Document:

Prepared by R.R. Donnelley Financial -- Carlstadt Lease

  
 EXHIBIT 10.8 
  
 LEASE, LEASE AMENDMENT AND LEASE ASSIGNMENT 
 RELATING TO 
 CARLSTADT, NEW JERSEY FACILITY 
 

  
 
	  
 Table of Contents
  
 	  	 Page
 

	  
   1.    LEASED PREMISES
 	  	 1
 
	  
   2.    TERM OF LEASE
 	  	 2
 
	  
   3.    RENT
 	  	 2
 
	  
   4.    USE
 	  	 3
 
	  
   5.    REPAIRS AND MAINTENANCE
 	  	 4
 
	  
   6.    UTILITIES
 	  	 5
 
	  
   7.    REAL ESTATE TAXES AND ASSESSMENTS
 	  	 5
 
	  
   8.    INSURANCE
 	  	 7
 
	  
   9.    SIGNS
 	  	 7
 
	  
 10.    FIXTURES
 	  	 7
 
	  
 11.    ASSIGNMENT. SUBLETTING AND RECAPTURE
 	  	 8
 
	  
 12.    DAMAGE AND DESTRUCTION
 	  	 9
 
	  
 13.    CONDEMNATION
 	  	 11
 
	  
 14.    INSPECTION BY LANDLORD
 	  	 12
 
	  
 15.    RIGHT OF RE-ENTRY
 	  	 13
 
	  
 16.    DEFAULT
 	  	 13
 
	  
 17.    NOTICES
 	  	 14
 
	  
 18.    NON-WAIVER
 	  	 14
 
	  
 19.    LIABILITY OF TENANT FOR DEFICIENCY
 	  	 14
 
	  
 20.    RIGHT OF TENANT TO MAKE ALTERATIONS AND IMPROVEMENTS
 	  	 14
 

 
 

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 Table of Contents 
  
 (continued) 
  
 
	  	  	 Page
 

	  
 21.    SUBORDINATION OF LEASE
 	  	 15
 
	  
 22.    LEASE CONSTRUCTION
 	  	 15
 
	  
 23.    MUTUAL RELEASES
 	  	 15
 
	  
 24.    ISRA COMPLIANCE
 	  	 16
 
	  
 25.    BROKERAGE COMMISSION
 	  	 17
 
	  
 26.    CONSENT
 	  	 17
 
	  
 27.    TITLE
 	  	 17
 
	  
 28.    FORCE MAJEURE
 	  	 17
 
	  
 29.    CERTIFICATION BY LANDLORD THAT LEASE IS IN FULL FORCE AND EFFECT
 	  	 18
 
	  
 30.    SHORT FORM OF LEASE
 	  	 18
 
	  
 31.    QUIET ENJOYMENT AND NON-DISTURBANCE
 	  	 18
 
	  
 32.    ARBITRATION
 	  	 19
 
	  
 33.    SPECIAL DAMAGES
 	  	 19
 
	  
 34.    RENEWAL OPTION
 	  	 19
 
	  
 35.    RIGHT OF FIRST OFFER ON EXPANSION SPACE
 	  	 20
 
	  
 36.    RIGHT OF FIRST OFFER TO PURCHASE
 	  	 21
 
	  
 37.    STATEMENT OF COMPETITORS
 	  	 21
 
	  
 38.    ELECTRICAL SUBSTATION
 	  	 21
 

 
  
 

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 AGREEMENT OF LEASE 
  
 THIS AGREEMENT, made the            day of October, 1999, by and between RUSSO FAMILY LIMITED PARTNERSHIP, a New Jersey Limited Partnership, the owner in fee of the leased premises
hereinafter described which will be the subject matter of this lease, having a place of business at 71 Hudson Street, Hackensack, NJ, hereinafter referred to as “Landlord”; and COMDISCO, INC., a Delaware corporation, having a place of
business at 6111 North River Road, Rosemont, IL 60018, hereinafter referred to as “Tenant.” 
  
  
 W I T N E S S E T H: 
  
 WHEREAS, Landlord is the owner of certain land located on Central Boulevard, in the
Borough of Carlstadt, County of Bergen and State of New Jersey, known as part of Lots 9, 9.01 and 9.02 in Block 131, on which premises the Landlord shall complete an office/warehouse building containing approximately 259,908 square feet (the
“Building”), of which the Tenant shall lease the entire Building, which premises will be available for occupancy within the time period hereinafter described; and 
  
 WHEREAS, the Tenant is agreeable to leasing office/warehouse space containing the said approximately 259,908 square feet, and the land as hereinafter set forth. 
  
 WHEREAS, Landlord acknowledges that Tenant shall construct, as provided for herein, at its own cost, a mezzanine level for office space, the floor area
of which shall be rent-free for the initial Term of this Lease; 
  
 NOW, THEREFORE, the parties agree as follows: 

 
 1.    Leased Premises 
  
 The Landlord leases to the Tenant and Tenant hires from the Landlord, for the term, at the rental, and subject to the terms and conditions of this Lease, approximately 259,908 square feet of office/warehouse space,
together with parking on-site for 378 vehicles, all as set forth on plans attached hereto and made a part hereof as Schedule “A”. Landlord has the right to relocate approximately 20 spaces along the south side of the Building to other
locations along the south side of the Building. Tenant will have the right to construct a platform on the roof of the Building to contain HVAC equipment (or ground mounted), satellite and communications equipment on the roof. The Building will have
additional loading doors as specified by Tenant’s architect in which event the parking will by adjusted downward accordingly. Also, Landlord will, at Landlord’s expense, install electrical and telecommunications conduits from the street to
both the Building and Expansion Space (as defined in Section 36). The total land and buildings shall consist of approximately 12 acres. The Landlord represents that the lowest point of the impervious area adjacent to the Building is at least
6.00 feet above mean sea level and when constructed, the floor plane of the Building will be at least 10.00 feet above mean sea level. 

  
 2.    Term of Lease 
  
 (a)  The Landlord shall complete its requirements under this lease before July 1, 2000. On July 1, 2000 Tenant shall have
access to the Building to complete its requirements for occupancy. 
  
 (b)  The term of the Lease shall
be for a term of fifteen (15) years and shall commence on October 1, 2000 and terminate on September 30, 2015, unless the Lease shall be terminated in accordance with the provisions hereof or the Termination Date shall be extended as hereinafter
provided in this Article. 
  
 (c)  Landlord represents and warrants that the Leased Premises will
comply with all applicable requirements of State, County, City and local authorities. Landlord shall, at his own cost and expense, promptly execute and comply with any statutes, ordinances, rules, orders, regulations, and requirements of the
Federal, State or Municipal Governments (including, but not limited to, the Americans with Disabilities Act), and of their departments or bureaus, which may now or hereafter be applicable to the Leased Premises. Landlord shall promptly correct and
abate any such violations not caused by Tenant, at its own cost and expense. Landlord represents that the Leased Premises when completed (i) will comply with applicable governmental requirements (including zoning laws and regulations), (ii) may be
lawfully used for office/warehouse purposes by Tenant, and (iii) shall be free of any liens of subcontractors, materialmen, and the like, filed pursuant to the New Jersey Mechanics Lien Law (R.S. 2A:44-64, et seq.) 
  
 3.    Rent 
  
 As Fixed Rent the Tenant shall pay to the Landlord at the office of the Landlord or at such other place and in such other manner as the Landlord may from time to time designate in writing, in accordance with the following schedule:

  
 (a)  The Fixed Rent during the first year of the lease term shall be at the rate of $1,650,415.80
per annum, payable in equal monthly installments of $137,534.65; 
  
 (b)  The Fixed Rent during the
second year of the lease term shall be at the rate of $1,699,798.32 per annum, payable in equal monthly installments of $141,649.86; 
  
 (c)  The Fixed Rent during the third year of the lease term shall be at the rate of $2,411,946.24 per annum, payable in equal monthly installments of $200,995.52; 
  
 (d)  The Fixed Rent during the fourth year of the lease term shall be at the rate of $2,479,522.32 per annum, payable in
equal monthly installments of $206,626.86; 
  
 (e)  The Fixed Rent during the fifth year of the lease
term shall be at the rate of $2,549,697.48 per annum, payable in equal monthly installments of $212,474.79; 
 

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 (f)  The Fixed Rent during the sixth year of the lease term shall
be at the rate of $2,622,471.72 per annum, payable in equal monthly installments of $218,539.31; 
  
 (g)  The Fixed Rent during the seventh year of the lease term shall be at the rate of $2,697,845.04 per annum, payable in equal monthly installments of $224,820.42; 
  
 (h)  The Fixed Rent during the eighth year of the lease term shall be at the rate of $2,773,218.36 per annum, payable in equal monthly installments of
$231,101.53; 
  
 (i)  The Fixed Rent during the ninth year of the lease term shall be at the rate of
$2,853,789.84 per annum, payable in equal monthly installments of $237,815.82; 
  
 (j)  The Fixed Rent
during the tenth year of the lease term shall be at the rate of $2,934,361.32 per annum, payable in equal monthly installments of $244,530.11; 
  
 (k)  The Fixed Rent during the eleventh year of the lease term shall be at the rate of $3,017,531.88 per annum, payable in equal monthly installments of
$251,460.99; 
  
 (l)  The Fixed Rent during the twelfth year of the lease term shall be at the rate of
$3,103,301.52 per annum, payable in equal monthly installments of $258,608.46; 
  
 (m)  The Fixed Rent
during the thirteenth year of the lease term shall be at the rate of $3,194,269.32 per annum, payable in equal monthly installments of $266,189.11; 
  
 (n)  The Fixed Rent during the fourteenth year of the lease term shall be at the rate of $3,285,237.12 per annum, payable in equal monthly installments of
$273,769.76; 
  
 (o)  The Fixed Rent during the fifteenth year of the lease term shall be at the rate
of $3,378,804.00 per annum, payable in equal monthly installments of $281,567.00. 
  
 Tenant shall not be charged Rent for the
second floor mezzanine referenced in the Construction Specifications through the initial term of this Lease. 
  
 All of the
aforesaid rental payments shall be payable without previous demand therefore on the first day of each month in advance. 
  
 Tenant
shall pay to Landlord all amounts due hereunder through electronic funds transfer to Landlord’s bank. Landlord shall supply Tenant with all necessary information to effectuate the transfer. 
  

4.    Use 
  
 The Tenant covenants
and agrees to use and occupy the Leased Premises for office/warehouse use and Tenant has informed the Landlord, and Landlord acknowledges that Tenant intends to use the Premises for its disaster recovery business. As such, Tenant may not

 

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 have its employees physically present in the Premises at all times. Such absence shall not be deemed abandonment. Access to the Premises shall be twenty-four
(24) hours per day, seven (7) days per week. In addition, Landlord acknowledges that Tenant’s customers will be accessing the Premises for testing and disaster recovery purposes. Tenant’s customer’s access may be up to six (6)
consecutive weeks, or longer. Such access by Tenant’s customers shall be permitted and shall not be deemed a sublease or an assignment of this Lease. The right of access includes the placement of mobile trailers in the parking lot into which
computer equipment will be installed for Tenant’s customers, a satellite dish to be placed on the ground and/or the Building and generators and transformers to be placed on the property. All activities hereto shall be subject to the approval of
all governmental agencies having jurisdiction. 
  
 5.    Repairs and Maintenance 

 
 (a)  Landlord shall maintain the roof and exterior of the Building, parking areas and all driveways, and
landscaping, which expenses shall be paid as additional rent. All charges to the Tenant shall be accompanied by invoices or other verification. 
  
 (b)  Except as set forth in subparagraph (a) above, Tenant shall take good care of the Premises and at its own cost and expense, keep and maintain the
interior of the Premises, and shall make all repairs, including repairs to the HVAC system, at any time during the term of this Lease as and when needed to preserve them in good working order and condition without limiting the obligations of the
Tenant as aforesaid, the Tenant shall repair and maintain the air conditioning, electrical, heating and plumbing fixtures and systems, as aforementioned, and shall generally maintain the interior of the Premises and shall, at the expiration of the
term, deliver up the Premises in good order or condition, damages by the elements, fire and other causes beyond the reasonable control of Tenant and ordinary wear and tear excepted. Tenant shall maintain the premises consistent with maintenance
required by first-class office/warehouse buildings. 
  
 (c)  Except for repairs or expenses caused by
the negligence of parties other than the Tenant or its invitees and for any repairs or expenses covered by any warranty on the Building, Tenant agrees to pay to Landlord as additional rent all of the actual reasonable expenses incurred by Landlord
in maintaining the roof and exterior of the Building, parking areas and all driveways, snow plowing, and landscaping, including sewer connection charges. 
  
 (d)  Tenant shall pay the aforesaid additional rent for the actual reasonable expenses incurred by the Landlord under this paragraph by the fifth day of the
month following the completion of the work or payment of any expenses by the Landlord, as billed by the Landlord. 
  
 (e)  Notwithstanding the above, Landlord will be responsible for costs incurred in connection with the original design and construction of the Building, including but not limited to any repair, restoration, capital improvements or
maintenance caused by any defects in design or construction of the Building; 
 

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 6.    Utilities 
  
 (a)  The Tenant shall, at its own cost and expense, pay for all utilities and utility service to the Premises, including but not limited to gas, heat,
electric and water. The Landlord shall not be responsible for, or incur any liability as a result of, interruption of any said utility service, unless caused by Landlord, or its employees or agents. 
  
 (b)  The Tenant shall be responsible for, and at its own cost and expense, make such deposit as may be required by utility
companies for utility service to the Premises including standby sprinkler charges, if any. 
  
 (c)  The
Landlord represents to the Tenant that at the commencement of this Lease, gas, heat, electric, water, sewer and storm drain utilities will be available and connected at the Building on the Premises as provided in Landlord’s specifications.

  
 (d)  The Tenant shall have the option, subject to the reasonable approval of the Landlord, which
shall not be unreasonably withheld or delayed, to make such changes in the Building as recommended by any of the utility companies or private contractors to lower the costs of such utility. 
  
 7.    Real Estate Taxes and Assessments 
  
 (a)  The Tenant, in addition to the rent reserved, shall pay at its own cost and expense, all of the real estate and personal property taxes assessed against the Leased Premises, including the land and
Building, including such added assessment or omitted assessment as may be levied against the premises by the Borough of Carlstadt during the term of this lease, said obligation to commence and be prorated as of the Commencement Date of the Lease,
and be prorated as of the date of termination or expiration of the term. (Landlord represents to Tenant that Landlord knows of no such assessment). The basis of such proration with reference to local improvement installed and any assessment by a
governmental agency shall be the period during the term of this lease that the property is or is likely to be benefited as measured against the life of the benefit, not the date when payments are due, e.g., if the assessment for local improvement
were for a sidewalk having a useful life of forty (40) years and the remainder of the term of the lease were four (4) years, the Tenant would be responsible for ten (10%) percent of the assessment. 
  
 (b)  It is the intention of the parties hereto that during the term of this lease the Tenant shall, at its own cost and
expense, bear, pay and discharge, before any fine, penalty, interest or cost may be added for the nonpayment thereof, all taxes, water, rent, sewer charges, and license and permit fees, (herein called “Impositions”), provided the Landlord
furnishes Tenant at least 30 days before due, with the bill covering such Imposition or if there is no bill, then notice of such Imposition, together with any interest or penalties lawfully imposed upon the late payment thereof if imposed because of
Tenant’s failure to make timely payment within the 
 

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 time period herein specified, which pursuant to the present or future law or otherwise, during the term hereby granted and any renewal term hereof, shall be
levied, charged, or become due and payable out of or for, or become a lien on the premises or any portion thereof, the Building and any building and improvements hereafter erected upon the Leased Premises by the Tenant, the appurtenances thereto,
the sidewalks or streets, adjacent thereto, any use or occupancy of the land, and such franchises as may be appurtenant to the use and occupation of the Leased Premises EXCEPT income taxes assessed against the Landlord, capital levy, estate,
succession, inheritance, or transfer taxes payable by the Landlord, corporate franchises, capital stock, loans and bonus taxes imposed upon any owner of the fee of the Leased Premises, and any income, profits or revenue tax, assessment or charge
imposed upon rent as such payable by the Tenant under this lease and any renewal thereof or any tax or charge in replacement or substitution of the foregoing or of a similar character. If at any time during the term of the lease or of any renewal
hereof, the present method of taxation shall be changed so that the whole or any part of the real estate taxes, sewer and water charges shall be levied and imposed wholly or partially as a capital levy or otherwise on the rents received from said
real estate or the rents reserved herein or in any renewal hereof or any part of either, or shall be measured by or based in whole or in part, upon the Building and improvements now or hereafter erected and maintained upon the Leased Premises, as
the sole asset of the Landlord, and shall be imposed upon the Landlord, the Tenant shall pay the same, as the same respectively comes due together with any interest or penalties lawfully imposed upon the late payment thereof if imposed because of
Tenant’s failure to make timely payment within the time periods herein specified. 
  
 The Tenant, upon the Landlord’s
request, shall furnish to the Landlord and to each holder of the mortgage on the Leased Premises before the date when any tax, water and sewer rent and charges would become delinquent, receipts or other proof reasonably satisfactory to the Landlord
or such mortgagee, as the case may be, evidencing the payment of such Imposition. 
  
 Unless the Tenant notifies the Landlord in
writing that the Tenant intends within a reasonable time to proceed as in subpararaph (c) hereof provided, and if the Tenant shall fail for thirty (30) days after written notice and demand given to the Tenant by Landlord, to pay any Imposition
within the time permitted by law for the payment thereof without interest or penalty, the Landlord may pay the same with all interest and penalties lawfully imposed upon the late payment thereof, and the amount so paid by the Landlord with interest
thereon [commencing the later of (1) the date of Landlord’s payment or (ii) thirty (30) days after such notice] at the rate of prime plus two (2%) percent per annum from the date of payment by the Landlord, shall thereupon be and become
immediately due and payable to the Landlord by the Tenant as additional rent. The basis for proration of the Tenant’s obligations under this subsection 7(b) shall be the period during the term of this lease that the property is or is likely to
be benefited as measured against the life of the benefit. [See example in Article 7(a)]. 
  
 (c)  In
the event the Tenant wishes to contest any assessment or levy or Impositions on the Leased Premises, the Landlord covenants and agrees that it will lend its name and execute all papers necessary to aid the Tenant in contesting or litigating said
assessment or levy provided, however, that said litigation or contest shall be at the cost and expense of the 
 

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 Tenant, and that the Tenant shall indemnify the Landlord from any fines or penalties, which may
be occasioned as a result of any such contest, and Tenant shall be entitled to any refunds from the taxing authorities. 
  
 (d)  Landlord shall have the option, upon thirty (30) days written notice to Tenant, to require the Tenant to pay the real estate taxes in monthly installments in advance. 
  
 8.    Insurance 
  
 (a)  The Landlord shall carry for the joint benefit of the Landlord and the Tenant fire insurance, general public liability insurance, rent insurance and flood insurance in an amount equal to the replacement
value of the Building and not less than the requirements of the mortgagee holding the mortgage on said premises at the time of completion, the value of the Building will be approximately $20,000,000.00. Tenant shall pay to Landlord on an annual
basis, in advance, the cost of said insurance. Tenant shall pay said annual cost for the insurance every year during the term of the Lease and Landlord shall provide Tenant each year with copies of the binder and bill. 
  
 (b)  In addition, Tenant, at its expense, shall maintain public liability insurance, casualty and extended coverage
insurance of Tenant’s improvements, contents and personal property at the Leased Premises for replacement value thereof. 
  
 (c)  No insurance to be provided by the Tenant pursuant to this Lease shall be required to be in effect prior to the commencement of the term hereof. 
  

9.    Signs 
  
 The Tenant shall
have the right to erect and maintain one (1) or more ground signs on the Premises, provided same complies with all regulations of applicable governmental agencies having jurisdiction thereof, and provided the installation has received prior written
approval of the Landlord, which approval shall not be unreasonably withheld or delayed, that the erection of such sign or signs will not result in material damage to the leased premises upon removal. In addition, Landlord consents to the Tenant
mounting a sign on the Building provided no penetrations are made in the brick on the Building. All signs shall be the property of Tenant and removed by the Tenant at the termination of this Lease without damage to the Premises. 

 
 10.    Fixtures 
  
 Tenant is given the right and privilege of installing and removing property, equipment and fixtures in the Leased Premises during the term of the Lease, it being understood and agreed, however, that in the event of
the termination or expiration of this Lease, if the Tenant fails to remove any such property, equipment, fixtures or other property as of the termination of the Lease, in that event and provided the Landlord has given Tenant at least ten (10)
days’ notice of Landlord’s intent to said property as abandoned, the said property, equipment and fixtures shall 
 

 7 

 be deemed abandoned by Tenant and shall become the property of the Landlord, and Tenant shall be responsible for all costs incurred by the Landlord in removing
said fixtures. 
  
 11.    Assignment. Subletting and Recapture 
  
 Tenant may assign this lease in whole or in part or sublease all or part of the premises to any party, subject to the following: 

 
 (a)  Tenant may, at any time and from time to time, during the term of this lease, give Landlord notice of
Tenant’s intention to seek to sublease all or part of the premises or to assign this lease as to all or part of the premises. Such notice shall designate (i) if a partial subletting or assignment is contemplated, the specific part of the
premises to be covered by such subletting or assignment; (ii) if a subletting is contemplated, the period of such subletting; and (iii) the name and address of the contemplated sublessee or assignee, if known. Such notice shall be accompanied by a
copy of a letter of intent, if any, and by such other information as may be available in written or graphic form and describe the negotiations or discussions between the parties to the contemplated assignment or sublease. For a period of fifteen
(15) days from the giving of such notice, Landlord shall have a recapture option, only if seventy five (75) percent or more of the premises is sought to be assigned or subleased, whereby, in effect Landlord may cancel this lease as to
all or the part of the premises (as the case may be), for the remainder of the lease term or any extended term, with the basic rent thenceforth payable under this lease and the proportionate share used in computing additional rent thenceforth
payable under this lease to be reduced so as to reflect the reduction of the area of the premises resulting from such recapture. Such recapture option shall be exercised by Landlord’s giving Tenant notice of such exercise prior to the
expiration of such recapture option period. Upon exercise of such recapture option Landlord and Tenant shall execute and deliver such instruments as shall be necessary to effectuate the above recapture provisions, to provide that for the remainder
of the lease term or any extended term Tenant be entirely relieved of any and all obligations accruing after the effective date of the recapture as to the portion of the premises recaptured. Landlord and Tenant shall, at the request of either party,
execute a memorandum in recordable form to memorialize said recapture. At the expiration of the period of time covered by the recapture the portion of the premises recaptured shall revert back to Tenant and this lease shall continue in full force
and effect as if the recapture had not occurred. During the period of such recapture, alterations to the recaptured space shall be subject to Tenant’s consent, which consent shall not be unreasonably withheld or delayed. The recaptured space,
including leasehold improvements thereto, which are not the property of the occupant of such space during the recapture period, shall, at the time said space reverts to Tenant, be in the same condition, subject to reasonable wear, tear and damage by
fire, the elements, casualty, or other cause not due to the neglect of Landlord, such occupant or their agents, visitors, servants or licensees, as existing at the commencement of the recapture period. 
  
 Notwithstanding the foregoing, in the event the Landlord elects to recapture the entire Leased Premises in response to due notice from the Tenant, the
Tenant shall be relieved of any further obligation under this lease for the balance of the term, regardless of the fact that the term 
 

 8 

 of the lease, by the Tenant, was less than the full term of the lease, (e.g., after the end of the first lease year Tenant gives Landlord notice of the proposed
sublease of the entire premises for two (2) years, and the Landlord elects to recapture, the Tenant shall have no further obligation to perform under any of the terms and conditions of the lease). If Landlord recaptures, Tenant shall be reimbursed
for cost of its improvements on a pro rata basis. All prepaid rents and security deposits shall be promptly returned to Tenant. 
  
 (b)  In the event that the Landlord has, but fails to exercise, the recapture option as described in Paragraph (a) of this Article, the Tenant may proceed in accordance with the notice of intention given by
Tenant, to assign this lease or sublet the whole or any portion of the premises, subject to the Landlord’s prior written consent, which consent will be granted or denied within ten (10) days, which consent shall not be unreasonably withheld or
delayed on the basis of the following terms and conditions: 
  
 (i)  Tenant shall furnish Landlord a
copy of the proposed instrument of such sublease or assignment; 
  
 (ii)  The assignee shall assume, by
written instrument, the obligations of this lease, (but only to the extent they pertain to the space covered by the assignment if less than the entire premises) for the period from and after the date of such assignment and a copy of such assumption
agreement shall be furnished to the Landlord within ten (10) days of its execution; 
  
 (iii)  The
Tenant and each assignee shall be and remain liable for the observance of all the covenants and provisions of this lease, (but only to the extent they pertain to the space covered by the assignment if less than the entire premises) including, but
not limited to, the payment of basic and additional rent reserved herein, thereafter through the entire unexpired term of this lease; 
  
 (c)  Landlord’s consent shall not be required with respect to an assignment or transfer of this lease, or a subletting to any affiliate of the Tenant, or any firm, corporation or other organization
which shall succeed to substantially all of Tenant’s business, or to any affiliate, provided that such successor firm, corporation or other organization executes an agreement assuming all of the terms, provisions and covenants of this lease on
Tenant’s part to be performed and within twenty (20) business days after the execution and delivery of such an assignment, a true copy of the assignment and assumption agreement, together with a statement of the assets and net worth of the
assignee are delivered to the Landlord. 
  
 12.    Damage and Destruction 
  
 (a)  If all or any part of the Leased Premises is damaged or destroyed by fire or other casualty, Landlord shall commence
promptly, subject to the approval of governmental agencies having jurisdiction, and with reasonable dispatch continue to restore same to substantially the same condition as existed immediately preceding the damage or destruction. If 

 9 

  
 the cost of the casualty is $100,000 or less, then Landlord shall restore the Premise at his
sole cost and expense and then await the insurance proceeds. 
  
 (b)  The loss, if any, under policies
pursuant to this lease shall be adjusted with the insurers by the Landlord. The loss as adjusted shall be paid to the Landlord to rebuild the property. 
  
 (c)  The net insurance proceeds which are payable to the Landlord in case of any casualty shall be deposited by it in an escrow account in the name of any
escrowee selected by the Landlord and approved by the Tenant, or in the event there is an institutional first mortgagee, such lender shall have the right to act as escrowee. Such insurance proceeds shall be paid in escrow by such escrowee as a trust
fund for the purpose of paying for the cost of repairing, replacing, restoring or rebuilding the property or equipment so damaged by fire or other risks covered by such insurance and the cost of making temporary repairs or doing such work as may be
necessary to protect the Leased Premises against further injury. Such insurance proceeds shall be disbursed by such escrowee in accordance with the provisions of subparagraph (f) of this paragraph. The escrowee shall be entitled to no compensation
payable out of such fund. If the net insurance proceeds held by the escrowee, as provided in this subparagraph, shall exceed such cost, such excess shall belong to and be paid over to the Landlord upon completion of and payment for such work.

  
 (d)  Any repair, replacement, restoration or rebuilding required to be made under this paragraph
involving an estimated cost of $100,000.00 or more, as estimated by a reputable architect selected by the Landlord and approved by Tenant shall be made under the supervision of such architect and shall not be undertaken until detailed plans and
specifications of such work shall have been filed with and approved by the Tenant. The Tenant shall not unreasonably withhold or delay its approval to the plans and specifications submitted to, and if Tenant fails to respond by either approving or
stating its reasons for not approving within fifteen (15) business days after delivery thereof to it, they shall be deemed approved by the Tenant. If the Tenant disapproves of such plans and specifications within such period of time, such
disapproval shall be in writing and shall specify the grounds therefore. Upon such disapproval, and if the parties cannot resolve their differences within twenty (20) days, the Landlord may submit to arbitration, in accordance with the provisions of
this Lease, the determination of whether the Tenant has unreasonably withheld its approval. If the Tenant is held not to have unreasonably withheld its approval, the Landlord shall amend the plans and specifications to meet the problem specified as
the grounds for Tenant’s disapproval and thereafter resubmit the plans and specifications, as so amended, to the Tenant for the Tenant’s approval. 
  
 (e)  Any monies paid to the parties or to any escrowee of the parties or to the person hereafter described in this subparagraph, as the case may be, shall be
paid as the work progresses against the certificates of the architect in charge of such repairs, replacement and restoration, or rebuilding showing that the amount stated in the particular certificate has been paid or is due in respect of such work,
together with the names and addresses of the persons, if any, to whom such amounts are due. Until such repairs, replacement, restoration or rebuilding 
 

 10 

  
 shall have been fully completed, the total so paid over shall in no circumstances exceed
eighty-five (85%) percent thereof. 
  
 (f)  There shall be an abatement or pro-rata reduction of Fixed
Rent and other sums payable by the Tenant hereunder immediately (and Landlord shall be entitled to collect the rent insurance) by reason of any damage or destruction to any building or equipment or any part thereof now or hereafter on the Leased
Premises, or by reason of any repair, replacement, restoration or rebuilding, and the Tenant shall be entitled to terminate the Lease by reason thereof, in the event Landlord does not notify Tenant within thirty (30) days of the casualty that it
intends to restore the premises, or if the premises are not fully restored within ninety (90) days of the casualty. 
  
 (g)  In the event the insurance proceeds are insufficient to repair, replace, restore or rebuild the property and equipment on the Leased Premises, the Landlord shall be responsible for and shall promptly pay any deficiency
therein. 
  
 (h)  If the damage shall occur in the last two (2) years of the term and/or shall be so
extensive that the Building is totally destroyed (the Building shall be deemed totally destroyed if the cost of restoration shall exceed fifty (50%) percent of the replacement value, exclusive of the cost of foundation and excavation) this
lease and the term hereby granted shall at the option of either party cease and the rent shall be apportioned to the date of destruction. In the such event the insurance proceeds coveting Landlord’s interest shall be turned over to and belong
to the Landlord, if the policy permits. 
  
 (i)  If the Leased Premises is substantially damaged or
destroyed by a casualty which is not covered by the insurance that Tenant is required to maintain pursuant to this lease and Landlord is not carrying additional insurance that would cover said casualty, either party shall have the right to terminate
this lease by giving notice to the other party, which notice of termination shall be thirty (30) days after the date on which such notice of termination is given, and (i) upon the date specified in such notice, this lease and the term hereof shall
cease and expire, and (ii) Fixed Rent or other sums paid by the Tenant for a period after such date of termination shall be refunded to Tenant upon demand, as well as the security deposit and prepaid rent paid hereunder. 
  
 13.    Condemnation 
  
 (a)  If the whole of the Premises shall be taken under the exercise of the power of condemnation or eminent domain, then this Lease shall automatically
terminate on the date that title or possession is taken by the condemner, whichever occurs first, and the rent shall be apportioned as of said date. If any part of the Premises be so taken so as to materially restrict, restrict, limit or adversely
affect the use, occupancy or enjoyment of Tenant, then Tenant shall have the option to terminate this Lease by thirty (30) days’ written notice to the Landlord, which notice must be given within ninety (90) days after possession or title on the
partial taking is 
 

 11 

  
 obtained by condemner, and the rent shall be apportioned on the effective date of termination
of the Lease by Tenant. 
  
 (b)  If any part of the Premises shall be so taken and this Lease shall not
terminate or be terminated under the provisions of subparagraph (a) hereof, then the rental shall be equitably apportioned according to the square footage of the Premises, and the Landlord shall, at its own cost and expense, restore the remaining
portion of the Premises to the extent necessary to render it reasonably suitable for the purposes for which it was leased, shall provide finished parking facilities equivalent to those originally furnished to Tenant, and shall make all repairs to
the Building in which the Premises is located to the extent necessary to constitute the Building a complete architectural unit, provided, however, that if the amount of the award received by Landlord is not adequate to cover the cost of such
restoration or repairing, Landlord may elect by written notice to Tenant to that effect to terminate this Lease. 
  
 (c)  Notwithstanding the provisions of this Lease, Tenant’s use, occupancy or enjoyment of the Premises will be deemed materially restricted if any portion of the Building or ground area of sufficient size to deprive Tenant
of ten percent (10%) or more of the available parking area on site at the commencement of the term shall be taken under the exercise of the power of condemnation or eminent domain. 
  
 (d)  All compensation awarded or paid upon such a total or partial taking of the Premises shall belong to and be the property of the Landlord, provided,
however, that nothing contained herein shall be construed to preclude the Tenant, as permitted by law, from prosecuting any claim directly against the condemning authority in such condemnation proceedings for loss of business, relocation costs or
depreciation to, damage to, or cost of removal of, or for the value of stock, trade fixtures, furniture, and other personal property belonging to Tenant. 
  
 (e)  Notwithstanding the foregoing, all rights of the Landlord and Tenant to share in the condemnation award shall be subject to the prior right of the
institutional first mortgage lender to receive all such condemnation funds to the extent of the balance then due on the first mortgage. 
  
 14.    Inspection by Landlord 
  
 Landlord’s agents, and other representatives, shall have
the right to enter into and upon said premises accompanied by a representative of Tenant, or any part thereof, at all reasonable hours during a normal workday, if it does not interrupt Tenant’s workday, for the purpose of examining same, or
making such repairs or alterations therein as may be necessary for the safety and preservation thereof, without unduly disturbing the operations of the Tenant. Landlord may exercise such right except for emergencies only upon written notice provided
to the Tenant at least one week in advance and such notice shall specify the basis upon which such right of entry is intended to be exercised. Landlord may not exercise such right of entry more frequently than once in any two-month period.

 

 12 

 15.    Right of Re-entry 
  
 If the said premises, or any part thereof, shall become vacant due to the Tenant’s removal and failure to pay rent and other charges payable hereunder during the term, or should the
Tenant be evicted by summary proceedings or otherwise, the Landlord or Landlord’s representatives may reenter the same, and re-let the said premises as the agent of the said Tenant and receive the rent thereof, applying the same first to the
payment of such reasonable expenses as the Landlord may be put to in reentering, and then to the payment of the rent due hereunder; the balance (if any) to be paid over to the Tenant who shall remain liable for any deficiency. 

 
 16.    Default 
  
 (a)  It is expressly understood and agreed that subject to the terms and conditions of within lease, in the event there is a default in payment of the fixed
rent, or if default be made in the payment of the additional rent or other monetary obligations hereunder to be paid for by the Tenant, and such default shall continue for a period of fifteen (15) days after written notice, then in that event,
Landlord may institute the legal proceedings to dispossess the Tenant; or 
  
 (b)  If the Tenant shall
default under any other provisions of this lease other than such requiring monetary payments, the Tenant shall cure same within thirty (30) days of written notice from the Landlord, or if such condition cannot be corrected within thirty (30) days,
Tenant shall commence to cure such default within thirty (30) days and complete said curing within a reasonable time; 
  
 (c)  If the Tenant shall fail to comply with any of the statutes, ordinances, rules, orders, regulations and requirements of the Federal, State and City Government required to be complied with by Tenant pursuant to the terms of
this lease, or if the Tenant shall file a petition in bankruptcy or arrangement, or be adjudicated a bankrupt or make an assignment for the benefit of creditors or take advantage of any insolvency act, and such action is not rescinded within sixty
(60) days, the Landlord may, at any time thereafter terminate this lease and the term thereof, and upon the giving of such written notice, the lease and the term thereof shall terminate, expire and come to an end on the date fixed in such notice as
if said date were the date originally fixed in this lease for the termination or expiration thereof, subject to the provisions of Subparagraph (c) hereunder. 
  
 (d)  In the event Tenant shall fail to pay rent and/or additional rent when due, then, in addition to the Landlord’s rights as contained in this Article
16, interest shall accrue thereon at a fluctuating per annum rate equal to the sum of the prime rate of Chase Manhattan Bank, N.A., plus two (2) percentage points from the fifth date after the due date to the date of payment. 
 

 13 

 (e)  In the event of the occurrence of an event of default by Landlord hereunder, Tenant, may, at its sole
discretion, exercise any or all of the remedies as may be available to Tenant at law or in equity. 
  
 17.    Notices 
  
 All notices required or permitted to be given to the Landlord shall be in
writing and given by hand or certified mail, return receipt requested, addressed to the Landlord at 71 Hudson Street, Hackensack, New Jersey 07601. 
  
 All notices required to be given to the Tenant shall be in writing and given by hand or certified mail, return receipt requested, addressed to the Tenant at 6111 N. River Road, Rosemont, IL 60018, Attn: Director of
Real Estate, with a copy to Tenant’s General Counsel at same address. 
  
 Either party may change the address for notification
hereunder by a notice given in conformance with this Section 17. 
  
 18.    Non-Waiver 

 
 The failure of the Landlord or Tenant to insist upon strict performance of any of the covenants or conditions of this lease or to exercise
any option herein conferred in any one or more instances, shall not be construed as a waiver or relinquishment for the failure of any such covenants, conditions, or options, but the same shall be and remain in full force and effect. 

 
 19.    Liability of Tenant for Deficiency 
  
 In the event that this Lease shall terminate by reason of the re-entry of the Landlord under the terms and conditions contained in this lease or by the ejectment of the Tenant by summary
proceedings or otherwise, it is hereby agreed that the Tenant shall remain liable to pay in monthly payments the rent which accrued subsequent to the re-entry by the Landlord, and the Tenant expressly agrees to pay as damages for the breach of the
covenants herein contained, the difference between the rent reserved and the rent collected and received, if any, by the Landlord, during the remainder of the unexpired term, and such difference or deficiency between the rent herein reserved and the
rent collected, if any, shall become due and payable in monthly payments during the remainder of the unexpired term, as the amounts of such difference or deficiency shall from time to time be ascertained, provided such damages are permitted by law
applicable in this jurisdiction. Tenant shall be entitled to a credit for any prepaid rent paid hereunder. 
  
 20.    Right of Tenant to Make Alterations and Improvements 
  
 Tenant may not make any
alterations to the Building, consisting of the foundation, skin, roof and windows (except that Tenant may cover any windows for data center purposes) of the Building. Tenant may, upon notice to, but without consent of, the Landlord, make any
alterations to the Premises as is necessary for its business. In addition, Tenant has the right to construct a 
 

 14 

 second floor mezzanine level consisting of approximately 41,919 square feet as per the Construction Specifications. At the termination of the lease, the
Premises shall be restored to its original condition, as delivered by the Landlord, at the Landlord’s request. 
  
 21.    Subordination of Lease 
  
 (a)  This Lease shall be subject
and subordinate at all times to the lien of any mortgages now or hereafter placed on the land and buildings of which the Premises form a part. The Tenant covenants and agrees to execute and deliver upon demand such further instrument or instruments
subordinating this Lease to the lien of any such mortgage or mortgages as shall be desired by any mortgagee or proposed mortgagee. Tenant further acknowledges that Landlord may be required by any mortgagee or proposed mortgagee to assign this Lease
as additional security for any mortgage or proposed mortgages, and Tenant agrees that it will upon demand join with Landlord in the execution of any such assignment or agreement, which may in form for recording, as any such mortgagee or proposed
mortgagee may reasonably require. Tenant’s failure to comply on demand with the provisions hereof shall constitute a default under this Lease. 
  
 (b)  It shall be a condition to Tenant’s obligation under this Article of the Lease to subordinate this Lease to any mortgage on or hereafter placed on
the land and buildings of which the Premises form a part, that Tenant be furnished a non-disturbance agreement (in form reasonably acceptable to Tenant) from the mortgagee, trustee or holder of any such mortgage agreeing that as long as Tenant does
not commit an Event of Default pursuant to this Lease that Tenant’s possession of the Premises hereunder shall not be disturbed. There shall be no cost to Tenant in obtaining the non-disturbance agreement and Landlord shall pay all costs in
connection therewith. 
  
 22.    Lease Construction 
  
 This Lease shall be construed pursuant to the laws of the State of New Jersey. The terms, covenants and conditions of the within Lease shall be binding
upon and inure to the benefit of each of the parties hereto, their respective executors, administrators, heirs, successors and assigns, as the case may be. The neuter gender, when used herein, shall include all persons and corporations and words
used in the singular, shall include words in the plural where the text of the instrument so requires. 
  
 23.    Mutual Releases 
  
 The Tenant hereby releases the Landlord, and the Landlord hereby
releases the Tenant from any liability arising out of loss covered by any insurance policy, unless caused by the neglect of Landlord or Tenant. It is understood and agreed that all such policies will contain the following clause or other clause of
similar import: 
  
 “Neither party shall be liable or responsible for, and each party hereby releases the
other from all liability and responsibility to the other and any person claiming by, through 
 

 15 

 or under the other, by way of subrogation or otherwise, for any injury, loss or damage to any person or property in or around the
Leased Premises or to the other’s business covered by insurance carried or required to be carried hereunder, irrespective of the cause of such injury, loss or damage, and each party shall require its insurers to include in all of such
party’s insurance policies which could give rise to a right of subrogation against the other a clause or endorsement whereby the insurer waives any rights of subrogation against the other or permits the insured, prior to any loss, to agree with
a third party to waive any claim it may have against said third party without invalidating the coverage under the insurance policy.” 
  
 24.    Isra Compliance 
  
 (a)  Tenant
shall, at Tenant’s own expense, comply with the Industrial Site Recovery Act, N.J.S.A. 13: 1K-6, et seq., and the regulations promulgated thereunder (“ISRA”) in the event of closing, termination or transfer of Tenant’s
operation at the Premises. In the event that compliance with ISRA becomes necessary at the Premises due to any action on the part of, or with regard to, Landlord including, but not limited to, Landlord’s execution of a Sales Agreement for the
Premises, any change in ownership of the Premises, the initiation of bankruptcy proceedings with regard to Landlord, Landlord’s financial organization, sale of the controlling share of Landlord’s assets, or sale of Landlord, and to the
extent ISRA compliance is required, Landlord shall comply with ISRA with regard to the Premises at Landlord’s own expense, Tenant shall also provide all information within Tenant’s control requested by Landlord of the New Jersey Department
of Environmental Protection (“NJDEP”) for preparation of non-applicability affidavits, if applicable, and Tenant shall promptly execute such affidavits should the information contained therein be found by Tenant to be complete and
accurate. Tenant shall be responsible for that portion of the costs of ISRA compliance, which are applicable to Tenant’s discharge of toxic or hazardous substances or wastes at or about the Premises occurring during the term of this Lease.
Tenant shall provide Landlord all information requested by Landlord reasonably necessary to complete ISRA compliance process. 
  
 (b)  Landlord represents and warrants to Tenant that as of the commencement date of the Lease the Premises are in compliance in all material respects with the provisions of all federal, state and local
environmental, health and safety laws, codes and ordinances and all rules and regulations promulgated thereunder. 
  
 (c)  Landlord shall indemnify, defend and hold Tenant harmless from and against any and all claims, losses, liabilities, lawsuits, damages and expenses (including, but not limited to, business interruption costs and reasonable
attorney’s fees arising by reason of any of the aforesaid or an action against Landlord under this indemnity) arising directly or indirectly from, out of, or by reason of (i) any breach of this paragraph occurring during the term of this Lease,
(ii) any spills or discharges of toxic or hazardous substances or wastes at the Premises which occurred prior to or during the term of this Lease other than those caused by the action or omission of Tenant, or (iii) Landlord’s failure to
provide all information, make all submissions and take all actions required by the DEP. 
 

 16 

  
 (d)  Landlord shall, at Landlord’s own expense, prepare all
submissions required by ISRA including, but not limited to, General Information Submissions, Site Evaluation Submissions, Sampling Plans, Negative Declarations and Cleanup Plans, and shall implement and complete same to the satisfaction of the DEP.

  
 (e)  Landlord shall, at Landlord’s own expense, undertake and provide all financial assurances
required by ISRA and the DEP. 
  
 (f)  Tenant shall cooperate with Landlord by supplying to Landlord
all information within Tenant’s control, to the extent that the ISRA compliance process requires information within Tenant’s control, at no cost to Landlord. 
  
 (g)  Tenant represents that its SIC number is 7377. 
  
 25.    Brokerage Commission 
  
 Landlord and Tenant each represent to
the other that they have dealt with no broker except JOT Company, in connection with this transaction. Each agrees to indemnify and hold the other harmless against all claims, losses, liability, costs, and expenses (including reasonable counsel fees
and expenses) resulting from a breach by the indemnitor of such representation. The representations and obligations contained in this paragraph shall survive the termination of this Lease. However, the provisions of this paragraph shall not be
deemed or construed as a covenant for the benefit of any third party. The Landlord shall pay the commission pursuant to separate agreement. Tenant has not entered into any agreement with the broker beyond this transaction. Tenant does not agree to
the use of or payment of a commission the broker for any renewal or extension of this Lease, except pursuant to a written agreement with the broker at the time of such renewal or extension. Landlord agrees to indemnify and hold Tenant harmless
against any claim for commission for any renewal or extension not specifically agreed to by Tenant. 
  
 26.    Consent 
  
 Whenever the prior consent or approval of either party hereto is required by
the provisions of this Lease, the same shall not be unreasonably withheld and/or delayed and such consent shall be deemed given if no notice of being withheld is made within ten (10) days. 
  
 27.    Title 
  
 Landlord warrants and
represents to Tenant that Landlord has the power and authority to enter into this Lease for the term hereof, (including the renewal term); that Landlord is the owner of the fee simple to the Premises; and that title to the Premises is and shall
continue to be free and clear of any liens and encumbrances except for those set forth on Schedule “C”. 
  
 28.    Force Majeure 
 

 17 

  
 If either party shall be prevented or delayed from performing any obligation or satisfying any
condition under this Lease by any strike, lock-out, labor dispute, inability to obtain labor or material, act of God, government restriction, regulation or control, or civil commotion, insurrection, sabotage, fire or other casualty or by any other
events similar to the foregoing beyond the control of such party then the time to perform such obligation or satisfy such condition shall be postponed by the period of time consumed by the delay. If either party shall, as a result of any such event,
be unable to exercise any right or option within the time limits provided therefore in this Lease, the time for exercise thereof shall be postponed for the period of time consumed by such delay. 
  

29.    Certification by Landlord That Lease is in Full Force and Effect 
  
 Upon request of Tenant, at any time or from time to time, Landlord agrees to execute and deliver to Tenant within ten (10) days after such request, a written instrument duly executed (a)
certifying that this Lease has not been modified and is in full force and effect or if there has been a modification of this Lease that this Lease is in full force and effect as modified, and stating such modifications (b) specifying the dates to
which the Fixed Rent and additional rent have been paid; and (c) stating whether or not, to the knowledge of the party executing such instrument, that Tenant is in default and, if Tenant is in default, stating the nature of such default.

  
 30.    Short Form of Lease 
  
 The parties hereto further covenant and agree that they will at the time of commencement of the term of this Lease, execute and deliver a short form memorandum of lease duly acknowledged
and in recordable form setting forth, among other things, the name and addresses of the parties, a reference to this Lease and its date, the description of the Premises and the date of the commencement and termination of the Lease, and such other
terms and conditions of this Lease other than the rental provisions as the parties may agree upon, but failure to agree upon such other terms and conditions to be set forth in such memorandum of lease shall not affect or impair the validity of this
Lease of the obligations of the parties hereunder. The short form of lease may be recorded at the option of the Tenant being responsible for the costs of recording. 
  
 31.    Quiet Enjoyment And Non-disturbance 
  
 The Landlord covenants and agrees that the Tenant, upon payment of the Fixed Rent and Additional Rent reserved herein, and upon observing and keeping the covenants, agreements and stipulations of this Lease on its
part to be kept, shall lawfully, peaceably and quietly hold, occupy and enjoy the Leased Premises during the term without hindrance, ejection or molestation. 
  
 Landlord shall deliver to Tenant, upon execution of this Lease, a non-disturbance agreement from its lender,                  ,
satisfactory to Tenant’s counsel. In addition, Landlord shall use its best efforts to obtain a non-disturbance clause from any future lender for 
 

 18 

  
 the term of this Lease or renewal thereof at Landlord’s sole cost and expense. 
  
 32.    Arbitration 
  
 If under this Lease any dispute is to be referred to arbitration, such dispute shall be settled by the Rules of the American Arbitration Association. The complaining party shall give notice specifying the demand for
arbitration, each issue to be arbitrated and the name of the person it has designated as its impartial arbitrator. The party receiving such notice will appoint an impartial arbitrator and the two appointed arbitrators shall select a third
arbitrator. If agreement on the third arbitrator cannot be reached, then the Judge of the Superior Court of New Jersey shall select such third arbitrator. The arbitrators shall decide the specific issues referred to them and any decisions shall be
binding upon the parties. Landlord and Tenant shall each pay their own arbitrator and share the cost of the third arbitrator. 
  
 33.    Special Damages 
  
 NEITHER PARTY SHALL BE LIABLE TO THE OTHER FOR SPECIAL,
CONSEQUENTIAL OR INDIRECT DAMAGES AS A RESULT OF A BREACH HEREOF EVEN IF ADVISED OF THE POSSIBILITY OF SUCH DAMAGES. 
  
 34.    Renewal Option 
  
 Comdisco shall have the right to renew the original Lease for
two (2) five (5) year periods, by providing owner with twelve (12) months prior written notice. The rental rate structure shall be 100% of the “Current Market Rental Rate” for comparable first class office buildings/warehouses in
the Pertinent Market. Thereafter, for the remainder of the renewal term, there shall be a three (3) percent annual increase. For purposes of this Lease, the term “Current Market Rental Rate” shall mean a rate comprised of the prevailing
base rental rate for tenants per square foot of rental area available in the Pertinent Market. Any such Rate shall take into account any market concessions such as tenant improvements, free rent, constructions allowance, rent abatement, moving
allowance, etc. and comparable leases (on the bases of factors such as, but not limited to, size and location of space and commencement dated and term of lease), if any, recently executed for space in the Building and other office
buildings/warehouses in the Pertinent Market which are comparable to the Building in reputation, quality, age, size, location and level and quality of services provided (the foregoing factors not being exclusive in identifying comparable buildings)
and which are not for any reason (such as, without limitation, economic distress) market anomalies. For the purposes hereof, “Pertinent Market” shall mean within ten (10) miles of the location of the Premises. If Landlord and Tenant do not
agree on the Current Market Rental Rate fifteen (15) months before the termination of the then existing term, each party shall appoint an arbitrator who shall be a licensed real estate broker of the State of New Jersey, who shall be active in
commercial rentals in the Pertinent Market or an appraiser qualified as an M.A.I. having an office in New Jersey. Such appointment shall be made by each party within thirty (30) days after notice of the necessity of arbitration, and each party shall
advise the other of their choice. On the failure of either party to appoint an arbitrator within ten 
 

 19 

  
 (10) days after notification of the appointment by the other party, the person appointed arbitrator may appoint an
arbitrator to represent the party in default, which arbitrator shall not have served previously in a similar capacity for, or been otherwise employed by, the non-defaulting party. The two arbitrators appointed in either manner shall then proceed to
make the determination of the Current Market Rental Rate for the renewal period and the mutual decision of the two arbitrators shall be binding on the parties. In the event of their inability to reach a result, they may select a third arbitrator,
who shall not have served previously in a similar capacity for, or been employed by, either party. If the two arbitrators are unable to agree on a third arbitrator, a then sitting Judge of the Superior Court of New Jersey shall appoint the third
arbitrator. The third arbitrator shall choose one of the two appraisals closest to market value and his determination shall be final and binding upon the parties. For this calculation, the building shall be a total of 301,827 square feet, consisting
of 259,908 square feet on the first (1st) floor and 41,919 square feet on the second (2nd) floor. 
  
 35.    Right of First Offer on Expansion Space 
  
 The expansion space shall be defined
as the adjacent site to the south of the property known as Block 131.1, part of Lots 9, 9.01, and 9.02 which the Landlord is currently contemplating a proposed 187,000 square foot light industrial and distribution building, (“Expansion
Space”). 
  
 During the Term of the Lease, including any Renewal Term (s), the Landlord hereby grants the Tenant the following
rights with respect to the Expansion Space: 
  
 (a)  At any time after the commencement of the Initial
Term, the Landlord agrees to notify Tenant in writing when the Landlord is having active, continuous and ongoing negotiations with a prospect for the Expansion Space. Within seven (7) business days of Tenant’s receipt of Landlord’s notice,
Tenant shall notify Landlord of Tenant’s interest in proceeding to negotiate for the Expansion Space on a non-exclusive basis. The parties shall negotiate in good faith. The Landlord shall be free to continue negotiations with any prospect and
Tenant simultaneously. In the event the Tenant fails to notify the Landlord of its interest in pursuing negotiations on the Expansion Space, the Landlord shall be free to negotiate with the prospect without any further obligation to Tenant. The
Landlord’s obligation to notify Tenant shall be continuous until the property is developed. 
  
 (b)  At any time after two (2) years from the commencement of the Initial Term, if the Expansion Space becomes available, as an initial development of vacant office/warehouse space, the Landlord shall give written notice to the
Tenant of such availability and for a period of thirty (30) days, the parties shall exclusively negotiate in good faith for the Tenant to occupy the Expansion Space. 
  
 (c)  All notices hereunder shall be sent via certified mail, return receipt requested and addressed as required under the Lease. Notices shall be deemed
received on the actual receipt of such notice. 
 

 20 

  
 36.    Right of First Offer to Purchase 
  
 Tenant shall be granted a right of first offer to negotiate for the purchase of the Building. Landlord agrees to provide Tenant with written notice of
the availability of the Building for sale and offer the Building in its entirety to Tenant on such terms and conditions as Landlord would offer to third parties, as determined by Landlord in its sole and absolute discretion, prior to marketing said
space to third parties. Tenant shall have sixty (60) days from the date of Landlord’s Notice to respond in writing to the same. If Landlord has not received a written response by the end of said sixty (60) day period or if Tenant declines to
accept Landlord’s offer or makes a counteroffer which Landlord shall reject, in writing, as unacceptable in Landlord’s sole and absolute discretion, Landlord shall thereafter be free to market the Building and sell the Building for not
less than the counter-offer submitted by Tenant If Landlord and Tenant agree on terms for the sale of the Building, but are subsequently unable, in good faith, to consummate an agreement with respect thereto acceptable to both Landlord and Tenant,
Landlord shall thereafter be free to market the Building and sell the Building on such terms and conditions as landlord shall determine, in its sole and absolute discretion, without any further obligation to offer said Building again to Tenant.

  
 37.    Statement of Competitors 
  
 Landlord agrees that it will not lease space in the Expansion Space to or maintain any sign for any competitor of Tenant’s Business Recovery Services Division, including but not
limited to IBM, GE Capital, IBM Business Recovery Services or Sunguard Business Recovery Services without Tenant’s prior written consent. For so long as this Lease, including any Renewal or Expansion hereof, as provided in Sections 34 and
35, respectively, is in full force and effect, Landlord agrees not to sell the Building to a competitor of Tenant, including but not limited to IBM, GE Capital, IBM Business Recovery Services and Sungard Business Recovery Services.

  
 38.    Electrical Substation 
  
 The Landlord shall design and provide at no cost to the Tenant an area on site sufficient to house an electrical substation which will be constructed by Tenant. In the event that in the
future the Landlord requires additional electrical service from the substation, provided that Landlord’s use does not interfere with Tenant’s use of the substation, including but not limited to degradation of electrical power, it shall
have the right to add to the substation for such additional electrical use, upon at least thirty (30) days prior written notice. In such event upon the completion of such addition, Landlord shall share proportionately in the cost of maintenance of
such substation and shall be billed for such use at the same cost incurred by Tenant from the electric supplier. In the event that the area provided by the Landlord for such substation, is insufficient for the Tenant’s purposes, Landlord will
provide the additional space required for such addition and replace it at no cost to the Tenant. Any parking spaces lost by virtue of such increase shall be replaced by the Landlord on the south side of the building at no cost to the Tenant so that
the Tenant will always have a minimum of 378 parking spaces on site. 
 

 21 

  
 IN WITNESS WHEREOF, the parties hereto have hereunto set their hands and seals the day and year
first above written. 
  
 
	 WITNESS:
 	  	  	  	 RUSSO FAMILY LIMITED PARTNERSHIP,
 Landlord
  
 
	 
	  	 By:
 	  	 

	  	  	  	  	 Lawrence Russo, Jr.,
 General
Partner
 
	 
	 ATTEST:
 	  	  	  	 COMDISCO, INC.,
 Tenant
 
	 
	  	 By:
 	  	 

	  	  	  	  	 Richard A. Finocchi
 Vice President
 11/24/99
 

 
 

 22 

 AMENDMENT TO LEASE AGREEMENT 
  
 THIS Amendment Agreement is entered into this 15th day of November, 2001 by and between RUSSO FAMILY LIMITED PARTNERSHIP, a New Jersey Limited Partnership, having an address of 71 Hudson Street, Hackensack, New Jersey
(“Landlord”) and SUNGARD RECOVERY SERVICES, L.P., a Pennsylvania Limited Partnership, successor in interest to COMDISCO, INC., a Delaware Corporation, having an address of 1285 Drummers Lane, Wayne, Pennsylvania 19807 (“Tenant”).

  
 RECITALS 
  
 A.  Landlord and COMDISCO, INC. entered into a Lease Agreement in October 1999 respecting, an office/warehouse facility (the “Building”), consisting of approximately 259,908 square feet, together with on-site parking for
378 vehicles, which office/warehouse facility is located at 777 Central Boulevard, in the Borough of Carlstadt, County of Bergen, and State of New Jersey, now known and designated as Lot No. 9 in Block 131 on the official tax map of the Borough of
Carlstadt, Bergen County, New Jersey (the said Lease Agreement is hereinafter referred to as the “Lease”). 
  
 B.  COMDISCO, INC. has assigned unto Tenant all of its right, title and interest in and to the Lease and Tenant has accepted such assignment and assumed all of COMDISCO, INC.’s right, title, interest, duties, benefits, and
obligations under the Lease. 
 

 23 

  
 C.  Landlord and Tenant have agreed to modify the Lease in the manner set forth in
this Agreement. 
  
 AGREEMENT 
  
 For good and valuable consideration, the receipt of which and the legal sufficiency of which are hereby acknowledged, the parties agree as follows: 
  
 2.  The Lease is modified and supplemented by adding new sections, 16(f), 21(c) and 29(B), as follows: 
  

16(f).  In the event of any default on the part of the Tenant or the Landlord which is not cured within the time period specified in this Lease, the
prevailing party in any litigation instituted with respect to such default shall be entitled to recover reasonable counsel fees and costs necessarily incurred from the other party. 
  
 21(c).  In the event that any mortgagee of the Premises recovers possession of the Premises through a foreclosure, the Lender shall not be subject to any
offsets or deficiencies which Lessee may be entitled to assert against the Lessor as a result of any act or omission of Lessor occurring prior to Lender obtaining title to the Demised Premises, it being understood that nothing in this clause shall
be deemed to exclude Lender from responsibility for repairs and maintenance required of the Lessor under the Lease from and after the date Lender takes titles to the Demised Premises, whether or not the need for such repairs or maintenance accrued
before or after such date; provided, however, that in no event shall Lender be responsible for consequential damages resulting from the failure or Lessor to undertake such repairs and maintenance. 
  
 29(B).  Either party hereto, and/or its successors in interest, shall at any time and from time-to-time, forthwith upon
request from the other party and/or its successor in interest, execute, acknowledge and deliver a statement in writing (a) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such
modification and certifying that this Lease as so modified is in full force and effect), and the date to which the rental and other charges 
 

 24 

  
 are paid in advance, if any, and (b) acknowledging that there are not, to such party’s
knowledge, any uncured defaults on the part of either party hereunder, or specifying such defaults if any are claimed, and (c) setting for the date of commencements of rents and expiration of the term hereof. Any such statement may be relied upon by
the prospective purchaser or encumbrancer of all or any portion of the real property of which the Demised Premises are a part, or other interested party. 
  
 3.  Except as herein modified, all of the terms, covenants, conditions and agreements set forth in the Lease shall continue unmodified and in full force and
effect. 
  
 IN WITNESS WHEREOF, the Landlord and Tenant have caused this Amendment Agreement to be duly executed as of the day and
year first above written. 
  
 
	 RUSSO FAMILY LIMITED PARTNERSHIP,
 A New Jersey
Limited Partnership
 By:  Russo, L.L.C., A New Jersey Limited
 Liability Company as General Partner, Landlord

 
 
	 
	 By:
 	 	 

	  	 	 Lawrence Russo, Jr.
 Manager
 

 
  
 
	 SUNGARD RECOVERY SERVICES, L.P.,
 A Pennsylvania Limited Partnership
 
	 
	 By:  SUNGARD COMPUTER SERVICES, INC.,
 A Pennsylvania Corporation, As General Partner
 Tenant
  
 
	 
	 By:
 	 	 

	  	 	  

 
 

 25 

  
 date to which the rental and other charges are paid in advance, if any, and (b) acknowledging
that there are not, to such party’s knowledge, any uncured defaults on the part of either party hereunder, or specifying such defaults if any are claimed, and (c) setting for the date of commencements of rents and expiration of the term hereof.
Any such statement may be relied upon by the prospective purchaser or encumbrancer of all or any portion of the real property of which the Demised Premises are a part, or other interested party. 
  

2.  Except as herein modified, all of the terms, covenants, conditions and agreements set forth in the Lease shall continue unmodified and in full force and effect.

  
 IN WITNESS WHEREOF, the Landlord and Tenant have caused this Amendment Agreement to be duly executed as of the day and year
first above written. 
  
 
	 RUSSO FAMILY LIMITED PARTNERSHIP,
 A New Jersey
Limited Partnership
 By:  Russo, L.L.C., A New Jersey Limited
 Liability Company, as General Partner, Landlord

 
 
	 
	 By:
 	 	 

	  	 	 Lawrence Russo, Jr.
 Manager
 

 
  
 
	 SUNGARD RECOVERY SERVICES, L.P.,
 A Pennsylvania Limited
Partnership
  
 
	 
	 By:  SunGard Computer Services, Inc., A
 Pennsylvania Corporation, As General Partner,

Tenant
  
 
	 
	 By:
 	 	 

	  	 	  

 
 

 26 

  
 LEASE ASSIGNMENT AND ASSUMPTION AGREEMENT 
  

THIS LEASE ASSIGNMENT AND ASSUMPTION AGREEMENT (this “Assignment”) is made as of this 15th day of November, 2001 between COMDISCO, INC., a Delaware corporation having its office at 6111 North River Road, Rosemont, Illinois (“Assignor”) and SUNGARD RECOVERY SERVICES LP,
a Pennsylvania limited partnership, having its office at 1285 Drummers Lane, Wayne, Pennsylvania 19087 (“Assignee”). 
  
 WITNESSETH 
  
 WHEREAS, Russo Family Limited Partnership(“Landlord”) and Assignor entered
into that certain lease, dated October     , 1999, more particularly described on Exhibit A attached hereto and made part hereof (the “Lease”), providing for the lease of that certain real property commonly known
as 777 Central Boulevard, Carlstadt, New Jersey and as more particularly described in the Lease (the “Premises”); and 
  
 WHEREAS, on July 16, 2001, Assignor and 50 of its affiliates filed voluntary petitions for reorganization under Chapter 11 of title 11 of the United States Code, 11 U.S.C. § 101 et seq., as amended, in the United States
Bankruptcy Court for the Northern District of Illinois (the “Bankruptcy Court”); and 
  
 WHEREAS, Assignor
and SunGard Data Systems Inc., a Delaware corporation (“SunGard”), entered into that certain Acquisition Agreement, effective as of July 15, 2001 and executed on October 12, 2001 (the “Acquisition Agreement”), whereby Assignor
agreed to sell to SunGard (or its designee) the assets of the Business (as such term is defined in the Acquisition Agreement), and SunGard agreed to purchase from Assignor the assets of, and to assume certain liabilities associated with, the
Business; and 
  
 WHEREAS, pursuant to the terms and conditions of the Acquisition Agreement, Assignor and SunGard agreed to
execute this Assignment; and 
  
 WHEREAS, pursuant to that certain Assignment Agreement, dated as of the Closing Date (as
such term is defined in the Acquisition Agreement), by and between SunGard and Assignee, among others, SunGard assigned to Assignee SunGard’s right to take an assignment of the Lease; and 
  

WHEREAS, pursuant to that certain Order Authorizing (i) Sale of Certain of Debtor’s Assets (Services) Free and Clear of Liens, Claims and Encumbrances, (ii)
Assumption and Assignment of Certain Executory Contracts and Unexpired Leases, and (iii) Assumption of Certain Liabilities entered November 9, 2001, the Bankruptcy Court approved the Acquisition Agreement and the parties entering into this
Assignment; and 
  
 WHEREAS, subject to the terms of this Assignment, Assignor desires to assign and transfer all of its
right, title and interest in the Lease and the estate created thereby to 
 

 27 

  
 Assignee and Assignee desires to purchase and accept such assignment and assume all rights,
duties and obligations of the Assignor under the Lease arising on and after the Assignment Date (as defined herein). 
  
 NOW
THEREFORE, the parties hereto for and in consideration of Ten Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which is conclusively acknowledged by the parties hereto, agree as follows:

  
 1.  Assumption of Lease and Leasehold Obligations.    As of the
Assignment Date, Assignor hereby assumes the Lease pursuant to the Order issued pursuant to 11 U.S.C. Section 365. 
  
 2.  Assignment and Assumption of Lease.    As of the Assignment Date, Assignor hereby assigns, transfers, and sets over unto Assignee, its successors and assigns, all of Assignor’s right, title and
interest in, to and under the Lease and any security deposit held by Landlord pursuant to the terms and conditions of the Lease. Assignee hereby accepts the foregoing assignment and covenants with Assignor that, from and after the Assignment Date,
Assignee and its successors and assigns hereby assume and agree to keep, perform, fulfill or cause to be performed all of the terms, covenants, conditions and obligations contained in the Lease, which, by the respective terms therein, are imposed
upon Assignor. 
  
 3.  Ratification of Lease.    Assignor and Assignee
hereby ratify, reaffirm and adopt and agree that the Lease shall be in full force and effect as to Assignee. 
  
 4.  Indemnification.    Assignor hereby agrees to indemnify, protect, defend and hold Assignee harmless from and against all claims, damages, losses, costs and expenses (including reasonable
attorneys’ fees) arising in connection with the Lease and relating to the period prior to the Assignment Date. Assignee hereby agrees to indemnify, protect, defend and hold Assignor harmless from and against all claims, damages, losses, costs
and expenses (including reasonable attorneys’ fees) arising in connection with the Lease and relating to the period on or subsequent to the Assignment Date. 
  
 5.  Governing Law.    This Assignment shall be governed by and construed in accordance with the laws of the state where the
Premises are located. 
  
 6.  Assignment Date.    The “Assignment
Date” shall mean the day and year first written above. 
 

 28 

  
 7.  Release.    Except as otherwise
specifically provided for herein, nothing contained herein shall release Assignor, SunGard or Assignee from any of their respective duties or obligations under the Acquisition Agreement or in any way diminish, limit or modify any of the
representations, warranties, indemnities, covenants or agreements of such parties set forth in the Acquisition Agreement. 
  
 8.  Counterparts.    This Assignment may be executed in one or more counterparts, each of which shall be deemed to be an original, but all of which together shall constitute one
and the same instrument, and it shall constitute sufficient proof of the Assignment to present any copy, copies or facsimiles signed by the parties to be charged. 
  
 [signature page follows] 
 

 29 

  
 IN WITNESS WHEREOF, the parties hereto have duly executed this Assignment as of
the day and year first written above. 
  
 
	 ASSIGNOR:
  
 COMDISCO, INC., a Delaware corporation
 	 	  	 	 ASSIGNEE:
  
 SUNGARD RECOVERY SERVICES LP,
 a Pennsylvania limited
partnership
 
	 
	 By:
 	 	  	 	  	 	 By:
 	 	  
	  	 	 
  Rob E.T. Lackey
 Senior
Vice President and Chief Legal Officer
 	 	  	 	  	 	 
Theodore J. Gaasche
 Group Chief
Financial Officer
 

 
 

 30 

  
 IN WITNESS WHEREOF, the parties hereto have duly executed this Assignment as of
the day and year first written above. 
  
 
	 ASSIGNOR:
  
 COMDISCO, INC., a Delaware corporation
 	 	  	 	 ASSIGNEE:
  
 SUNGARD RECOVERY SERVICES LP,
 a Pennsylvania limited
partnership
 
	 
	 By:
 	 	  	 	  	 	 By:
 	 	  
	  	 	 
Michael A. Fazio
 Senior Vice
President and Chief Legal Officer
 	 	  	 	  	 	 
Theodore J. Gaasche
 Group Chief
Financial Officer
 

 
 

 31 

  
 EXHIBIT A 
  
 Agreement of Lease, dated October     , 1999, between Russo Family Limited Partnership and Comdisco, Inc. for that certain real property commonly known as 777 Central
Boulevard, Carlstadt, New Jersey. 
 

 32Prepared by R.R. Donnelley Financial -- North Bergen Lease

  
 EXHIBIT 10.9 
  
 LEASE, LEASE AMENDMENTS AND LEASE ASSIGNMENT 
 RELATING TO 
 NORTH BERGEN, NEW JERSEY FACILITY 

  
 
 
 HARTZ
MOUNTAIN DEVELOPMENT CORP. 
  
 Landlord, 
  
 and 
  
 COMDISCO DISASTER RECOVERY SERVICES, INC. 
  
 Tenant 
  
 
 
 NET LEASE 
  
 
 
 Premises: 
  
 Office Premises 
 in 
 5851 West Side Avenue 
 North Bergen, New Jersey 
  
 

  
 TABLE OF CONTENTS 
  
  
 
	  	  	 Page
 

	 ARTICLE 1—DEFINITIONS
 	  	 1
 
	 ARTICLE 2—DEMISE AND TERM; OPTION TO RENEW
 	  	 4
 
	 ARTICLE 3—RENT
 	  	 5
 
	 ARTICLE 4—USE OF DEMISED PREMISES
 	  	 6
 
	 ARTICLE 5—PREPARATION OF DEMISED PREMISES
 	  	 6
 
	 ARTICLE 6—TAX AND OPERATING EXPENSE PAYMENTS
 	  	 6
 
	 ARTICLE 7—COMMON AREAS (deleted)
 	  	 8
 
	 ARTICLE 8—SECURITY
 	  	 8
 
	 ARTICLE 9—SUBORDINATION
 	  	 8
 
	 ARTICLE 10—QUIET ENJOYMENT
 	  	 10
 
	 ARTICLE 11—ASSIGNMENT, SUBLETTING AND MORTGAGING
 	  	 10
 
	 ARTICLE 12—COMPLIANCE WITH LAWS
 	  	 12
 
	 ARTICLE 13—INSURANCE AND INDEMNITY
 	  	 13
 
	 ARTICLE 14—RULES AND REGULATIONS
 	  	 15
 
	 ARTICLE 15—ALTERATIONS
 	  	 15
 
	 ARTICLE 16—LANDLORD’S AND TENANT’S PROPERTY
 	  	 16
 
	 ARTICLE 17—REPAIRS AND MAINTENANCE
 	  	 17
 
	 ARTICLE 18—ELECTRIC ENERGY
 	  	 18
 
	 ARTICLE 19—HEAT, VENTILATION AND AIR-CONDITIONING
 	  	 18
 
	 ARTICLE 20—OTHER SERVICES: SERVICE INTERRUPTION
 	  	 19
 
	 ARTICLE 21—ACCESS, CHANGES AND NAME
 	  	 19
 
	 ARTICLE 22—MECHANICS’ LIENS AND OTHER LIENS
 	  	 20
 
	 ARTICLE 23—NON-LIABILITY AND INDEMNIFICATION
 	  	 21
 
	 ARTICLE 24—DAMAGE OR DESTRUCTION
 	  	 23
 
	 ARTICLE 25—EMINENT DOMAIN
 	  	 24
 
	 ARTICLE 26—SURRENDER
 	  	 25
 
	 ARTICLE 27—EVENTS OF DEFAULT; CONDITIONS OF LIMITATION
 	  	 26
 
	 ARTICLE 28—RE-ENTRY BY LANDLORD
 	  	 27
 
	 ARTICLE 29—DAMAGES
 	  	 28
 
	 ARTICLE 30—AFFIRMATIVE WAIVERS
 	  	 29
 
	 ARTICLE 31—NO WAIVERS
 	  	 30
 
	 ARTICLE 32—CURING TENANT’S DEFAULTS
 	  	 30
 
	 ARTICLE 33—BROKER
 	  	 30
 
	 ARTICLE 34—NOTICES
 	  	 30
 
	 ARTICLE 35—ESTOPPEL CERTIFICATES
 	  	 31
 
	 ARTICLE 36—ARBITRATION
 	  	 31
 
	 ARTICLE 37—MEMORANDUM OF LEASE
 	  	 32
 
	 ARTICLE 38—MISCELLANEOUS
 	  	 32
 

 
 

 i 

  
 EXHIBITS 
  
 
	 Exhibit A—Description of Land
 	  	  
	 Exhibit B—Site Plan
 	  	  
	 Exhibit C—Omitted
 	  	  
	 Exhibit D—Landlord’s Expansion Work
 	  	  
	 Exhibit E—Rules and Regulations
 	  	  
	 Exhibit F—Design Data for Existing Facility
 	  	  

 
 

 ii 

  
 LEASE, dated November     , 1987, between Hartz Mountain Development
Corp., a New Jersey corporation having an office at 400 Plaza Drive, Secaucus, New Jersey (P.O. Box 1411) 07094 (“Landlord”), and Comdisco Disaster Recovery Services, Inc. an Illinois corporation, having an office at 6400 Shafer Court,
Rosemount, Illinois 60018 (‘Tenant”). 
  
 ARTICLE 1—DEFINITIONS 
  

1.01  As used in this Lease (including in all Exhibits and any Riders attached hereto, all of which shall he deemed to be part of this Lease) the following words and
phrases shall have the meanings indicated: 
  
 A.  Advance Rent: None. 
  
 B.  Additional Charges: All amounts that became payable by Tenant to Landlord hereunder other than the Fixed Rent.

  
 C.  Architect: Kenneth Carl Bonte, or as Landlord may designate, with Tenant’s approval, which
approval shall not be unreasonably withheld or delayed. 
  
 D.  Broker: Shalom and Zuckerbrot and Rydin
Brokerage, Inc. 
  
 E.  Building: The building or buildings now or hereafter located on the Land as set
forth on Exhibit A attached hereto. 
  
 F.  Calendar Year: Any twelve-month period commencing on a
January 1. 
  
 G.  Commencement Date: January 15, 1988. 
  
 H.  Demised Premises: The Land and Building that is outlined on the site plan attached hereto as Exhibit B. 

 
 I.   Expiration Date: The date that is the day before the fifteenth (15th) anniversary of the Commencement Date
if the Commencement Date is the first day of a month, or the fifteenth (15th) anniversary of the last day of the month in which the Commencement Date occurs if the Commencement Date is not the first day of a month. However, if the Term is extended
by Tenant’s effective exercise of Tenant’s right, if any, to extend the Term, the “Expiration Date” shall be changed to the last day of the latest extended period as to which Tenant shall have effectively exercised its right to
extend the Term. For the purposes of this definition, the earlier termination of this Lease shall not affect the “Expiration Date.” 
  
 J.  Fixed Rent: An amount at the annual rate of the product of the Floor Space of the Demised Premises multiplied by: (i) Nine Dollars ($9.00) for years one (1) through five (5); (ii) Ten Dollars ($10.00)
for years six (6) through ten (10); and (iii) Twelve Dollars ($12.00) for years eleven (11) through to the Expiration Date. 
  
 K.  Fixed Rent Commencement Date: March 15, 1988. 
 

  
 L.  Floor Space: The Demised Premises currently contains 69,037
square feet of Floor Space. From and after written notice to Tenant that the Expansion Space is ready for occupancy, the Floor Space shall be equal to the sum of 69,037 square feet plus the sum of the floor area of the Expansion Space stated in
square feet bounded by the exterior faces of the exterior walls and the party wall with the existing building. Any reference to Floor Space of a building shall mean the floor area of all levels or stories of such building, but excluding any roof,
except such portion thereof (other than cooling towers, elevator penthouses, mechanical rooms, chimneys and staircases, entrances and exits) as is permanently enclosed. Any reference to the Floor Space is intended to refer to the Floor Space of the
entire area in question irrespective of the Person(s) who may be the owner(s) of all or any part thereof. 
  
 M.  Guarantor: Comdisco, Inc. 
  
 N.  Insurance Requirements: Rules, regulations,
orders and other requirements of the applicable board of underwriters and/or the applicable fire insurance rating organization and/or any other similar body performing the same or similar functions and having jurisdiction or cognizance over the Land
and Building, whether now or hereafter in force. 
  
 O.  Land: The land described on Exhibit A, upon
which the Building is located. 
  
 P.  Landlord’s Work: The materials and work to be furnished,
installed and performed by Landlord at its expense in accordance with the provisions of Exhibit D. 
  
 Q.  Legal Requirements: Laws and ordinances of all federal, state, city, town, county, borough and village governments, and rules, regulations, orders and directives of all departments, subdivisions, bureaus, agencies or offices
thereof, and of any other governmental, public or quasi-public authorities having jurisdiction over the Land and Building, whether now or hereafter in force, including, but not limited to, those pertaining to environmental matters. 

 
 R.  Mortgage: A mortgage and/or a deed of trust. 
  
 S.  Mortgagee: A holder of a mortgage or a beneficiary of a deed of trust. 
  
 T.  Operating Expenses: The Building’s share of the cost and expense (whether or not within the contemplation of the parties) for the repair,
replacement, maintenance, policing and operation of the peripheral roads that, from time to time, service the Building and Land and the Building’s share of the Real Estate Taxes attributable to said peripheral roads. All items will be stated in
accordance with generally accepted accounting principles. 
  
 U.  Permitted Uses: Computer disaster
recovery center or any other use permitted under applicable Legal Requirements. 
  
 V.  Person: A
natural person or persons, a partnership, a corporation, or any other form of business or legal association or entity. 
  
 W.  Real Estate Taxes: The real estate taxes, assessments and special assessments imposed upon the Building and Land by any federal, state, municipal or other governments or governmental bodies or authorities, and any expenses
incurred by Landlord in contesting such taxes 
 

 2 

  
 or assessments and/or the assessed value of the Building and Land, which expenses shall be
allocated to the period of time to which such expenses relate. If at any time during the Term the methods of taxation prevailing on the date hereof shall be altered so that in lieu of, or as an addition to or as a substitute for, the whole or any
part of such real estate taxes, assessments and special assessments now imposed on real estate there shall be levied, assessed or imposed (a) a tax, assessment, levy, imposition, license fee or charge wholly or partially as a capital levy or
otherwise on the rents received therefrom, or (b) any other such additional or substitute tax, assessment, levy, imposition or charge, then all such taxes, assessments, levies, impositions, fees or charges or the part thereof so measured or based
shall be deemed to be included within the term “Real Estate Taxes” for the purposes hereof. 
  
 X.  Rent: The Fixed Rent and the Additional Charges. 
  
 Y.  Rules and Regulations:
The reasonable rules and regulations that may be promulgated by Landlord from time to time, as same may be reasonably changed by Landlord from time to time. The Rules and Regulations now in effect are attached hereto as Exhibit E. 

 
 Z.  Security Deposit: None. 
  
 AA.  Successor Landlord: As defined in Section 9.03. 
  
 BB.  Superior Lease: Any lease to which this Lease is, at the time referred to, subject and subordinate. 
  

CC.  Superior Lessor: The lessor of a Superior Lease or its successor in interest, at the time referred to. 
  
 DD.  Superior Mortgage: Any Mortgage to which this Lease is, at the time referred to, subject and subordinate. 

 
 EE.  Superior Mortgagee: The Mortgagee of a Superior Mortgage at the time referred to. 
  
 FF.  Tenant’s Property: As defined in Section 16.02. 
  
 GG.  Term: The period concerning on the Commencement Date and ending at 11:59 p.m. of the Expiration Date, but in any event the Term shall end on the date
when this Lease is earlier terminated. 
  
 HH.  Unavoidable Delays: A delay arising from or as a result
of (i) a strike, lockout, or labor difficulty, explosion, sabotage, accident, riot or civil commotion, act of war, fire or other catastrophe, Legal Requirement or an act of the other party and any cause beyond the reasonable control of that party,
(ii) the failure of any utility company to provide and maintain utilities, services, water and sewer lines and power transmission lines to the Demised Premises which are required for the construction, (iii) any unforeseeable subsurface condition at
the Demised Premises which shall prevent or require a redesign or change in the construction of, or affect the completion schedule thereof, or (iv) the failure of any subcontractor or supplier to furnish labor, services, materials or equipment on
the dates agreed to if such failure is caused by an Unavoidable Delay and Landlord is not reasonably able to obtain substitute labor, services, materials or equipment on the agreed-upon 
 

 3 

 dates, provided that the party asserting such Unavoidable Delay has exercised its best efforts to minimize such delay. 

 
 ARTICLE 2—DEMISE AND TERM; OPTION TO RENEW 
  
 2.01    Landlord hereby leases to Tenant, and Tenant hereby hires from Landlord, the Demised Premises, for the Term. Promptly following the Commencement Date, the parties hereto shall enter into an
agreement in form and substance satisfactory to Landlord setting forth the Commencement Date. 
  
 2.02    Tenant shall have an option to extend the Term from the Expiration Date for two periods of five (5) years each (“Extended Periods”). Tenant agrees that it shall have forever waived its right to exercise
any option if it shall fail for any reason whatsoever to give such notice to Landlord by the time provided for the giving of such notice, whether such failure is inadvertent or intentional, time being of the essence as to the exercise of such
option. If Tenant elects to exercise either of said options, the Term shall be automatically extended for the Extended Period covered by the option so exercised without execution of an extension or renewal lease. Within ten (10) days after request
of either party after the effective exercise of any such option, Landlord and Tenant shall execute, acknowledge and deliver to each other duplicate originals of an instrument in recordable form confirming that such option was effectively exercised.
The Extended Period shall be upon the sane terms and conditions as are in effect immediately preceding the commencement of such Extended Period, except that Tenant shall have no right or option to extend the Term for any period of time beyond the
expiration of the Extended Period and except that in the Extended Period the Fixed Rent shall be adjusted as provided herein. Any termination, expiration, cancellation or surrender of this Lease shall terminate any right or opt ion for the Extended
Period not yet exercised Landlord shall have the right, for thirty (30) days after receipt of notice of Tenant’s election, to exercise any option to extend the Term, to reject Tenant’s election if Tenant gave such notice during the
continuance of an event of default (subject to Tenant’s right to cure as set forth in Article 27 hereof), and such rejection shall automatically render Tenant s election to exercise such option null and void and of no effect. Such options to
extend the Term may not be severed from this Lease or separately sold, assigned or otherwise transferred. If Tenant elects to exercise this option, it shall do so by giving notice of such election to Landlord on or before the date which is nine
months before the Expiration Date and nine months prior to the expiration of the first extended period. The Fixed Rent during this Extended Period shall be equal to an amount which is ninety percent (90%) of the then current Fair Market Value based
on the highest and best use of the Land and then existing improvements as of the commencement date of the Extended Period and determined without inclusion of Tenant’s special improvements to the Building. Fair Market Value shall be determined
by mutual agreement of the parties. If the parties are unable to agree on the Fair Market Value, the parties shall choose a licensed Real Estate Appraiser who shall determine the Fair Market Value. The cost of said Real Estate Appraiser shall be
borne equally by the parties. If the parties are unable to agree on a licensed Real Estate Appraiser, each party shall select one Appraiser to appraise the Fair Market Value. If the difference between the two appraisals is 20% or less of the lower
appraisal then the Fair Market Value shall be the average of the two appraisals. If the difference between the two appraisals is greater than 20% of the lower appraisal, the two Appraisers shall select a third licensed Real Estate Appraiser to
appraise the Fair Market Value. The Fair Market Value shall in such case be the average of the three appraisals. The cost of the third appraisal shall be borne equally by the parties. Anything to the contrary contained herein 
 

 4 

 notwithstanding, the Fixed Rent for any Extended Period shall in no event be less than the Fixed Rent during the preceding period. 
  
 ARTICLE 3—RENT 
  
 3.01  Beginning upon the Fixed Rent Commencement Date, Tenant shall pay the Fixed Rent in equal monthly installments in advance on the first day of each and every calendar month during the Term. If the Fixed Rent Commencement Date
occurs on a day other than the first day of a calendar month, the Fixed Rent for the partial calendar month at the commencement of the Term shall be prorated. 
  
 3.02  The Rent shall be paid in lawful money of the United States to Landlord at its office, or such other place, or Landlord’s agent, as Landlord shall designate by notice to Tenant. Tenant shall pay
the Rent promptly when due without notice or demand therefor and without any abatement, deduction or setoff for any reason whatsoever, except as may be expressly provided in this Lease. If Tenant makes any payment to Landlord by check, same shall be
by check of Tenant end Landlord shall not be required to accept the check of any other Person, and any check received by Landlord shall be deemed received subject to collection. If any check is mailed by Tenant, Tenant shall post such check in
sufficient time prior to the date when payment is due so that such check will be received by Landlord on or before the date when payment is due. Tenant shall assume the risk of lateness or failure of delivery of the mails, and no lateness or failure
of the mails, and no lateness or failure of the mails will excuse Tenant from its obligation to have made the payment in question when required under this Lease. 
  
 3.03  No payment by Tenant or receipt or acceptance by Landlord of a lesser amount than the correct Rent shall be deemed to be other than a payment on account, nor shall any
endorsement or statement on any check or any letter accompanying any check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance or pursue any
other remedy in this Lease or at law provided. 
  
 3.04  If Tenant is in arrears in payment of Rent, Tenant waives
Tenant’s right, if any, to designate the items to which any payments made by Tenant are to be credited, and Landlord may apply any payments made by Tenant to such items as Landlord sees fit, irrespective of and notwithstanding any designation
or request by Tenant as to the items to which any such payments shall be credited. 
  
 3.05  Any payment due Landlord
under this Lease which is not paid on or before five days following the date such payment is due shall, from the due date, until such payment is received by Landlord, bear interest at the prime rate of Chemical Bank of New York plus 4% per annum
(the “Late Payment Rate”), but in no event, in excess of the maximum permissible interest rate then in effect in the State of New Jersey. No failure by Landlord to insist upon the strict performance by Tenant to pay the Late Payment Rate
shall constitute a waiver by Landlord of its right to enforce the provisions of this subsection. 
  
 3.06  It is intended
that the Fixed Rent provided for in Paragraph 3.01. above shall be an absolutely net return to Landlord throughout the Term, free of any expense, charge or other deduction whatsoever, with respect to the Demised Premises. 
 

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 ARTICLE 4—USE OF DEMISED PREMISES 
  
 4.01  Tenant shall use and occupy the Demised Premises for the Permitted Uses, and Tenant shall not use or permit or suffer the use of the Demised Premises or any part thereof
for any other purpose. 
  
 4.02  If any governmental license or permit, other than a Certificate of Occupancy, shall be
required for the proper and lawful conduct of Tenant’s business in the Demised Premises or any part thereof, Tenant shall at its expense duly procure and thereafter maintain such license or permit and submit the same to Landlord for inspection.
Tenant shall at all times comply with the terms and conditions of each such license or permit. Tenant shall not at any time use or occupy, or suffer or permit anyone to use or occupy the Demised Premises, or do or permit anything to be done in the
Demised Premises, in any manner which (a) violates the Certificate of Occupancy for the Demised Premises or for the Building; (b) causes or is liable to cause injury to the Building or any equipment, facilities or systems therein; (c) constitutes a
violation of the Legal Requirements or Insurance Requirements; (d) impairs or tends to impair the character, reputation or appearance of the Building as a first-class office building; or (e) impairs or tends to impair the proper and economic
maintenance, operation and repair of the Building and/or its equipment, facilities or systems. 
  
 ARTICLE 5—PREPARATION OF DEMISED
PREMISES 
  
 5.01  The Demised Premises shall be delivered to Tenant as is” by the Commencement Date. On or
before the Commencement Date, Landlord shall deliver to Tenant a certification by the Architect that the Demised Premises are substantially complete in accordance with the Design Data for Existing Facility, annexed hereto as Exhibit F. Except as
expressly provided to the contrary in this Lease, the taking of possession by Tenant of the Demised Premises shall be conclusive evidence as against Tenant that the Demised Premises and the Building were in good and satisfactory condition at the
time such possession was taken. Except as expressly provided to the contrary in this Lease, Tenant is leasing the Demised Premises “as is” on the date hereof, subject to reasonable wear and tear and the rights of the present occupant(s) of
the Demised Premises to remove its or their trade fixtures and other property from the Demised Premises. The Demised Premises shall be conclusively presumed to be in satisfactory condition on the Commencement Date except for the minor or
insubstantial details of which Tenant gives Landlord notice within thirty (30) days after the Commencement Date specifying such details with reasonable particularity. 
  
 5.02  Tenant shall promptly and diligently complete Tenant’s Work, using new materials, in a neat and workmanlike manner, in accordance with the provisions of Exhibit C.
Tenant shall apply for and obtain a Permanent Certificate of Occupancy from the appropriate governing body and shall provide Landlord with a duplicate original thereof. 
  
 5.03  Landlord shall provide on-site parking facilities for eighty-seven (87) cars on or before the Commencement Date. 
  

ARTICLE 6—TAX AND OPERATING EXPENSE PAYMENTS 
  
 6.01  Beginning on the Commencement Date and continuing until the Expiration Date, Tenant shall pay to Landlord, as hereinafter provided, the Real Estate Taxes in respect of the 
 

 6 

 Building for the period in question, plus the Real Estate Taxes in respect of the Land for the period in question. Landlord shall estimate the annual amount of
the Real Estate Taxes (which estimate may be changed by Landlord at any time and from time to time), and Tenant shall pay to Landlord 1/12th of the amount so estimated on the first day of each month in advance. Tenant shall also pay to Landlord on
demand from time to time the amount which, together with said monthly installments, will be sufficient to pay any Real Estate Taxes thirty (30) days prior to the date when such Real Estate Taxes shall first become due. When the amount of any item
comprising Real Estate Taxes is finally determined for a real estate fiscal tax year, Landlord shall submit to Tenant a statement in reasonable detail of the same, and the figures used for computing the same, and if such is more or less than the
amount theretofore paid by Tenant for such item based on Landlord’s estimate, Tenant shall pay to Landlord the deficiency, or Landlord shall refund to Tenant the excess, within 10 days after submission of such statement. Any Real Estate Taxes
for a real estate fiscal tax year, a part of which is included within the Term and a part of which is not so included, shall be apportioned on the basis of the number of days in the real estate fiscal tax year included in the Term, and the real
estate fiscal tax year for any improvement assessment will be deemed to be the one-year period Commencing on the date when such assessment is due, except that if any improvement assessment is payable in installments, the real estate fiscal tax year
for each installment will be deemed to be the one-year period commencing on the date when such installment is due. The above computations shall be made by Landlord in accordance with generally accepted accounting principles, and the Floor Space
refereed to will be based upon the average of the Floor Space in existence on the first day of each month during the period in question. 
  
 6.02  Beginning on the Commencement Date and continuing until the Expiration Date, Tenant shall pay to Landlord, as hereinafter provided, the Operating Expenses. The Operating Expenses shall be an estimate of the Operating
Expenses for the period in question (which estimate may be reasonably changed by Landlord from time to time), and Tenant shall pay to Landlord 1/12th of the amount so estimated on the first day of each month in advance as an “Additional
Charge”. If at any time Landlord changes its estimate of the Operating Expenses for the then current Calendar Year or partial Calendar Year, Landlord shall give notice to Tenant of such change and within ten (10) days after such notice Landlord
and Tenant shall adjust for any overpayment or underpayment during the prior months of the then current Calendar Year or partial Calendar Year. After the end of each Calendar Year, including any partial Calendar Year at the beginning of the Term,
and after the end of the Term, Landlord shall submit to Tenant a statement in reasonable detail of the Operating Expenses for such Calendar Year, or partial Calendar Year in the event the Term shall begin on a date other than a January 1st and/or
end on a date other than a December 31st, as the case may be, and stating the Operating Expenses for the period in question and the figures used for computing such, and if the amount so stated for such period, is more or less than the amount paid
for such period, Tenant shall pay to Landlord the deficiency, or Landlord shall refund to Tenant the excess, within ten (10) days after submission of such statement. All computations shall be made in accordance with generally accepted accounting
principles. 
  
 6.03  Each such statement given by Landlord pursuant to Section 6.01 or Section 6.02 shall be conclusive
and binding upon Tenant unless within 30 days after the receipt of such statement Tenant shall notify Landlord that it disputes the correctness of the statement, specifying the particular respects in which the statement is claimed to be incorrect.
If such dispute is not settled by agreement, either party may submit the dispute to arbitration as provided in Article 36. Pending the determination of such dispute by agreement or arbitration as aforesaid, Tenant shall, 
 

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 within ten (10) days after receipt of such statement, pay the Additional Charges in accordance with Landlord’s statement, without prejudice to
Tenant’s position. If the dispute shall be determined in Tenant’s favor, Landlord shall forthwith pay to Tenant the amount of Tenant s overpayment resulting from compliance with Landlord’s statement. 
  
 ARTICLE 7—COMMON AREAS 
  
 (deleted)

  
 ARTICLE 8—SECURITY 
  
 8.01  Upon an event of default hereunder, Landlord shall have the right to demand and Tenant shall immediately deposit with Landlord a Security Deposit equal to one month of the then current Fixed Rent as
security for the full and faithful payment and performance by Tenant of Tenant’s obligations under this Lease. If Tenant subsequently defaults in the full and prompt payment and performance of any of its obligations under this Lease, including,
without limitation, the payment of Rent, Landlord may use, apply or retain the whole or any part of the security so deposited to the extent required for the payment of any Rent or any other sums as to which Tenant is in default or for any sum which
Landlord may expend or may be required to expend by reason of Tenant’s default in respect of any of Tenant’s obligations under this Lease, including, without limitation, any damages or deficiency in the reletting of the Demised Premises,
whether such damages or deficiency accrue before or after summary proceedings or other re-entry by Landlord. If Landlord shall so use, apply or retain the whole or any part of the security, Tenant shall upon demand immediately deposit with Landlord
a sum equal to the amount so used, applied and retained, as security as aforesaid. If Tenant shall fully and faithfully pay and perform all of Tenant’s obligations under this Lease, the security or any balance thereof to which Tenant is
entitled shall be returned or paid over to Tenant after the date on which this Lease shall expire or sooner end or terminate, and after delivery to Landlord of entire possession of the Demised Premises. In the event of any sale or leasing of the
Land, Landlord shall have the right to transfer the security to which Tenant is entitled to the vendee or lessee and Landlord shall thereupon be released by Tenant from all liability for the return or payment thereof; and Tenant shall look solely to
the new landlord for the return or payment of the same; and the provisions hereof shall apply to every transfer or assignment made of the same to a new landlord. Tenant shall not assign or encumber or attempt to assign or encumber the monies
deposited herein as security, and neither Landlord nor its successors or assigns shall be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. 
  
 ARTICLE 9—SUBORDINATION 
  
 9.01  This Lease, and all
rights of Tenant hereunder, are and shall be subject and subordinate to all ground leases and underlying leases of the Land and/or the Building now or hereafter existing and to all Mortgages which may now or hereafter affect the Land and/or building
and/or any of such leases, whether or not such Mortgages or leases shall also cover other lands and/or buildings, to each and every advance made or hereafter to be made under such Mortgages, and to all renewals, modifications, replacements and
extensions of such leases and such Mortgages and spreaders and consolidations of such Mortgages. The provisions of this Section 9.01 shall be self-operative and no further instrument of subordination shall be required, provided, however, that Tenant
shall be afforded quiet and peaceful possession of the Demised Premises subject to the 
 

 8 

 provisions of an instrument of subordination satisfactory to a Mortgagee, Landlord, or the lessor under any such lease. In confirmation of such subordination,
Tenant shall promptly execute, acknowledge and deliver any instrument that Landlord, the lessor under any such lease or the Mortgagee of any such Mortgage or any of their respective successors in interest may reasonably request to evidence such
subordination; and if Tenant fails to execute, acknowledge or deliver any such instruments within 15 days after request therefor, Tenant hereby irrevocably constitutes and appoints Landlord as Tenant’s attorney-in-fact, coupled with en
interest, to execute and deliver an such instruments for and on behalf of Tenant. 
  
 9.02  If any act or omission of
Landlord would give Tenant the right, immediately or after lapse of a period of time, to cancel or terminate this Lease, or to claim a partial or total eviction, Tenant shall not exercise such right (a) until it has given written notice of such act
or omission to Landlord and each Superior Mortgagee and each Superior Lessor whose name and address shall previously have been furnished to Tenant, and (b) until 30 days shall have elapsed following the giving of such notice and Landlord shall have
failed to diligently commence its remedy for such act or omission and following the time when such Superior Mortgagee of Superior Lessor shall have become entitled under such Superior Mortgage or Superior Lease, as the case may be, to remedy the
same (which reasonable period shall in no event be less than the period to which Landlord would be entitled under this Lease or otherwise, after similar notice, to effect such remedy), provided such Superior Mortgagee or Superior Lessor shall with
due diligence give Tenant notice of intention to, and commence and continue to, remedy such act or omission. 
  
 9.03  If
any Superior Lessor or Superior Mortgagee shall succeed to the rights of Landlord under this Lease, whether through possession or foreclosure action or delivery of a new lease or deed, then at the request of such party so succeeding to
Landlord’s rights (“Successor Landlord”) and upon such Successor Landlord’s written agreement to accept Tenant’s attornment, Tenant shall attorn to and recognize such Successor Landlord as Tenant’s landlord under this
Lease and shall promptly execute and deliver any instrument that such Successor Landlord may reasonably request to evidence such attornment. Upon such attornment this Lease shall continue in full force and effect as a direct lease between the
Successor Landlord and Tenant upon all of the terms, conditions and covenants as are set forth in this Lease except that the Successor Landlord shall not (a) be liable for any previous act or omission of Landlord under this Lease; (b) be subject to
any offset, not expressly provided for in this Lease, which theretofore shall have accrued to Tenant against Landlord; or (c) be bound by any previous modification of this Lease or by any previous prepayment of more than one month’s Fixed Rent
or Additional Charges, unless such modification or prepayment shall have been expressly approved in writing by the Superior Lessor of the Superior Lease of the Mortgagee of the Superior Mortgage through or by reason of which the Successor Landlord
shall have succeeded to the rights of Landlord under this Lease. 
  
 9.04  If any then present or prospective Superior
Mortgagee shall require any modification(s) of this Lease, Tenant shall promptly execute and deliver to Landlord such instruments effecting such modification(s) as Landlord shall request, provided that such modification(s) do not adversely affect in
any material respect any of Tenant’s rights under this Lease. 
 

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 ARTICLE 10—QUIET ENJOYMENT 
  
 10.01  So long as Tenant pays all of the Rent and performs all of Tenant’s other obligations hereunder, Tenant shall peaceably and quietly have, hold and enjoy the Demised
Premises without hindrance, ejection or molestation by Landlord or any person lawfully claiming through or under Landlord, subject, nevertheless, to the provisions of this Lease and to Superior Leases and Superior Mortgages. 
  
 ARTICLE 11—ASSIGNMENT, SUBLETTING AND MORTGAGING 
  
 11.01  Tenant shall not, whether voluntarily, involuntarily, or by operation of law or otherwise, (a) assign or otherwise transfer this Lease, or offer or advertise to do so, (b) sublet the Demised Premises
or any part thereof, or offer or advertise to do so, or allow the same to be used, occupied or utilized by anyone other than Tenant, or (c) mortgage, pledge, encumber or otherwise hypothecate this Lease in any manner whatsoever, without in each
instance obtaining the prior written consent of Landlord. Any purported assignment, sublet, mortgage or other encumbrance made without the prior written consent of Landlord shall be null and void. Notwithstanding the foregoing. (i) Tenant, upon
thirty (30) days prior notice to Landlord, may assign or sublet the Demised Premises, or any portion thereof, without Landlord’s consent to any parent or subsidiary corporation or any corporation wholly controlled by Tenant and (ii) Landlord
shall not unreasonably withhold its consent to Tenant’s proper request for an assignment or sublet. 
  
 11.02  If at
any time (a) the original Tenant named herein, (b) the then Tenant, (c) any Guarantor, or (d) any Person owning a majority of the voting stock of, or directly or indirectly controlling, the then Tenant shall be a corporation or partnership, any
transfer of voting stock or partnership interest resulting in the person(s) who shall have owned a majority of such corporation’s shares of voting stock or the general partners’ interest in such partnership, as the case may be, immediately
before such transfer, ceasing to own a majority of such shares of voting stock or general partner’s interest, as the case may be, except as the result of transfers by inheritance, shall be deemed to be an assignment of this Lease as to which
Landlord’s consent shall have been required, and in any such event Tenant shall notify Landlord, except that the provisions of the Section 11.02 shall not be applicable to any corporation all the outstanding voting stock of which is listed on a
national securities exchange (as defined in the Securities Exchange Act of 1934, as amended) or is traded in the over-the-counter market with quotations reported by the National Association of Securities Dealers through its automated system for
reporting quotations and shall not apply to transactions with a corporation into or with the then Tenant is merged or consolidated or to which substantially all of the then Tenant s assets are transferred or to any corporation which controls or is
controlled by the then Tenant or is under common control with the then Tenant, provided that in any of such events (i) the successor to Tenant has a net worth computed in accordance with generally accepted accounting principles at least equal to the
greater of (1) the net worth of Tenant immediately prior to such merger, consolidation or transfer, or (2) the net worth of the original Tenant on the date of this Lease, and (ii) proof satisfactory to Landlord of such net worth shall have been
delivered to Landlord at least 10 days prior to the effective date of any such transaction. For the purposes of this Section, the words “voting stock” shall refer to shares of stock regularly entitled to vote for the election of directors
of the corporation. Landlord shall have the right at any time and from time to time during the Term to inspect the stock record books of the corporation to which the provisions of this Section 11.02 apply, and Tenant will produce the same on request
of Landlord. 
 

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 11.03  If this Lease is assigned, whether or not in violation of this Lease, Landlord
may collect rent from the assignee. If the Demised Premises or any part thereof are sublet or used or occupied by anybody other then Tenant, whether or not in violation of this Lease, Landlord may, after default by Tenant, and expiration of
Tenant’s time to cure such default, collect rent from the subtenant or occupant. In either event, Landlord may apply the net amount collected to the Rent, but no such assignment, subletting, occupancy or collection shall be deemed a waiver of
any of any of the provisions of Section 11.01 or Section 11.02, or the acceptance of the assignee, subtenant or occupant as tenant, or a release of Tenant from the performance by Tenant of Tenant’s obligations under this Lease. The consent by
Landlord to any assignment, mortgaging, subletting or use or occupancy by others shall not in any way be considered to relieve Tenant from obtaining the express written consent of Landlord to any other or further assignment, mortgaging or subletting
or use or occupancy by others not expressly permitted by this Article 11. References in this Lease to use or occupancy by others (that is, anyone other than Tenant) shall not be construed as limited to subtenants and those claiming under or through
subtenants but shall be construed as including also licensees and others claiming under or through Tenant, immediately or remotely. 
  
 11.04  Any permitted assignment or transfer, whether made with Landlord’s consent pursuant to Section 11.01 or without Landlord’s consent if permitted by Section 11.02, 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 Tenant’s obligations under this Lease and whereby the assignee shall agree that
all of the provisions in this Article 11 shall, notwithstanding such assignment or transfer, continue to be binding upon it in respect to all future assignments and transfers. Notwithstanding any assignment or transfer, whether or not in violation
of the provisions of this Lease, and notwithstanding the acceptance of Rent by Landlord from an assignee, transferee, or any other party, the original Tenant and any other person)s) who at any time was or were Tenant shall remain fully liable for
the payment of the Rent and for Tenant’s other obligations under this Lease. 
  
 11.05  The liability of the
original named Tenant and any other Person(s) who at any time was or were Tenant for Tenant’s obligations under this Lease shall not be discharged, released or impaired by any agreement or stipulation made by Landlord extending the time of, 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. 
  
 11.06  The listing of any name other than that of Tenant, whether on the doors of the Demised Premises or the Building directory, or otherwise, shall not operate to vest any right or interest in this Lease
or in the Demised 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 Demised Premises or to the use or occupancy thereof by others. 
  
 11.07  If Tenant shall propose to assign or in any manner transfer this Lease or any interest therein, or sublet the Demised Premises or any
part or parts thereof, or grant any concession or license or otherwise permit occupancy of all or any part of the Demised Premises by any person, Tenant shall give notice thereof to Landlord, together with a copy of the proposed instrument that is
to accomplish same and such financial and other information pertaining to the proposed assignee, transferee, subtenant, concessionaire or licensee as Landlord shall require, and Landlord may, in addition to Landlord’s right to give or withhold
consent, terminate this Lease by notice given to 
 

 11 

 Tenant within thirty (30) days after receipt of said proposed instrument and financial and other information, and upon the date specified in such notice, which
date shall not be less than thirty (30) days and not more than sixty (60) days after the giving of said notice, this Lease shall terminate. If Landlord does not so terminate this Lease, and (if Landlord consents to the subject transaction or if
Landlord’s consent is not required to same) if Tenant does not consummate the subject transaction within sixty (60) days after the last day on which Landlord might have so terminated this Lease as a result of such transaction, Tenant shall
again be required to comply with the provisions of this Section 11.07 in connection with any such transaction as if the notice by Tenant referred to above in this Section 11.07 had not been given. 
  
 ARTICLE 12—COMPLIANCE WITH LAWS 
  
 12.01  Tenant shall comply with all Legal Requirements which shall, in respect of the Demised Premises or the use and occupation thereof, or the abatement of any nuisance in, on or about the Demised Premises, impose any violation,
order or duty on Landlord or Tenant; and Tenant shall pay all the cost, expenses, fines, penalties and damages which may be imposed upon Landlord or any Superior Lessor by reason of or arising out of Tenant’s failure to fully and promptly
comply with and observe the provisions of this Section 12.01. However, Tenant need not comply with any such law or requirement of any public authority so long as Tenant shall be contesting the validity thereof, or the applicability thereof to the
Demised Premises, in accordance with Section 12.02. 
  
 12.02  Tenant may contest, by appropriate proceedings prosecuted
diligently and in good faith, the validity, or applicability to the Demised Premises, of any Legal Requirement, provided that (a) Landlord shall not be subject to criminal penalty or to prosecution for a crime, and neither the Demised Premises nor
any part thereof shall be subject to being condemned or vacated, by reason of non-compliance or otherwise by reason of such contest; (b) before the commencement of such contest, Tenant shall furnish to Landlord either (i) the bond of a surety
company satisfactory to Landlord, which bond shall be, as to its provisions and form, satisfactory to Landlord, and shall be in an amount at least equal to 125% of the cost of such compliance (as estimated by a reputable contractor designated by
Landlord) and shall indemnify Landlord against the cost thereof and against all liability for damages, interest, penalties and expenses (including reasonable attorneys fees and expenses), resulting from or incurred in connection with such contest or
non-compliance, or (ii) other security in place of such bond satisfactory to Landlord; (c) such non-compliance or contest shall not constitute or result in any violation of any Superior Lease or Superior Mortgage, or if any such Superior Lease
and/or Superior Mortgage shall permit such non-compliance or contest on condition of the taking of action or furnishing of security by Landlord, such action shall be taken and such security shall be furnished at the expense of Tenant; and (d) Tenant
shall keep Landlord advised as to the status of such proceedings. Without limiting the application of the above, Landlord shall be deemed subject to prosecution for a crime if Landlord, or its managing agent, or any officer, director, partner,
shareholder or employee of Landlord or its managing agent, as an individual, is charged with a crime of any kind or degree whatsoever, whether by service of a summons or otherwise, unless such charge is withdrawn before Landlord or its managing
agent, or such officer, director, partner, shareholder or employee of Landlord or its managing agent (as the case may be) is required to plead or answer thereto. 
 

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 ARTICLE 13—INSURANCE AND INDEMNITY 
  
 13.01  Tenant shall maintain or cause to be maintained All Risk insurance in respect of the Building and other improvements on the Land normally covered by such insurance for
the benefit of Landlord, any Superior Lessors, any Superior Mortgagees and any other parties Landlord may at any time and from time to time designate, as their interests may appear, and shall maintain rent insurance. The All Risk insurance will be
in the amounts required by any Superior Lessor or any Superior Mortgagee but not less than the amount sufficient to avoid the effect of the co-insurance provisions of the applicable policy or policies. Landlord may also maintain any other forms and
types of insurance which Landlord shall deem reasonable in respect to the Building and Land. Landlord shall have the right to provide any insurance maintained or caused to be maintained by it under blanket policies. 
  
 13.02  During the Term, Tenant shall maintain at its own cost and expense the following insurance: (a) comprehensive general public liability
insurance in respect of the Demised Premises and the conduct and operation of business therein, with Landlord as an additional named insured, and at Landlord’s request with any Superior Lessors as additional named insured(s), with limits of not
less than $5,000,000 for bodily injury or death to any one person and $10,000,000 for bodily injury or death to any number of persons in any one occurrence, and $1,000,000 for property damage, including water damage and sprinkler leakage legal
liability, (b) All Risk insurance covering the Demised Premises against loss or damage and such risks as are customarily included in extended coverage endorsements attached to fire insurance policies covering property similar to such Premises
(including windstorm, hail, explosion, riot, riot attending a strike and civil commotion, damage from aircraft and vehicle, vandalism and malicious mischief, sprinkler leakage, sonic boom and smoke damage) in an amount equal to the full replacement
value thereof (excluding foundations and excavation costs) as same might increase from time to time or such higher amount as either may be required by the holder or any fee mortgage covering the Premises or is necessary to prevent Landlord and/or
Tenant from becoming a co-insurer, (c) rent insurance with broad form extended coverage endorsement in an amount equal to the Fixed Rent, Impositions and all other charges payable by Tenant pursuant to this Lease for a period of one (1) year and (d)
worker’s compensation insurance providing statutory New Jersey benefits for all persons employed by Tenant at the Demised Premises; (e) if a sprinkler system shall be located in any portion of the Demised Premises, provide and keep in force
sprinkler leakage insurance in amounts and forms approved by Landlord, which approval shall not be unreasonably withheld (the foregoing to be required only if same is excluded from the insurance required to be provided and kept in force pursuant to
Section 12.01 (b); arid (f) if alcoholic beverages shall be sold, stored, consumed, given away or used in any other manner on the Demised Premises, (i) whether or not in compliance with the Permitted Uses of the Demised Premises, or (ii) as a
consequence of its business purposes or the private acts of any employees, agents or contractors, Tenant shall obtain dramshop insurance, in such amounts as is customary at that time and from time to time, saving harmless and protecting Landlord and
the Demised Premises against any and all damages, claims, liens, judgments, expenses and costs arising under any present or future Legal Requirements, by reason of any such storage, sale use, consumption or giving away of alcoholic beverages on or
from the Demises Premises; and (g) any other insurance in such amounts (i) as may from time to time reasonably be required by Landlord against such other insurable hazards; and (ii) as required for compliance with the Insurance Requirements.
Landlord may at any time and from time to time require that the limits for the comprehensive general public liability insurance to be maintained by Tenant be increased to the 
 

 13 

 limits that new Tenants in the Building are required by Landlord to maintain. The insurance carried pursuant to Section 12.01(b) shall be carried in favor of
Landlord and the holder of any fee mortgage on the Premises and the standard mortgagee clause shall be attached to the appropriate policies. Insurance carried pursuant to Section 12.01(b) shall provide that the loss, if any, shall be adjusted with
and payable to the party who will perform the work of restoration pursuant to Article 24 and such mortgagee as their interests may appear. Tenant shall deliver to Landlord and any additional named insured(s) certificates for such fully paid-for
policies at least ten (10) days before the Commencement Date. Tenant shall procure and pay for renewals of such insurance from time to time before the expiration thereof, and Tenant shall deliver to Landlord and any additional insured(s)
certificates therefor at least thirty (30) days before the expiration of any existing policy. All such policies shall be issued by companies of recognized responsibility licensed to do business in New Jersey, and all such policies shall contain a
provision whereby the same cannot be cancelled unless Landlord, Mortgagee and any additional insured(s) are given at least thirty (30) days’ prior written notice of such cancellation. In addition, Tenant shall give Landlord at least thirty (30)
days’ prior written notice that any such policy is being cancelled or replaced. 
  
 13.03  Tenant shall not do,
permit or suffer to be done any act, matter, thing or failure to act in respect of the Demised Premises or use or occupy the Demised Premises or conduct or operate Tenant’s business in any manner objectionable to any insurance company or
companies whereby the fire insurance or any other insurance then in effect in respect to the Land and Building or any part thereof shall become void or suspended or whereby any premiums. in respect of insurance maintained by Landlord shall be higher
than those which would normally have been in effect for the occupancy contemplated under the Permitted Uses. In case of a breach of the provisions of this Section 13.03, in addition to all other rights and remedies of Landlord hereunder, Tenant
shell (a) indemnify Landlord and the Superior Lessors and hold Landlord and the Superior Lessors harmless from and against any loss which would have been covered by insurance which shall have become void or suspended because of such breach by Tenant
and (b) pay to Landlord any and all increases of premiums on any insurance, including, without limitation, rent insurance, resulting from any such breach. 
  
 13.04  Tenant shall indemnify and hold harmless Landlord and all Superior Lessors and its and their respective partners, joint venturers, directors, officers, agents, servants and employees from and against
any and all claims arising from or in connection with (a) the conduct or management of the Demised Premises or of any business therein, or any work or thing whatsoever done, or any condition created (other than by Landlord) in the Demised Premises
during the Term or during the period of time, if any, prior to the Commencement Date that Tenant may have been given access, or provided access to any other party, to the Demised Premises; (b) any act, omission or negligence of Tenant or any of its
subtenants or licensees or its or their partners, joint ventures, directors, officers, agents, employees or contractors; (c) any accident, injury or damage whatever (unless caused solely by Landlord’s negligence) occurring in the Demised
Premises; and (d) any breach or default by Tenant in the full and prompt payment and performance of Tenant’s obligations under this Lease; together with all costs, expenses and liabilities incurred in or in connection with each such claim or
action or proceeding brought thereon, including, without limitation, all attorneys’ fees and expenses. In case any action or proceeding is brought against Landlord and/or any Superior Lessor and/or its or their partners, joint venturers,
directors, officers, agents and/or employees by reason of any such claim, Tenant, upon notice from Landlord or such Superior Lessor, shall resist and defend such action or proceeding by counsel reasonably satisfactory 
 

 14 

	to
	 
	Landlord. 
 

  
 13.05  Neither
Landlord nor any Superior Successor shall be liable or responsible for, and Tenant hereby releases Landlord and each Superior Lessor from, all liability and responsibility to Tenant and any person claiming by, through or under Tenant, by way of
subrogation or otherwise, for any injury, loss or damage to any person or property in or around the Demised Premises or to Tenant’s business irrespective of the cause of such injury, loss or damage, and Tenant shall require its insurers to
include in all of Tenant’s insurance policies which could give rise to a right of subrogation against Landlord or any Superior Lessor a clause or endorsement whereby the insurer waives any rights of subrogation against Landlord and such
Superior Lessors or permits the insured, prior to any loss, to agree with a third party to waive any claim it may have against said third party without invalidating the coverage under the insurance policy. 
  
 ARTICLE 14—RULES AND REGULATIONS 
  
 14.01  Tenant and its employees and agents shall faithfully observe and comply with the Rules and Regulations and such reasonable changes therein (whether by modification, elimination or addition) as Landlord at any time or times
hereafter may make and Communicate to Tenant, which in Landlord’s judgment, shall be necessary for the reputation, safety, care or appearance of the Land and Building, or the preservation of good order therein, or the operation or maintenance
of the Building or its equipment and fixtures, and which do not unreasonably affect the conduct of Tenant’s business in the Demised Premises; provided, however, that in case of any conflict or inconsistency between the provisions of this Lease
and any of the Rules and Regulations, the provisions of this Lease shall control. Nothing in this Lease contained shall be construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations against any other tenant or any
employees or agents of any other tenant, and Landlord shall not be liable to Tenant for violation of the Rules and Regulations by any other tenant or its employees, agents, invitees or licensees. 
  

ARTICLE 15—ALTERATIONS 
  
 15.01  Tenant shall not
make any alterations or additions to the Demised Premises, or make any holes or cuts in the walls, ceilings, roofs, or floors thereof, or change the exterior color or architectural treatment of the Demised Premises, without on each occasion first
obtaining the consent of Landlord. Tenant shall submit to Landlord plans and specifications for such work at the time Landlord’s consent is sought. Tenant shall pay to Landlord upon demand the reasonable out-of-pocket expenses of Landlord in
(a) reviewing said plans and specifications and (b) inspecting the alterations to determine whether the same are being performed in accordance with the approved plans and specifications and all Legal Requirements and Insurance Requirements,
including, without limitation, the fees of any architect or engineer employed by Landlord for such purpose. Before proceeding with any permitted alteration which will cost more than $100,000 (exclusive of the costs of decorating work and items
constituting Tenant’s Property), as estimated by a reputable contractor designated by Landlord, Tenant shall obtain and deliver to Landlord either (i) a performance bond and a labor and materials payment bond (issued by a corporate surety
licensed to do business in New Jersey), each in an amount equal to 125% of such estimated cost and in form satisfactory to Landlord, or (ii) such other security as shall be satisfactory to Landlord. Tenant shall fully and promptly comply with and
observe the Rules and Regulations then in force in respect of the making 
 

 15 

 of alterations. Any review or approval by Landlord of any plans and/or specifications with respect to any alterations is solely for Landlord’s benefit, and
without any representation or warranty whatsoever to Tenant in respect to the adequacy, correctness or efficiency thereof or otherwise. 
  
 15.03  Tenant shall obtain all necessary governmental permits and certificates for the commencement and prosecution of permitted alterations and for final approval thereof upon completion, and shall cause alterations to be
performed in compliance therewith all applicable Legal Requirements and Insurance Requirements. Alterations shall be diligently performed in a good and workmanlike manner, using new materials and equipment at least equal in quality and class to the
better of (a) the original installations of the Building, or (b) the then standards for the Building established by Landlord. Alterations shall be performed by contractors first approved by Landlord; provided, however, that any alterations in or to
the mechanical, electrical, sanitary, heating, ventilating, air conditioning or other systems of the Building shall be performed only by the contractor(s) approved by Landlord. Alterations shall be made in such manner as not to unreasonably
interfere with or delay and as not to impose any additional expense upon Landlord in the construction, maintenance, repair or operation of the Building; and if any such additional expense shall be incurred by Landlord as a result of Tenant’s
making of any alterations, Tenant shall pay any such additional expense upon demand. Throughout the making of alterations, Tenant shall carry, or cause to be carried, workmen’s compensation insurance in statutory limits and general liability
insurance, with completed operation endorsement, for any occurrence in or about the Building, under which Landlord and its managing agent and any Superior Lessor whose name and address shall previously have been furnished to Tenant shall be named as
parties insured, in such limits as Landlord may reasonably require, with insurers reasonably satisfactory to Landlord. Tenant shall furnish Landlord with reasonably satisfactory evidence that such insurance is in effect at or before the commencement
of alterations and, on request, at reasonable intervals thereafter during the making of alterations. 
  
 ARTICLE 16—LANDLORD’S
AND TENANT’S PROPERTY 
  
 16.01 All equipment and improvements other than those installed by Tenant, and all fixtures and
appurtenances attached to or built into the Demised Premises at the commencement of or during the Term, whether or not by or at the expense of Tenant, shall be and remain a part of the Demised Premises, shall be deemed to be the property of Landlord
and shall not be removed by Tenant, except as provided in Section 16.02. Further, any carpeting or other personal property in the Demised Premises on the Commencement Date, unless installed and paid for by Tenant, shall be and shall remain
Landlord’s property and shall not be removed by Tenant. 
  
 16.02  All movable partitions, business and trade
fixtures, machinery and equipment, communications equipment and office equipment, whether or not attached to or built into the Demised Premises, which are installed in the Demised Premises by or for the account of Tenant without expense to Landlord
and can be removed without structural damage to the Building and all furniture, furnishings, and other movable personal property owned by Tenant and located in the Demised Premises (collectively, “Tenant’s Property”) shall be and
shall remain the property of Tenant and may be removed by Tenant at any time during the Term; provided that if any of the Tenant’s Property is removed, Tenant shall repair or pay the cost of repairing any damage to the Demised Premises, the
Building or the Land resulting from the installation and/or removal thereof. Notwithstanding anything herein to the contrary, Tenant shall not be permitted to remove any item 
 

 16 

 or items, upon the surrender of the Demised Premises pursuant to Article 26 hereof or at any time prior thereto, if such removal would create a violation under
the Legal Requirements, including any violation or loss of any certificate of occupancy for the Demised Premises. 
  
 16.03  At or before the Expiration Date or the date of any earlier termination of this Lease, or within fifteen (15) days after such an earlier termination date, Tenant shall remove from the Demised Premises all of the Tenant s
Property (except such items thereof as Landlord shall have expressly permitted to remain, which property shall become the property of Landlord if not removed), and Tenant shall repair any damage to the Demised Premises, and the Building resulting
from any installation and/or removal of the Tenant’s Property. Any items of the Tenant’s Property which shall remain in the Demised Premises after the Expiration Date or upon fifteen (15) days notice following an earlier termination date,
may, at the option of Landlord, be deemed to have been abandoned, and in such case such items may be retained by Landlord as its property or disposed of by Landlord, without accountability, in such manner as Landlord shall determine at Tenant s
expense. 
  
 ARTICLE 17—REPAIRS AND MAINTENANCE 
  
 17.01  Tenant shall, throughout the Term, be responsible for all repairs and maintenance in and to the Building both interior and exterior, and shall take good care of the
Demised Premises, the fixtures and appurtenances therein. Tenant shall promptly replace all scratched, damaged or broken doors and glass in and about the Demised Premises and shall be responsible for all repairs, maintenance and replacement of wall
and floor coverings in the Demised Premises and for the repair and maintenance of all sanitary and electrical fixtures and equipment therein. Tenant shall promptly make all repairs in or to the Demised Premises for which Tenant is responsible, and
any repairs required to be made by Tenant to the mechanical, electrical, sanitary, heating, ventilating, air-conditioning or other systems of the Building shall be performed only by contractor(s) approved by Landlord. Tenant shall be responsible for
the cost and expense of all repairs, interior and exterior, structural and nonstructural, ordinary and extraordinary, in and to the Demised Premises, and the Building (including the facilities and systems thereof) and the Land the need for which
arises out of (a) the performance of existence of the Tenant’s Work or alterations, (b) the installation, use or operation of the Tenant’s Property in the Demised Premises, (c) the moving of the Tenant’s Property in or out of the
Building, (d) roof wear and tear or (e) the act, omission, misuse or neglect of Tenant or any of its subtenants or its or their employees, agents, contractors or invitees. All repairs made by Tenant shall be equal in quality and class to the
original work and shall be made in compliance with all Legal Requirements, and as to policies of insurance, the Insurance Requirements. 
  
 17.02  Tenant shall not permit or suffer the overloading of the floors of the Demised Premises beyond two hundred fifty (250) pounds per square foot. 
  
 17.03  Tenant, at its sole cost and expense, also shall repair, replace and/or restore as appropriate and keep clean and free from dirt, snow, ice, rubbish, obstructions and
encumbrances, the Demised Premises and the sidewalks, landscaping (including lawn areas), vaults, sidewalk hoists, gutters, railings, curbs and paved areas (whether in driveways, parking areas or access easements) in front of or adjacent to the
Demised Premises. 
 

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 17.04  Tenant shall not permit any of its licensees, agents, employees or contractors
to use the Demised Premises, any access areas, or any property adjacent thereto, as a dumping ground for rubbish or any other waste products. Trash, garbage, or other waste shall not be kept except in proper sanitary containers and in accordance
with any applicable Legal Requirements. All incinerators or other equipment for the disposal or storage of such material shall be kept in a clean and sanitary condition. 
  
 17.05  Except as otherwise expressly provided in this Lease, Landlord shall have no liability to Tenant, nor shall Tenant’s covenants and obligations under this Lease be
reduced or abated in any manner whatsoever, by reason of any inconvenience, annoyance, interruption or injury to business arising from Landlord’s doing any repairs, maintenance, or changes which Landlord is required or permitted by this Lease,
or required by Law, to make in or to any portion of the Building. 
  
 ARTICLE 18—ELECTRIC ENERGY 
  
 18.01  Tenant shall purchase the electric energy required by it in the Demised Premises at its own expense on a direct-metered basis from the
public utility servicing the Demised Premises. Landlord shall provide Tenant with either primary or secondary electric service, at Tenant’s option, to be exercised within days from the date hereof. Landlord shall not be liable for any failure,
inadequacy or defect in the character or supply of electric current furnished to the Demised Premises except for actual damage suffered by Tenant by reason of any such failure, inadequacy or defect caused by the negligence of Landlord. 

 
 18.02  Tenant’s use of electric energy in the Demised Premises shall not at any time exceed the capacity of any of the
electrical conductors and equipment in or otherwise serving the Demised Premises. In order to insure that such capacity is not exceeded and to avert possible adverse effect upon the Building’s electric service, Tenant shall not, without
Landlord’s prior consent in each instance (which shall not be unreasonably withheld), connect any fixtures, appliances or equipment to the Building’s electric distribution system or make any alteration or addition to the electric system of
the Demised Premises existing on the Commencement Date. Should Landlord grant such consent, all additional risers or other equipment required therefor shall be provided by Landlord and the cost thereof shall be paid by Tenant to Landlord on demand.

  
 ARTICLE 19—HEAT, VENTILATION AND AIR-CONDITIONING 
  
 19.01  Tenant shall maintain and operate the heating, ventilating and air-conditioning systems (“HVAC”) serving the Demised Premises. The temperature maintained in
the Demised Premises shall at all times be within the limits prescribed by the Legal Requirements. 
  
 19.02  Use of the
Demised Premises, or any part thereof, in a manner exceeding the HVAC design conditions (including occupancy and connected electrical load), or rearrangement of partitioning which interferes with normal operation of the HVAC in the Demised Premises,
or the use of computer or data processing or storage machines or other machine, or equipment, may require changes in the HVAC systems servicing the Demised Premises, in order to provide comfortable occupancy. Such changes, so occasioned, shall be
made by Tenant, at its expense, as alterations in accordance with the provisions of Article 15, but only to the extent permitted and 
 

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 upon the conditions set forth in Article 15. 
  
 ARTICLE 20—OTHER SERVICES: SERVICE INTERRUPTION 
  
 20.01  Tenant shall provide elevator service to
the Demised Premises during normal business hours on normal business days, and shall have at least one (1) elevator subject to call at all other times. 
  
 20.02  Tenant shall cause the Demised Premises, including the exterior and the interior of the windows thereof, to be cleaned in a manner standard to buildings of like kind. 
  
 20.03  Tenant shall furnish adequate hot and cold water to the Demised Premises for drinking, lavatory and cleaning purposes. Tenant shall pay
directly to the appropriate utility, charges for the quantity of water shown on such meters on demand. 
  
 ARTICLE 21—ACCESS, CHANGES
AND NAME 
  
 21.01  Except for the space within the inside surfaces of all walls, hung ceilings, floors, windows and
doors bounding the Demised Premises, all of the Building, including, without limitation, exterior Building walls, core corridor walls and doors and any core corridor entrance, any terraces or roofs adjacent to the Demised Premises, and any space in
or adjacent to the Demised Premises used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities, sinks or other Building facilities and the use thereof, as well as access thereto through the Demised Premises for the
purpose of operating, maintenance, decoration and repair, are reserved to Landlord. Landlord also reserves the right, to install, erect, use and maintain pipes, ducts and conduits in and through the Demised Premises, provided such are properly
enclosed. 
  
 21.02  Except in the event of an emergency, upon prior notice (which may be oral or written) and
accompanyment by a representative of Tenant, Landlord and its agents shall have the right to enter and/or pass through the Demised Premises at any time or times (a) to examine the Demised Premises and to show them to actual and prospective Superior
Lessors, Superior Mortgagees, or prospective purchasers of the Building, and (b) to make such repairs, alterations, additions and improvements in or to the Demised Premises and/or in or to the Building or its facilities and equipment as Landlord is
required or desires to make. Landlord shall be allowed to take all materials into and upon the Demised Premises. that may be required in connection therewith, without any liability to Tenant and without any reduction of Tenant’s obligations
hereunder. During the period of eighteen (18) months prior to the Expiration Date, Landlord and its agents may exhibit the Demised Premises to prospective tenants. 
  
 21.03  If at any time any windows of the Demised Premises are temporarily darkened or obstructed by reason of any repairs, improvements, maintenance and/or cleaning in or about
the Building, the same shall not be deemed a constructive eviction and shall not result in any reduction or diminution of Tenant’s obligations under this Lease. 
  
 12.04  If, during the last month of the Term, Tenant has removed all of the Tenant’s Property from the Demised Premises, Landlord may, without notice to Tenant,
immediately enter the Demised Premises and later, renovate and decorate the same, without liability to Tenant and 
 

 19 

 without reducing or otherwise affecting Tenant’s obligations hereunder. 
  
 21.05  Landlord reserves the right, at any time and from time to time, to make such changes, alterations, additions and improvements in or to the Building and the fixtures and
equipment thereof as Landlord shall deem necessary or desirable, provided, however, that Landlord shall use best efforts not to unreasonably interfere with Tenant’s use and occupancy of the Demised Premises. 
  
 21.06  Subject to Landlord’s approval which shall not be unreasonably withheld or delayed, Tenant may adopt any name for the Building.

  
 ARTICLE 22—MECHANICS’ LIENS AND OTHER LIENS 
  
 22.01  Except as otherwise expressly provided in this Lease, Tenant shall not do anything whereby the rights and interest of Landlord in the Demised Premises or any part
thereof might be impaired. 
  
 22.02  If any mechanic’s, laborer’s or materialman’s lien at any time shall
be filed against the Demised Premises or any part thereof, or if any public improvement lien created or permitted to be created by Tenant and arising out of Tenant’s tenancy hereunder shall be filed against any asset of Landlord, Tenant, within
thirty (30) days after notice of the filing thereof, shall cause the same to be discharged of record by payment, deposit, bond, order of a court of competent jurisdiction or otherwise. Tenant shall deliver to Landlord, within three (3) days after
its receipt of same, a copy of any such notice of lien. If Tenant shall fail to cause such lien to be discharged within the period aforesaid, and if such lien shall continue for an additional fifteen (15) days after notice by Landlord to Tenant,
then in addition to any other right or remedy, Landlord may, but shall not be obligated to, discharge the same either by paying the amount claimed to be due or by procuring the discharge of such lien by deposit or by bonding proceedings, and in any
such event Landlord shall be entitled, if Landlord so elects, to compel the prosecution of an action for the foreclosure of such lien by the lienor and to pay the amount of judgment in favor of the lienor with interest, costs and allowances. Any
amount so paid by Landlord with all costs and expenses incurred by Landlord in connection therewith, together with interest thereon at the rate of 4% per month or the maximum amount permitted by law, from the respective dates of Landlord’s
making of the payment or incurring of the costs and expenses, shall constitute Rent payable by Tenant and shall be paid by Tenant to Landlord within ten (10) days after demand. Notwithstanding the foregoing provisions-of this Section 22.02, Tenant
shall not be required to discharge any such lien if such lien arises by reason of a debt or liability of Landlord for which Tenant is not otherwise liable under the provisions of this Lease or if Tenant is in good faith contesting the same and has
furnished a security bond or other such security reasonably satisfactory to Landlord in an amount sufficient to pay such lien with interest and penalties. 
  
 22.03  Nothing in this Lease contained shall be deemed or construed in any way as constituting the consent or request of Landlord, express or implied by inference or otherwise, to any contractor,
subcontractor, laborer or materialman for the performance of any labor or the furnishing of any materials for any specific improvement, alteration to or repair of the Demised Premises or any part thereof, nor as giving Tenant any right, power or
authority to contract for or permit the rendering of any services or the furnishing of materials that would give rise to the filing of any lien 
 

 20 

 against the Demised Premises or any part thereof or any asset of Landlord. Notice is hereby given, and Tenant shall cause any and all construction agreements to
provide, that Landlord shall not be liable for any work performed or to be performed at the Premises for Tenant or any Subtenant or other tenant or licensee whatsoever or for any material furnished or to be furnished at the Demised Premises for any
of the foregoing, and that no mechanic’s or other lien for such work or materials shall attach to or affect the estate or interest of Landlord in and to the Demised Premises or any part thereof or any asset of Landlord. 
  
 22.04  Tenant shall have no power to make any contract which may create, or to do any act which shall cause, any lien, mortgage or other
encumbrance which affects the assets of Landlord, or of any fee interest in the Demised Premises, or any leasehold estate of the Superior Lessor, if any. 
  
 ARTICLE 23—NON-LIABILITY AND INDEMNIFICATION 
  
 23.01  Neither Landlord nor
any partner, joint venturer, director, officer, agent, servant or employee of Landlord shall be liable to Tenant for any loss, injury or damage to Tenant or to any other Person, or to its or their property, irrespective of the cause of such injury,
damage or loss, unless caused by or resulting from the negligence of Landlord, its agents, servants or employees in the operation or maintenance of the Land or Building without contributory negligence on the part of Tenant or its employees,
licensees, agents or contractors. Further, neither Landlord nor any partner, joint venturer, director, officer, agent, servant or employee of Landlord shall be liable (a) for any such damage caused by other tenants or Persons in, upon or about the
Land or Building, or caused by operations in construction of any private, public or quasi-public work; or (b) even if negligent, for consequential damages arising out of any loss of use of the Demised Premises or any equipment or facilities therein
by Tenant or any Person claiming through or under Tenant. Tenant shall indemnify and save harmless Landlord any partner, joint venturer, director, officer, agent servant or employee of Landlord against and form all liabilities, suits, obligations,
fines, damages, penalties, claims, costs, charges and expenses, including without limitation, attorneys’ fees and disbursements, which may be imposed upon or asserted against or reasonably incurred by Landlord by reason of any of the following
occurring during the Term unless caused by the negligence of Landlord or its respective assigns, agents or employees without contributory negligence on the part of Tenant, or its licensees, employees or agents: (a) Any use, non-use, possession,
occupation, alteration, repair, condition, operation, maintenance or management of the Demised Premises or any part thereof attributable to the negligent or wrongful acts of Tenant, or any of its licensees, or its agents or employees, including,
without limitations, any street, alley sidewalk, curb, vault or passageway comprising a part of the Demised Premises or adjacent thereof; (b) any act or failure to act on the part of Tenant, or any of its agents, contractors, servants, employees,
licensees or invitees; (c) Any accident, injury (including death) or damage to any person or property occurring in, on or about the Demised Premises or any part thereof or in, or about any street, alley, sidewalk, curb, vault or passageway
comprising a part thereof or adjacent thereto, including any and all areas, the repair and maintenance of which Tenant is responsible for pursuant to Article 17 hereof, which accident, injury or damage is attributable to Tenant’s, or any of its
licensees’, agents’ or employees acts or failure to act; (d) Any lien or claim which may be alleged to have arisen against or on the Demised Premises, or any lien or claim created or permitted to be created by Tenant and which arises out
of Tenant’s tenancy hereunder, against any assets of Landlord or any liability asserted against Landlord with respect thereto not arising by reason of a debt or liability of Landlord for which Tenant is not otherwise liable under the provisions
of this Lease; (e) Any contest permitted pursuant to the 
 

 21 

 provisions of Article 11 hereof, except as provided therein; (f) Any failure on the part of Tenant to keep, observe and perform any of the terms, covenants,
agreements, provisions, conditions or limitations contained in any other contracts and agreements affecting the Demised Premises, on Tenant’s part to be kept, observed or performed; (g) Any failure on the part of Tenant to pay Rent or to
perform or comply with any of the covenants, agreements, terms or conditions contained in this Lease, or on its part to be performed or complied with and the exercise by Landlord of any remedy provided in this Lease with respect thereto; or (h) Any
claim for brokerage commissions, fees or other compensation by any person other then the Broker who alleges to have acted or dealt with Tenant in connection with this lease or the transactions contemplated by this Lease. 
  
 23.02  The provisions of this Article 23 and all other indemnity provisions elsewhere contained in this Lease shall survive the Expiration
Date, but only in respect of acts and occurrences arising on or prior to the later of the Expiration Date or the date upon which possession of the Demised Premises is surrendered to Landlord. 
  

23.03  The obligations of Tenant under this Article 23 shall not in any way be affected by the absence in any case of covering insurance or by the failure or refusal of
any insurance carrier to perform any obligation on its part under insurance policies affecting the Demised Premises. 
  
 23.04  If any claim, action or proceeding is made or brought against Landlord by reason of any event as to which Tenant is indemnifying Landlord pursuant to Section 23.01 hereof, then upon demand by Landlord, Tenant, at its sole
cost and expense, shall resist or defend such claim, action or proceeding in Landlord’s name, if necessary, by the attorneys for Tenant’s insurance carrier (if such claim, action or proceeding is covered by insurance), otherwise by such
attorneys as Landlord shall approve, which approval shall not be unreasonably withheld or delayed. Landlord agrees that in the event Landlord is named as a party to an action, Landlord will reasonably cooperate with Tenant in the conduct of the
proceedings. Notwithstanding the foregoing, Landlord may engage its own attorneys to defend it or to assist in its defense at Landlord’s own cost and expense. The indemnification obligations imposed upon Tenant under Section 23.01 shall not
apply to any settlement separately agreed to by Landlord without Tenants written consent, nor if Landlord retains its own attorneys and such retention will materially impair or materially diminish Tenant’s insurance coverage and Landlord has
been so advised in writing by Tenant’s insurer. 
  
 23.05  Notwithstanding any provision to the contrary, Tenant
shall look solely to the estate and property of Landlord in and to the Land and Building (or the proceeds received by Landlord on a sale of such estate and property but not the proceeds of any financing or refinancing thereof) in the event of any
claim against Landlord arising out of or in connection with this Lease, the relationship of Landlord and Tenant or Tenant’s use of the Demised Premises or the Land, and Tenant agrees that the liability of Landlord arising out of or in
connection with this Lease, the relationship of Landlord and Tenant or Tenant’s use of the Demised Premises or the Land shall be limited to such estate and property of Landlord (or sale proceeds). No other properties or assets of Landlord or
any partner, joint venturer, director, officer, agent, servant or employee of Landlord shall be subject to levy, execution or other enforcement procedures for the satisfaction of any judgment (or other judicial process) or for the satisfaction of
any other remedy of Tenant arising out of, or in connection with, this Lease, the relationship of Landlord and Tenant or Tenant’s use of the Demised Premises or the Land and if Tenant shall acquire a lien on or interest in any other properties
or assets by judgment or otherwise, Tenant shall promptly release such lien on or interest 
 

 22 

 in such other properties and assets by executing, acknowledging and delivering to Landlord en instrument to that effect prepared by Landlord’s attorneys.
Tenant hereby waives the right of specific performance and any other remedy allowed in equity if specific performance or such other remedy could result in any liability of Landlord for the payment of money to Tenant, or to any court or governmental
authority (by way of fines or otherwise) for Landlord’s failure or refusal to observe a judicial decree or determination, or to any third party. 
  
 ARTICLE 24—DAMAGE OR DESTRUCTION 
  
 24.01  If the Building or the Demised
Premises shall be partially or totally damaged or destroyed by fire or other casualty (and if this Lease shall not be terminated as provided in this Article 24), Landlord shall repair the damage and restore and rebuild the Building and/or the
Demised Premises (except for the Tenant’s Property) with reasonable dispatch after notice to it of the damage or destruction and the collection of the insurance proceeds attributable to such damage. 
  
 24.02  Subject to the provisions of Section 24.05, if all or part of the Demised Premises shall be damaged or destroyed or rendered completely
or partially untenantable on account of fire or other casualty, the Rent shall be abated or reduced, as the case may be, in the proportion that the untenantable area of the Demised Premises bears to the total area of the Demised Premises, for the
period from the date of the damage or destruction to (a) the date the damage to the Demised Premises shall be substantially repaired, or (b) if the Building and not the Demised Premises is so damaged or destroyed, the date on which the Demised
Premises shall be made tenantable; provided, however, should Tenant reoccupy a portion of the Demised Premises during the period the repair or restoration work is taking place and prior to the date that the Demised Premises are substantially
repaired or made tenantable the Rent allocable to such reoccupied portion, based upon the proportion which the area of the reoccupied portion of the Demised Premises bears to the total area of the Demised Premises, shall be payable by Tenant from
the date of such occupancy. 
  
 24.03  Notwithstanding any other provision to the contrary in this Article, if (a) the
Building or the Demised Premises shall be totally damaged or destroyed by fire or other casualty, or (b) the Building shall be so damaged or destroyed by fire or other casualty (whether or not the Demised Premises are damaged or destroyed) that its
repair or restoration requires the expenditure, as estimated by a reputable contractor or architect designated by Landlord, of more than twenty-five percent (25%) (or ten percent [10%] if such casualty occurs during the last three (3) years of the
Term) of the full insurable value of the Building immediately prior to the casualty, or (c) the Building shall be damaged or destroyed by fire or other casualty (whether or not the Demised Premises are damaged or destroyed) and the loss shall not be
covered by Landlord’s insurance, if any, then in either such case Landlord may terminate this Lease by giving Tenant notice to such effect within one hundred eighty (180) days after the date of the fire or other casualty. 

 
 24.04  Subject to the provisions of Section 24.05, upon sixty (60) days notice to Landlord, Tenant shall be entitled to terminate
this Lease if Landlord has not substantially repaired or restored the Demised Premises within two (2) years (subject to Unavoidable Delays) following notice to it of the damage or destruction and the collection of the insurance proceeds, if any,
attributable to such damage, provided, however, that no damages, compensation or claim shall be payable by Landlord for inconvenience, loss of business or annoyance arising from any failure to or any repair or restoration of any portion of the
Demised Premises or of the Building pursuant to this Article 24. 
 

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 Landlord shall use its best efforts to make such repair or restoration in such manner as to not unreasonably interfere
with Tenant’s use and occupancy of the Demised Premises, but Landlord shall not be required to do such repair or restoration work except during normal business hours on normal business days. 
  

24.05  Notwithstanding any of the foregoing provisions of this Article 24, if by reason of some act or omission on the part of Tenant or any of its subtenants or its or
their partners, directors, officers, servants, employees, agents, licensees or contractors, either (a) Landlord or any Superior Lessor or any Superior Mortgagee shall be unable to collect all of the insurance proceeds (including, without limitation,
rent insurance proceeds) applicable to damage or destruction of the Demised Premises or the Building by fire or other casualty, or (b) the Demised Premises or the Building shall be damaged or destroyed or rendered completely or partially
untenantable on account of fire or other casualty, then, without prejudice to any other remedies which may be available against Tenant, there shall be no abatement or reduction of the Rent and no option to terminate the Lease by Tenant, Further,
nothing contained in this Article 24 shall relieve Tenant from any liability that may exist as a result of any damage or destruction by fire or other casualty. 
  
 24.06  Landlord will not carry insurance of any kind on the Tenant’s Property, and, except as provided by law or by reason of Landlord’s breach of any of its obligations hereunder, shall not be
obligated to repair any damage to or replace the Tenant’s Property. 
  
 24.07  The provisions of this Article 24
shall be deemed an express agreement governing any case of damage or destruction of the Demised Premises and/or Building by fire or other casualty, and any law providing for such a contingency in the absence of an express agreement, now or hereafter
in force, shall have no application in such case. 
  
 ARTICLE 25—EMINENT DOMAIN 
  
 25.01  If the whole of the Demised Premises shall be taken by any public or quasi-public authority under the power of condemnation, eminent
domain or expropriation, or in the event of conveyance of the whole of the Demised Premises in lieu thereof, this Lease shall terminate as of the day possession shall be taken by such authority. If 25% or less of the Floor Space of the Demised
Premises shall be so taken or conveyed, this Lease shall terminate only in respect of the part so taken or conveyed as of the day possession shall be taken by such authority. If more than 25% of the Floor Space of the Demised Premises shall be so
taken or conveyed, Landlord may, by notice to Tenant, terminate this Lease as of the day possession shall be taken. If this Lease shall continue in effect as to any portion of the Demised Premises not so taken or conveyed, the Rent shall be computed
as of the day possession shall be taken on the basis of the remaining Floor Space of the Demised Premises. Except as specifically provided herein, in the event of any such taking or conveyance there shall be no reduction in Rent. If this Lease shall
continue in effect, Landlord shall, at its expense, make all necessary alterations so as to constitute the remaining Building as a complete architectural and tenantable unit, except for the Tenants’ Property, and Tenant shall make all
alterations or replacements to the Tenant’s Property and decorations in the Demised Premises, provided, however, that Landlord shall be so obligated only to the extent of the net award or other compensation (after deducting all expenses in
connection with obtaining same) available to Landlord for the improvements taken or conveyed (excluding any award or other compensation for land or for the unexpired portion of the term of any Superior Lease). All awards and compensation for any

 

 24 

  
 taking or conveyance, whether for the whole or a part of the Land or Building, the Demised Premised or otherwise, shall
be property of Landlord, and Tenant hereby assigns to Landlord all of Tenant’s right, title and interest in and to any and all such awards and compensation, including, without limitation, any award or compensation for the value of the unexpired
portion of the Term. Tenant shall be entitled to claim, prove and receive in the condemnation proceeding such award or compensation as may be allowed for the Tenant’s Property and for loss of business, good will, and depreciation or injury to
and cost of removal of the Tenant’s property, but only if such award or compensation shall be made by the condemning authority in addition to, and shall not result in a reduction of, the award or compensation made by it to Landlord.

  
 25.02  If the temporary use or occupancy of all or any part of the Demised Premises shall be taken during the Term,
Tenant shall be entitled, except as hereinafter set forth, to receive that portion of the award or payment for such taking which represents compensation for the use and occupancy of the Demised Premises, for the taking of the Tenant’s Property
and for moving expenses, and Landlord shall be entitled to receive that portion which represents reimbursement for the cost of restoration of the Demised Premises. This Lease shall be and remain unaffected by such taking and Tenant shall continue
responsible for all of its obligations hereunder insofar as such obligations are not affected by such taking and shall continue to pay the Rent in full when due. If the period of temporary use or occupancy shall extend beyond the Expiration Date,
that part of the award or payment which represents compensation for the use and occupancy of the Demised Premises (or a part thereof) shall be divided between Landlord and Tenant so that Tenant shall receive (except as otherwise provided below) so
much thereof as represents compensation for the period up to and including the Expiration Date and Landlord shall receive so much thereof as represents compensation for the period after the Expiration Date. All monies to be paid to Tenant as, or as
part of, an award or payment for temporary use and occupancy for a period beyond the date to which the Rent has been paid shall be received, held and applied by the first Superior Mortgagee (or if there is no Superior Mortgagee, by Landlord as a
trust fund) for payment of the Rent becoming due hereunder. 
  
 25.03  In case of any governmental action, not resulting
in the taking or condemnation of any portion of the Demised Premises but creating a right to compensation therefor, such as the changing of the grade of any street upon which the Demised Premises abut, this Lease shall continue in full force and
effect without reduction or abatement of Rent and the award shall be paid to Landlord. 
  
 ARTICLE 26—SURRENDER 

 
 26.01  On the Expiration Date, or upon any earlier termination of this Lease, or upon any re-entry by Landlord upon the Demised
Premises, Tenant shall quit and surrender the Demised Premises to Landlord “broom-clean and in good order, condition and repair, except for ordinary wear and tear and such damage or destruction as Landlord is required to repair or restore under
this Lease, and Tenant shall remove all of Tenant’s property therefrom except as otherwise expressly provided in this Lease. Tenant hereby waives any notice now or hereafter required by law with respect to vacating the Demised Premises on any
such termination date. 
  
 26.02  If Tenant remains in possession of the Demised Premises after the expiration of the
Term, Tenant shall be deemed to be occupying the Demised Premises as a tenant from month to 
 

 25 

 month at the sufferance of Landlord subject to all of the provisions of this Lease, except that the monthly Fixed Rent shall be twice the Fixed Rent in effect
during the last month of the Term. 
  
 26.03  No act or thing done by Landlord or its agents shall be deemed an
acceptance of a surrender of the Demised Premises, and no agreement to accept such surrender shall be valid unless in writing and signed by Landlord. Tenant hereby waives any notice now or hereafter required by law with respect to vacating the
Demised Premises on any such termination date. 
  
 26.04  On the last day of the Term or upon any earlier termination of
the lease, or upon re-entry by Landlord upon the Demised Premises pursuant to Article 28 hereof, Tenant shall deliver to Landlord Tenant’s executed counterparts of all Subleases and any service and maintenance contracts then affecting the
Demised Premises, true and complete maintenance records of the Demised Premises, all original licenses and permits then pertaining to the Demised Premises, permanent or temporary certificates of occupancy then in effect for the Building, and all
warranties and guarantees then in effect which Tenant has received in connection with any work or services performed or equipment installed in the Building together with a duly executed assignment thereof to Landlord, all financial reports, books
and records required hereunder and other documents of every kind and nature whatsoever relating to the Demised Premises. 
  
 ARTICLE
27—EVENTS OF DEFAULT; CONDITIONS OF LIMITATION 
  
 27.01  This Lease and the Term are subject to the limitations
that if at any time after the date hereof, any one of the following events (hereinafter or before called an event of default” or “default”) shall occur, that is to say, whenever Tenant or Guarantor (a) shall make an assignment for the
benefit of creditors, or (b) shall commence a voluntary case or have entered against it an order for relief under any chapter of the Federal Bankruptcy Code (Title 11 of the United States Code) or any similar order or decree under any federal or
state law, now in existence, or hereafter enacted having the same general purpose, and such order or decree shall have not been stayed or vacated within 30 days after entry, or (c) shall cause, suf­fer, permit or consent to the appointment of a
receiver, trustee, administrator, conservator, sequestrator, liquidator or similar official in any federal, state or foreign judicial or nonjudicial proceeding, to hold, administer and/or liquidate any of its assets, and such appointment shall not
have been revoked, terminated, stayed or vacated and such official discharged of his duties within 30 days of his appointment, or (d) shall, for itself or any of its property, be subject to a levy under execution or attachment, and such execution or
attachment shall not be vacated or removed by court order, bonding or otherwise within a period of thirty (30) days, then Landlord, at any time after the occurrence of any such event of default, may give Tenant a notice of intention to end the Term
at the expiration of five (5) days from the date of service of such notice of intention, and upon the expiration of said five (5) day period, whether or not the Term shall theretofore have commenced, this Lease shall terminate with the same effect
as if that day were the expiration date of this Lease, but Tenant shall remain liable for damages as provided in Article 29. 
  
 27.02  This Lease is subject to the further events of default that: (a) if Tenant shall default in the payment of any Rent, or (b) if Tenant shall, whether by action or inaction, be in default of any of its obligations under this
Lease (other than a default in the payment of Rent) and such default shall continue and not be remedied within ten (10) days after Landlord shall have given to Tenant a notice specifying the same, or, in the case of a default which cannot with due
diligence be cured 
 

 26 

 within a period of ten (10) days and the continuance of which for the period required for cure will not subject Landlord or any Superior Lessor or prosecution
for a crime (as more particularly described in the last sentence of Section 12.02) or termination of any Superior Lease or foreclosure of any Superior Mortgage, if Tenant shall not: (i) within said ten (10) day period advise Landlord of
Tenant’s intention to take all steps necessary to remedy such default, (ii) duly commence within said ten (10) day period, and thereafter diligently prosecute to completion all steps necessary to remedy the default, and (iii) complete such
remedy within a reasonable time after the date of said notice by Landlord, or (c) if any event of default shall occur or any contingency shall arise whereby this Lease would, by operation of law or otherwise, devolve upon or pass to any person, firm
or corporation other than Tenant, except as expressly permitted by Article 11, or (d) if Tenant shall vacate or abandon the Demised Premises, then in any of said events of default Landlord may give to Tenant a notice of intention to end the Term at
the expiration of five (5) days from the date of the service of such notice of intention, and upon the expiration of said five (5) days, whether or not the Term shall theretofore have commenced, this Lease shall terminate with the same effect as if
that day were the expiration date of this Lease, but Tenant shall remain liable for damages as provided in Article 29. 
  
 ARTICLE
28—RE-ENTRY BY LANDLORD 
  
 28.01  If Tenant shall default in the payment of any Rent, and such default shall
continue for five (5) days, or if this Lease shall terminate as provided in Article 27, Landlord or Landlord’s agents and employees may immediately or at any time thereafter re-enter the Demised Premises, or any part thereof, either by summary
dispossess proceedings or by any suitable action or proceeding at law, or otherwise, without being liable to indictment, prosecution or damages therefor, and may repossess the same, and may remove any Person therefrom, to the end that Landlord may
have, hold and enjoy the Demised Premises. The word re-enter,” as used herein, is not restricted to its technical legal meaning. If this Lease, is terminated under the provisions of Article 27, or if Landlord shall re-enter the Demised Premises
under the provisions of this Article 28, or in the event of the termination of this Lease, or of re-entry, by or under any summary dispossess or other proceedings or action or any provision of law by reason of default hereunder on the part of
Tenant, Tenant shall thereupon pay to Landlord the Rent payable up to the time of such termination of this Lease, or of such recovery of possession of the Demised Premises by Landlord, as the case may be, and shall also pay to Landlord damages as
provided in Article 29. 
  
 28.02  In the event of a breach or threatened breach by Tenant of any of its obligations
under this Lease, Landlord shall also have the right of injunction. The special remedies to which Landlord may resort hereunder are cumulative and are not intended to be exclusive of any other remedies to which Landlord may lawfully be entitled at
any time and Landlord may invoke any remedy allowed at law or in equity as if specific remedies were not provided for herein. 
  
 28.03  If this Lease shall terminate under the provisions of Article 27, or if Landlord shall re-enter the Demised Premises under the provisions of this Article 28, or in the event of the termination of this Lease, or of re-entry,
by or under any summary dispossess or other proceeding or action or any provision of law by reason of default hereunder on the part of Tenant, Landlord shall be entitled to retain all monies, if any, paid by Tenant to Landlord, whether as Advance
Rent, security or otherwise, but such monies shall be credited by Landlord against any Rent due from Tenant at the time of such termination or re-entry or, at Landlord’s option, against any damages payable by Tenant under Article 29 or pursuant
to law. 
 

 27 

  
  
 ARTICLE 29—DAMAGES 
  
 29.01  If this Lease is terminated under the provisions of Article 27, or if Landlord shall re-enter the Demised Premises under the provisions
of Article 28, or in the event of the termination of this Lease, or of re-entry, by or under any summary dispossess or other proceeding or action or any provision of law by reason of default hereunder on the part of Tenant, Tenant shall pay as
Additional Charges to Landlord as a condition precedent to the dismissal of any summary dispossess or other proceeding or action as damages, at the election of Landlord, either: 
  
 (a) sum which at the time of such termination of this Lease or at the time of any such re-entry by Landlord, as the case may be, represents the then value of the
excess, if any, of (i) the aggregate amount of the Rent which would have been payable by Tenant (conclusively presuming the average monthly Additional Charges to be the same as were the average monthly Additional Charges payable for the year, or if
less than 365 days have then elapsed since the Commencement Date, the partial year, immediately preceding such termination or re-entry) for the period commencing with such earlier termination of this Lease or the date of any such re-entry, as the
case may be, and ending with the Expiration Date, over (ii) the aggregate rental value of the Demised Premises for the same period; or 
  
 (b) sums equal to the Fixed Rent and the Additional Charges which would have been payable by Tenant had this Lease not so terminated, or had Landlord not so re-entered the Demised Premises, payable upon the due dates
therefor specified herein following such termination or such re-entry and until the Expiration Date, provided, however, that if Landlord shall relet the Demised Premises during said period, Landlord shall credit Tenant with the net rents received by
Landlord from such reletting, such net rents to be determined by first deducting from the gross rents as and when received by Landlord from such reletting the expenses incurred or paid by Landlord in terminating this Lease or in re-entering the
Demised Premises and in securing possession thereof, as well as the expenses of reletting, including, without limitation, altering and preparing the Demised Premises for new tenants, brokers’ commissions, legal fees, and all other expenses
properly chargeable against the Demised Premises and the rental therefrom, it being understood that any such reletting may be for a period shorter or longer than the period ending on the Expiration Date; but in no event shall Tenant be entitled to
receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder, nor shall Tenant be entitled in any such for the collection of damages pursuant to this subdivision (b) to a credit in respect of any rents from a reletting,
except to the extent that such net rents are actually received by Landlord. If the Demised Premises or any part thereof should be relet in combination with other space, then proper apportionment on a square foot basis shall be made of the rent
received from such reletting and of the expenses of reletting. 
  
 If the Demised Premises or any part thereof be relet by Landlord
before presentation of proof of such damages to any court, commission or tribunal, the amount of rent reserved upon such reletting shall, prima facto, be the fair and reasonable rental value for the Demised Premises, or part thereof, so relet during
the term of the reletting. Landlord shall not be liable in any way whatsoever for its failure or refusal to relet the Demised Premises or any part thereof, or if the Demised Premises or any part thereof are relet, for its failure to collect the rent
under such reletting, and no such refusal or failure to relet or failure to collect rent shall release or affect Tenant’s liability for damages or otherwise under this Lease. 
 

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 29.02   Suit or suits for the recovery of such damages or, any installments thereof,
may be brought by Landlord at any time and from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term would have expired if it had not been so terminated under
the provisions of Article 27, or under any provision of law, or had Landlord not re-entered the Demised Premises. Nothing herein contained shall be construed to limit or preclude recovery by Landlord-against Tenant of any sums, damages or liquidated
damages to which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any default hereunder on the part of Tenant. Nothing herein contained shall be construed to limit or prejudice the right of
Landlord to prove for and obtain as damages or liquidated damages by reason of the termination of this Lease or re-entry of the Demised Premises for the default of Tenant under this Lease, an amount equal to the maximum allowed by any statute or
rule of law in effect at the time, whether or not such amount be greater than, equal to, or less than any of the sums referred to in Section 29.01 
  
 29.03  In addition, if this Lease is terminated under the provisions of Article 27, or if Landlord shall re-enter the Demised Premises under the provisions of Article 28, Tenant covenants that: (a) the
Demised Premises then shall be in the same condition as that in which Tenant has agreed to surrender the same to Landlord at the Expiration Date; (b) Tenant shall have performed prior to any such termination any obligation of Tenant contained in
this Lease for the making of any alteration or for restoring or rebuilding the Demised Premises or the Building, or any part thereof; and (c) for the breach of any covenant of Tenant set forth above in this Section 29.03, Landlord shall be entitled
immediately, without notice or other action by Landlord, to recover, and Tenant shall pay, as and for liquidated damages therefor, the cost of performing such covenant (as estimated by an independent contractor selected by Landlord). 

 
 29.04  In addition to any other remedies Landlord may have under this Lease, and without reducing or adversely affecting any of
Landlord’s rights and remedies under this Article 29, if any Rent or damages payable hereunder by Tenant to Landlord are not paid within five (5) days after demand therefor, the same shall bear interest at the rates provided in Section 3.05
hereof. 
  
 ARTICLE 30—AFFIRMATIVE WAIVERS 
  
 30.01  Tenant, on behalf of itself and any and all persons claiming through or under Tenant, does hereby waive and surrender all right and privilege which it, they or any of
them might have under or by reason of any present or future law, to redeem the Demised Premises or to have a continuance of this Lease after being dispossessed or ejected from the Demised Premises by process of law or under the terms of this Lease
or after the termination of this Lease as provided in this Lease. 
  
 30.02   Landlord and Tenant hereby waive trial by
jury in any action, proceeding or counterclaim brought by either party against the other on any matter whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant, and Tenant’s use or occupancy of
the Demised Premises, including, without limitation, any claim of injury or damage, and any emergency and other statutory remedy with respect thereto. Tenant shall not interpose any counterclaim of any kind in any action or proceeding commenced by
Landlord to recover possession of the Demised Premises. 
 

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 ARTICLE 31—NO WAIVERS 
  
 31.01  The failure of either party to insist in any one or more instances upon the strict performance of any one or more of the obligations of
this Lease, or to exercise any election herein contained, shall not be construed as a waiver or relinquishment for the future of the performance of such one or more obligations of this Lease or of the right to exercise such election, but the same
shall continue and remain in full force and effect with respect to any subsequent breach, act or omission. The receipt by Landlord of Fixed Rent or Additional Charges with knowledge of breach by Tenant of any obligation of this Lease shall not be
deemed a waiver of such breach. 
  
 ARTICLE 32—CURING TENANT’S DEFAULTS 
  
 32.01  If Tenant shall default in the performance of any of Tenant’s obligations under this Lease, Landlord, without thereby waiving such
default, may (but shall not be obligated to) perform the same for the account and at the expense of Tenant, without notice in a case of emergency, and in any other case only if such default continues after the expiration of fifteen (15) days from
the date Landlord gives Tenant notice of the default. Bills for any expenses incurred by Landlord in connection with any such performance by it for the account of Tenant, and bills for all costs, expenses and disbursements of every kind and nature
whatsoever, including reasonable attorneys’ fees and expenses, involved in collecting or endeavoring to collect the Rent or any part thereof or enforcing or endeavoring to enforce any rights against Tenant or Tenant’s obligations
hereunder, under or in connection with this Lease or pursuant to law, including any such cost, expense and disbursement involved in instituting and prosecuting summary proceedings or in recovering possession of the Demised Premises after default by
Tenant or upon the expiration of the Term or sooner termination of this Lease, and interest on all sums advanced by Landlord under this Article at the rate of 4% percent per month or the maximum rate permitted by law, whichever is less, may be sent
by Landlord to Tenant monthly, or immediately, at Landlord’s option, and such amounts shall be due and payable in accordance with the terms of such bills. 
  
 ARTICLE 33—BROKER 
  
 33.01  Landlord and Tenant represent that no broker
except the Broker was instrumental in bringing about or consummating this Lease and that Landlord and Tenant had no conversations or negotiations with any broker except the Broker concerning the leasing of the Demised Premises. Tenant agrees to
indemnify and hold harmless Landlord against and from any claims for any brokerage commissions and all costs, expenses and liabilities in connection therewith, including, without limitation, attorneys’ fees and expenses, arising out of any
conversations or negotiations had by Tenant with any broker other than the Broker. Landlord shall pay any brokerage commissions due the Broker pursuant to a separate agreement(s) between Landlord and the Broker. 
  
 ARTICLE 34—NOTICES 
  
 34.01  Unless otherwise stated, any notice, statement, demand, consent, approval or other communication required or permitted to be given, rendered or made by either party to the other, pursuant to this Lease or pursuant to any
applicable Legal Requirement, shall be in writing and shall be deemed to have been properly given, rendered or made only if hand delivered or sent by United States registered or certified mail, return receipt requested, addressed to the other party
at the 
 

 30 

  
 address hereinabove set forth (except that after the Commencement Date, Tenant’s address, unless Tenant shall give
notice to the contrary, shall be the Building) as to Landlord, to the attention of General Counsel with a concurrent Notice to the attention of Vice President, Property Management, and shall be deemed to have been given, rendered or made on the
second day after the day so mailed, unless mailed outside the State of New Jersey, in which case it shall be deemed to have been given, rendered or made on the third business day after the day so mailed. Either party may, by notice as aforesaid,
designate a different address or addresses for notices, statements, demands, consents, approvals or other communications intended for it. 
  
 ARTICLE 35—ESTOPPEL CERTIFICATES 
  
 35.01  Landlord or Tenant shall, at any time and from time to
time, as requested by either party, upon not less than ten (10) days’ prior notice, execute and deliver to the requesting party a statement certifying that this Lease is unmodified and in full force and effect (or if there have been
modifications, that the same is in full force and effect as modified and stating the modifications), certifying the dates to which the Fixed Rent and Additional Charges have been paid, stating whether or not, to the best knowledge of the party
giving the statement, the requesting party is in default in performance of any of its obligations under this Lease, and, if so, specifying each such default of which the party giving the statement shall have knowledge, and stating whether or not, to
the best knowledge of the party giving the statement, any event has occurred which with the giving of notice or passage of time, or both, would constitute such a default of the requesting party, and, if so, specifying each such event; any such
statement delivered pursuant hereto shall be deemed a representation and warranty to be relied upon by the party requesting the certificate and by others with whom such party may be dealing, regardless of independent investigation. Tenant also shall
include in any such statement such other information concerning this Lease as Landlord may reasonably request. 
  
 ARTICLE
36—ARBITRATION 
  
 36.01  Landlord may at any time request arbitration, and Tenant may at any time when not in
default in the payment of any Rent request arbitration, of any matter in dispute but only where arbitration is expressly provided for in this Lease. The party requesting arbitration shall do so by giving notice to that effect to the other party,
specifying in said notice the nature of the dispute, and said dispute shall be determined in Newark, New Jersey, by a single arbitrator, in accordance with the rules then obtaining of the American Arbitration Association (or any organization which
is the successor thereto). The award in such arbitration may be enforced on the application of either party by the order or judgment of a court of competent jurisdiction. The fees and expenses of any arbitration shall be borne by the parties
equally, but each party shall bear the expense of its own attorneys and experts and the additional expenses of presenting its own proof. If Tenant gives notice requesting arbitration as provided in this Article, Tenant shall simultaneously serve a
duplicate of the notice on each Superior Mortgagee and Superior Lessor whose name and address shall previously have been furnished to Tenant, and such Superior Mortgagees and Superior Lessor shall have the right to participate in such arbitration.

 

 31 

  
 ARTICLE 37—MEMORANDUM OF LEASE 
  
 37.01  Tenant shall not record this Lease. However, at the request of Landlord, Tenant shall promptly execute, acknowledge and deliver to Landlord a memorandum of lease in
respect of this Lease sufficient for recording. Such memorandum shall not be deemed to change or otherwise affect any of the obligations or provisions of this Lease. 
  
 ARTICLE 38—MISCELLANEOUS 
  
 38.01  Tenant expressly acknowledges and agrees
that Landlord has not made and is not making, and Tenant, in executing and delivering this Lease, is not relying upon, any warranties, representations, promises or statements, except to the extent that the same are expressly set forth in this Lease
or in any other written agreement(s) which may be made between the parties concurrently with the execution and delivery of this Lease. All understandings and agreements heretofore had between the parties are merged in this Lease and any other
written agreement(s) made concurrently herewith, which alone fully and completely express the agreement of the parties and which are entered into after full investigation. Neither party has relied upon any statement or representation not embodied in
this Lease or in any other written agreement(s) made concurrently herewith. 
  
 38.02  No agreement shall be effective to
change, modify, waive, release, discharge, terminate or effect an abandonment of this Lease, in whole or in part, unless such agreement is in writing, refers expressly to this Lease and is signed by the party against whom enforcement of the change,
modification, waiver, release, discharge, termination or effectuation of abandonment is sought. No waiver of any breach shall affect or alter this Lease, but each and every covenant, agreement, term and condition of this Lease shall continue in full
force and effect with respect to any other then existing or subsequent breach thereof. 
  
 38.03  If Tenant shall at any
time request Landlord to sublet or let the Demised Premises for Tenant’s account, Landlord or its agent is authorized to receive keys for such purposes without releasing Tenant from any of its obligations under this Lease, and Tenant hereby
releases Landlord of any liability for loss or damage to any of the Tenant’s Property in connection with such subletting or letting. 
  
 38.04  Except as otherwise expressly provided in this Lease, the obligations under this Lease shall bind and benefit the successors and assigns of the parties hereto with the same effect as if mentioned in
each instance where a party is named or referred to; provided, however, that (a) no violation of the provisions of Article 11 shall operate to vest any rights in any successor or assignee of Tenant and (b) the provisions of this Section 39.04 shall
not be construed as modifying the conditions of limitation contained in Article 27. 
  
 38.05  Except for Tenant’s
obligations to pay Rent, the time for Landlord or Tenant, as the case may be, to perform any of its respective obligations hereunder shall be extended if and to the extent that the performance thereof shall be prevented due to Unavoidable Delays.
Except as expressly provided to the contrary, the obligations of Tenant hereunder shall not be affected, impaired or excused, nor shall Landlord have any liability whatsoever to Tenant, (a) because Landlord is unable to fulfill, or is delayed in
fulfilling, any of its obligations under this Lease due to any of the matters set forth in the first sentence of this Section 39.05, or (b) because of any failure or 
 

 32 

 defect in the supply, quality or character of electricity, water or any other utility or Service furnished to the Demised Premises for any reason beyond
Landlord’s reasonable control. 
  
 38.06  Any liability for payments hereunder (including, without limitation,
Additional Charges) shall survive the expiration of the Term or earlier termination of this Lease. 
  
 38.07  If Tenant
shall request Landlord’s consent and Landlord shall fail to refuse to give such consent, Tenant shall not be entitled to any damages for any withholding by Landlord of its consent; Tenant’s sole remedy shall be an action for specific
performance or injunction, and such remedy shall be available only in those cases where Landlord has expressly agreed in writing not to unreasonably withhold or delay its consent or where as a matter of law Landlord may not unreasonably withhold its
consent. 
  
 38.08  If an excavation shall be made upon land adjacent to or under the Building, or shall be authorized to
be made, Tenant shall afford to the Person causing or authorized to cause such excavation, license to enter the Demised Premises for the purpose of performing such work as said Person shall reasonably deem necessary or desirable to preserve and
protect the Building from injury or damage and to support the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting Tenant’s obligations under this Lease, provided,
however, that Landlord shall use best efforts not to unreasonably interfere with Tenant’s use of the Demised Premises. 
  
 38.09  Tenant shall not place any signs on the roof or exterior walls of the Demised Premises without first obtaining Landlord’s written consent thereto. In placing any signs on or about the Demised Premises, Tenant shall, at
its expense, comply with all applicable Legal Requirements and obtain all required permits and/or licenses. 
  
 38.10  Tenant shall not exercise its rights under Article 15 or any other provision of this Lease in a manner which would violate Landlord’s Union contracts or create any work stoppage, picketing labor disruption or dispute
or any interference with the business of Landlord or any tenant or occupant of the Building. 
  
 38.11  Tenant shall give
prompt notice to Landlord of (a) any occurrence in or about the Demised Premises for which Landlord might be liable, (b) any fire or other casualty in the Demised Premises, (c) any damage to or defect in the Demised Premises, including the fixtures
and equipment thereof, for the repair of which Landlord might be responsible, and (d) any damage to or defect in any part of the Building’s sanitary, electrical, heating, ventilating, air-conditioning elevator or other systems located in
passing through the Demised Premises or any part thereof. 
  
 38.12  Within thirty (30) days of each anniversary date of
this Lease, Tenant shall annually furnish to Landlord a copy of its then current audited financial statement which shall be employed by Landlord for purposes of financing the Premises and not distributed otherwise without prior authorization of
Tenant. Any material adverse change of Tenant’s financial condition shall be furnished to Landlord in writing forthwith and without request by Landlord for same. 
  
 38.13  This Lease shall be governed by and construed in accor­dance with the internal laws of the State of New Jersey. If any provision of this Lease shall, be invalid or
unenforceable, the 
 

 33 

  
 remainder of this Lease shall not be affected and shall be enforced to the extent permitted by law. The table of
contents, captions, headings and titles in this Lease are solely for convenience of reference and shall not affect its interpretation. This Lease shall be construed without regard to any presumption or other rule requiring construction against the
party causing this Lease to be drafted. If any words or phrases in this Lease shall have been stricken out or otherwise eliminated, whether or not any other words or phrases have been added, this Lease shall be construed as if the words or phrases
so stricken out or otherwise eliminated were never included in this Lease and no implication or inference shall be drawn from the fact that said words or phrases were so stricken out or otherwise eliminated. Each covenant, agreement, obligation or
other provision of this Lease on Tenant s part to be performed, shall be deemed and construed as a separate and independent covenant of Tenant, not dependent on any other provision of this Lease. All terms and words used in this Lease, regardless of
the number or gender in which they are used, shall be deemed to include any other number and any other gender as the context may require. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have duly executed this Lease and the Rider, incorporating Sections R1-R9, as of the day and year first above written. 
  
 
	 ATTEST:
 	 	  	 	 Landlord:
  
 HARTZ MOUNTAIN DEVELOPMENT CORP.
 
	 
	 BY:
 	 	 
	 	  	 	 BY:
 	 	 

	  	 	 Assistant Secretary
 	 	  	 	  	 	 Irwin A. Horowitz, Vice President
 
	  	 	  
 [Corporate Seal]
 	 	  	 	  	 	  
	 ATTEST:
 	 	  	 	 Tenant:
  
 COMDISCO DISASTER RECOVERY SERVICES INC.
 
	 
	 BY:
 	 	 
	 	  	 	 BY:
 	 	 

	  	 	 Assistant Secretary
  
 [Corporate
Seal]
 	 	  	 	  	 	 President
 

 
 

 34 

  
 RIDER TO LEASE AGREEMENT DATED NOVEMBER
            , 1987 
 BETWEEN 
 HARTZ MOUNTAIN INDUSTRIES, INC. 
 AND 
 COMDISCO DISASTER RECOVERY SERVICES, INC.

  
 
 
  R1.  If any of
the provisions of this Rider shall conflict with any of the provisions, printed or typewritten, of this Lease, such conflict shall be resolved in every instance in favor of the provisions of this Rider. 
  
 R2.  Provided Tenant is in compliance with all of the terms and conditions contained in the Lease, the following provisions shall apply.

  
 R3.  The parties have approved for purposes of identification outline plans and specifications for the construction
on the Land and adjacent to the Building of approximately 94,500 square feet (configured only as approximately 31,500 square feet per floor) of additional Floor Space having a party wall with the Building (the “Expansion Space”), which are
attached hereto as Exhibit D (“Landlord’s Expansion Work”), dated 10/21/87 and revised 11/04/87) and made a part hereof. If Tenant fails to comply with the submission requirements in Part III of Exhibit D, Tenant agrees that for each
day of delay in the delivery of any such submissions (i) Tenant shall pay as liquidated damages, on demand, one (1) day’s rent for the Expansion Space and (ii) Landlord’s substantial completion date, as hereinafter provided, shall be
delayed by such period of time. The parties agree that Landlord’s damages under the circumstances would be substantial but difficult to ascertain and that the foregoing amount is fair and reasonable. 
  
 R4.  The commencement date of Fixed Rent and Additional Charges attributable to the Expansion Space shall not be deferred for any period of
delay in the substantial completion of the Expansion Space caused by Tenant, its agents, contractors or employees. 
  
 R5.  Provided Tenant is in compliance with the terms of this Rider, Landlord shall be obligated to substantially complete the Expansion Space not later than November 15, 1989, subject to Unavoidable Delays. 

 
 R6.  Upon notice to Tenant of the substantial completion of the Expansion Space, Tenant shall pay the Rent, provided, however, that
(i) if Tenant chooses, at Tenant’s election, to accelerate the construction schedule by delivering written notice to Landlord prior to November 15, 1988, then, in the event substantial completion occurs prior to November 14, 1989, Tenant shall
be entitled to an abatement of Fixed Rent allocable to the Expansion Space up to November 14, 1989, provided, however, that in no event shall such abatement period exceed six (6) months; and (ii) the Fixed Rent allocable to the existing Floor Space
shall be at the annualized rate of $8.50 per square foot until the earlier of the termination of the abatement in (i) above or November 14, 1989. 
  
 R7.  If the substantial completion of Landlord’s Expansion Work shall be delayed due to (a) any act or omission of Tenant or any of its employees, agents or contractors (including, without 

 35 

  
 limitation [i] any delays due to changes in or additions to the Landlord’s Expansion Work or Tenant Expansion
Plans, or [ii] any delays by Tenant in the submission of plans, drawings, specifications or other information or in approving any working drawings or estimates or in giving any authorizations or approvals), or (b) any additional time needed for the
completion of the Landlord’s Expansion Work of long lead time items, then the Expansion Space shall be deemed Ready for occupancy on the date when they would have been ready but for such delay(s). The Expansion Space shall be conclusively
presumed to be in the satisfactory condition upon Tenant’s occupancy thereof except for the minor or insubstantial details of which Tenant gives Landlord notice within thirty (30) days thereof specifying such details with reasonable
particularity. 
  
 R8.  For the purposes hereof, the Expansion Space shall be deemed “Substantially Complete”
and ready for tenant’s occupancy when the conditions referred to above have occurred and been performed, notwithstanding that insubstantial items of construction, installation, finishing work or mechanical adjustment remain to be done which
will not unreasonably interfere with Tenant’s use and occupancy. Landlord shall, however, diligently complete all such incomplete items in a reasonable manner. Notwithstanding the foregoing, in the event Tenant occupies or uses the Expansion
Space for the conduct of its business prior to substantial completion, the commencement date of Rent allocable to the Expansion Space as provided in R6 hereof shall be accelerated to the date of commencement of such use by Tenant. 

 
 R9.  Unless otherwise defined herein, all terms shall have the meanings provided in the Lease. 
  
 
	 ATTEST:
 	 	  	 	 HARTZ MOUNTAIN DEVELOPMENT CORP
 (Landlord)
 
	 
	 By:
 	 	 
	 	  	 	 By:
 	 	 

	  	 	 Assistant Secretary
 	 	  	 	  	 	 Irwin A. Horowitz, Vice President
  
 
	 ATTEST:
 	 	  	 	 COMDISCO DISASTER RECOVERY SERVICES,
INC.
 (Tenant)
 
	 
	 By:
 	 	 
	 	  	 	 BY:
 	 	 

	  	 	 Assistant Secretary
 	 	  	 	  	 	 President
 

 
 

 36 

  
 SECOND RIDER TO LEASE AGREEMENT DATED NOVEMBER      1987 
 BETWEEN 
 HARTZ MOUNTAIN DEVELOPMENT CORP. 
 AND 
 COMDISCO DISASTER RECOVERY SERVICES INC. 
  
 
 
 Rider1.  If any of the provisions of this Rider shall conflict with any of the provisions, printed or typewritten, of
this Lease, such conflict shall be in every instance in favor of the provisions of this Rider. 
  
 Rider2.  Provided
Tenant is in compliance with all of the terms and conditions contained in the Lease, the following provisions shall apply. 
  
 Rider3.  Upon notice to Landlord, which notice shall be delivered- to Landlord on or before January 8, 1988, Tenant shall have the option to have the Fixed Rent abated with respect to the Demised Premises, exclusive of the
Expansion Space, for the period commencing on March 15, 1988 and terminating on September 14, 1988. 
  
 Rider4.  In the
event Tenant exercises its right to obtain said abatement as above provided, then for the period commencing on January 15, 1989 and continuing for ten years thereafter, Tenant’s Fixed Rent shall be increased by $47,508.84 per annum (and
Tenant’s equal monthly installments of Fixed Rent shall be increased by an amount equal to $3,959.07). 
 

 37 

	Rider5.  Unless
	 
	otherwise defined meanings provided in the Lease. 
 

  
 
	 ATTEST:
 	 	  	 	 HARTZ MOUNTAIN DEVELOPMENT CORP
 (Landlord)
 
	 
	 By:
 	 	 
	 	  	 	 By:
 	 	 

	  	 	 Assistant Secretary
 	 	  	 	  	 	 Irwin A. Horowitz, Vice President/Gen. Counsel
  
 
	 ATTEST:
 	 	  	 	 COMDISCO DISASTER RECOVERY SERVICES,
INC.
 (Tenant)
 
	 
	 By:
 	 	 
	 	  	 	 By:
 	 	 

	  	 	 Assistant Secretary
 	 	  	 	  	 	 Raymond R. Hipp, President
  
  
 
	 ATTEST:
 	 	  	 	 COMDISCO, INC.
 (Guarantor)
 
	 
	 By:
 	 	 
	 	  	 	 By:
 	 	 

	  	 	 Assistant Secretary
 	 	  	 	  	 	 Assistant Vice President
 

 
  
 

 38 

  
 EXHIBIT A 
  
 Deed description of a parcel of land situate along the westerly side of West Side Avenue in the Township of North Bergen, Hudson County, New Jersey. 
  
 Beginning at a point on the existing westerly side of West Side Avenue (70’ wide) said point being S 25o 59’ 23” W 1890.49 feet from
the point of intersection of said westerly side of West Side Avenue (70’ wide) with the southerly side of 69th
Street (70’ wide) and running: thence 
  
 1.  S 25o 59’ 23” W 484.20 feet along the
westerly side of West Side Avenue (70’ wide) to a point; thence 
  
 2.  N 64o 00’
37” W 440.00 feet to a point; thence 
  
 3.  N 25o 59’ 23” E 484.20 feet to a
point; thence 
  
 4.  S 64o 00’ 37” E 440.00 feet to a point on the westerly side of
West Side Avenue (70’ wide), the point of beginning: 
  
 Containing 4.89 Acres. 
  
 Being known as Plot 3G.5 in Block 453B on the Town of North Bergen Tax Map. 
  
 Subject to a 150’ wide Public Service Electric and Gas Company Easement along the entire frontage along West Side Avenue. 
  
 Subject to reservation by Landlord of non-exclusive access easement for ingress and egress to surrounding properties over 44.8’
wide strip of land along the entire northern boundary of parcel and portions of macadam pavement not included therein. 
  
 Subject to Drainage Easement, Wetland Preservation Area, Rights-of-Ways and Agreements of Record. 
  
 Description refers to map entitled “Proposed Subdivision Prepared For Hartz Mountain Industries, Inc.”, field in the Hudson County Register’s Office as Map No. 3220 on July 14, 1986. 
 

 39 

  
 AMENDMENT OF LEASE 
  
 This Amendment of Lease is made as of the        day of December, 1987, by and between HARTZ MOUNTAIN DEVELOPMENT CORP., a New Jersey
corporation having an office at 400 Plaza Drive, Secaucus, New Jersey (P.O. Box 1411) 07094 (“Landlord’) and COMDISCO DISASTER RECOVERY SERVICES, INC., an Illinois corpora­tion having an office at 6400 Shafer Court, Chicago,
Illinois 60018 (“Tenant”) 
  
 WHEREAS, Landlord and Tenant have entered into that certain Lease dated November 16,
1987 (the “Lease”) covering certain premises in North Bergen, New Jersey as more particularly described in Exhibit A thereto (“Premises”); and 
  
 WHEREAS, Landlord and Tenant executed a Rider to Lease and a Second Rider to Lease, both dated November 16, 1987; and 
  
 WHEREAS, Landlord and Tenant desire to amend the Lease to make two changes as requested by and in order to accommodate Landlord’s mortgagee, The National Home Life Assurance
Company (“Mortgagee”). 
  
 NOW THEREFORE, in consideration of $10 good and valu­able consideration, the
receipt of which is hereby acknowledged, the parties agree as follows: 
  
 1.  Section 38.01 of the
Lease is amended by deleting the following phrases: 
  
 (a)  in the fifth and sixth lines: ~~or in any
other written agreement(s)”; 
  
 (b)  in the ninth line: “and any other written agreement(s)
made concurrently herewith”; and 
  
 (c)  in the last line: “or in any other written
agreement(s) made concurrently herewith”. 
  
 2.  Section 38.07 of the Lease, line two, is amended
by modifying the phrase “refuse to give” to “refuse or give”. 
  
 3.  Except as
expressly amended hereby, the Lease remains in full force and effect and the parties continue to be bound by all the provisions thereof and by this Amendment. 
  
 IN WITNESS WHEREOF, the parties have executed this Amendment of Lease as of the day and year first above written. 
 

 40 

  
 
	 ATTEST:
 	  	  	  	 Landlord:
  
 HARTZ MOUNTAIN DEVELOPMENT CORP.
  
 
	 By:
 
	  	  	  	 By:
 

	  	  	  	  	         Stephen N. Cower,
 Vice
President
 
	 ATTEST:
 	  	  	  	 Tenant:
 COMDISCO DISASTER RECOVERY SERVICES,
INC.
  
 
	 By:
 
	  	  	  	 By:
 

	  	  	  	  	        Raymond R. Hipp,
 President
 
	 ATTEST:
 	  	  	  	 Guarantor:
 COMDISCO, INC.
  
 
	 By:
 
	  	  	  	 By:
 

	  	  	  	  	  Jeremiah M. Fitzgerald,  
 Assistant Vice
President
 

 
  
 

 41 

  
 SECOND AMENDMENT OF LEASE 
  
 THIS SECOND AMENDMENT OF LEASE, is made this     day of April, 1988, between HARTZ MOUNTAIN DEVELOPMENT CORP., a New Jersey corporation having an office at 400 Plaza
Drive, P. 0. Box 1411, Secaucus, New Jersey 07094 (hereinafter referred to as “Landlord”) and COMDISCO DISASTER RECOVERY SERVICES, INC., an Illinois corporation having an office at 6400 Shafer Court, Rosemont, Illinois 60018 (hereinafter
referred to as “Tenant”); 
  
 W I T N E S S E T H 
  
 WHEREAS, by Agreement of Lease dated November 16, 1987 (the “Lease”) and an Amendment of Lease dated December 15, 1987, Landlord leased to Tenant and Tenant hired from Landlord
certain premises located in the Building known as 5851 West Side Avenue, North Bergen, New Jersey (hereinafter referred to as the “Demised Premises”); and 
  
 WHEREAS, pursuant to the terms of the Lease, Tenant is obligated to pay all Real Estate Taxes imposed upon the Building and Land; and 
  
 WHEREAS, Landlord has applied for an abatement of taxes or. the Building pursuant to the Perskie Act and in consideration for Landlord’s
application, Tenant has agreed to pay to Landlord one-half of any reduction in taxes resulting from such abatement; and 
  
 WHEREAS, the parties desire to amend the Lease to reflect such agreement; 
  
 NOW, THEREFORE, in consideration of the
mutual covenants herein contained, the parties agree as follows: 
  
 1.  Landlord shall, at its sole
cost and expense apply for a tax abatement on the newly constructed commercial premises on the parcel known as Lot 3G5, Block 453B in the Township of North Bergen, in accordance with the Perskie Act, N.J.S.A. 54:4-3.95. 
  
 2.  In the event such abatement is obtained, Tenant shall pay as Real Estate Taxes the Real Estate Taxes on the Land plus
the so-called “service charge” payable to the Township of North Bergen in lieu of Real Estate Taxes on the improvements which shall be payable to Landlord in monthly installments as set forth in Section 6.01 of the Lease. In addition,
Tenant shall pay to Landlord as Additional Rent, one-half of any reduction in Real Estate Taxes obtained by Landlord by virtue of said abatement from the amount that would otherwise have been payable as Real Estate 
  
 

 42 

  
 Taxes if no abatement had been obtained. Said amount shall be due and payable in equal monthly
installments on the first day of each month during the Term in which the tax abatement is in effect. 
  
 3.  In the event a tax abatement shall not be obtained, Tenant shall pay Real Estate Taxes in accordance with the terms of the Lease. 
  
 4.  Except as expressly amended hereby, the Lease remains in full force and effect and the parties continue to be bound by all the provisions thereof and by
this Amendment. 
  
 5.  Capitalized terms not defined herein shall be construed as defined in the
Lease. 
  
 IN WITNESS WHEREOF, the parties have caused this Second Amendment of Lease to be executed as of the
day and year first above written. 
  
 
	 ATTEST:
 	 	  	 	 HARTZ MOUNTAIN DEVELOPMENT CORP.
 (“Landlord”)
 
	 
	  	 	 
	 	  	 	 By:
 	 	 

	  	 	 Sirena G. Terr
 Assistant Secretary
 	 	  	 	  	 	 Irwin A. Horowitz
 Vice President
 
	 
	 ATTEST:
 	 	  	 	 COMDISCO DISASTER RECOVERY SERVICES,
INC.
 (“Tenant”)
 
	 
	  	 	 
	 	  	 	 By:
 	 	 

	  	 	  	 	  	 	  	 	  
	 
	 ATTEST:
 	 	  	 	 COMDISCO, INC.
 (“Guarantor”)
 
	 
	  	 	 
	 	  	 	 By:
 	 	 

	  	 	  	 	  	 	  	 	  

 
 

 43 

  
 LEASE ASSIGNMENT AND ASSUMPTION AGREEMENT 
  

THIS LEASE ASSIGNMENT AND ASSUMPTION AGREEMENT (this “Assignment”) is made as of this 15thday of November, 2001 between COMDISCO, INC., a Delaware corporation, having its
office at 6111 North River Road, Rosemont, Illinois, as successor-in-interest to Comdisco Disaster Recovery Services, Inc. (“Assignor”), and SUNGARD RECOVERY SERVICES LP, a Pennsylvania limited partnership, having its office at 1285
Drummers Lane, Wayne, Pennsylvania 19087 (“Assignee”). 
  
 W I T N E S S E T H 
  
 WHEREAS, Hartz Mountain-Hanover Square, as successor to Hartz Mountain Development Corp. (“Landlord”), and Assignor entered into that
certain lease, dated November 16, 1987, more particularly described on Exhibit A attached hereto and made part hereof (the “Lease”), providing for the lease of that certain real property commonly known as 5851 West Side Avenue, North
Bergen, New Jersey and as more particularly described in the Lease (the “Premises”); and 
  
 WHEREAS, on July 16,
2001, Assignor and 50 of its affiliates filed voluntary petitions for reorganization under Chapter 11 of title 11 of the United States Code, 11 U.S.C. § 101 et seq., as amended, in the United States Bankruptcy Court for the Northern District of
Illinois (the “Bankruptcy Court”); and 
  
 WHEREAS, Assignor and SunGard Data Systems Inc., a Delaware corporation
(“SunGard”), entered into that certain Acquisition Agreement, effective as of July 15, 2001 and executed on October 12, 2001 (the “Acquisition Agree­ment”), whereby Assignor agreed to sell to SunGard (or its designee) the
assets of the Business (as such term is defined in the Acquisition Agreement), and SunGard agreed to purchase from Assignor the assets of, and to assume certain liabilities associated with, the Business; and 
  
 WHEREAS, pursuant to the terms and conditions of the Acquisition Agreement, Assignor and SunGard agreed to execute this Assignment; and

  
 WHEREAS, pursuant to that certain Assignment Agreement, dated as of the Closing Date (as such term is defined in the
Acquisition Agreement), by and between SunGard and Assignee, among others, SunGard assigned to Assignee SunGard’s right to take an assignment of the Lease; and 
 

 44 

  
 WHEREAS, pursuant to that certain Order Authorizing (i) Sale of Certain of Debtor’s
Assets (Services) Free and Clear of Liens, Claims and Encum­brances, (ii) Assumption and Assignment of Certain Executory Contracts and Unexpired Leases, and (iii) Assumption of Certain Liabilities entered November 9, 2001, the Bankruptcy Court
approved the Acquisition Agreement and the parties entering into this Assignment; and 
  
 WHEREAS, subject to the terms of
this Assignment, Assignor desires to assign and transfer all of its right, title and interest in the Lease and the estate created thereby to Assignee and Assignee desires to purchase and accept such assignment and assume all rights, duties and
obligations of the Assignor under the Lease arising on and after the Assignment Date (as defined herein). 
  
 NOW THEREFORE,
the parties hereto for and in consideration of Ten Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which is conclusively acknowledged by the parties hereto, agree as follows: 
  
 1.  Assumption of Lease and Leasehold Obligations.    As of the Assignment Date, Assignor hereby
assumes the Lease pursuant to the Order issued pursuant to 11 U.S.C. Section 365. 
  
 2.  Assignment
and Assumption of Lease.    As of the Assignment Date, Assignor hereby assigns, transfers, and sets over unto Assignee, its successors and assigns, all of Assignor’s right, title and interest in, to and under the Lease
and any security deposit held by Landlord pursu­ant to the terms and conditions of the Lease. Assignee hereby accepts the foregoing assignment and covenants with Assignor that, from and after the Assignment Date, Assignee and its successors and
assigns hereby assume and agree to keep, perform, fulfill or cause to be performed all of the terms, covenants, conditions and obligations contained in the Lease, which, by the respective terms therein, are imposed upon Assignor. 

 
 3.  Ratification of Lease.    Assignor and Assignee hereby ratify, reaffirm and adopt
and agree that the Lease shall be in full force and effect as to Assignee. 
  
 4.  Indemnification.    Assignor hereby agrees to indemnify, protect, defend and hold Assignee harmless from and against all claims, damages, losses, costs and expenses (including reasonable
attorneys’ fees) arising in connection with the Lease and relating to the period prior to the Assignment Date. Assignee hereby agrees to indemnify, protect, defend and hold Assignor harmless from and against all claims, damages, losses, costs
and expenses (including reasonable attorneys’ fees) arising in connection with the Lease and relating to the period on or subsequent to the Assignment Date. 
 

 45 

  
 5.  Governing Law.    This Assignment
shall be governed by and con­strued in accordance with the laws of the state where the Premises are located. 
  
 6.  Assignment Date.    The “Assignment Date” shall mean the day and year first written above. 
  
 7.  Release.    Except as otherwise specifically provided for herein, nothing contained herein shall release Assignor, SunGard or
Assignee from any of their respective duties or obligations under the Acquisition Agreement or in any way diminish, limit or modify any of the repre­sentations, warranties, indemnities, covenants or agreements of such parties set forth in the
Acquisition Agreement. 
  
 8.  Counterparts.    This Assignment may be
executed in one or more counterparts, each of which shall be deemed to be an original, but all of which together shall constitute one and the same instrument, and it shall constitute sufficient proof of the Assignment to present any copy, copies or
facsimiles signed by the parties to be charged. 
  
 IN WITNESS WHEREOF, the parties hereto have duly executed this
Assignment as of the day and year first written above. 
  
 
	 ASSIGNOR:
  
 COMDISCO, INC.,
 a Delaware Corporation
 	 	  	 	 ASSIGNEE:
  
 SUNGARD RECOVERY
SERVICES LP,
 a Pennsylvania limited partnership
 
	 
	 By:
 	 	 
	 	  	 	 By:
 	 	 

	  	 	 Robert E.T. Lackey
 Senior Vice President and Chief Legal
Officer
 	 	  	 	  	 	 Theodore J. Gaasche
 Group Chief Financial
Officer
 

 
  
 

 46 

  
 IN WITNESS WHEREOF, the parties hereto have duly executed this Assignment as of the day
and year first written above. 
  
 
	 ASSIGNOR:
  
 COMDISCO, INC.,
 a Delaware Corporation
 	 	  	 	 ASSIGNEE:
  
 SUNGARD RECOVERY SERVICES LP,
 a Pennsylvania limited partnership
 
	 
	 By:
 	 	 
	 	  	 	 By:
 	 	 

	  	 	 Michael A. Fazio
 President and Chief Operating
Officer
 	 	  	 	  	 	 Theodore J. Gaasche
 Group Chief Financial
Officer
 

 
 

 47 

  
 EXHIBIT A 
  
 Net Lease, dated November 16, 1987, as amended by that certain Amendment of Lease, dated December 15, 1987, as further amended by that certain Second Amend­ment of Lease, dated April
11, 1988, between Hartz Mountain-Hanover Square, successor-in-interest to Hartz Mountain Development Corp., and Comdisco, Inc., successor-in-interest to Comdisco Disaster Recovery Services, Inc., for certain real property commonly known as 5851 West
Side Avenue, North Bergen, New Jersey. 
 

 48

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