330 shall be the earlier of October 1, 1994, or the date the Landlord delivers possession, but not sooner than July 15, 1994. 
  
 4. Tenant shall accept the Third Additional Premises as follows: 370 rentable square feet (Suite 345) in an “as
is” condition: and 1,280 rentable square feet (Suite 330) in “as is” condition, provided, however Landlord will make improvements to this portion of the Premises as mutually agreed with Tenant at Tenant’s sole cost and expense
and Tenant may elect to amortize the cost of such improvements over the remaining term of the Lease at the rate of $.28 for each $1.00 of improvements not to exceed $5.00 per rentable square foot. 
  
 5. From and after the Third Additional Premises Commencement Date, as set
forth in paragraph 3 of this Third Amendment, Tenant shall 

  

 42 

 
pay Base Rent with respect to the Third Additional Premises at the rate of $19.36 per rentable square foot. Such Base Rent with respect to the Third
Additional Premises shall be increased upon each anniversary of the Third Additional Premises Commencement Date to equal 102.52 of the Base Rent payable in the immediately preceding twelve-month period with respect to each of the Third Additional
Premises. In the event Tenant exercises its right to renew the Lease for any Renewal Term, Base Rent for the Third Additional Premises during the Renewal Term shell be determined as part of the Base Rent determination for the Premises as a whole.

  
 6. From and after each of the Third Additional Premises
Commencement Date, as set forth in paragraph 3 of this Third Amendment, Tenant shall pay additional rent with respect to each of the Third Additional Premises pursuant to Article V of the Lease, except that, with respect to the Third Additional
Premises Only, the Operating Charges Base Amount shall be the Operating Charges incurred by Landlord during calendar year 1992. 
  
 7. From and after the additional Premises Commencement Date, Tenant’s parking space allocated shall increase prorata. 
  
 8. Except as modified by this Third Amendment, the Lease and all its terms
and conditions shall remain in full force and effect. 
  
 IN
WITNESS WHEREOF, Landlord and Tenant have executed and delivered this Amendment as of the day and year first above written. 
  

					
	 LANDLORD:

	
	 RESTON TOWN CENTER PHASE I
 ASSOCIATES, a Virginia general
partnership

	
	 By: RESTON TOWN CENTER, INC., a
 Delaware Corporation, a general
partner

	 By: 
	 	 /s/
	 	P. P. Schmercer
	 Name: 
	 	 	 	P. P. Schmercer
	 Title: 
	 	 	 	Exec Vice President
	
	 TENANT:

	
	LEARNING TREE INTERNATIONAL, INC.
			
	 By: 
	 	 /s/
	 	Alan B. Salisbury
	 Name: 
	 	 	 	Alan B. Salisbury
	 Title: 
	 	 	 	President

  

 43 

 FOURTH AMENDMENT TO LEASE 
  
 THIS FOURTH AMENDMENT TO LEASE is made as of the 13th day of January, 1995 by and between RESTON TOWN CENTER PHASE I
ASSOCIATES (“Landlord”) and LEARNING TREE INTERNATIONAL, INC. (“Tenant”) with respect to the following recitals: 
  
 A. Landlord and Tenant are parties to a certain Lease Agreement dated December 28, 1990 (the “Lease”), whereunder Tenant has leased from
Landlord 30,656 square feet of rentable area on the second (2nd) and third (3rd) floors of the premises (the “Original Premises”) in the building situated at 1805 Library Street, Reston, Virginia (the “Building”).

  
 B. Tenant by First Amendment dated November 2, 1992,
leased an additional 4,994 square feet of rentable area on the third (3rd) floor of the Building (the “First Additional Premises”). 
  
 C. Tenant by Second Amendment dated March 21, 1994, leased an additional 1,900 square feet of rentable area on the third (3rd) floor of the
Building (the “Second Additional Premises”). 
  
 D.
Tenant by Third Amendment dated May 11, 1994, leased an additional 1,651 square feet of rentable area on the third (3rd) floor of the Building (the “Third Additional Premises”). 
  
 E. Tenant desires to lease certain additional premises in the Building,
having an entrance at 1820 Discovery Street, and Landlord is willing to lease such additional premises to Tenant, upon the terms and conditions set forth herein. 
  
 NOW, THEREFORE, in consideration of the premises and other good and adequate consideration, the parties amend the Lease as
follows: 
  
 1. Landlord hereby leases to Tenant and Tenant hereby
leases from Landlord, in addition to the Original Premises and the First, Second and Third Premises, 2,400 square feet of rentable area on the third (3rd) floor of the Building, (the “Fourth Additional Premises). 
  
 2. Article 1.6 of the Lease is amended in part to provide that the Premises
shall consist of the Original Premises, the First Additional Premises, the Second Additional Premises, the Third Additional Premises, and the Fourth Additional Premises altogether totaling 41,601 rentable square feet as outlined on Exhibit A
of the Lease, A-1 of the First Amendment, A-2 of the Second Amendment, A-3 of the Third Amendment, and A-4 of this Fourth Amendment to Lease. 
  
 3. The term for the Fourth Additional Premises shall be as follows: The lease commencement date for the Fourth Additional Premises shall be
January 16, 1995 (the “Commencement Date”) and the lease expiration date shall be midnight on April 30, 2001 (the “Expiration Date”), coterminous with the Lease, dated December 28, 1990. 
  
 4. Tenant shall accept the Fourth Additional Premises in “as-is”
condition. 
  
 5. From and after the Fourth Additional Premises
Commencement Date, as set forth in paragraph 3 of this Fourth Amendment, Tenant shall pay Base Rent with respect to the Fourth Additional Premises at the rate of $19.36 per rentable square foot. Such Base Rent with respect to the Fourth Additional
Premises shall be increased upon each anniversary of the Fourth Additional Premises Commencement Date to equal 102.5% of the Base Rent payable in the immediately preceding Twelve (12) month period with respect to the Fourth Additional Premises.
In the event Tenant exercises its right to renew the Lease for any Renewal Term, Base Rent for the Fourth Additional Premises during the Renewal Term shall be determined as part of the Base Rent determination for the Premises as a whole. 

 

 44 

 6. From and after the Fourth Additional Premises Commencement Date, as set forth in paragraph 3 of this
Fourth Amendment, Tenant shall pay additional rent with respect to the Fourth Additional Premises pursuant to Article V of the Lease, except that, with respect to the Fourth Additional Premises only, the Operating Charges Base Amount shall be the
Operating Charges incurred by Landlord during calendar year 1995. 
  
 7. From and after the Fourth Additional Premises Commencement Date, Tenant’s parking space(s) allocated shall increase prorata. 
  
 8. Except as modified by this Fourth Amendment, the Lease and all its terms and conditions shall remain in full force and effect. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed and delivered this
Amendment as of the day and year first above written. 
  

			
	 LANDLORD:

	
	 RESTON TOWN CENTER PHASE I

	 ASSOCIATES, a Virginia general partnership

  

			
	 By: RESTON TOWN CENTER, INC., a

	 Delaware Corporation, a general partner

		
	 By:
	 	 /s/ Sandy Pearson

	 Title:
	 	       Vice President

  

			
	WITNESS:
	
	 

  

			
	 TENANT:

	
	 LEARNING TREE INTERNATIONAL, INC.

		
	 By:
	 	 /s/ Cheryl Eastlund

	 Title:
	 	       VP Controller

  

			
	WITNESS:
	
	 /s/ Mark Drew

  

 45 

 FIFTH AMENDMENT TO LEASE 
  
 This Fifth Amendment to Lease (the “Fifth Amendment”) is made this 9th day of October, 1996, by and between RESTON TOWN CENTER PHASE I ASSOCIATES (“Landlord”), and LEARNING TREE INTERNATIONAL, INC., a California
corporation (“Tenant”). 
  
 WHEREAS, Landlord and Tenant
entered into a Lease Agreement (the “Lease”) dated December 28, 1990 for premises containing approximately 30,656 rentable square feet of space on the second (2nd) and third (3rd) floors (the “Original Premises”),
in the office building known as 1805 Library Street, Reston, Virginia (the “Building” ; and 
  
 WHEREAS, the Lease was amended by that certain First Amendment to Lease dated November 2, 1992, adding 4,994 rentable square feet on the third
(3rd) floor of the Building to the original Premises (“First Addition to the Premises”); and 
  
 WHEREAS, the Lease was further amended by that certain Second Amendment to Lease, dated March 21, 1994, adding 1,900 square feet on the third
(3rd) floor of the Building to the Original Premises and the First Addition to the Premises (“Second Addition to the Premises”); and 
  
 WHEREAS, the Lease was further amended by that certain Third Amendment to Lease, dated May 11, 1994, adding 1,651 square feet on the third
(3rd) floor of the Building to the Original premises, and the First Addition to the Premises and the Second Addition to the Premises (“Third Addition to the Premises”) ; and 
  
 WHEREAS, the Lease was further amended by that certain Fourth Amendment to
Lease, dated January 13, 1995, adding 2,400 square feet on the third (3rd) floor of the Building, having an entrance at 1820 Discovery Street, to the Original Premises, the First Addition to the Premises, the Second Addition to the
premises and the Third Addition to the Premises (“Fourth Addition to the premises”); and 
  
 WHEREAS, Landlord and Tenant wish to amend the Lease to increase further the size of the Original. Premises and the four (4) subsequent additions to
the Original Premises and make other revisions pursuant to the terms and conditions hereinafter set forth 
  
 NOW, THEREFORE, in consideration of the foregoing and other good and valuable consideration, the receipt and sufficiency of which are acknowledged by the
parties, the parties agree as follows: 
  
 1. Lease of
Additional Space. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, in addition to the Original Premises, the First Addition to the Premises, the second Addition to the Premises, the Third Addition to the Premises and the
Fourth Addition to the Premises, 1,250 rentable square feet on the third (3rd) floor of the Building (the “Fifth Addition to the premises”) as cross-hatched on Exhibit A of this Fifth Amendment. 
  
 2. Amended Premises. Article 1.6 of the Lease is amended in part to
provide that the Premises shall consist of the Original Premises, the First Addition to the Premises, the Second Addition to the Premises, the Third Addition to the Premises, the Fourth Addition to 

  

 46 

 
the Premises, and the Fifth Addition to the Premises, altogether totaling 42,851 rentable square feet as outlined on Exhibit A of the Lease, A-1 of the First
Amendment, A-2 of the Second Amendment, A-3 of the Third Amendment, A-4 of the Fourth Amendment and A-5 to this Fifth Amendment. 
  
 3. Term. The term of this Fifth Amendment for the Fifth Addition to the Premises shall be as follows: the lease commencement date for the Fifth
addition to the Premises shall be the date of delivery to Tenant by Landlord (the “Fifth Addition to the Premises Commencement Date”) and the expiration date of this Fifth Amendment shall be midnight on April 30, 2001 (the
“Expiration Date”), coterminous with the Lease, dated December 28, 1990. Landlord shall give the current tenant in the Fifth Addition to the Premises notice to vacate upon execution of this Fifth Amendment. Thereafter, the existing
tenant has up to ninety (90) days from the notice date in which to vacate, after which Landlord shall immediately deliver the Fifth Addition to the Premises to Tenant. 
  
 4. Condition of Premises. Landlord shall deliver, and Tenant shall accept, the Fifth Addition to the Premises in
“as-is” condition. 
  
 5. Base Rent for the Fifth
Addition to the Premises. From and after the Fifth Addition to the Premises Commencement Date, as set forth in paragraph 3 of this Fifth Amendment, Tenant shall pay Base Rent with respect to the Fifth Addition to the Premises at the rate of
$24.00 per rentable square foot. Such Base Rent with respect to the Fifth Addition to the premises shall be increased upon each anniversary of the Fifth Addition to the Premises Commencement Date to equal 102.5% of the Base Rent payable in the
immediately preceding twelve (12) month period with respect to the Fifth Addition to the Premises. In the event Tenant exercises its right to renew the Lease for any Renewal Term, Base Rent for the Fifth Addition to the Premises during the
Renewal Term shall be determined as part of the Base Rent determination for the premises as a whole. 
  
 6. Operating Charges for the Fifth Addition to the Premises. Article V is amended to include the Fifth Addition to the Premises, except that, with
respect to the Fifth Addition to the premises only, the Operating Charges Base Amount shall be the operating Charges incurred by Landlord during calendar year 1996 and, pursuant to Section 5.4 of the Lease, shall be grossed up to reelect a
ninety-five percent (95%) average building occupancy rate. 
  
 7. Parking. Parking for the Fifth Addition to the Premises shall be provided in accordance with Section 2.2 of the Lease. 
  
 8. Defined Terms. Except as otherwise expressly provided herein, all defined terms shall have the same meanings as provided in the Lease.

  
 9. Headings. Headings contained in this Fifth Amendment
are for convenience only and are not substantive to the provisions of this Fifth Amendment. 
  
 10. Lease Terms Ratified. Except as otherwise expressly provided herein, and unless inconsistent with the terms hereof, all of the terms, conditions and covenants of the Lease, as amended by the four
(4) previous amendments to the Lease, are hereby ratified and confirmed. 
  

 47 

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

			
	 LANDLORD:

	
	 RESTON TOWN CENTER PHASE I
 ASSOCIATES

		
	 By:
	 	 /s/ Sandy Pearson

	 Name:
	 	      Sandy Pearson

	 Title:
	 	      Vice President

  

			
	WITNESS/ATTEST:
	
	 /s/ Janet R. Humston

  

			
	 TENANT:

	
	 LEARNING TREE INTERNATIONAL, INC.

		
	 By:
	 	 /s/ Richard Adamson

	 Name:
	 	      Richard Adamson

	 Title:
	 	      EVP/COO

  

			
	WITNESS/ATTEST:
	
	 /s/ James Lerner

  

 48 

 SIXTH AMENDMENT 
  
 THIS SIXTH AMENDMENT (the “Amendment”) is made and entered into as of the 7th day of February, 2000, by and between EOP-RESTON TOWN CENTER, L.L.C., a Delaware limited liability company
(“Landlord”), and LEARNING TREE INTERNATIONAL, INC., a California corporation (“Tenant”). 
  
 WITNESSETH 
  
 A. WHEREAS, Landlord (as successor in interest to Reston Town Center Phase I Associates, a Virginia general partnership) and Tenant are parties to that certain lease dated December 28, 1990, as amended by that certain First Amendment
to Lease dated November 2, 1992, by that certain Second Amendment to Lease dated March 21, 1994, by that certain Third Amendment to Lease dated May 11, 1994, by that certain Fourth Amendment to Lease dated January 13, 1995 and by
that certain Fifth Amendment to Lease dated October 9, 1996 (collectively, the “Lease”) for space currently containing approximately 42,851 rentable square feet (the “Current Premises”) on the 2nd, 3rd, 4th and 5th floors of
the building commonly known as Reston Town Center and the address of which is 1826 Discovery Street, Reston, Virginia 201 90 (the “Building”); and 
  
 B. WHEREAS, Tenant has requested that additional space containing approximately 1,637 rentable square feet on the 3rd floor of the Building shown on Exhibit A hereto (the
“Sixth Amendment Expansion Space”) be added to the Current Premises and that the Lease be appropriately amended and Landlord is willing to do the same on the terms and conditions hereinafter set forth: 
  
 NOW, THEREFORE, in consideration of the mutual covenants and
agreements herein contained and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows: 
  
 I. Expansion and Effective Date. Effective as of the Sixth Amendment Expansion Effective Date (as hereinafter defined) the Premises,
as defined in the Lease, is increased from 42,851 rentable square feet on the 2nd, 3rd, 4th and 5th floors to 44,488 rentable square feet on the 2nd, 3rd, 4th and 5th floors by the addition of the Sixth Amendment Expansion Space, and from and after
the Sixth Amendment Expansion Effective Date, the Current Premises and the Sixth Amendment Expansion Space, collectively, shall be deemed the Premises, as defined in the Lease. The Lease Term for the Sixth Amendment Expansion Space shall commence on
the Sixth Amendment Expansion Effective Date and end on the last day of the Lease Term (i.e., April 30, 2001) (the “Termination Date”). The Sixth Amendment Expansion Space is subject to all the terms and conditions of the Lease except
as expressly modified herein and except that Tenant shall not be entitled to receive any allowances, abatements or other financial concessions granted with respect to the Current Premises unless such concessions are expressly provided for herein
with respect to the Sixth Amendment Expansion Space. 
  
 A. the
Sixth Amendment Expansion Effective Date shall be January 1st, 2000. 
  
 B. The Sixth Amendment Expansion Effective Date shall be delayed to the
extent that Landlord fails to deliver possession of the Sixth Amendment Expansion Space for any reason, including but not limited to, holding over by prior occupants. Any such delay in the Sixth Amendment Expansion Effective Date shall not subject
Landlord to any liability for any loss or damage resulting therefrom. If the Sixth Amendment Expansion Effective Date is delayed, the Termination Date shall not be similarly extended. 
  

 49 

 II. Monthly Base Rent. In addition to Tenant’s obligation to pay Base Rent for the Current Premises, Tenant
shall pay Landlord the sum of $55,472.44 as Base Rent for the Sixth Amendment Expansion Space in 16 monthly installments as follows: 
  
 A. 4 equal installments of $3,403.60 each payable on or before the first day of each month during the period beginning January 1, 2000; and ending
April 30, 2000. 
  
 B. 12 equal installments of $3,488.17
each payable on or before the first day of each month during the period beginning May 1, 2000 and ending April 30, 2001. All such Base Rent shall be payable by Tenant in accordance with the terms of Article IV of the Lease. 
  
 III. Tenant’s Proportionate Share. For the period commencing with the Sixth
Amendment Expansion Effective Date and ending on the Termination Date, Tenant’s Proportionate Share for the Sixth Amendment Expansion Space is 3.6796%. 
  
 IV. Operating Charges. For the period commencing with the Sixth Amendment Expansion Effective Date and ending on the Termination Date, Tenant shall pay for its
Proportionate Share of the Operating Charges applicable to the Sixth Amendment Expansion Space in accordance with the terms of the Lease, provided, however, during such period, the Operating Charges Base Year for the computation of Tenant’s
Proportionate Share of Operating Charges applicable to the Sixth Amendment Expansion Space is 2000. 
  
 V. Improvements to Sixth Amendment Expansion Space. 
  
 A. Condition of Sixth Amendment Expansion Space. Tenant has inspected the Sixth Amendment Expansion Space and agrees to accept the same “as is” without any agreements, representations, understandings
or obligations on the part of Landlord to perform any alterations, repairs or improvements. 
  
 B. Cost of lmprovements to Sixth Amendment Expansion Space. Any construction, alterations or improvement made to the Sixth Amendment Expansion Space shall be made at Tenant’s sole cost and expense.

  
 C. Responsibility for lmprovements to Sixth Amendment
Expansion Space. Any construction, alterations or improvements to the Sixth Amendment Expansion Space shall be performed by Tenant using contractors selected by Tenant and approved by Landlord and shall be governed in all respects by the
provisions of Article IX of the Lease. In any and all events, the Sixth Amendment Expansion Effective Date shall not be postponed or delayed if the initial improvements to the Sixth Amendment Expansion Space are incomplete on the Sixth Amendment
Expansion Effective Date for any reason whatsoever. Any delay in the completion of initial improvements to the Sixth Amendment Expansion Space shall not subject Landlord to any liability for any loss or damage resulting therefrom. 
  
 VI. Early Access to Sixth Amendment Expansion Space. During any period that Tenant
shall be permitted to enter the Sixth Amendment Expansion Space prior to the Sixth Amendment Expansion Effective Date (e.g., to perform alterations or improvements, if any), Tenant shall comply with all terms and provisions of the Lease, except
those provisions requiring payment of Base Rent or additional rent as to the Sixth Amendment Expansion Space. If Tenant takes possession of the Sixth Amendment Expansion Space prior to the Sixth Amendment Expansion Effective Date for any reason
whatsoever (other than the performance of work in the Sixth Amendment Expansion Space with Landlord’s prior approval), such possession shall be subject to all the terms and conditions of the Lease and this Amendment, and Tenant shall pay Base
Rent and additional rent as applicable to the Sixth Amendment Expansion Space to Landlord on a per diem basis for each day of occupancy prior to the Sixth Amendment Expansion Effective Date. 
  
 VII. Option to Renew. 
  
 A. The provision contained in Section 3.5 of the Lease with respect to Tenant’s right to one 5 year extension of
the Lease Term (the “First Renewal Term”) shall also be applicable to the Sixth Amendment Expansion Space after the Sixth Amendment Expansion Space Effective Date. Notwithstanding anything to the contrary contained herein, in the event
Tenant elects to extend the Lease Term for the First Renewal Term pursuant and subject to Section 3.5 of the Lease, such extension will be effective as to the Current Premises and the Sixth Amendment Expansion Space (after the Sixth Amendment
Expansion Space Effective Date), it being agreed that Tenant 

  

 50 

 
shall have no right to extend the Lease Term for the First Renewal Term with respect to less than the entire Premises as increased by this Amendment.

  
 B. The provision contained in Section 3.5 of the Lease
with respect to Tenant’s right to one 5 year extension of the Lease Term (the “Second Renewal Term”) shall also be applicable to the Sixth Amendment Expansion Space after the Sixth Amendment Expansion Space Effective Date.
Notwithstanding anything to the contrary contained herein, in the event Tenant elects to extend the Lease Term for the Second Renewal Term pursuant and subject to Section 3.5 of the Lease, such extension will be effective as to the Current
Premises and the Sixth Amendment Expansion Space (after the Sixth Amendment Expansion Space Effective Date), it being agreed that Tenant shall have no right to extend the Lease Term for the Second Renewal Term with respect to less than the entire
Premises as increased by this Amendment. 
  
 VIII. Parking. Effective as of
the Sixth Amendment Expansion Effective Date, the amount of parking spaces Tenant is entitled to as set forth in Section 2.2 of the Lease shall be increased to reflect the increase in the rentable square footage of the Premises as increased by
this Amendment. 
  
 IX. Miscellaneous. 
  
 A. This Amendment sets forth the entire agreement between the parties with
respect to the matters set forth herein. There have been no additional oral or written representations or agreements. Under no circumstances shall Tenant be entitled to any rent abatement, improvement allowance, leasehold improvements, or other work
to the Premises, or any similar economic incentives that may have been provided Tenant in connection with entering into the Lease, unless specifically set forth in this Amendment. 
  
 B. Except as herein modified or amended, the provisions, conditions and terms of the Lease shall remain unchanged and in
full force and effect. 
  
 C. In the case of any inconsistency
between the provisions of the Lease and this Amendment, the provisions of this Amendment shall govern and control. 
  
 D. Submission of this Amendment by Landlord is not an offer to enter into this Amendment but rather is a solicitation for such an offer by Tenant.
Landlord shall not be bound by this Amendment until Landlord has executed and delivered the same to Tenant. 
  
 E. The capitalized terms used in this Amendment shall have the same definitions as set forth in the Lease to the extent that such capitalized terms are
defined therein and not redefined in this Amendment. 
  
 F. Tenant
hereby represents to Landlord that Tenant has dealt with no broker in connection with this Amendment. Tenant agrees to indemnify and hold Landlord, its members, principals, beneficiaries, partners, officers, directors, employees, mortgagee(s) and
agents, and the respective principals and members of any such agents (collectively, the “Landlord Related Parties’) harmless from all claims of any brokers claiming to have represented Tenant in connection with this Amendment. Landlord
hereby represents to Tenant that Landlord has dealt with no broker in connection with this Amendment. Landlord agrees to indemnify and hold Tenant, its members, principals, beneficiaries, partners, officers, directors, employees, and agents, and the
respective principals and members of any such agents (collectively, the “Tenant Related Parties”) harmless from all claims of any brokers claiming to have represented Landlord in connection with this Amendment. 
  
 G. This Amendment shall be of no force and effect unless and until accepted
by any guarantors of the Lease, who by signing below shall agree that their guarantee shall apply to the Lease as amended herein, unless such requirement is waived by Landlord in writing. 
  

 51 

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

			
	 LANDLORD:

	
	 EOP-RESTON TOWN CENTER, L.L.C.,
 a Delaware limited liability company

	
	 By: EOP Operating Limited Partnership,
 a Delaware limited partnership, its sole member

	
	 By: Equity Office Properties Trust, a Maryland
 Real estate investment trust, its managing
 General partner

  

			
		
	 By:
	 	 /s/ Thomas Q. Bakke

	 Name:
	 	      Thomas Q. Bakke

	 Title:
	 	      Vice President

  

			
	 WITNESS/ATTEST:

		
	 	 	/s/ Sarah L. Wills
	Name (Print):	 	Sarah L. Wills

  

			
	 TENANT:

	
	 LEARNING TREE INTERNATIONAL, INC.
 A California corporation

		
	 By:
	 	 /s/ David G. Mathews III

	 Name:
	 	      David G. Mathews III

	 Title:
	 	      VP/Controller

  

			
	 WITNESS/ATTEST:

	
	 
	Name (Print):	 	 

  

 52 

 SEVENTH AMENDMENT 
  
 THIS SEVENTH AMENDMENT (the “Amendment”) is made and entered into as of
            , 2000, by and between EOP-RESTON TOWN CENTER, L.L.C., a Delaware limited liability company (“Landlord”), and LEARNING TREE INTERNATIONAL, INC., a
California corporation (“Tenant”). 
  
 WITNESSETH

  
 A. WHEREAS, Landlord (as successor in interest to
Reston Town Center Phase I Associates, a Virginia general partnership) and Tenant are parties to that certain lease dated December 28, 1990, as amended by that certain First Amendment to Lease dated November 2, 1992, by that certain Second
Amendment to Lease dated March 21, 1994, by that certain Third Amendment to Lease dated May 11, 1994, by that certain Fourth Amendment to Lease dated January 13, 1995, by that certain Fifth Amendment to Lease dated October 9,
1996 and by that certain Sixth Amendment dated February 7, 2000 (collectively, the “Lease”) for space currently containing approximately 44,488 rentable square feet (the “Premises”) on the 2nd and 3rd floors of the building
commonly known as Reston Town Center - Southwest Building and the address of which is Discovery Street, Reston, Virginia 201 90 (the “Building”); and 
  

B. WHEREAS, the Lease by its terms shall expire on April 30, 2001 (“Prior Termination Date”), and the parties desire to extend
the Lease Term, all on the terms and conditions hereinafter set forth; 
  
 NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Landlord and Tenant agree as follows:

  
 I. Extension. The Lease Term is hereby extended for a
period of 120 months and shall expire on April 30, 201 1 (“Extended Termination Date”), unless sooner terminated in accordance with the terms of the Lease. That portion of the Lease Term commencing the day immediately following the
Prior Termination Date (“Extension Date”) and ending on the Extended Termination Date shall be referred to herein as the “Extended Term”. 
  
 II. Monthly Base Rent. As of the Extension Date, the schedule of monthly installments of Base Rent payable with respect to the Premises during the
Extended Term is the following: 
  
 Tenant shall pay Landlord Base
Rent for the Premises during the Extended Term in 120 monthly installments as follows: 
  
 A. 12 equal installments of $112,109.76 each payable on or before the first day of each month during the period beginning May 1, 2001 and ending April 30, 2002. 
  
 B. 12 equal installments of $1 15,483.43 each payable on or before the first
day of each month during the period beginning May 1, 2002 and ending April 30, 2003. 
  
 C. 12 equal installments of $1 18,931.25 each payable on or before the first day of each month during the period beginning May 1, 2003 and ending
April 30, 2004. 
  
 D. 12 equal installments of $122,490.29
each payable on or before the first day of each month during the period beginning May 1, 2004 and ending April 30, 2005. 
  
 E. 12 equal installments of $126,197.63 each payable on or before the first day of each month during the period beginning May 1, 2005 and ending
April 30, 2006. 
  
 F. 12 equal installments of $135,465.96
each payable on or before the first day of each month during the period beginning May 1, 2006 and ending April 30, 2007. 
  
 G. 12 equal installments of $139,544.03 each payable on or before the first day of each month during the period beginning May 1, 2007 and ending
April 30, 2008. 
  
 H. 12 equal installments of $143,733.31
each payable on or before the first day of each month during the period beginning May 1, 2008 and ending April 30, 2009. 
  
 I. 12 equal installments of $148,033.82 each payable on or before the first day of each month during the period beginning May 1, 2009 and ending
April 30, 2010. 
  

 53 

 J. 12 equal installments of $152,482.62 each payable on or before the first day of each month during the
period beginning May 1, 201 0 and ending April 30, 201 1. 
  
 All such
Base Rent shall be payable by Tenant in accordance with the terms of Article IV of the Lease. 
  
 III. Operating Charges. For the period commencing on the Extension Date and ending in the Extended Termination Date, Tenant shall pay for its proportionate share of Operating Charges in accordance with the
terms of the Lease, provided, however, during such period; the Operating Charges Base Year for the computation of Tenant’s proportionate share of Operating Charges shall be calendar year 2001. 
  
 IV. Improvements to Premises. 
  
 A. Condition of Premises. Tenant is in possession of the Premises and
accepts the same “as is” without any agreements, representations, understandings or obligations on the part of Landlord to perform any alterations, repairs or improvements, except as may be expressly provided otherwise in this Amendment.

  
 B. Cost of lmprovements to Premises. Tenant shall be
entitled to receive an improvement allowance (the “lmprovement Allowance”) in an amount not to exceed $338,205.00 to be applied toward the cost of performing construction, alteration or improvement of the Premises, including but not
limited to the cost of space planning, design and related architectural and engineering services (the “lmprovement Work). The lmprovement Allowance shall be paid to Tenant or, at Landlord’s option, to the order of the general contractor
that performed the Improvement Work, according to the schedule herein following receipt by Landlord of (1) receipted bills covering all labor and materials expended and used in the lmprovement Work; (2) a sworn contractor’s affidavit
from the general contractor and a request to disburse from Tenant containing an approval by Tenant of the work done; (3) full and final waivers of lien; (4) as-built plans of the lmprovement Work; and (5) the certification of Tenant
and its architect that the lmprovement Work has been installed in a good and workmanlike manner in accordance with the approved plans, and in accordance with applicable laws, codes and ordinances. . Notwithstanding anything herein to the contrary
contained herein, the lmprovement Allowance shall be disbursed in the amount reflected on the receipted bills meeting the requirements above in accordance with the schedule herein, however Landlord shall not be obligated to disburse any portion of
the lmprovement Allowance during the continuance of an uncured default under the Lease, and Landlord’s obligation to disburse shall only resume when and if such default is cured. In the event the total cost of the lmprovement Work exceeds the
lmprovement Allowance, Tenant shall pay such excess directly to the contractors performing the lmprovement Work. The schedule for the payment of the lmprovement Allowance is: $200,000.00 on or before October 1, 2001; $51,500.00 on or before
October 1, 2002; $53,045.00 on or before October 1, 2003; and $33,660.00 on or before October 1, 2004. 
  
 C. Responsibility for lmprovements to Premises. 
  
 (i) Any construction, alterations or improvements made to the Premises shall be performed by Tenant using contractors selected by Tenant and approved by
Landlord, shall be made at Tenant’s sole cost and expense, subject to the lmprovement Allowance and shall be governed in all respects by the provisions of Article IX of the Lease. Landlord’s approval of the contractors to perform the
lmprovement Work shall not be unreasonably withheld. The parties agree that Landlord’s approval of the general contractor to perform the lmprovement Work shall not be considered to be unreasonably withheld if any such general contractor
(a) does not have trade references reasonably acceptable to Landlord, (b) does not maintain insurance as required pursuant to the terms of the Lease, (c) does not have the ability to be bonded for the work, (d) does not provide
current financial statements reasonably acceptable to Landlord, or (e) is not licensed as a contractor in the state municipality in which Premises is located. Tenant acknowledges the foregoing is not intended to be an exclusive list of the
reasons why Landlord may reasonably withhold its consent to a general contractor. 
  
 (ii) Space planning, architectural and engineering (mechanical, electrical and plumbing) drawings for the lmprovement Work shall be prepared by Tenant’s architect at Tenant’s sole cost 

  

 54 

 
and expense, subject to the lmprovement Allowance. The space planning, architectural and mechanical drawings are collectively referred to herein as the
“Plans”. 
  
 (iii) Tenant shall submit the Plans to
Landlord for review and approval. Landlord agrees to review the Plans and notify Tenant of the matters, if any, in which said Plans fail to conform to Landlord’s construction requirements or otherwise fail to meet with Landlord’s approval.
Tenant shall cause said Plans to be revised in such manner as to comply with Landlord’s requirements and resubmit the same to Landlord. 
  
 D. Landlord and Tenant hereby acknowledge that Landlord is required by governmental authorities to comply with certain codes including the ANSI Code and
BOCA Codes (as the codes may be amended from time to time). As a result of the above requirement, Landlord is required to perform work in the Common Areas in an amount equal to 20% of the cost of the lmprovement Work (the “Compliance
Work”). Landlord and Tenant hereby agree that Landlord’s obligation to pay for the Compliance Work shall be limited to an amount equal to 20% of the lmprovement Allowance paid to Tenant, or the general contractor (as the case may be)
pursuant to subparagraph B of this Paragraph IV (the “Maximum Amount”) and that Tenant shall be responsible for the cost of the Compliance Work, plus any applicable state sales or use tax, if any, to the extent that it exceeds the Maximum
Amount (the “Excess Costs”). Tenant shall reimburse Landlord for the Excess Costs within 10 days of receipt of an invoice therefor. 
  
 V. Renewal Term. Effective as of the date hereof (the “Effective Date”), Section 3.5 of the Lease shall be null and void and of no
further force and effect, provided, however, the following shall be effective as of the Effective Date: 
  
 A. Tenant shall have the right to extend the Lease Term (the “Renewal Option”) for one additional period of 5 years commencing on
May 1, 2011 and ending on April 30, 201 6 (the “Renewal Term”), if: 
  
 1. Landlord receives notice of exercise of the Renewal Option (“Initial Renewal Notice”) during the period beginning
February 1, 2010 and ending April 30, 2010; and 
  
 2. Tenant is not in default under the Lease beyond any applicable cure periods at the time that Tenant delivers its Initial Renewal Notice or at the time Tenant delivers its Binding Notice (defined below); and

  
 3. No part of the Premises is sublet at the
time that Tenant delivers its Initial Renewal Notice or at the time Tenant delivers its Binding Notice; and 
  
 4. The Lease has not been assigned prior to the date that Tenant delivers its Initial Renewal Notice or prior to the date Tenant delivers
its Binding Notice; and 
  
 5. Tenant executes
and returns the Renewal Amendment (defined below) within 15 days after its submission to Tenant. 
  
 B. The initial Base Rent rate per rentable square foot for the Premises during the Renewal Term shall equal the Prevailing Market (defined below) rate per
rentable square foot for the Premises. 
  
 C. Tenant shall pay
additional rent (i.e., Operating Charges) for the Premises during the Renewal Term in accordance with Article V of the Lease as amended by Paragraph Ill above, provided, however, during such period, the Operating Charges Base Year for the
computation of Tenant’s proportionate share of Operating Charges shall be calendar year 2011. 
  
 D. Within 30 days after receipt of Tenant’s Initial Renewal Notice, Landlord shall advise Tenant of the applicable Base Rent rate for the Premises
for the Renewal Term. Tenant, within 15 days after the date on which Landlord advises Tenant of the applicable Base Rent rate for the Renewal Term, shall either (i) give Landlord final binding written notice (“Binding Notice”) of
Tenant’s exercise of its option, or (ii) if Tenant disagrees with Landlord’s determination, provide Landlord with written notice of rejection (the “Rejection Notice”). If Tenant fails to provide Landlord with either a
Binding Notice or Rejection Notice within such 15 day period, Tenant’s Renewal Option shall be null and void and of no further force and effect. If Tenant provides Landlord with a Binding Notice, Landlord and Tenant shall enter into the Renewal
Amendment upon the terms and conditions set forth herein. If Tenant provides Landlord with a Rejection Notice, Landlord and Tenant shall work together in good faith to agree upon the Prevailing Market Base Rent rate for the Premises during the
Renewal Term. Upon agreement Tenant shall provide Landlord with Binding Notice and Landlord and Tenant shall enter into the Renewal Amendment 

  

 55 

 
n accordance with the terms and conditions hereof. Notwithstanding the foregoing, if Landlord and Tenant are unable to agree upon the Prevailing Market Base
Rent rate for the Premises within 30 days after the date on which Tenant provides Landlord with a Rejection Notice, Tenant’s Renewal Option shall be null and void and of no force and effect. 
  
 E. If Tenant is entitled to and properly exercises its Renewal Option,
Landlord shall prepare an amendment (the “Renewal Amendment”) to reflect changes in the Base Rent, Lease Term, termination date and other appropriate terms. The Renewal Amendment shall be: 
  
 1. Sent to Tenant within a reasonable time after receipt of
the Binding Notice; and 
  
 2. Executed by Tenant
and returned to Landlord in accordance with Paragraph A.5, above. 
  
 An otherwise
valid exercise of the Renewal Option shall, at Landlord’s option, be fully effective whether or not the Renewal Amendment is executed. 
  
 F. For purposes hereof, “Prevailing Market” shall mean the arms length fair market annual rental rate per rentable square foot under renewal
leases and amendments entered into on or about the date on which the Prevailing Market is being determined hereunder for space comparable to the Premises in the Building and office buildings comparable to the Building in the urban core of Reston
Town Center. The determination of Prevailing Market shall take into account any material economic differences between the terms of the Lease and any comparison lease, such as rent abatements, construction costs and other concessions and the manner,
if any, in which the Landlord under any such lease is reimbursed for operating expenses and taxes. The determination of Prevailing Market shall also take into consideration any reasonably anticipated changes in the Prevailing Market rate from the
time such Prevailing Market rate is being determined and the time such Prevailing Market rate will become effective under the Lease. 
  
 VI. Expansion Option. Effective as of the Effective Date, Section 2.3 of the Lease shall be null and void and of no further force and effect.

  
 VII. Security Deposit. Upon Tenant’s execution
hereof, Tenant shall pay Landlord the sum of $10,000.00 (the “Security Deposit”). The Security Deposit shall be held by Landlord without liability for interest (unless required by law) as security for the performance of Tenant’s
obligations. The Security Deposit is not an advance payment of rent or a measure of Tenant’s liability for damages. Landlord may, from time to time, without prejudice to any other remedy, use all or a portion of the Security Deposit to satisfy
past due rent or to cure any uncured default by Tenant. If Landlord uses the Security Deposit, Tenant shall on demand restore the Security Deposit to its original amount. Landlord shall return any unapplied portion of the Security Deposit to Tenant
within 45 days after the later to occur of: (1) the determination of Tenant’s proportionate share of Operating Charges for the final year of the Lease Term; (2) the date Tenant surrenders possession of the Premises to Landlord in
accordance with the Lease; or (3) the Lease Expiration Date. If Landlord transfers its interest in the Premises, Landlord may assign the Security Deposit to the transferee and, following the assignment, Landlord shall have no further liability
for the return of the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts. 
  
 VIII. Miscellaneous. 
  
 A. This Amendment sets forth the entire agreement between the parties with respect to the matters set forth herein. There have been no additional oral or
written representations or agreements. Under no circumstances shall Tenant be entitled to any rent abatement, improvement allowance, leasehold improvements, or other work to the Premises, or any similar economic incentives that may have been
provided Tenant in connection with entering into the Lease, unless specifically set forth in this Amendment. 
  
 B. Except as herein modified or amended, the provisions, conditions and terms of the Lease shall remain unchanged and in full force and effect.

  
 C. In the case of any inconsistency between the provisions of
the Lease and this Amendment, the provisions of this Amendment shall govern and control. 
  

 56 

 D. Submission of this Amendment by Landlord is not an offer to enter into this Amendment but rather is a
solicitation for such an offer by Tenant. Landlord shall not be bound by this Amendment until Landlord has executed and delivered the same to Tenant. 
  
 E. The capitalized terms used in this Amendment shall have the same definitions as set forth in the Lease to the extent that such capitalized terms are
defined therein and not redefined in this Amendment. 
  
 F. Tenant
hereby represents to Landlord that Tenant has dealt with no broker in connection with this Amendment. Tenant agrees to indemnify and hold Landlord, its members, principals, beneficiaries, partners, officers, directors, employees, mortgagee(s) and
agents, and the respective principals and members of any such agents (collectively, the “Landlord Related Parties”) harmless from all claims of any brokers claiming to have represented Tenant in connection with this Amendment. Landlord
hereby represents to Tenant that Landlord has dealt with no broker in connection with this Amendment. Landlord agrees to indemnify and hold Tenant, its members, principals, beneficiaries, partners, officers, directors, employees, and agents, and the
respective principals and members of any such agents (collectively, the “Tenant Related Parties”) harmless from all claims of any brokers claiming to have represented Landlord in connection with this Amendment. 
  
 G. This Amendment shall be of no force and effect unless and until accepted
by any guarantors of the Lease, who by signing below shall agree that their guarantee shall apply to the Lease as amended herein, unless such requirement is waived by Landlord in writing. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed and delivered this Amendment as of the day and year first above
written. 
  

									
	 	 	 	 	 LANDLORD:

			
	 	 	 	 	 EOP-RESTON TOWN CENTER, L.L.C.,
 a Delaware limited liability company

	WITNESS/ATTEST:	 	 	 	 
	 	 	 	 	 By: EOP Operating Limited Partnership,
 a Delaware limited partnership, its sole member

	 Name (Print):
	 	 	 	 
	 	 	 	 	 	 	 By: Equity Office Properties Trust, a Maryland
 Real estate investment trust, its managing
 General
partner

	WITNESS/ATTEST:	 	 	 	 	 	 
	 	 	 	 	 By:
	 	 
	 Name (Print):
	 	 	 	 Name:
	 	 
	 	 	 	 	 Title:
	 	 
			
	 WITNESS/ATTEST:
	 	 	 	 TENANT:

				
	 	 	/s/ David G. Mathews III	 	 	 	 
	Name (Print):	 	     David G. Mathews III	 	 	 	 
	 	 	 	 	 LEARNING TREE INTERNATIONAL, INC.
 A California corporation

	 	 	 	 	 By:
	 	 /s/ Joel Stream

	 	 	 	 	 	 	 Name:
	 	      Joel Stream

	 	 	 	 	 	 	 Title:
	 	      President & General Manager

	 WITNESS/ATTEST:
	 	 	 	 
				
	 	 	/s/ Francesco P. Zamboni	 	 	 	 
	Name (Print):	 	     Francesco P. Zamboni	 	 	 	 

  

 57

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00097-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00097-of-00352.parquet"}]]