Document:

EXHIBIT 10O

                              PRODUCTION AGREEMENT

      THIS PRODUCTION AGREEMENT ("Agreement") is entered into and effective this
__6__ day of _______August_________, 2001, by and between NORDIC ASEPTIC, INC.,
a Minnesota corporation ("Nordic") and THE HAIN CELESTIAL GROUP, a Delaware
corporation ("Hain").

      WHEREAS, Hain desires that Nordic produce and package certain of its
products and Nordic desires to perform such work, all as herein specified;

      NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Hain and Nordic hereby agree as
follows:

      1. Product Definition. The term "Product" shall be defined to mean only
aseptic packaged product (not extended shelf life container product or fresh
serve container product), produced by Nordic for Hain or for the Westsoy
products of Hain, or for the private label business of Hain, or for any Heinz
business, or for any affiliate of Hain, and produced in the size and flavors
specified in Exhibit A attached hereto, which Exhibit may be updated and revised
from time to time by the parties. For purposes of this Agreement, "affiliate"
shall mean any individual, partnership, limited liability company, limited
liability partnership, corporation, trust or other entity which is owned or
controlled by a party hereto, or which owns or controls a party hereto, or is
under the common control of a party hereto.

      2. Product Specifications. Hain shall promptly provide to Nordic in
writing detailed specifications for the Products, including all ingredients,
recipes, manufacturing processes and packaging information. All ingredients and
food substances included in the formula for the Products and all packaging
material required for such Products are collectively hereinafter referred to as
the "Raw Materials." The Product specifications provided by Hain hereunder shall
be listed on and attached hereto as Exhibit B, except for those certain Raw
Materials which are unique to the Products and proprietary to Hain which will be
separately listed on and attached hereto as Exhibit C. The Products shall be
manufactured and packaged in a manner that meets the Product specifications
supplied by Hain. Hain may alter, change or amend the Product specifications
upon thirty (30) days prior written notice to Nordic, subject to Nordic's
consent, which consent shall not be unreasonably withheld and provided that
Nordic shall be entitled to charge and/or recover from Hain any resulting
increase in Nordic's costs.

      3. Production Obligations.

            3.1 After receipt of the Product specifications, Nordic shall
      produce and package all quantities of the Products ordered by Hain in
      accordance with Product purchase orders delivered by Hain to Nordic from
      time to time pursuant to this Agreement. All Product purchase orders shall
      be in writing and may be delivered by fax or any other means of delivery
      to Nordic and shall specify the type of Product, quantity and shipment
      date and shall be subject to the provisions of this Agreement. Such
      Product

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      purchase orders shall not be deemed to contradict or modify the provisions
      of this Agreement.

            3.2 All Products ordered by Hain shall be produced and packaged by
      Nordic in accordance with the terms of this Agreement and the Product
      purchase order. If Nordic is unable to meet the scheduled shipment date,
      it shall promptly notify Hain accordingly and specify the date by which
      Nordic anticipates that the Product purchase order can be completed and
      ready for shipment. Upon such notification, Hain shall have the option to
      rescind or accept the order with the modified delivery terms. After
      agreement as to the scheduled production date, Nordic shall pay Hain fifty
      cents ($0.50) per case for any shortfall in production in the event Nordic
      does not have such agreed production completed within seven (7) working
      days after the agreed upon production completion date provided such
      shortfall causes Hain to short shipments to customers or be out of stock
      of such Product.

            3.3 In the event Hain maintains the minimum weekly production
      specified in Section 3.7 hereof, then Hain may use alternative packers to
      produce Products for any production in excess of such minimum requirements
      ("Excess Production"), only after allowing Nordic a first option to
      produce such Excess Production at costs equal to or less than that
      proposed by the alternative packers. All such bid proposals and related
      correspondence to and from alternative packers concerning Excess
      Production shall be immediately and fully shared with Nordic.

            3.4 Production and packaging of Products for Hain shall take
      priority over all other items produced and packaged by Nordic, limited,
      however by Nordic's filler line production capacity (which production is
      assumed to be 15.5 hours per day and 5 days per week). Such Product
      production limitation by filler line is specified on Exhibit D attached
      hereto. In the event Hain requires case capacities in excess of those
      specified in Exhibit D, then Hain shall notify Nordic accordingly and the
      parties will work together to attempt to accommodate such increased
      production being handled by Nordic.

            3.5 By the close of Nordic's business on Wednesday of each week
      during the term of this Agreement, Hain shall supply to Nordic a 6 week
      rolling production forecast representing its best estimate of ordering
      needs for the upcoming 6 week period. Such ordering estimates shall be
      provided for purposes of assisting Nordic in production scheduling. The
      first week in each forecast shall be considered a fixed commitment
      (whether or not pursuant to a Product purchase order received by Nordic
      from Hain), and the next 5 weeks shall be considered an estimate of orders
      (unless Product purchase orders have been received by Nordic from Hain, in
      which event such 5 week forecast shall be considered a fixed commitment to
      the extent of Product purchase orders received). Both Nordic and Hain
      agree to regularly communicate and to reasonably work together to assist
      Nordic in its production scheduling and to assist Hain in its Product
      ordering. Notwithstanding anything herein contained to the contrary,
      weekly production orders shall not exceed 120% of the weekly average of
      the 6 week forecast without Nordic's prior written approval.

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            3.6 In the event Nordic has failed to produce at least 75% of Hain's
      Product orders for 6 consecutive weeks, then Hain shall have the option to
      either: (i) accept such production and use an alternate source of
      production for such shortfall; (ii) give Nordic notice of such production
      shortfalls and that Hain intends to terminate this Agreement ("Notice of
      Intent to Terminate"); or (iii) purchase Nordic. In the event Hain
      provides Notice of Intent to Terminate, then Nordic shall have thirty (30)
      days from receipt of Notice of Intent to Terminate to remedy such
      production shortfalls. If not remedied in such time, Hain may immediately
      terminate this Agreement by giving notice to Nordic. If Hain elects to
      purchase Nordic then the parties will have thirty (30) days to agree upon
      a purchase price of the Nordic stock and agree upon how any and all
      corporate or personal guarantees provided for the benefit of Nordic will
      be assumed by Hain or its affiliates. If the parties cannot agree in that
      time, then Hain will ensure that Hain or its affiliates assume all
      liability for guaranties given for the benefit of Nordic and that such
      guarantors are fully released from all liability on such guaranties and
      Hain will purchase all of the stock of Nordic (which stock is wholly owned
      by an affiliate of Nordic), for cash in an amount determined as follows:
      (i) Hain will select an appraiser; (ii) Nordic will select an appraiser;
      (ii) those two appraisers will select a third appraiser; (iv) the three
      appraisers will each individually appraise the Nordic stock (and to the
      extent necessary the Nordic business); and (v) the three appraisals will
      be averaged to determine the selling price of the Nordic stock.

            3.7 Notwithstanding anything herein contained to the contrary, Hain
      guarantees to Nordic that it will maintain minimum production per week of
      ***(1) cases on the 4 fillers Lines A, B, C, and E, with no filler line
      capacity usage of more than 15.5 hours per day for five (5) working days
      in a seven (7) day calendar period. Minimum production volume requirements
      shall take effect on the later of when the 1/2 Gallon Filler and the Wedge
      filler have been installed and commissioned, or November 1, 2001. In the
      event total cases ordered by Hain from Nordic on a calendar quarter basis
      is less than ***(1) cases, then Hain shall pay Nordic a fee of ***(1) per
      case on such shortfall. Nordic shall, within ten days of the end of each
      calendar quarter, invoice Hain for such shortfall and Hain shall pay such
      invoice within 7 days of receipt of invoice. In the event total cases
      ordered by Hain from Nordic on a calendar quarter basis exceeds ***(1)
      cases, then Nordic shall credit Hain an amount equal to ***(1) per case on
      such excess. Nordic shall credit Hain's account within ten days of the end
      of each calendar quarter for such amount and shall mail written
      confirmation of such credit to Hain. (1)

      4. Ingredients, Packaging and Certification.

            4.1 Hain shall be responsible for negotiating and contracting for
      the acquisition of all Raw Materials for the manufacture of the Products
      by Nordic. Such contracts for Raw Materials shall be evidenced by written
      agreements ("Hain Contracts"), copies of which shall be delivered to
      Nordic.

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(1)   Blacked out information deemed confidential and filed separately with the
      Securities and Exchange Commission

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            4.2 Nordic shall order Raw Materials under the Hain Contracts as
      needed to meet Hain's production requirements and Nordic shall pay for
      such items directly to the Raw Material vendors.

            4.3 Hain shall, at its sole cost and expense, secure Kosher and
      organic certification for Nordic's operations, the Products and the Raw
      Materials, and Nordic shall be responsible for maintaining such
      certification. If Nordic compromises such kosher certification, then
      Nordic shall bear the cost of renewing the kosher certification. However,
      if Hain compromises the kosher certification, then Hain shall bear the
      cost to renew the Kosher certification.

            4.4 Hain shall only order and use soy base provided by Sunrich,
      Inc., an affiliate of Nordic, for the production of all Products, within
      the Nodic facility, provided such soy base can be provided by Sunrich,
      Inc. in the quantities required and at prices competitive to comparable
      quality soy base available in the market.

            4.5 Hain shall reimburse Nordic for any and all Raw Materials
      purchased by Nordic which become obsolete. Nordic will invoice Hain for
      such obsolete Raw Materials and Hain will pay Nordic within 7 days of
      receipt of such invoice, provided Nordic uses the inventory on a first-in,
      first-out basis

      5. Storage.

      5.1 All finished Products shall be held and incubated by Nordic for
bacterial analysis for the periods specified in Exhibit E attached hereto
("Incubation").

      5.2 In addition to the other charges herein specified, Nordic shall charge
Hain a storage fee of ***(1) per pallet of Product per day commencing 21 days
after the packaging date of the Product through and including the date upon
which the Product is shipped from Nordic. Nordic shall provide warehousing
capacity for up to 450,000 cases of Product at any one time. In the event Hain
requires warehousing needs in excess of this limit, Hain shall, at its own cost
and expense, contract for and obtain such other warehousing requirements.
Notwithstanding anything herein contained to the contrary, Nordic shall invoice
Hain for the storage costs on the day the Product is shipped from Nordic and
Hain shall pay such invoice within 7 days of the date of invoice. Nordic will
not be responsible to Hain for any drop charges incurred by Hain's haulers due
to picking up loads at 2 or more Nordic warehouses. Hain will be solely
responsible for any aged, obsolete or discontinued Product in storage at Nordic
and shall remove and dispose of such Product at Hain's own cost and expense or
reimburse Nordic for such costs and expenses if Nordic is required to remove and
dispose of such Product, provided however, that Nordic has properly rotated the
Product inventory and maintained an accurate Product inventory evidencing the
same. Title and risk of loss of the Product shall pass to Hain upon the date on
which the Product leaves Incubation and Nordic invoices Hain for

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      Securities and Exchange Commission

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the production of such Product. Hain shall take all reasonable acts to remove
and dispose of finished Product as soon as possible but shall ensure that all
finished Product is removed and disposed of within 30 days after the Product's
expiration date. Where Nordic is responsible for providing warehousing of
Product, such warehouse facilities shall comply with all requirements to ensure
organic certificate or similar standards. Nordic shall establish and maintain
Lot Control Procedures as specified by Hain in Exhibit F attached hereto, and
Nordic shall also provide for a physical inventory of the Product to be taken up
to two times per year.

6. Shipment. Hain shall arrange for all shipping of finished Product and shall
pay all the costs of such shipment FOB Nordic loading docks. Hain shall ensure
that all shipments of Product from Nordic are coordinated with truckers and
haulers having appointments with Nordic during the hours of 8:00 AM to 4:00 PM
central time, Monday through Friday, excluding holidays. Any additional costs
for palletizing and shipping multiple SKU's on a single pallet will be charged
to Hain at the costs incurred by Nordic, charges not to exceed $15.00/ pallet.
Nordic shall coordinate all shipments of finished Product pursuant to the
written directions and policies of Hain which shall be delivered by Hain to
Nordic at least 7 days prior to their application. In the event Nordic does not
comply with such directions and policies, then Nordic shall be responsible for
and shall reimburse Hain for its costs and losses attributable or caused by
Nordic's non-compliance.

7. Compensation to Nordic.

      7.1 In addition to the other charges specified herein, Hain shall pay
Nordic for its services in the amounts specified in Exhibit G (2) attached
hereto.

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(1)   Blacked out and Exhibit information deemed confidential and filed
      separately with the Securities and Exchange Commission

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            7.2 For Hain orders that are less than the minimum case runs
      specified on Exhibit H attached hereto, Hain shall pay Nordic an amount
      equal to ***(1) per hour of run time with a minimum charge for 8 hours.
      Such per hour rate shall increase by 5% each year for the duration of this
      Agreement.

            7.3 For test runs, Hain shall pay Nordic an amount equal to ***(1)
      per hour of run time, with a minimum charge for 8 hours, plus an amount
      sufficient to reimburse Nordic for all direct costs incurred in conducting
      such test runs. The ***(1) per hour rate amount may increase by 5% each
      year for the duration of this Agreement. In the event the Product for
      which the test run is conducted goes into production, then one-half of all
      of the Nordic incurred direct costs, which have been reimbursed to Nordic
      by Hain, will be refunded to Hain. For purposes of this section, a Product
      will be considered to have gone into production once Nordic has produced
      50,000 cases of the same product category produced at the same time of
      such Product.

            7.4 Nordic also shall invoice Hain as follows:

                  a.    For warehouse storage charges pursuant to Section 5.2
                        hereof, Nordic shall invoice Hain on the day the Product
                        is shipped;

                  b.    For Nordic incurred disposal costs of the Product and
                        Raw Materials, Nordic shall invoice Hain as incurred;

                  c.    For Product production and packaging pursuant to Exhibit
                        G, Nordic shall invoice Hain on the day the Product
                        leaves Incubation;

                  d.    For production shortfalls and overages pursuant to
                        Section 3.7 hereof, Nordic shall invoice or credit Hain
                        as incurred on a calendar quarter basis;

                  e.    For product run fees and costs pursuant to Sections 7.2
                        and 7.3 hereof, Nordic shall invoice Hain as soon as
                        such runs are complete.

            7.5 All Nordic invoices shall be paid by Hain within 7 days of the
      date of such invoice. Hain shall not deduct any amounts, for disputed
      Nordic invoices without the prior written consent of Nordic except for
      errors in invoicing due to incorrect quantities or incorrect prices.
      Notwithstanding the above, the parties will meet at least quarterly to
      discuss and mutually resolve any invoicing discrepancies.

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(1)   Blacked out and Exhibit information deemed confidential and filed
      separately with the Securities and Exchange Commission

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      8. Confirmation. Nordic agrees to provide Hain with access to all quality
control and other reports Nordic would otherwise undertake or generate to ensure
that Nordic has met its internal standards of production for the Products.

      9. Product Warranty.

            9.1 Nordic warrants and represents to Hain that all packaging and
      processing services performed by Nordic hereunder regarding the Products
      shall be performed in a good and workman like manner in accordance with
      the specifications provided by Hain.

            9.2 Hain warrants and represents to Nordic that all Raw Materials
      and production and packaging specifications and labels specified by Hain
      shall be of a quality sufficient to produce, package, ship and deliver
      finished Product consistent with the standards specified by Hain and all
      such items shall be merchantable and comply with all relevant state and
      federal statutes and regulations, including standards for labeling, and
      that the same shall not infringe in any manner on any trademark,
      tradename, patent, copyright, or other intellectual property rights.
      Nordic shall be responsible for testing incoming receipts of all Raw
      Materials to ensure compliance with Hain Contracts specifications.

            9.3 Hain represents and warrants to Nordic that all formula for
      Product supplied by Hain to Nordic shall be sufficient to meet the
      standards specified by Hain as well as reasonable merchantability
      standards and shall comply with all relevant state and federal statutes
      and regulations.

            9.4 The parties agree that the representations and warranties
      contained in this Agreement shall survive any termination of this
      Agreement.

      10. Nonconforming Product. In the event of the negligence of Nordic which
causes the Products manufactured hereunder to not conform to the Product
specifications as provided by Hain, or to the terms of the Product purchase
order or to the terms of this Agreement, then Hain, at its option, may reject
the Products within10 days after receipt of production samples by Hain or accept
the Products with a reduction in the purchase price to be agreed upon in writing
by Hain and Nordic. In the event of the negligence of Hain which causes the
Products manufactured hereunder to not conform to the Product specifications as
provided by Hain, or to the terms of the Product purchase order or to the terms
of this Agreement, then Hain shall accept and pay for the Product. In any event,
each party shall reasonably notify the other party of any nonconformity with
respect to the Products. The remedies herein set forth shall be Hain's exclusive
remedy for non-conforming Product.

      11. Inspection and Quality Control. Nordic shall permit authorized
representatives of Hain to enter Nordic's plant during normal business hours for
the purpose of inspecting and testing the Products manufactured by Nordic,
evaluating the methods of manufacturing the Products, and evaluating the
cleanliness and condition of the equipment used in the manufacturing and storage
process. Nordic shall at all times comply with all requirements of the FDA and
other regulatory authorities as to the manufacturing and packaging processes,
including

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quality control procedures. All such quality control standards shall be
acceptable to Hain and shall be diligently implemented on a consistent basis in
accordance with industry standards. Nordic shall at all times maintain the
necessary licensing from regulatory authorities to permit production of the
Products within its plant in compliance with all applicable laws and
regulations.

In the event any Product manufactured hereunder is determined by Hain or
regulatory authorities to be defective, adulterated, unfit for human
consumption, or in violation of applicable regulatory provisions, Hain may
require and Nordic shall implement, at Nordic's own cost, additional testing
procedures to identify the problem with the manufacturing process or materials,
including the use of off-site lab testing. If any recall is required due to
Product defects, which are the responsibility of, or caused by the negligence of
Nordic, then Nordic shall reimburse Hain for all costs incurred by Hain in such
recall including, but not limited to, fines and reasonable attorneys fees,
provided that Nordic's maximum liability shall not exceed $5,000,000. If any
recall is required due to Product defects which are the responsibility of or
caused by the negligence of Hain, then Hain shall reimburse Nordic for all costs
incurred by Nordic in such recall including, but not limited to, fines and
reasonable attorneys fees, provided that Hain's maximum liability shall not
exceed $5 million.

      12. Trademarks, Other Rights and Compensation to Hain.

            12.1 It is hereby acknowledged and agreed that Nordic will be
      packaging the Products using Hain's labels, tradenames and trademarks.
      Nordic shall use only labeling approved by Hain and containing all of the
      necessary copyright, tradename and trademark notices, as determined by
      Hain. Nordic shall make no other use of said trademarks, tradenames or
      copyrighted materials. Nordic acknowledges and agrees that Hain is the
      sole and exclusive owner of the trade names, trademarks, formulas and
      copyrights for the Products and will not directly or indirectly challenge
      or impair the validity thereof. Hain hereby agrees to permit and fully
      authorizes Nordic to use any and all of Hain's trademarks, trade names,
      copyrights, formulas and other intellectual property to the extent
      required for Nordic to produce and package the Product, for Hain's use
      only, as herein provided. Nordic agrees not to use Hain's Trademarks and
      formulas for any other customer.

            12.2 For purposes of this section: (1) "Private Label Product" shall
      mean soy based liquid product produced by Nordic or any of its affiliates
      for subsequent sale to customers under a private label brand, which
      production occurs after the date of this Agreement and which production
      does not include production for ***(1) and the quart sizes for ***;(1) and
      (2) "Gross Profit Margin" shall mean the difference between: (i) the net
      sales (net of returns), of Private Label Product by Nordic or its
      affiliates; less (ii) the cost of goods sold, freight,

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      broker fees, third party warehouse costs and taxes (other than income
      taxes), related to the Private Label Product. Hain hereby grants to Nordic
      and its affiliates a license to use all of Hain's proprietary ingredients
      for the production and sale of Private Label Products. As consideration
      for such license, Nordic shall pay to Hain a fee equal to 50% of the Gross
      Profit Margin. Such fee shall be payable each calendar quarter by Nordic,
      within 45 days of the end of each calendar quarter. Nordic shall provide
      adequate evidence of the calculations of the Gross Profit Margin to Hain
      along with the invoice.

      13. Production Support. Should either party determine that a problem
exists with the manufacturing process for a Product, such party shall
immediately contact the other party to resolve the problem. The cost to resolve
the problem shall be borne by the party who is responsible for the problem. If
co-responsibility for the problem is the case, then the parties shall agree to
bear a negotiated percent each. Both parties will mutually resolve third party
actions.

      14. Indemnity.

            14.1 Except for the limitation specified in Section 10 above, Nordic
      shall indemnify, defend, and hold Hain harmless from and against any and
      all losses, damages, costs or liabilities (including reasonable attorneys'
      fees) incurred by Hain arising in any way out of the failure, breach or
      nonfulfillment by Nordic of any representation, warranty, covenant or
      agreement of Nordic herein, including but not limited to, those with
      respect to production process, Product storage, quality control and
      testing, except to the extent caused by the negligence or willful
      misconduct of Hain or any of its agents, employees, officers or directors.

            14.2 Except for the limitation specified in Section 10 above, Hain
      shall indemnify, defend and hold Nordic harmless from and against any and
      all losses, damages, costs or liabilities (including reasonable attorneys'
      fees) incurred by Nordic arising in any way out of the failure, breach or
      nonfulfillment by Hain of any representation, warranty, covenant or
      agreement of Hain herein, including but not limited to, those with respect
      to delivery to Nordic of ingredients, packaging and labeling information,
      except to the extent caused by the negligence or willful misconduct of
      Nordic or any of its agents, employees, officers or directors.

            14.3 A party will be liable for indemnification under this Section
      only if the party demanding indemnification delivers written notice to the
      other party setting forth in reasonable detail the identity and nature of
      the claims for which indemnification is sought within a reasonable period
      of time after the party demanding indemnification has actual knowledge of
      such claim or claims. The above indemnifications shall survive the
      termination of this Agreement.

      15. Insurance. Each party shall maintain general accident and liability
insurance, including contractual liability, with responsible insurance companies
reasonably acceptable to the other party, with waiver of subrogation and
completed operations coverage, in an amount of at least $5,000,000 combined
single limit, with a deductible of $10,000 or less. Hain shall

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maintain casualty insurance on all Raw Materials and finished Product. Each
party shall provide satisfactory evidence to the other party of such insurance
upon reasonable request. All such insurance shall require at least 30 days prior
written notice before termination, cancellation or material modification of the
policy and shall name the other party as an additional insured.

      16. Lien on Finished Product. Hain recognizes and agrees that, until
Nordic is paid for its invoices, Nordic has a producer's security interest on
the applicable finished Product. Hain shall ensure that this lien shall be prior
to all other liens placed on the Product and agrees that it will, at the request
of Nordic, execute a separate Security Agreement, such Uniform Commercial Code
Financing Statements and such other documents as shall be required to evidence
and perfect the same.

      17. Force Majeure. Nordic shall not be responsible to Hain for
non-performance or delay in performance of the terms, conditions and covenants
of this Agreement due to war, warlike operations, riot, insurrection, orders of
government, strikes, lockouts, fire, explosion, or any act of God. However, if
any such cause shall continue for a period of three (3) months, Hain may at the
end of such three (3) month period, by thereafter giving two (2) week's notice
to Nordic, terminate this Agreement.

      18. Term. This Agreement shall have a term of three (3) years and shall be
automatically renewed from year-to-year on an annual basis thereafter, unless
written termination is received by a party at least nine (9) months prior to the
annual renewal of this Agreement or unless terminated as herein provided.

      19. Termination.

            19.1 Either party may terminate this Agreement, with such
      termination becoming effective upon delivery of and receipt by the other
      party of written notice of termination, in the event that:

                  a.    The other party is in breach of any of its
                        representations, warranties, covenants, and/or
                        obligations under this Agreement, provided the
                        terminating party has given the other party written
                        notice specifying such breach, requesting that the other
                        party remedy the same, and the other party has failed to
                        remedy such breach within twenty (20) business days
                        after receipt of notice; or

                  b.    The other party is adjudicated a bankrupt, or makes an
                        assignment for the benefit of creditors, or a voluntary
                        or involuntary petition in bankruptcy is filed against
                        such party, or proceedings appointing a receiver over
                        the assets of the party or a proceeding concerning the
                        reorganization of such party are instituted.

            19.2 Except where an advance notice period is specified herein, any
      termination hereunder shall be effective upon delivery of and receipt by
      the other party of written notice of termination. Upon termination
      pursuant to the provisions hereof, neither party

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      shall have any further obligations with respect to the purchase, sale or
      manufacture of future orders of Products. Notwithstanding the foregoing,
      each party shall remain liable for performing all obligations to the date
      of termination, including payment for services rendered to such date.
      Within 20 days following termination of this Agreement, Hain shall remove
      all Products from storage at Nordic and pay all charges due Nordic and
      remove: (i) all ingredients comprising the Raw Materials at Nordic
      provided the supply of such ingredients does not exceed 90 days of
      production needs; and (ii) all packaging materials comprising the Raw
      Materials provided such packaging materials have been purchased pursuant
      to Hain Contracts. Notwithstanding the foregoing, the confidentiality and
      indemnification provisions along with the warranties and representation
      contained in this Agreement shall survive termination.

      20. Board of Directors. Hain shall be given notice of, and may attend, all
Board of Directors' meetings of Nordic, which shall be held quarterly. Hain may
participate in such meetings on an advisory basis but will have no voting powers
and no rights as a board member.

      21. Confidentiality.

            21.1 The parties acknowledge that each party ("Receiving Party") may
      acquire knowledge of certain of the other party's ("Protected Party")
      trade secrets and confidential information relating to each party's
      businesses and products including the Products, ingredients, recipes,
      manufacturing processes, packaging processes, technical data, other
      proprietary information, and the identity of customers and potential
      customers during the term of this Agreement. All such information, whether
      it is proprietary to the Protected Party or proprietary to others and
      entrusted to the Protected Party and whether or not it or they constitute
      trade secrets, is hereinafter referred to as "Confidential Information."
      Confidential Information shall not include information which:

                  a.    Is, or shall have been in the possession of the
                        Receiving Party prior to disclosure thereof by the
                        Protected Party; dating to the beginning of the parties
                        commercial relationship.

                  b.    Is, or through no fault of the Receiving Party becomes,
                        published or otherwise available to others or the public
                        under circumstances such that others or the public may
                        utilize the same without any direct or indirect
                        obligation to the Protected Party;

                  c.    Is, or at any time may be, acquired by the Receiving
                        Party from any third party rightfully possessed of the
                        same and having no direct or indirect obligation to the
                        Protected Party with respect to the same; or

                  d.    Is requested or required by legal process or court order
                        to be disclosed; provided, however, the Receiving Party
                        will provide the Protected Party with prompt notice of
                        any such requirement or order so that the Protected
                        Party may seek an appropriate

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                        protective order or waive compliance with the provisions
                        of this Agreement.

            21.2 The Receiving Party acknowledges that the Confidential
      Information, whether written or oral, is of substantial value to the
      Protected Party's business and agrees to keep the same confidential, and
      shall not in any manner or fashion, disclose, transfer, or divulge it to
      any person during or after the term hereof for any purpose other than the
      manufacture of Products for Hain. This covenant of confidentiality shall
      apply in all respects to each party's directors, officers, shareholders
      and employees and shall survive the termination of this agreement.

            21.3 The Receiving Party further agrees and acknowledges that any
      breach of any of the covenants or agreements set forth in this Section
      will cause the Protected Party irreparable harm for which there is no
      adequate remedy at law, and the Receiving Party hereby consents to any
      issuance of an injunction or other equitable relief in favor of the
      Protected Party enjoining the breach of any such covenants or agreements.
      If any of such covenants or agreements are held to be unenforceable
      because of their scope or duration, or the area or subject matter covered
      thereby, the parties agree that the court making such determination shall
      have the power to reduce or modify the scope, duration, subject matter,
      and/or area of such covenant or agreement to the extent such reduction or
      modification allows the maximum scope, duration, subject matter and/or
      area permitted by applicable law. The parties further agree and
      acknowledge that the covenants, agreements and remedies provided for
      herein are in addition to, and are not to be construed as replacements for
      or limited by, rights or remedies otherwise available including, but not
      limited to, those rights and remedies contained in any relevant state or
      federal law.

      22. Notices. All notices required hereunder shall be in writing and
delivered personally or mailed by certified mail, postage prepaid, or sent by
nationally recognized overnight courier addressed to the parties at the
following addresses:

         If to Nordic Aseptic:            Mr. Allan Routh
                                          C/o Sunrich, Inc.
                                          3824 S.W. 93rd Street
                                          Hope, MN 56046

                                          Mr. Dennis Anderson
                                          C/o Northern Food & Dairy, Inc.
                                          PO Box 98
                                          Alexandria, Minnesota

         With a copy to:                  Stanley J. Duran
                                          C/o Lindquist & Vennum
                                          80 South Eight Street, Suite 4300
                                          Minneapolis, MN 55402

                                       12
<PAGE>

         If to Hain:                      Gary M. Jacobs CFO
                                          THE HAIN CELESTIAL GROUP, INC.
                                          50 Charles Lindbergh Boulevard
                                          Uniondale, NY  11553

                                          Andrew Jacobson
                                          THE HAIN CLESTIAL GROUP, INC.
                                          50 Charles Lindbergh Boulevard
                                          Uniondale, NY  11553

                                          Andy Lane
                                          THE HAIN CELESTIAL GROUP, INC.
                                          50 Charles Lindbergh Boulevard
                                          Uniondale, NY  11553

      Any party may change its address by giving notice of its new address in
writing to the other party. Unless otherwise provided herein, notice shall be
considered as properly given upon the date of mailing such notice.

      23. No Relationship. The parties agree that no relationship between them
exists or is created by their execution and performance of this Agreement except
the independent contractor relationship specifically created herein.
Specifically, the parties are not, have not, and have never intended to create,
a relationship, which could be characterized as a partnership, a joint venture,
or any other similar relationship.

      24. Counterparts. This Agreement may be executed in counterparts and by
different parties on different counterparts with the same effect as if the
signatures thereto were on the same instrument. This Agreement shall be
effective and binding upon all parties hereto at such time as all parties have
executed a counterpart of this Agreement.

      25. Binding Effect; Successors and Assigns. This Agreement shall be
binding upon and inure to the benefit of each party hereto and its respective
successors and assigns. Notwithstanding the foregoing, neither party shall
assign or transfer any of its rights or obligations hereunder without the prior
written consent of the other party, which consent shall not be unreasonably
withheld.

      26. Entire Agreement. This Agreement represents the entire understanding
of and all agreements between the parties concerning the subject matter hereof
and supersedes all prior agreements whether written or oral, relating thereto.

      27. Modifications and Waiver. No purported amendment, modification or
waiver of any provision hereof shall be binding unless set forth in a written
document signed by all parties (in the case of amendments or modifications) or
by the party to be charged thereby (in the case of waivers), and then such
waiver or consent shall be effective only in the specific instance and for the
specific purpose for which given. No failure on the part of either party to
exercise or delay in

                                       13
<PAGE>

exercising, and no course of dealing with respect to, any right, power or
privilege under this Agreement shall operate as a waiver thereof; nor shall any
single or partial exercise of any right, power or privilege under this Agreement
preclude any other or further exercise thereof or the exercise of any other
right, power or privilege.

      28. Governing Law, Dispute Resolution. This Agreement and the legal
relations between the parties shall be governed by and construed in accordance
with the laws of the State of Minnesota. Disputes arising hereunder shall be
arbitrated using the American Arbitration Association and applying the rules of
the American Arbitration Association. The parties shall share the cost of
arbitration equally and be responsible for their own counsel and expert witness
fees. All arbitrations shall be binding.

      29. Severability. Whenever possible, each provision of this Agreement
shall be interpreted in such a manner as to be effective and valid under
applicable law, but, if any provision of this Agreement shall be held to be
prohibited or invalid in any jurisdiction under such applicable law, such
provision shall be ineffective only to the extent of such prohibition or
invalidity, without invalidating the remainder of such provision or the
remaining provisions of this Agreement.

      30. Headings. Section headings provided herein are strictly for ease of
reference and shall not be used to interpret, expand or limit the provisions
hereof.

      31. Sale of Nordic. In the event the directors and shareholders of Nordic
intend to explore selling the assets or the stock of Nordic to any person or
entity other than to an affiliate of Nordic or an affiliate of any parent or
subsidiary of Nordic, then Nordic will notify Hain and Hain shall have 45 days
to make an offer to acquire all of the stock of Nordic. In the event Hain does
not make such an offer or if the directors and/or shareholders of Nordic
determine that such offer is not acceptable, then the Nordic stock and assets
may be sold to any other entity without any further obligation, option, notice
or liability to Hain, other than the acquiring party shall be bound by the
existing contract with Hain. If an unsolicited offer to acquire the assets or
the stock of Nordic is received from an entity other than an affiliate of Nordic
or an affiliate of any parent or subsidiary of Nordic, then Nordic will notify
Hain and Hain shall have 45 days to match the unsolicited offer. In the event
Hain does not match such offer in such time period, then Nordic may complete a
sale pursuant to the unsolicited offer providing such transaction is closed
within 180 days of the expiration of the 45 day response period.

      32. Control of Hain. In the event the ownership or control of Hain
changes, or if Hain is merged into or acquired by any other entity, or if a
material portion of Hain's assets are acquired by any other entity, this
Agreement shall be specifically assumed by such successor party. In such event,
Hain and the successor party shall execute any and all documents reasonably
requested by Nordic to ensure and confirm the continuation of this Agreement.

      33. Control of State Technology Ltd. In the event the ownership or control
of Stake Technology changes, or if Stake is merged into or acquired by any other
entity or if a material portion of Stake's assets are acquired by any other
entity, this Agreement shall be specifically assumed by such successor party. In
such event, Stake and the successor party shall execute any

                                       14
<PAGE>

and all documents reasonably requested by Hain to ensure and confirm the
continuation of this Agreement. If Sake is sold to a competitor of Hain, or a
company that becomes a competitor of Hain within one year of acquisition Hain
shall have the right to terminate the Agreement.

      34. Nordic will document and achieve ***(1) of cost savings to Hain for
the 12 month period commencing with the effective date of this Agreement
(estimated to be March 15, 20002). As detailed on attachment Exhibit I. (1) In
the event the savings are not achieved, Hain has the right to terminate the
contract, or Nordic has the right to pay the difference to Hain to maintain the
Agreement.

      IN WITNESS WHEREOF, each of the parties hereto have caused this Agreement
to be executed in the manner appropriate to each, to be effective as of the day
and year first above written.

NORDIC ASEPTIC, INC                       THE HAIN CELESTIALGROUP, INC.

By: "Dennis Anderson"                     By: Gary M. Jacob
    ------------------------------            ---------------------------------

Its                                       Its EVP Finance
    ------------------------------            ---------------------------------

The undersigned hereby executes this Agreement for the purposes of Sections 3.6
and 31 hereof, in that the undersigned owns all of the outstanding stock of
Nordic and agrees to be bound by the terms of such Sections only as the owner of
such stock and not otherwise as a party, guarantor or indemnitor of this
Agreement.

SUNRICH FOOD GROUP, INC.

By "Jeremy N. Kendall"
   ----------------------------------

Its Chairman
    ---------------------------------

                                       15
<PAGE>

                                    EXHIBIT A

                                    PRODUCTS

--------------------------------------------------------------------------------
   96015     Unsweetened                   98073      Tropical Smoothie
--------------------------------------------------------------------------------
   96049     Lite Plain                    98076      Banana Berry Smoothie
--------------------------------------------------------------------------------
   96079     Lite Vanilla                 HZ73010     Heinz Original
--------------------------------------------------------------------------------
   96109     Lite Coco                    HZ73020     Heinz Vanilla
--------------------------------------------------------------------------------
   96200     Plus Plain                   HZ73030     Heinz Chocolate
--------------------------------------------------------------------------------
   96225     Plus Vanilla                  98506      Lite Plain Wedge
--------------------------------------------------------------------------------
   96229     Club Pk - Plus Vanilla        98507      Lite Vanilla Wedge
--------------------------------------------------------------------------------
   96282     Smart Plus Vanilla            98515      Plus Plain Wedge
--------------------------------------------------------------------------------
   96287     Smart Plus Plain              98517      Plus Vanilla Wedge
--------------------------------------------------------------------------------
   96402     Low Fat Chocolate             98536      Rice Plain Wedge
--------------------------------------------------------------------------------
   96810     Low Fat Plain                 98537      Rice Vanilla Wedge
--------------------------------------------------------------------------------
   96860     Low Fat Vanilla               98546      Cafe WB Coffee Wedge
--------------------------------------------------------------------------------
   96920     Chai Quarts                   98547      Cafe WB Fr Vanilla Wedge
--------------------------------------------------------------------------------
   96950     Green Tea Chai                98548      Cafe WB Mocha Wedge
--------------------------------------------------------------------------------
   97000     Rice Drink Plain              98556      Chai Wedge
--------------------------------------------------------------------------------
   97001     Rice Drink Vanilla            98566      Juice Bar Apple Wedge
--------------------------------------------------------------------------------
   97004     Fat Free Vanilla              98567      Juice Bar Berry Wedge
--------------------------------------------------------------------------------
   97005     Fat Free Plain                98568      Juice Bar Orange Wedge
--------------------------------------------------------------------------------
   97450     Vanilla Drink Shake           98826      Non Fat Plain Wedge
--------------------------------------------------------------------------------
   97453     Chocolate Drink Shake         98827      Non Fat Vanilla Wedge
--------------------------------------------------------------------------------

Dated: 08/06/01                            NORDIC ASEPTIC, INC.
       -------------------

                                           By:  "Dennis Anderson"
                                                --------------------------------

                                           Its: Vice President
                                                --------------------------------

Dated: 08/06/01                            THE HAIN CELESTIAL GROUP, INC.
       -------------------

                                           By:  "Gary M. Jacob"
                                                --------------------------------

                                           Its: EVP Finance
                                                --------------------------------

                                       16
<PAGE>

                                    EXHIBIT B

                             PRODUCT SPECIFICATIONS

                           "Schedule never completed"

                                       17
<PAGE>

                                    EXHIBIT C

                             PROPRIETARY INGREDIENTS

                           "Schedule never completed"

                                       18
<PAGE>

                                    EXHIBIT D

CAPACITY PER DAY PER FILLER LINE ASSUMING OPERATIONS OF 15.5 HOURS PER DAY AND 5
DAYS PER WEEK

FILLER A - SLIM LINE QUART                     7,800 per day (12 pack Case)

FILLER B - SLIM LINE QUART                     7,800 per day (12 pack Case)

FILLER C - SCREWTOP QUART                      13,100 per day (6 Pack Case)

FILLER D - WEDGE                               6,510 per day (12 Pack Case)

FILLER E - (1/2GALLON)                         9,750 per day (8 Pack Case)
(to be installed)

                                       19
<PAGE>

                                    EXHIBIT E

                          INCUBATION PERIOD BY PRODUCT

<TABLE>
<CAPTION>
---------------------------------------------------------------    -----------------------------------------------------------------
    SKU#      Product Description       Size       Incubation        SKU#     Product Description           Size       Incubation
                                                      Time                                                                Time
---------------------------------------------------------------    -----------------------------------------------------------------
<S>           <C>                       <C>          <C>             <C>      <C>                           <C>          <C>
   96049      Lite Plain                32 oz.       7 day           98543    Cafe Mocha                    6.3 oz.      14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98501      Lite Plain                6.3 oz.      7 day           98548    Cafe Mocha Case Pk            6.3 oz.      14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98506      Lite Plain Case Pk        6.3 oz.      7 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96602      Lite Plain Canadian       946 mL       7 day           98050    Juice Bar Apple               32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96079      Lite Vanilla              32 oz.       7 day           98561    Juice Bar Apple               6.3 oz.      14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98502      Lite Vanilla              6.3 oz.      7 day           98566    Juice Bar Apple Case Pk       6.3 oz.      14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98507      Lite Vanilla Case Pk      6.3 oz.      7 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96601      Lite Vanilla Canada       946 mL       7 day           98060    Juice Bar Orange              32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
                                                                     98563    Juice Bar Orange              6.3 oz.      14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96200      Plus Plain                32 oz.       7 day           98568    Juice Bar Orange Case Pk      6.3 oz       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98511      Plus Plain                6.3 oz.      7 day
---------------------------------------------------------------    -----------------------------------------------------------------
                                                                     98060    Juice Bar Berry               32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98515      Plus Plain Case Pk        6.3 oz.      7 day           98562    Juice Bar Berry               6.3 oz.      14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96225      Plus Vanilla              32 oz.       7 day           98567    Juice Bar Berry Case Pk       6.3 oz.      14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96229      Plus Vanilla Club Pk      32 oz.       7 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98512      Plus Vanilla              6.3 oz.      7 day           96109    Lite Cocoa                    32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98517      Plus Vanilla Case Pk      6.3 oz.      7 day
---------------------------------------------------------------    -----------------------------------------------------------------
                                                                     96240    Plus Cocoa                    32 oz        14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96810      Lowfat Plain              32 oz.       7 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96860      Lowfat Vanilla            32 oz.       7 day           96400    Low Fat Chocolate             32 oz        14 day
---------------------------------------------------------------    -----------------------------------------------------------------

---------------------------------------------------------------
   97004      Nonfat Vanilla            32 oz.       7 day
---------------------------------------------------------------
   98522      Nonfat Vanilla            6.3 oz.      7 day
---------------------------------------------------------------
   98827      Nonfat Vanilla Case Pk    6.3 oz.      7 day
---------------------------------------------------------------
   97005      Nonfat Plain              32 oz.       7 day         New Products
---------------------------------------------------------------    -----------------------------------------------------------------
   98521      Nonfat Plain              6.3 oz.      7 day           SKU#     Product Description           Size       Incubation
                                                                                                                          Time
---------------------------------------------------------------    -----------------------------------------------------------------
   98826      Nonfat Plain Case Pk      6.3 oz.      7 day           96950    Green Tea Chai*               32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------

---------------------------------------------------------------    -----------------------------------------------------------------
   96280      Smart Plus Vanilla        32 oz.       7 day           97083    Unsweetened Vanilla*          32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96285      Smart Plus Plain          32 oz.       7 day
---------------------------------------------------------------    -----------------------------------------------------------------
                                                                     97450    Vanilla Shake*                32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96015      Unsweetened Organic       32 oz.       7 day           97453    Chocolate Shake**             32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96025      Original Organic          32 oz.       7 day
---------------------------------------------------------------    -----------------------------------------------------------------
   96033      Org. Organic Canada       946 mL       7 day           98073    Tropic Whip Smoothie**        32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
                                                                     98076    Banana Berry Smoothie**       32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   97000      Rice Drink Plain          32 oz.       7 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98531      Rice Drink Plain          6.3 oz.      7 day          HZ73030   Heinz Chocolate               32 oz.       14 day
---------------------------------------------------------------    -----------------------------------------------------------------
   98536      Rice Drink Plain Case Pk  6.3 oz.      7 day         *     Incubation will be 14 days for the first 3 months
                                                                         of production. At that time the incubation period
                                                                         will be reviewed and might be reduced to 7 days.

                                                                   **    Incubation will remain at 14 days after 3 months
---------------------------------------------------------------
   97001      Rice Drink Vanilla        32 oz.       7 day
---------------------------------------------------------------
   98532      Rice Drink Vanilla        6.3 oz.      7 day
---------------------------------------------------------------
   98537      Rice Drink Vanilla Case   6.3 oz.      7 day
              Pk
---------------------------------------------------------------

---------------------------------------------------------------
   71001      Hain Plain                6.3 oz.      7 day
---------------------------------------------------------------
   71011      Hain Vanilla              6.3 oz.      7 day
---------------------------------------------------------------

---------------------------------------------------------------
   96920      Chai                      32 oz.       7 day
---------------------------------------------------------------
   98551      Chai                      6.3 oz.      7 day
---------------------------------------------------------------
   98556      Chai Case Pk              6.3 oz.      7 day
---------------------------------------------------------------

---------------------------------------------------------------
   98541      Cafe Coffee               6.3 oz.      7 day
---------------------------------------------------------------
   98546      Cafe Coffee Case Pk       6.3 oz.      7 day
---------------------------------------------------------------

---------------------------------------------------------------
   98542      Cafe French Vanilla       6.3 oz.      7 day
---------------------------------------------------------------
   98547      Cafe French Vanilla Case  6.3 oz.      7 day
---------------------------------------------------------------

---------------------------------------------------------------
  HZ73010     Heinz Original            32 oz.       7 day
---------------------------------------------------------------
  HZ73020     Heinz Vanilla             32 oz.       7 day
---------------------------------------------------------------
</TABLE>

                                       20
<PAGE>

                                    EXHIBIT F

                             LOT CONTROL PROCEDURES

                           "Schedule never completed"

                                       21
<PAGE>

                                 EXHIBIT G (1)

                          SCHEDULE OF FEES FOR SERVICES

----------
(1)   Exhibit information deemed confidential and filed separately with the
      Securities and Exchange Commission

                                       22
<PAGE>

                                    EXHIBIT G

                                   Schedule 1

                            Hain Formula for Each SKU

   "Schedule never completed, formulas provided on an ongoing basis which are
           maintained separately in a strictly confidential binder."

----------
(1)   Exhibit information deemed confidential and filed separately with the
      Securities and Exchange Commission

                                       23
<PAGE>

                                    EXHIBIT G

                                   Schedule 2

                     System for Calculating Packaging Costs

"Schedule never completed"

                               NORDIC ASEPTIC, INC
                            PACKAGING COSTS-CLUB PAK

COMPONENT                  ITEM                      $/CS              $/CARTON
---------                  ----                       ---              --------
TETRA PACKAGING            CARTON                    $                 $
                           PEP                       $                 $
                           PULL TAB                  $                 $
                           RECAP                     $                 $
                           PPP                       $                 $

                  TOTAL TETRA PCKG COST              $                 $

CASE                       SHIPPER                   $                 $

                  TOTAL CASE PCKG COST               $                 $

MISCELLANEOUS             PEROXIDE                   $                 $
                          NITROGEN                   $                 $
                          STRETCH WRAP               $                 $
                          LOCATOR TICKET             $                 $
                          PALLET                     $                 $
                          SLIP SHEET                 $                 $
                          LOCK-N-POP                 $                 $
                          CASE CODE                  $                 $
                          CAP GLUE                   $                 $
                          CASE GLUE                  $                 $
                          CLUB HANDLE                $                 $
                          CLUB TAPE                  $                 $
                          CLUB UPC                   $                 $
                          CLUB WRAP                  $                 $

                  TOTAL MISC PCKG COST               $                 $

                                       24
<PAGE>

                               NORDIC ASEPTIC, INC
                           PACKAGING COSTS-SLIM LITER

COMPONENT                  ITEM                      $/CS              $/CARTON
---------                  ----                       ---              --------
TETRA PACKAGING            CARTON                    $                 $
                           PEP                       $                 $
                           PULL TAB                  $                 $
                           RECAP                     $                 $
                           PPP                       $                 $

                  TOTAL TETRA PCKG COST              $                 $

CASE                       SHIPPER                   $                 $

                  TOTAL CASE PCKG COST               $                 $

MISCELLANEOUS              PEROXIDE                  $                 $
                           NITROGEN                  $                 $
                           STRETCH WRAP              $                 $
                           LOCATOR TICKET            $                 $
                           PALLET                    $                 $
                           SLIP SHEET                $                 $
                           LOCK-N-POP                $                 $
                           CASE CODE                 $                 $
                           CAP GLUE                  $                 $
                           CASE GLUE                 $                 $

                  TOTAL MISC PCKG COST               $                 $

                                       25
<PAGE>

                               NORDIC ASEPTIC, INC
                          PACKAGING COSTS-SQUARE QUART

COMPONENT                  ITEM                      $/CS              $/CARTON
---------                  ----                       ---              --------
TETRA PACKAGING            CARTON                    $                 $
                           PEP                       $                 $
                           PULL TAB                  $                 $
                           SCREW CAP                 $                 $
                           PPP                       $                 $

                  TOTAL TETRA PCKG COST              $                 $

CASE                       SHIPPER                   $                 $

                  TOTAL CASE PCKG COST               $                 $
MISCELLANEOUS              PEROXIDE                  $                 $
                           NITROGEN                  $                 $
                           STRETCH WRAP              $                 $
                           LOCATOR TICKET            $                 $
                           PALLET                    $                 $
                           SLIP SHEET                $                 $
                           LOCK-N-POP                $                 $
                           CASE CODE                 $                 $
                           CAP GLUE                  $                 $
                           CASE GLUE                 $                 $

                  TOTAL MISC PCKG COST               $                 $

                                       26
<PAGE>

                               NORDIC ASEPTIC, INC
                              PACKAGING COSTS-WEDGE

COMPONENT                  ITEM                      $/CS              $/CARTON
---------                  ----                       ---              --------
TETRA PACKAGING            CARTON                    $                 $
                           PEP                       $                 $
                           PULL TAB                  $                 $
                           RECAP                     $                 $
                           PPP                       $                 $

                  TOTAL TETRA PCKG COST              $                 $

CASE                       SHIPPER                   $                 $

                  TOTAL CASE PCKG COST               $                 $

MISCELLANEOUS              PEROXIDE                  $                 $
                           NITROGEN                  $                 $
                           STRETCH WRAP              $                 $
                           LOCATOR TICKET            $                 $
                           PALLET                    $                 $
                           SLIP SHEET                $                 $
                           CASE CODE                 $                 $
                           STRAW                     $                 $
                           STRAW GLUE                $                 $
                           CASE GLUE                 $                 $

                  TOTAL MISC PCKG COST               $                 $

                                       27
<PAGE>

                                    EXHIBIT H

Following are the minimum production run quantities for manufacture of Hain
products

--------------------------------------------------------------------------------
      SKU                           DESCRIPTION            MIN. RUN SIZE
--------------------------------------------------------------------------------
     96015       UNSWEETENED                                   5,000
--------------------------------------------------------------------------------
     96049       LITE PLAIN                                    5,000
--------------------------------------------------------------------------------
     96079       LITE VANILLA                                  5,000
--------------------------------------------------------------------------------
     96109       LITE COCO                                     5,000
--------------------------------------------------------------------------------
     96200       PLUS PLAIN                                    5,000
--------------------------------------------------------------------------------
     96225       PLUS VANILLA                                  5,000
--------------------------------------------------------------------------------
     96229       CLUB PK PLUS VANILLA                          5,000
--------------------------------------------------------------------------------
     96282       SMART PLUS VANILLA                            5,000
--------------------------------------------------------------------------------
     96287       SMART PLUS PLAIN                              5,000
--------------------------------------------------------------------------------
     96402       LOW FAT CHOCOLATE                             5,000
--------------------------------------------------------------------------------
     96810       LOW FAT PLAIN                                 5,000
--------------------------------------------------------------------------------
     96860       LOW FAT VANILLA                               5,000
--------------------------------------------------------------------------------
     97000       RICE DRINK PLAIN                              5,000
--------------------------------------------------------------------------------
     97001       RICE DRINK VANILLA                            5,000
--------------------------------------------------------------------------------
     97004       FAT FREE VANILLA                              5,000
--------------------------------------------------------------------------------
     97005       FAT FREE PLAIN                                5,000
--------------------------------------------------------------------------------
     98506       LITE PLAIN WEDGE                              4,000
--------------------------------------------------------------------------------
     98507       LITE VANILLA WEDGE                            4,000
--------------------------------------------------------------------------------
     98515       PLUS PLAIN WEDGE                              4,000
--------------------------------------------------------------------------------
     98517       PLUS VANILLA WEDGE                            4,000
--------------------------------------------------------------------------------
     98536       RICE PLAIN WEDGE                              4,000
--------------------------------------------------------------------------------
     98537       RICE PLAIN VANILLA WEDGE                      4,000
--------------------------------------------------------------------------------
     98546       CAFE WB COFFEE WEDGE                          4,000
--------------------------------------------------------------------------------
     98547       CAFE WB FRENCH VANILLA WEDGE                  4,000
--------------------------------------------------------------------------------
     98548       CAFE WB MOCHA WEDGE                           4,000
--------------------------------------------------------------------------------
     98556       CHIA WEDGE                                    4,000
--------------------------------------------------------------------------------
     98566       JUICE BAR APPLE WEDGE                         4,000
--------------------------------------------------------------------------------
     98567       JUICE BAR BERRY WEDGE                         4,000
--------------------------------------------------------------------------------
     98568       JUICE BAR ORANGE WEDGE                        4,000
--------------------------------------------------------------------------------
     98826       NONFAT PLAIN WEDGE                            4,000
--------------------------------------------------------------------------------
     98827       NONFAT VANILLA WEDGE                          4,000
--------------------------------------------------------------------------------

Notes:

            In general, run sizes should be calculated to use up all perishable
            ingredients. All unused perishable ingredients at the end of a
            production run will be destroyed.

<PAGE>

                                 EXHIBIT I (1)

POTENTIAL COST SAVINGS RELATED TO NEW NORDIC AGREEMENT

----------
(1)   Exhibit information deemed confidential and filed separately with the
      Securities and Exchange Commission

<PAGE>

ADDENDUM TO THE PRODUCTION AGREEMENT BETWEEN NORDIC ASEPTIC, INC. AND HAIN
CELESTIAL GROUP DATED August, 2001

This Addendum to the Production Agreement ("Agreement") between Nordic Aseptic,
Inc.("Nordic") and Hain Celestial Group ("Hain") is entered into and effective
this 6 day of August, 2001. Whereas Nordic and Hain desire to provide certain
changes to that Production Agreement as follows:

      1.    Nordic agrees to obtain credit approval of all Raw Material and
            Packaging Vendors in sufficient dollar amount to fulfill Nordic's
            obligations under the Agreement. Hain agrees to provide Nordic a
            complete listing of these vendors to include name, address, contact
            person and telephone number. In addition, Hain agrees to send a
            letter to each vendor explaining that Nordic will be purchasing the
            Raw Materials under the Hain Contract(s). Hain agrees to complete
            the above by August __15th____, 2001, and Nordic agrees to have
            obtained credit approval four (4) weeks after Hain has provided the
            above list to Nordic

      2.    Nordic will take appropriate efforts to ensure that Stake Technology
            Ltd. ("Stake") will provide to Nordic any financial commitment to
            Nordic, if necessary, to fulfill Nordic's obligations under the
            agreement, provided Hain is in full compliance with the Agreement at
            such time. Nordic will provide this assurance to Hain by August 15,
            2001 with a written letter from Stake.

      3.    Nordic agrees to use its best efforts to retain existing management
            personnel at Nordic during the term of the Agreement. All of
            Nordic's employees work "at will". At this point in time Nordic is
            not aware of employee issues in this regard.

      4.    Nordic agrees to pursue mutually beneficial cost savings/process
            improvement opportunities in concert with Hain and further agrees
            that both parties will work together to determine the appropriate
            capital cost and savings allocation, with both parties acting
            reasonably and in good faith.

      5.    For Nordic to produce the required production volumes for Hain under
            the Agreement, Nordic must complete certain capital expenditures.
            Nordic agrees to complete the following at their sole expense with
            in the following timelines:

                  A)    Install second Boiler at the Plant not later than
                        December 15, 2001.

                  B)    Install two 15,000 Gallon Storage Tanks not later than
                        December 15, 2001.

                  C)    Install an enhanced Mix/CIP System not later than
                        January 25, 2002.

                  D)    Install a new Sterile Manifold System for the Surge
                        Tanks not later than January 25, 2001.

<PAGE>

                        It is understood by Nordic and Hain, that in the event
                        Nordic's vendors for the above items, do not deliver in
                        their quoted timeframes, then Nordic may be unable to
                        meet the above dates. In the event of this both parties
                        agree to extend the above dates to reflect Nordic's
                        vendors actual performance dates. Nordic has been
                        provided the above timelines by its vendors. Assuming
                        the delay in not caused by Nordic and such extension
                        would not be granted for more than 60 days.

      6.    Nordic agrees to install a Combibloc 1/2 gallon filler and related
            downline equipment at Nordic's sole expense. Nordic agrees to have
            the filler installed and commissioned not later that January 15,
            2002, and the downline equipment to be installed and operational not
            later that March 15, 2002. The parties agree Nordic's performance as
            to the dates, is subject to Combibloc meeting their time commitment
            to Nordic for delivery of the above equipment and their field
            installation of the same. From January 15 to March 15, 2002 Nordic
            will commit to 6000 cases per week. This would require extra labor
            to hand pack and would cost an additional $0.15 per case to Hain.

      7.    Nordic agrees to install electronic
            Inventory/Warehouse/Manufacturing Requirements Planning (MRP)
            software at Nordic's sole expense. Nordic will immediately begin
            implementation of the above items with spreadsheet applications. Not
            later than November 15, 2001 Nordic will have converted to and
            implemented the above software modules available from Nordic's
            current software vendor, DSI. Not later than November 30, 2001
            Nordic will have the technology implemented whereby Hain will be
            able to access via the Internet, Hain's Finished Goods Inventory.
            This Finished Goods Inventory will provide SKU, warehouse location,
            row location, allocated to ship, on hold, available for shipment and
            date produced. This will include a warehouse management system and
            Nordic agrees to work with Hain to improve warehouse control
            procedures.

Nordic's opinion is that when items 1 thru 7 above are completed, Nordic will
have excess case capacity to meet its volume obligations under the Production
Agreement.

Nordic and Hain agree that if Nordic fails to accomplish any of the above items
within the timeframes above, then at Hain's option, Hain may terminate the
Production Agreement by giving Nordic written notice of their intent to
terminate and the reasons for termination. Nordic shall be given 30 days to
remedy such reason for termination. If not remedied by Nordic within 30 days
Hain may immediately terminate the Production Agreement by giving written notice
to Nordic. Notices shall be sent to the addresses and parties as provided for in
the Production Agreement, Paragraph 22.

In Witness Whereof, each of the parties hereto have caused this Addendum to be
executed in the manner appropriate to each, effective as of the day and year
first above written.

NORDIC ASEPTIC, INC.                        THE HAIN CELESTIAL GROUP, INC.

By:  "Dennis Anderson"                      By:  "Gary M. Jacob"
     -----------------------------               --------------------------

Its: Vice President                         Its: EVP Finance
     -----------------------------               --------------------------Lease Agreement

 Exhibit 10.12 
  
 Lease Agreement between Small Business Investment Corporation of America, Inc. and Rhode Island & M Associates 
  
 LEASE AGREEMENT 
  
 BY AND BETWEEN 
  
 RHODE ISLAND & M ASSOCIATES 
  
 AND 
  
 SMALL BUSINESS INVESTMENT CORPORATION OF AMERICA, INC. 

 TABLE OF CONTENTS 
  

	 	  	Page

	 ARTICLE I
	  	 
	 DEFINITIONS
	  	1
	 ARTICLE II
	  	 
	 PREMISES
	  	2
	 ARTICLE III
	  	 
	 TERM
	  	2
	 ARTICLE IV
	  	 
	 BASE RENT
	  	3
	 ARTICLE V
	  	 
	 INCREASES IN REAL ESTATE TAXES
	  	4
	 ARTICLE VI
	  	 
	 USE OF PREMISES
	  	6
	 ARTICLE VII
	  	 
	 ASSIGNMENT AND SUBLETTING
	  	7
	 ARTICLE VIII
	  	 
	 MAINTENANCE AND REPAIRS
	  	10
	 ARTICLE IX
	  	 
	 ALTERATIONS
	  	10
	 ARTICLE X
	  	 
	 SIGNS AND FURNISHINGS
	  	12
	 ARTICLE XI
	  	 
	 SECURITY DEPOSIT
	  	12
	 ARTICLE XII
	  	 
	 INSPECTION BY LANDLORD
	  	13
	 ARTICLE XIII
	  	 
	 INSURANCE
	  	14
	 ARTICLE XIV
	  	 
	 SERVICES AND UTILITIES
	  	15
	 ARTICLE XV
	  	 
	 LIABILITY OF LANDLORD
	  	16
	 ARTICLE XVI
	  	 
	 RULES AND REGULATIONS
	  	18
	 ARTICLE XVII
	  	 
	 DAMAGE OR DESTRUCTION
	  	18
	 ARTICLE XVIII
	  	 
	 CONDEMNATION
	  	19
	 ARTICLE XIX
	  	 
	 DEFAULT
	  	20

  

 i 

	 	  	Page

	 ARTICLE XX
	  	 
	 BANKRUPTCY
	  	25
	 ARTICLE XXI
	  	 
	 SUBORDINATION
	  	27
	 ARTICLE XXII
	  	 
	 HOLDING OVER
	  	28
	 ARTICLE XXIII
	  	 
	 COVENANTS OF LANDLORD
	  	29
	 ARTICLE XXIV
	  	 
	 GENERAL PROVISIONS
	  	29
		
	 ADDENDUM I
	  	 

  
 EXHIBIT A — Plan Showing
Premises 
 EXHIBIT B — Landlord’s Customary Building Standard Allowances 
 EXHIBIT C — Rules and Regulations 
 EXHIBIT D — Certificate Affirming Lease Commencement Date

  

 ii 

 LEASE AGREEMENT 
  
 THIS LEASE AGREEMENT (this “Lease”) is dated as of April 3, 2003, by and between RHODE ISLAND & M
ASSOCIATES, (“Landlord”), and SMALL BUSINESS INVESTMENT CORPORATION OF AMERICA, INC. (“Tenant”), an Oregon Corporation. 
  
 ARTICLE I 
  
 DEFINITIONS 
  
 1.1
The following terms shall have the meanings set forth below for all purposes in this Lease: 
  
 (a) Building: the building located at 1730 Rhode Island Avenue, N.W., Washington, D.C. 
  
 (b) Premises: approximately Eight Hundred Twenty-Five (825) square feet of rentable area located on the fourth (4th) floor of the Building, as more particularly designated on Exhibit A attached
hereto. 
  
 (c) Lease Term: Three (3) years.

  
 (d) Anticipated Occupancy Date: April 1, 2003.

  
 (e) Base Rent: See Addendum I. 
  
 (f) Base Rent Annual Escalation Percentage: Four percent (4%)

  
 (g) Real Estate Taxes Base Year: Washington, D.C. Fiscal
Year 2003. 
  
 (h) Tenant’s Proportionate Share:
Fifty-Two Hundredths percent (.52%). 
  
 (i) Security
Deposit Amount: Two Thousand Ninety-Nine Dollars and Zero Cents ($2,099.00). 
  
 (j) Address for Notices to Tenant: 1730 Rhode Island Avenue, N.W., Suite 415, Washington, D.C. 20036. 
  
 (k) Address for Notices to Landlord: c/o Blake Real Estate, Inc., 1150 Connecticut Avenue, N.W., Suite 801, Washington, D.C. 20036. 
  
 (l) Broker(s): Blake Real Estate, Inc. 
  
 ARTICLE II 
  
 PREMISES 
  
 2.1 Landlord leases to Tenant and Tenant rents from Landlord, for the term herein provided, the Premises. Tenant will have
the non-exclusive right to use the common and public areas of the Building. Except as may otherwise be expressly provided in this Lease, the lease of the Premises does not include the right to use the roof, mechanical rooms, electrical closets,
janitorial closets, telephone rooms or parking areas of the Building. 
  
 2.2 Landlord shall have the right to change the location and configuration of the Premises provided that (a) Landlord shall provide Tenant with substitute space of similar nature and size elsewhere within the Building (the “Substitute
Premises”), and (b) if Tenant has commenced beneficial use of the Premises, Landlord shall at Landlord’s expense (1) remove Tenant’s equipment and furniture from the Premises and reinstall them in the Substitute Premises, and (2)
redecorate the Substitute Premises in a manner substantially similar to the manner in which the Premises were decorated. In addition, 
  

 1 

 if Tenant has commenced beneficial use of the Premises, then Landlord shall provide Tenant not less than thirty (30) days
advance written notice of the date Tenant must vacate the Premises. Within ten (10) days after Landlord submits an amendment of this Lease indicating the location and configuration of the Substitute Premises and reasonable revisions (if necessary)
to the schedule specified in Exhibit B (if any), Tenant shall execute such amendment. 
  
 ARTICLE III 
  
 TERM

  
 3.1 The Lease Term shall commence on the Lease Commencement
Date, as determined pursuant to Section 3.2. If the Lease Commencement Date is not the first day of a month, then the Lease Term shall be the period set forth in Section 1.1(c) above plus the partial month in which the Lease Commencement Date
occurs. In addition, the Lease Term shall include any and all renewals and extensions of the term of this Lease. 
  
 3.2 The Lease Commencement Date shall be April 1, 2003. Promptly after the Lease Commencement Date is ascertained, Landlord and Tenant shall
execute the certificate confirming the Lease Commencement Date attached to this Lease as Exhibit D. All of the provisions of this Lease shall apply from and after the date hereof, except that Tenant shall have no obligation to pay rent with respect
to any period prior to the Lease Commencement Date. 
  
 3.3 It is
presently anticipated that the Premises will be delivered to Tenant on or about the Anticipated Occupancy Date; provided, however, that if Landlord does not deliver possession of the Premises by such date, then Landlord shall not have any liability
whatsoever, and this Lease shall not be rendered void or voidable, on account thereof. 
  
 3.4 “Lease Year” shall mean a period of twelve (12) consecutive months commencing on the Lease Commencement Date, and each successive twelve (12) month period thereafter; provided, however, that if the Lease
Commencement Date is not the first day of a month, then the second Lease Year shall commence on the first day of the month in which the first anniversary of the Lease Commencement Date occurs. 
  
 ARTICLE IV 
  
 BASE RENT 
  
 4.1 During each Lease Year of the Lease Term, Tenant shall pay the Base Rent
as shown on Addendum I, attached hereto. The Base Rent shall be due and payable in advance, on the Lease Commencement Date and on the first day of each month thereafter during each Lease Year. On the first day of the second Lease Year and on the
first day of every Lease year thereafter during the Lease Term, the Base Rent shall be adjusted, on account of increases in the cost of living and in lieu of Tenant’s obligation to pay increases in operating charges (but not real estate taxes)
with respect to the Building, as follows: the Base Rent in effect as of the last day of the immediately preceding Lease Year shall be increased by the product of (a) the Base Rent Annual Escalation Percentage (as defined in Section 1.1), multiplied
by (b) the Base Rent so then in effect. Each adjusted rental shall remain in effect until the next adjustment pursuant to this Section. Concurrently with Tenant’s execution of this Lease, Tenant shall pay an amount equal to one (1) monthly
installment of the Base Rent payable for the first full calendar month of the Lease Term. If the Lease Commencement Date is a day other than the first day of a month, then the Base Rent from the Lease Commencement Date until the first day of the
following month shall be prorated on a per diem basis at the rate of one-thirtieth (1/30th) of the monthly installment of Base Rent payable during the first Lease Year, and Tenant shall pay such prorated installment of Base Rent in advance on the
Lease Commencement Date. 
  
 4.2 All sums payable by Tenant under
this Lease, whether or not stated to be Base Rent, additional Rent, or otherwise, shall be paid to Landlord, without notice or demand and without deduction, counterclaim or set off of any amount of for any reason whatsoever, to Landlord at c/o Blake
Construction Co., Inc., 1120 Connecticut Avenue, N.W., Suite 1200, Washington, D.C. 20036. Any payment by check shall be by the check of the Tenant only and Landlord shall not be required to accept the check of any other person. Any check received
by Landlord shall be deemed received on the date of receipt notwithstanding the date such check is mailed and shall be subject to collection. Tenant assumes the risk of delay or failure of delivery of the mail. If Landlord receives two (2) or more
checks from Tenant which are returned by 
  

 2 

 Tenant’s bank unpaid for any reason or, if there shall exist an Event of Default, Tenant agrees that all payments
thereafter shall be by either bank certified or bank cashier’s check. 
  
 ARTICLE V 
  
 INCREASES
IN REAL ESTATE TAXES 
  
 5.1 For the purposes of this Article
V, (a) the term “Building” shall be deemed to include the site upon which the Building is constructed (which site is sometimes referred to herein as the “Land”), and (b) the term “Real Estate Taxes Statement Year” shall
mean a period of twelve (12) consecutive months commencing on January 1 of the year in which the Lease Commencement Date occurs (i.e., a calendar year), and each successive twelve (12) month period (i.e., calendar year) thereafter, unless Landlord
designates a different twelve (12) month period by giving Tenant written notice of such designation (in which case appropriate adjustments will be made therefor). 
  
 5.2 (a) Tenant shall pay as additional rent Tenant’s Proportionate Share (as defined in Section 1.1) of the amount by
which Real Estate Taxes (as defined below) during each Real Estate Taxes Statement Year falling entirely or partly within the Lease Term exceed a base amount (the “Real Estate Taxes Base Amount”) equal to the Real Estate Taxes incurred
during the Real Estate Taxes Base Year. 
  
 (b) “Real Estate
Taxes” shall mean (i) all real estate taxes, vault and/or public space rentals, rates and assessments and Business Improvement District (B.I.D.) charges (including general and special assessments, if any) which are imposed upon Landlord or
assessed against the Building or the Land, (ii) any other present or future taxes or governmental charges that are imposed upon Landlord or assessed against the Building or the Land which are in the nature of or in substitution for real estate
taxes, including any tax levied on or measured by the rents payable by tenants of the Building, and (iii) expenses (including, without limitation, attorneys’ and consultants’ fees and court costs) incurred in reviewing, protesting or
seeking a reduction of real estate taxes, whether or not such protest or reduction is ultimately successful. 
  
 (c) Tenant shall make estimated monthly payments to Landlord on account of the amount by which Real Estate Taxes that are expected to be incurred during
each Real Estate Taxes Statement Year would exceed the Real Estate Taxes Base Amount. At the beginning of the Lease Term and at the beginning of each Real Estate Taxes Statement Year thereafter, Landlord may but shall not be obligated to submit a
statement setting forth Landlord’s reasonable estimate of such excess and Tenant’s Proportionate Share thereof. Tenant shall pay to Landlord on the first day of each month following receipt of such statement, until Tenant’s receipt of
the next succeeding statement, an amount equal to one-twelfth (1/12) of such share (estimated on an annual basis without proration pursuant to Section 5.3). From time to time during any Real Estate Taxes Statement Year, Landlord may revise
Landlord’s estimate and adjust Tenant’s monthly payments to reflect Landlord’s revised estimate. 
  
 (d) Within approximately one hundred twenty (120) days after the end of each Real Estate Taxes Statement Year, Landlord shall submit a statement showing
(1) Tenant’s Proportionate Share of the amount by which Real Estate Taxes incurred during the preceding Real Estate Taxes Statement Year exceeded the Real Estate Taxes Base Amount, and (2) the aggregate amount of Tenant’s estimated
payments during such year. If such statement indicates that the aggregate amount of such estimated payments exceeds Tenant’s actual liability, then Landlord shall credit the net overpayment toward Tenant’s next estimated payment(s)
pursuant to this Section. If such statement indicates that Tenant’s actual liability exceeds the aggregate amount of such estimated payments, then Tenant shall pay the amount of such excess as additional rent. 
  
 5.3 If the Lease Term commences or expires on a day other than the first day
or the last day of a Real Estate Taxes Statement Year, respectively, then Tenant’s liabilities pursuant to this Article for such Real Estate Taxes Statement Year shall be apportioned by multiplying the amount of Tenant’s Proportionate
Share thereof for the full Real Estate Taxes Statement Year by a fraction, the numerator of which is the number of days during such Real Estate Taxes Statement Year falling within the Lease Term, and the denominator of which is three hundred
sixty-five (365). 
  

 3 

 ARTICLE VI 
  
 USE OF PREMISES 
  
 6.1 Tenant shall use and occupy the Premises solely for general office purposes compatible with first class office buildings in the Washington, D.C.
business district and for no other use or purpose without the prior written consent of Landlord, which consent may be withheld or granted in Landlord’s sole and absolute discretion. Tenant shall not use or occupy the Premises for any unlawful
purpose or in any manner that will violate the certificate of occupancy for the Premises and/or the Building or that will constitute waste, nuisance or annoyance to Landlord or other tenants or users of the Building. Tenant shall comply with all
present and future laws (including, without limitation, the Americans with Disabilities Act of 1990 (and the regulations promulgated thereunder), as the same may be amended from time to time), ordinances (including zoning ordinances and land use
requirements), regulations, orders and recommendations (including those made by any public or private agency having authority over insurance rates) (collectively, “Laws”) concerning the use, occupancy and condition of the Premises and all
machinery, equipment, and furnishings and improvements therein. If any such Law present or future law, ordinance, regulation or order requires an occupancy or use permit or license for the Premises or the operation of any business conducted therein,
Tenant shall obtain and keep current such permit or license at Tenant’s own expense and shall promptly deliver a copy thereof to Landlord. Use of the Premises is subject to all covenants, conditions and restrictions of record. Tenant shall not
use any space in the Building for the sale of goods to the public at large or for the sale at auction of goods or property of any kind. 
  
 6.2 Tenant shall pay before delinquency any business, rent or other taxes that are now or hereafter levied, assessed or imposed upon Tenant’s use or
occupancy of the Premises, the conduct of Tenant’s business at the Premises, or Tenant’s equipment, fixtures, furnishings, inventory or personal property. If any such taxes are enacted, changed or altered so that any of such taxes are
levied against Landlord, or the mode of collection of such taxes is changed so that Landlord is responsible for collection or payment of such taxes, then Tenant shall pay as additional rent due hereunder the amount of any and all such taxes.

  
 6.3 Tenant shall not cause or permit any Hazardous Materials
to be generated, used, released, stored or disposed of in or about the Building; provided, however, that Tenant may use and store reasonable quantities of such materials as may be reasonably necessary for Tenant to conduct normal business operations
in the Premises. Hazardous Materials shall mean (a) “hazardous wastes,” as defined by the Resource Conservation and Recovery Act of 1976, as amended from time to time, (b) “hazardous substances,” as defined by the Comprehensive
Environmental Response, Compensation and Liability Act of 1980, as amended from time to time, (c) “toxic substances,” as defined by the Toxic Substances Control Act, as amended from time to time, (d) “hazardous materials,” as
defined by the Hazardous Materials Transportation Act, as amended from time to time, (e) oil or other petroleum products, (f) chloroflurocarbons, and (g) any substance whose presence could be detrimental to the Building or hazardous to health or the
environment. Notwithstanding any termination of this Lease, Tenant shall indemnify and hold Landlord, its employees and agents harmless from and against any damage, injury, loss, liability, charge, demand or claim based on or arising out of the
presence or removal of, or failure to remove, Hazardous Materials generated, used, released, stored or disposed of by Tenant or any Invitee ( as defined in Section 8.1 herein) in or about the Building, whether before or after Lease Commencement
Date. 
  
 ARTICLE VII 
  
 ASSIGNMENT AND SUBLETTING 
  
 7.1 Tenant shall not assign, transfer, mortgage or otherwise encumber this
Lease or all or any of Tenant’s rights hereunder or interest herein, or sublet or permit anyone to occupy the Premises, without obtaining the prior written consent of Landlord, which consent may be withheld or granted in Landlord’s sole
and absolute discretion. No assignment or transfer of this Lease or the right of occupancy hereunder may be effectuated by operation of law or otherwise without the prior written consent of Landlord. The consent by Landlord to any assignment,
subletting or occupancy shall not be construed as a waiver or release of Tenant from liability for the performance of any covenant or obligation to be performed by Tenant under this Lease, nor shall the collection or acceptance of rent from any
assignee, subtenant or occupant constitute a waiver or release of Tenant from any of its liabilities or obligations under this Lease. Landlord’s consent to any assignment, subletting or occupancy shall not be construed as relieving Tenant or
any assignee, subtenant or occupant from the obligation of obtaining Landlord’s prior written consent to any subsequent assignment, subletting or occupancy. For any 
  

 4 

 period during which Tenant is in default hereunder, Tenant hereby assigns to Landlord the rent due from any assignee,
subtenant or occupant of Tenant and hereby authorizes each such assignee, subtenant or occupant to pay said rent directly to Landlord. Tenant shall pay to Landlord an administrative fee equal to five hundred dollars ($500) plus all other expenses
(including attorneys’ fees and accounting costs) incurred by Landlord in connection with Tenant’s request for Landlord to give its consent to any assignment, subletting, occupancy or mortgage. 
  
 7.2 If Tenant is a partnership, then any dissolution of Tenant or a
withdrawal or change, whether voluntary, involuntary or by operation of law, of partners owning a controlling interest in Tenant shall be deemed a voluntary assignment of this Lease and subject to the provisions of Section 7.1. If Tenant is a
corporation, then any dissolution, merger, consolidation or other reorganization of Tenant, or the sale or transfer of a controlling interest of the capital stock of Tenant, shall be deemed a voluntary assignment of this Lease. 
  
 7.3 If at any time during the Lease Term Tenant desires to assign, sublet or
otherwise transfer or encumber all or part of this Lease or the Premises, then in connection with Tenant’s request to Landlord for Landlord’s consent thereto, Tenant shall give notice to Landlord in writing (“Tenant’s Request
Notice”) of: the identity of the proposed assignee, subtenant or other party and its business; the terms of the proposed assignment, subletting or other transaction; the commencement date of the proposed assignment, subletting or other
transaction (the “Proposed Sublease Commencement Date”); and the area proposed to be assigned, sublet or otherwise encumbered (the “Proposed Sublet Space”). Tenant shall also transmit therewith the most recent financial statement
or other evidence of financial responsibility of such assignee, subtenant or other party and a certification executed by Tenant and such party stating whether or not any premium or other consideration is being paid for the assignment, sublease or
other transaction. 
  
 7.4 Landlord shall have the right in its
sole and absolute discretion to terminate this Lease with respect to the Proposed Sublet Space by sending Tenant written notice of such termination within thirty (30) days after Landlord’s receipt of Tenant’s Request Notice. If the
Proposed Sublet Space does not constitute the entire Premises and Landlord exercises its option to terminate this Lease with respect to the Proposed Sublet Space, then (a) Tenant shall tender the Proposed Sublet Space to Landlord on the Proposed
Sublease Commencement Date and such space shall thereafter be deleted from the Premises, and (b) as to that portion of the Premises which is not part of the Proposed Sublet Space, this Lease shall remain in full force and effect except that Base
Rent and additional rent shall be reduced pro rata. The cost of any construction required to permit the operation of the Proposed Sublet Space separate from the balance of the Premises shall be paid by Tenant to Landlord as additional rent
hereunder. If the Proposed Sublet Space constitutes the entire Premises and Landlord elects to terminate this Lease, then Tenant shall tender the Proposed Sublet Space to Landlord, and this Lease shall terminate, on the Proposed Sublease
Commencement Date. 
  
 7.5 If any sublease, assignment or other
transfer (whether by operation of law or otherwise, including without limitation an assignment pursuant to the provisions of the Bankruptcy Code or any other Insolvency Law) provides that the subtenant, assignee or other transferee thereunder is to
pay any amount in excess of the rental and other charges due under this Lease, then whether such excess be in the form of an increased monthly or annual rental, a lump sum payment, payment for the sale, transfer or lease of Tenant’s fixtures,
leasehold improvements, furniture and other personal property, or any other form (and if the subleased or assigned space does not constitute the entire Premises, the existence of such excess shall be determined on a pro-rata basis), Tenant shall pay
to Landlord fifty percent (50%) of any such excess or other premium applicable to the sublease, assignment or other transfer, which amount shall be paid by Tenant to Landlord as additional rent upon such terms as shall be specified by Landlord and
in no event later than ten (10) days after any receipt thereof by Tenant. Acceptance by Landlord of any payments due under this Article shall not be deemed to constitute approval by Landlord of any sublease, assignment or other transfer, nor shall
such acceptance waive any rights of Landlord hereunder. Landlord shall have the right to inspect and audit Tenant’s books and records relating to any sublease, assignment or other transfer. Any sublease, assignment or other transfer shall, at
Landlord’s option, be effected on forms supplied or approved by Landlord. Tenant shall deliver to Landlord a fully executed copy of each agreement evidencing a sublease, assignment or other transfer within ten (10) days after Tenant’s
execution thereof. 
  
 7.6 All restrictions and obligations
imposed pursuant to this Lease on Tenant shall be deemed to extend to any subtenant, assignee, licensee, concessionaire or other occupant or transferee, and Tenant shall cause such persons to comply with such restrictions and obligations.

  

 5 

 ARTICLE VIII 
  
 MAINTENANCE AND REPAIRS 
  
 8.1 Tenant, at Tenant’s sole cost and expense, shall promptly make all repairs, perform all maintenance, and make all replacements in and to the
Premises that are necessary or desirable to keep the Premises in first class condition and repair, in a safe and tenantable condition, and otherwise in accordance with all Laws and the requirements of this Lease. Tenant shall give Landlord prompt
notice of any defects or damage to the structure of, or equipment or fixtures in, the Building and the Premises. Tenant shall maintain all fixtures, furnishings and equipment located in, or exclusively serving, the Premises in clean, safe and
sanitary condition, shall take good care thereof and make all required repairs and replacements thereto. Tenant shall suffer no waste or injury to any part of the Premises, and shall, at the expiration or earlier termination of the Lease Term,
surrender the Premises in an order and condition equal to or better than their order and condition on the Lease Commencement Date, ordinary wear and tear excepted. Except as otherwise provided in Article XVII, all injury, breakage and damage to the
Premises and to any other part of the Building or the Land caused by any act or omission of any invitee, agent, employee, subtenant, assignee, contractor, client, family member, licensee, customer or guest of Tenant (collectively,
“Invitees”) or Tenant, shall be repaired by and at Tenant’s expense, except that Landlord shall have the right at Landlord’s option to make any such repair and to charge Tenant for all costs and expenses incurred in connection
therewith. 
  
 ARTICLE IX 
  
 ALTERATIONS 
  
 9.1 Tenant shall accept the Premises in their “as-is” condition as
of the Lease Commencement Date. Landlord is under no obligation to make any structural or other alterations, decorations, additions, improvements or other changes (collectively, “Alterations”) in or to the Premises. Notwithstanding the
above, Landlord shall, at Landlord’s expense, repaint the Premises, using Building Standard paint, as specified in Exhibit B, in addition Landlord shall at Landlord’s expense shampoo the existing carpet. Any additional Alterations made in
or to the Premises shall be performed at Tenant’s expense according to the provisions of this Article IX. 
  
 9.2 Tenant will not make or permit anyone to make any Alterations in or to the Premises or the Building, without the prior written consent of Landlord,
which consent may be withheld or granted in Landlord’s sole and absolute discretion. 
  
 Any Alterations made by Tenant shall be made: (a) in a good, workmanlike, first-class and prompt manner; (b) using new materials only; (c) by a contractor and in accordance with plans and specifications approved in
writing by Landlord; (d) in accordance with all Laws applicable legal requirements and the requirements of any insurance company insuring the Building or any portion thereof; (e) after having obtained any required consent of the holder of any
Mortgage (as defined in Section 21.1); (f) after Tenant has obtained public liability and worker’s compensation insurance policies approved in writing by Landlord, which policies shall cover every person who will perform any work with respect
to such Alteration; and (g) after Tenant has obtained and delivered to Landlord written, unconditional waivers of mechanics’ and materialmen’s liens against the Premises and the Building from all proposed contractors, subcontractors,
laborers and material suppliers for all work, labor and services to be performed and materials to be furnished in connection with Alterations. If, notwithstanding the foregoing, any mechanics’ or materialmen’s lien (or a petition to
establish such lien) is filed against the Premises, any equipment within the Premises, and/or the Building, for work claimed to have been done for, or materials claimed to have been furnished to, the Premises, such lien shall be discharged by Tenant
within ten (10) days thereafter, at Tenant’s sole cost and expense, by the payment thereof or by the filing of a bond acceptable to Landlord. If Landlord gives its consent to the making of any Alteration, such consent shall not be deemed to be
an agreement or consent by Landlord to subject its interest in the Premises or the Building to any mechanics’ or materialmen’s liens which may be filed in connection therewith. All Alterations (including, without limitation, those
involving structural, electrical, mechanical or plumbing work, the heating, ventilation and air conditioning system of the Premises or the Building, and the roof of the Building) shall, at Landlord’s election, be performed by Landlord’s
designated contractor or subcontractor at Tenant’s expense. If Landlord elects not to so perform such work, then Landlord shall be paid a construction supervision fee equal to seven and one-half percent (7.5%) of the cost of such work.

  

 6 

 9.3 If any Alterations are made without the prior written consent of Landlord, Landlord shall have the
right at Tenant’s expense to remove and correct such Alterations and restore the Premises and the Building to their condition immediately prior thereto, or to require Tenant to do the same. All Alterations to the Premises or the Building made
by either party shall immediately become the property of Landlord and shall remain upon and be surrendered with the Premises as a part thereof at the expiration or earlier termination of the Lease Term; provided, however, that if Tenant is not in
default under this Lease, then Tenant shall have the right to remove, prior to the expiration or earlier termination of the Lease Term, all movable furniture, furnishings and equipment installed in the Premises solely at the expense of Tenant, and
Tenant shall remove all Alterations in the Premises or the Building which Landlord designates in writing for removal. Landlord shall have the right at Tenant’s expense to repair all damage and injury to the Premises or the Building caused by
such removal or to require Tenant to do the same. If such furniture, furnishings and equipment are not removed by Tenant prior to the expiration or earlier termination of the Lease Term, the same shall become the property of Landlord and shall be
surrendered with the Premises as a part thereof; provided, however, that Landlord shall have the right at Tenant’s expense to remove from the Premises such furniture, furnishings and equipment and any Alteration which Landlord designates in
writing for removal or to require Tenant to do the same. 
  
 ARTICLE X 
  
 SIGNS AND FURNISHINGS

  
 10.1 Landlord will: (a) at Landlord’s cost, will list
Tenant’s name in the Building directory and install on one suite entry door Building standard lettering depicting the designated suite number of the Premises; and (b) at Tenant’s cost, install on one suite entry door Building standard
lettering depicting Tenant’s trade name. No other sign, advertisement or notice referring to Tenant shall be inscribed, painted, affixed or otherwise displayed on any part of the exterior or the interior of the Building (including Tenant’s
windows and doors) without the prior written approval of Landlord, which may be granted or withheld in Landlord’s sole and absolute discretion. If any sign, advertisement or notice that has not been approved by Landlord is exhibited or
installed, Landlord shall have the right to remove the same at Tenant’s expense or to require Tenant to do the same. Landlord reserves the right to affix, install and display signs, advertisements and notices on any part of the exterior or
interior of the Building. 
  
 ARTICLE XI 
  
 SECURITY DEPOSIT 
  
 11.1 Simultaneously with Tenant’s execution of this Lease, Tenant shall
deposit with Landlord the Security Deposit Amount (as defined in Section 1.1) as a security deposit which shall be security for the performance by Tenant of all of Tenant’s obligations, covenants, conditions and agreements under this Lease.
Landlord shall not be required to maintain such security deposit in a separate account. Within approximately thirty (30) days after the later of the expiration or earlier termination of the Lease Term or Tenant’s vacating the Premises, Landlord
shall return such security deposit to Tenant, less such portion thereof as Landlord shall have appropriated to satisfy any of Tenant’s obligations, or any default by Tenant, under this Lease. If there shall be any default under this Lease by
Tenant, then Landlord shall have the right, but shall not be obligated, to use, apply or retain all or any portion of the security deposit for the payment of any (a) Base Rent, additional rent or any other sum as to which Tenant is in default, or
(b) amount Landlord may spend or become obligated to spend, or for the compensation of Landlord for any losses incurred, by reason of Tenant’s default (including, but not limited to, any damage or deficiency arising in connection with the
reletting of the Premises). If any portion of the security deposit is so used or applied, then within three (3) business days after Landlord gives written notice to Tenant of such use or application, Tenant shall deposit with Landlord cash in an
amount sufficient to restore the security deposit to the original Security Deposit Amount, and Tenant’s failure to do so shall constitute an Event of Default under this Lease. 
  
 11.2 If Landlord transfers the security deposit to any purchaser or other transferee of Landlord’s interest in the
Property, then Tenant shall look only to such purchaser or transferee for the return of the security deposit, and Landlord shall be released from all liability to Tenant for the return of such security deposit. 
  

 7 

 11.3 Tenant acknowledges that the holder of any Mortgage shall not be liable for the return of any
security deposit made by Tenant hereunder unless such holder actually receives such security deposit. 
  
 ARTICLE XII 
  
 INSPECTION BY LANDLORD 
  
 12.1 Tenant shall
permit Landlord, its agents and representatives, and the holder of any Mortgage, to enter the Premises without charge therefor and without diminution of the rent payable by Tenant in order to examine, inspect and protect the Premises and the
Building, to make such alterations and/or repairs as in the sole and absolute judgment of Landlord may be deemed necessary or desirable, or to exhibit the same to brokers, prospective tenants, lenders, purchasers and others. In connection with any
such entry, Landlord shall endeavor to minimize the disruption to Tenant’s normal business operations in the Premises. 
  
 ARTICLE XIII 
  
 INSURANCE 
  
 13.1 Tenant shall not conduct or permit to be conducted any activity, or place or permit to be placed any equipment or other item in or about the Premises or the Building, which will in any way increase the rate of fire insurance or other
insurance on the Building. If any increase in the rate of fire insurance or other insurance is due to any activity, equipment or other item of Tenant, then (whether or not Landlord has consented to such activity, equipment or other item) Tenant
shall pay as additional rent due hereunder the amount of such increase. The statement of any applicable insurance company or insurance rating organization (or other organization exercising similar functions in connection with the prevention of fire
or the correction of hazardous conditions) that an increase is due to any such activity, equipment or other item shall be conclusive evidence thereof. 
  
 13.2 (a) Throughout the Lease Term, Tenant shall obtain and maintain (i) commercial general liability insurance (written on an occurrence basis) including
contractual liability coverage insuring the obligations assumed by Tenant pursuant to Section 15.2, premises and operations coverage, broad form property damage coverage and independent contractors coverage, and containing an endorsement for
personal injury, (ii) business interruption insurance, (iii) all-risk property insurance, (iv) comprehensive automobile liability insurance (covering automobiles owned by Tenant), (v) worker’s compensation insurance, and (vi) employer’s
liability insurance. Such commercial general liability insurance shall be in minimum amounts typically carried by prudent tenants engaged in similar operations, but in no event shall be in an amount less than Two Million Dollars ($2,000,000)
combined single limit per occurrence with a Four Million Dollars ($4,000,000) annual aggregate. Such business interruption insurance shall be in minimum amounts typically carried by prudent tenants engaged in similar operations, but in no event
shall be in an amount less than double the Base Rent then in effect during any Lease Year. Such property insurance shall be in an amount not less than that required to replace all of the original tenant improvements installed in the Premises
pursuant to Exhibit B (except for the Building Standard Allowances to the extent the same were originally incorporated into the Premises), all Alterations and all other contents of the Premises (including, without limitation, Tenant’s trade
fixtures, decorations, furnishings, equipment and personal property). Such automobile liability insurance shall be in an amount not less than One Million Dollars ($1,000,000) for each accident. Such worker’s compensation insurance shall carry
minimum limits as defined by the law of the jurisdiction in which the Building is located (as the same may be amended from time to time). Such employer’s liability insurance shall be in an amount not less than One Million Dollars ($1,000,000)
for each accident, One Million Dollars ($1,000,000) disease-policy limit, and One Million Dollars ($1,000,000) disease-each policy. 
  
 (b) All such insurance shall: (i) be issued by a company that is licensed to do business in the jurisdiction in which the Building is located, that has
been approved in advance by Landlord and that has a rating equal to or exceeding A:XI from Best’s Insurance Guide; (ii) contain an endorsement that such policy shall remain in full force and effect notwithstanding that the insured may have
waived its right of action against any party prior to the occurrence of a loss, and provide that the insurer thereunder waives all right of recovery by way of subrogation against Landlord, its partners, agents, employees, and representatives, in
connection with any loss or damage covered by such policy; (iii) be acceptable in form and content to Landlord; (iv) be primary and non-contributory; and (v) contain an endorsement prohibiting cancellation, failure to renew, reduction of amount of
insurance or change in coverage without the insurer first giving Landlord thirty 
  

 8 

 (30) days’ prior written notice (by certified or registered mail, return receipt requested) of such proposed action.
No such policy shall contain any deductible provision except as otherwise approved in writing by Landlord, which approval shall not be unreasonably withheld. Landlord reserves the right from time to time to require Tenant to obtain higher minimum
amounts of insurance. Tenant shall deliver a certificate of all such insurance (and, upon request, copies of all required insurance policies, including endorsements and declarations) to Landlord on or before the Lease Commencement Date and at least
annually thereafter. 
  
 ARTICLE XIV 
  
 SERVICES AND UTILITIES 
  
 14.1 So long as Tenant is not in default under this Lease: (a) Landlord will
furnish to the Premises air-conditioning and heating during the seasons they are required in Landlord’s reasonable judgment; and (b) Landlord will provide janitorial service on Monday through Friday (or, at Landlord’s option, Sunday
through Thursday) only (excluding legal public holidays), electricity sufficient for lighting purposes and normal office use only, water, elevator service, and exterior window-cleaning service. The normal hours of operation of the Building will be
8:00 a.m. to 6:00 p.m. on Monday through Friday (excluding legal public holidays) and 8:00 a.m. to 1:00 p.m. on Saturday (excluding legal public holidays) and such other hours, if any, as Landlord from time to time determines. If Tenant requires
air-conditioning or heat beyond the normal hours of operation, then Landlord will furnish the same, provided Tenant gives Landlord sufficient advance written notice of such requirement. Tenant shall pay for such extra service in accordance with
Landlord’s then current schedule. 
  
 14.2 Landlord may
install checkmeters to electrical circuits serving Tenant’s equipment to verify that Tenant is not consuming excessive electricity. If such checkmeters indicate that Tenant’s electricity consumption is excessive, then Landlord may install
at Tenant’s expense submeters to ascertain Tenant’s actual electricity consumption, and Tenant shall thereafter pay for such consumption directly to Landlord. Tenant’s electricity consumption shall be deemed excessive if the
electricity consumption in the Premises per square foot of rentable area (including, without limitation, electricity consumed in connection with outlets, lighting and HVAC use) exceeds five (5.0) watts per square foot. 
  
 14.3 Tenant shall reimburse Landlord for the cost of any excess water usage
in the Premises. Excess water usage shall mean the excess of the estimated water usage in the Premises (per square foot of rentable area) during any billing period over the average water usage (per square foot of rentable area) during the same
period for the entire Building, as calculated by Landlord. 
  
 ARTICLE XV 
  
 LIABILITY OF LANDLORD

  
 15.1 Landlord, its employees and agents shall not be liable to
Tenant, any Invitee or any other person or entity for any damage (including indirect and consequential damage), injury, loss, or claim (including claims for the interruption of or loss to Tenant’s business) based on or arising out of any cause
whatsoever (except as otherwise provided in this Section), including but not limited to the following: repair to any portion of the Premises or the Building; interruption in the use of the Premises or any equipment therein; any accident or damage
resulting from the use or operation (by Landlord, Tenant or any other person or entity) of the heating, cooling, electrical, sewerage, or plumbing equipment or apparatus; termination of this Lease by reason of the destruction of the Premises or the
Building; failure or inability to furnish any service specified in this Lease; any fire, robbery, theft, vandalism, mysterious disappearance and/or any other casualty; actions of any other tenants of the Building or of any other person or entity;
and leakage in any part of the Premises or the Building from water, rain, ice or snow that may leak into, or flow from, any part of the Premises or the Building, or from drains, pipes or plumbing fixtures in the Premises or the Building. If any
condition exists which may be the basis of a claim of constructive eviction, then Tenant shall give Landlord written notice thereof and a reasonable opportunity to correct such condition, and in the interim Tenant shall not claim that it has been
constructively evicted or is entitled to a rent abatement. Any property placed by Tenant or any Invitee in or about the Premises or the Building shall be at the sole risk of Tenant, and Landlord shall not in any manner be held responsible therefor.
If any employee of Landlord receives any package or article delivered for Tenant, then such employee shall be acting as Tenant’s agent for such purpose and not as Landlord’s 
  

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 agent. For purposes of this Article, the term “Building” shall be deemed to include the Land. Notwithstanding
the foregoing provisions of this Section, Landlord shall not be released from liability to Tenant for any physical injury to any natural person or damage to personal property caused by the gross negligence or willful misconduct of Landlord or its
employees to the extent such injury or damage is not covered by insurance (a) carried by Tenant or such person, or (b) required by this Lease to be carried by Tenant; provided, however, that Landlord shall not under any circumstances be liable for
any consequential damages. 
  
 15.2 Tenant shall reimburse
Landlord for (as additional rent), and shall indemnify, defend upon request and hold Landlord, its employees and agents harmless from and against, all costs, damages, claims, liabilities and expenses (including attorneys’ fees), losses and
court costs suffered by or claimed against Landlord, directly or indirectly, based on or arising out of, in whole or in part, (i) use and occupancy of the Premises or the business conducted therein, (ii) any act or omission of Tenant or any Invitee,
(iii) any breach or default in the performance or observance of Tenant’s covenants or obligations under this Lease, or (iv) any entry by Tenant or any Invitee upon the Land prior to the Lease Commencement Date. 
  
 15.3 If any landlord hereunder transfers the Building or such landlord’s
interest therein, said landlord shall not be liable to Tenant for any obligations or liabilities based on or arising out of events or conditions occurring on or after the date of such transfer. Within five (5) days after request, Tenant shall attorn
to such transferee and execute, acknowledge and deliver any document submitted to Tenant confirming such attornment. 
  
 15.4 Tenant shall not have the right to set off or deduct any amount allegedly owed to Tenant pursuant to any claim against Landlord from any rent or
other sums payable to Landlord. Tenant’s sole remedy for recovering upon such claim shall be to institute an independent action against Landlord, which action shall not be consolidated with any action of Landlord. If Tenant or any Invitee is
awarded a money judgment against Landlord, then recourse for satisfaction of such judgment shall be limited to execution against the estate and interest of Landlord in the Building. No other asset of Landlord, any partner, director, trustee, or
officer of Landlord (collectively, “officer”) or any other person or entity shall be available to satisfy or subject to such judgment, nor shall any officer or any other person or entity have personal liability for satisfaction of any
claim or judgment against Landlord or any officer. 
  
 ARTICLE
XVI 
  
 RULES AND REGULATIONS 
  
 16.1 Tenant and Invitees shall at all times abide by and observe the rules
and regulations attached hereto as Exhibit C and incorporated by reference herein. In addition, Tenant and Invitees shall abide by and observe all rules or regulations that Landlord may promulgate from time to time for the operation and maintenance
of the Building. All rules and regulations promulgated by Landlord after the date of this Lease shall be effective upon notice thereof from Landlord to Tenant. All such rules and regulations shall be binding upon Tenant and enforceable by Landlord
as if they were contained herein. Nothing contained in this Lease shall be construed as imposing upon Landlord any duty or obligation to enforce such rules and regulations, or the terms, conditions or covenants contained in any other lease, as
against any other tenant, and Landlord shall not be liable to Tenant for the violation of such rules or regulations by any other tenant or its employees, agents, assignees, subtenants, invitees or licensees. 
  
 ARTICLE XVII 
  
 DAMAGE OR DESTRUCTION 
  
 17.1 If the Premises or the Building is totally or partially damaged or
destroyed thereby rendering the Premises totally or partially inaccessible or unusable, Landlord shall diligently restore and repair the Premises and the Building to substantially the same condition they were in prior to such damage; provided,
however, that if in Landlord’s sole judgment such repairs and restoration cannot be completed within one hundred twenty (120) days after the occurrence of such damage or destruction (taking into account the time needed for effecting a
satisfactory settlement with any insurance company involved, removal of debris, preparation of plans and issuance of all required governmental permits), then Landlord shall have the right, at its sole option, to terminate this Lease by giving
written notice of termination to Tenant within sixty (60) 
  

 10 

 days after the occurrence of such damage or destruction. If this Lease is terminated pursuant to the immediately
preceding sentence, then rent shall be apportioned and paid to the date of termination. If this Lease is not terminated as a result of such damage or destruction, then until such repair and restoration of the Premises are substantially complete,
Tenant shall be required to pay rent only for those portions of the Premises that Tenant is able to use while such repair and restoration are being made; provided, however, that if such damage or destruction was caused by the act or omission of
Tenant or any Invitee, then Tenant shall not be entitled to any such rent reduction. If this Lease is not terminated as a result of such damage or destruction, then Landlord shall bear the costs and expenses of such repair and restoration of the
Premises and the Building; provided, however, that if such damage or destruction was caused by the act or omission of Tenant or any Invitee, then Tenant shall pay to Landlord the amount by which such costs and expenses exceed the insurance proceeds,
if any, actually received by Landlord on account of such damage or destruction; and provided further, however, that Landlord shall not be required to repair or restore any of the original tenant improvements installed pursuant to Exhibit B (except
for the Building Standard Allowances to the extent the same were originally incorporated into the Premises), any Alterations or any other contents of the Premises (including, without limitation, Tenant’s trade fixtures, decorations,
furnishings, equipment or personal property). Notwithstanding anything above to the contrary, Landlord shall have the right to terminate this Lease in the event (a) Landlord’s insurance is insufficient to pay the full cost of such repair and
restoration, (b) the holder of any Mortgage fails or refuses to make such insurance proceeds available for such repair and restoration, (c) zoning or other applicable Laws or regulations do not permit such repair and restoration, or (d) the damage
to the Building exceeds twenty-five percent (25%) of the replacement value of the Building. 
  
 ARTICLE XVIII 
  
 CONDEMNATION 
  
 18.1 If one-third or more of the
Premises, or the use or occupancy thereof, shall be taken or condemned by any governmental or quasi-governmental authority for any public or quasi-public use or purpose (including a sale thereof under threat of such a taking or condemnation), then
this Lease shall terminate on the date title thereto vests in such governmental or quasi-governmental authority, and all rent payable hereunder shall be apportioned as of such date. If less than one-third of the Premises, or the use or occupancy
thereof, is taken or condemned by any governmental or quasi-governmental authority for any public or quasi-public use or purpose (including a sale thereof under threat of such a taking or condemnation), then this Lease shall continue in full force
and effect as to the portion of the Premises not so taken or condemned, except that as of the date title vests in the governmental or quasi-governmental authority Tenant shall not be required to pay rent with respect to the portion of the Premises
taken or condemned. Notwithstanding anything to the contrary contained herein, if twenty-five percent (25%) or more of the Building is taken, condemned, or sold under threat of such a taking or condemnation, then, whether or not any portion of the
Premises is so taken or condemned, Landlord shall have the right, in Landlord’s sole discretion, to terminate this Lease as of the date title vests in the governmental or quasi-governmental authority. 
  
 18.2 All awards, damages and other compensation paid by the condemning
authority on account of such taking or condemnation (or sale under threat of such a taking or condemnation) shall belong to Landlord, and Tenant hereby assigns to Landlord all rights to such awards, damages and compensation. Tenant agrees not to
make any claim against Landlord or the condemning authority for any portion of such award or compensation attributable to damages to the Premises, the value of the unexpired Lease Term, the loss of profits or goodwill, leasehold improvements or
severance damages. Nothing contained herein, however, shall prevent Tenant from pursuing a separate claim against the condemning authority for relocation expenses and the value of furnishings, equipment and trade fixtures installed in the Premises
at Tenant’s expense and which Tenant is entitled pursuant to this Lease to remove at the expiration or earlier termination of the Lease Term, provided that such claim shall in no way diminish the award or compensation payable to or recoverable
by Landlord in connection with such taking or condemnation. 
  

 11 

 ARTICLE XIX 
  
 DEFAULT 
  
 19.1 An “Event of Default” is: (a) Tenant’s failure to make when due any payment of Base Rent, additional rent or other sum, which failure
shall continue for a period of five (5) days after the due date without any notice or demand being required; (b) Tenant’s failure to perform or observe any other covenant or condition of this Lease, which failure shall continue for a period of
ten (10) days after Landlord gives Tenant written notice thereof; (c) Tenant’s failure to continuously occupy the Premises; (d) an Event of Bankruptcy as specified in Article XX; (e) a dissolution or liquidation of Tenant; or (f) Tenant’s
failure to timely restore the security deposit in accordance with Section 11.1. 
  
 19.2 If there shall be an Event of Default, including without limitation an Event of Default prior to the Lease Commencement Date, then the provisions of this Section shall apply, and Landlord shall have the right, at
its sole option, to terminate this Lease. In addition, with or without terminating this Lease, Landlord may re-enter, terminate Tenant’s right of possession and take possession of the Premises. The provisions of this Article shall operate as a
notice to quit, any other notice to quit or of Landlord’s intention to re-enter the Premises or terminate this Lease being hereby expressly waived. If necessary, Landlord may proceed to recover possession of the Premises under applicable laws,
or by such other proceedings, including re-entry and possession, as may be applicable. If Landlord elects to terminate this Lease and/or elects to terminate Tenant’s right of possession, everything contained in this Lease on the part of
Landlord to be done and performed shall cease without prejudice, however, to Tenant’s liability for all Base Rent, additional rent and other sums accrued through the later of termination or Landlord’s recovery of possession. Whether or not
this Lease and/or Tenant’s right of possession is terminated, Landlord shall have the right, at its sole option, to terminate any renewal or expansion right contained in this Lease and to grant or withhold any consent or approval pursuant to
this Lease in its sole and absolute discretion. Landlord may relet the Premises or any part thereof, alone or together with other premises, for such term(s) (which may extend beyond the date on which the Lease Term would have expired but for
Tenant’s default) and on such terms and conditions (which may include concessions or free rent and alterations of the Premises) as Landlord, in its sole discretion, may determine, but Landlord shall not be liable for, nor shall Tenant’s
obligations hereunder be diminished by reason of, any failure by Landlord to relet all or any portion of the Premises or any failure by Landlord to collect any rent due upon such reletting. Whether or not this Lease is terminated, Tenant
nevertheless shall remain liable for any Base Rent, additional rent, damages or other sum which may be due or sustained prior to such default, and all costs, fees and expenses (including, but not limited to, attorneys’ fees, brokerage fees,
expenses incurred in placing the Premises in first-class rentable condition, advertising expenses, and any concessions given to any successor tenant such as a rental abatement or an improvements allowance) incurred by Landlord in pursuit of its
remedies hereunder and in recovering possession of the Premises and renting the Premises to others from time to time. Tenant shall also be liable for additional damages which at Landlord’s election shall be either: 
  
 (a) An amount equal to the Base Rent and additional rent
which would have become due during the remainder of the Lease Term, less the amount of rental, if any, which Landlord receives during such period from others to whom the Premises may be rented (other than any additional rent received by Landlord as
a result of any failure of such other person to perform any of its obligations to Landlord), which amount shall be computed and payable in monthly installments, in advance, on the first day of each calendar month following Tenant’s default and
continuing until the date on which the Lease Term would have expired but for Tenant’s default. Separate suits may be brought from time to time to collect any such damages for any month(s) (and any such separate suit shall not in any manner
prejudice the right of Landlord to collect any damages for any subsequent month(s)), or Landlord may defer initiating any such suit until after the expiration of the Lease Term (in which event Tenant hereby agrees that such deferral shall not be
construed as a waiver of Landlord’s rights as set forth herein). OR 
  
 (b) An amount equal to the difference between (i) all Base Rent, additional rent and other sums which would be due and payable under this Lease as of the date of Tenant’s default through the end of the scheduled
Lease Term, and (ii) the fair market value rental of the Premises over the same period (net of all expenses (including attorneys’ fees) and all vacancy periods reasonably projected by Landlord to be incurred in connection with the reletting of
the Premises) as determined by Landlord in its sole discretion, which difference shall be discounted at the rate of seven percent (7%) per annum, and which resulting amount shall be payable to Landlord in a lump sum on demand. Upon payment of such
liquidated and agreed final damages, Tenant shall be released from further liability under this Lease with respect to the period after the date of such payment. Landlord may bring suit to collect any such damages at any time after an Event of
Default shall have occurred. 
  

 12 

 Tenant shall pay all expenses (including attorneys’ fees) incurred by Landlord in connection with or as a result of
any Event of Default whether or not a suit is instituted. Whether or not Tenant is in default under the terms of this Lease, Landlord reserves the right to redecorate, remodel, repair, alter or otherwise prepare the Premises for reoccupancy during
the last one hundred eighty (180) days of the Lease Term, provided Tenant has vacated the Premises prior to the date Landlord commences such work. Landlord’s exercise of its rights under the immediately preceding sentence shall in no way
relieve Tenant of its obligation to pay all Base Rent, additional rent and other charges due under this Lease through the last day of the Lease Term. The provisions contained in this Section shall be in addition to, and shall not prevent the
enforcement of, any claim Landlord may have against Tenant for anticipatory breach of this Lease. Nothing herein shall be construed to affect or prejudice Landlord’s right to prove, and claim in full, unpaid rent accrued prior to termination of
this Lease. 
  
 19.3 All rights and remedies of Landlord set forth
in this Lease are cumulative and in addition to all other rights and remedies available to Landlord at law or in equity. The exercise by Landlord of any such right or remedy shall not prevent the concurrent or subsequent exercise of any other right
or remedy. No delay or failure by Landlord to exercise or enforce any of Landlord’s rights or remedies or Tenant’s obligations shall constitute a waiver of any such rights, remedies or obligations. Landlord shall not be deemed to have
waived any default by Tenant unless such waiver expressly is set forth in a written instrument signed by Landlord. If Landlord waives in writing any default by Tenant, such waiver shall not be construed as a waiver of any covenant, condition or
agreement set forth in this Lease except as to the specific circumstances described in such written waiver. 
  
 19.4 If Landlord shall institute proceedings against Tenant and a compromise or settlement thereof shall be made, then the same shall not constitute a
waiver of the same or of any other covenant, condition or agreement set forth herein, nor of any of Landlord’s rights hereunder. Neither the payment by Tenant of a lesser amount than the monthly installment of Base Rent, additional rent or of
any sums due hereunder nor any endorsement or statement on any check or letter accompanying a check for payment of rent or other sums payable hereunder shall be deemed an accord and satisfaction. Landlord may accept the same without prejudice to
Landlord’s right to recover the balance of such rent or other sums or to pursue any other remedy. Notwithstanding any request or designation by Tenant, Landlord may apply any payment received from Tenant to any payment then due. No re-entry by
Landlord, and no acceptance by Landlord of keys from Tenant, shall be considered an acceptance of a surrender of this Lease. 
  
 19.5 If Tenant fails to make any payment to any third party or to do any act herein required to be made or done by Tenant, then Landlord may, but shall
not be required to, make such payment or do such act. The taking of such action by Landlord shall not be considered a cure of such default by Tenant or prevent Landlord from pursuing any remedy it is otherwise entitled to in connection with such
default. If Landlord elects to make such payment or do such act, then all expenses incurred by Landlord, plus interest thereon at a rate (the “Default Rate”) equal to the greater of eighteen percent (18%) per annum or the rate per annum
which is five (5) whole percentage points higher than the prime rate published in the Money Rates section of the Wall Street Journal, from the date incurred by Landlord to the date of payment thereof by Tenant, shall constitute additional rent due
hereunder; provided, however, that nothing contained herein shall be construed as permitting Landlord to charge or receive interest in excess of the maximum rate then allowed by law. 
  
 19.6 If Tenant fails to make any payment of Base Rent, additional rent or any other sum on or before the date such payment
is due and payable (without regard to any grace period specified in Section 19.1), then Tenant shall pay to Landlord a late charge of five percent (5%) of the amount of such payment. In addition, such payment and such late fee shall bear interest at
the Default Rate from the date such payment or late fee, respectively, became due to the date of payment thereof by Tenant; provided, however, that nothing contained herein shall be construed as permitting Landlord to charge or receive interest in
excess of the maximum rate then allowed by law. Such late charge and interest shall constitute additional rent due hereunder without any notice or demand. 
  
 19.7 As security for the performance of Tenant’s obligations, Tenant grants to Landlord a lien upon and a security interest in Tenant’s existing
or hereafter acquired personal property, inventory, furniture, furnishings, fixtures, equipment, licenses, permits and all other tangible and intangible property, assets and accounts, and all additions, modifications, products and proceeds thereof,
including, without limitation, such tangible property which has been used at the Premises, purchased for use at the Premises, located at any time in the Premises or used or to be used in connection with the business conducted or to be conducted in
the Premises, whether or not the same may thereafter be removed from the Premises, and including, without limitation, all stock and partnership interests now or hereafter owned by Tenant, legally or 
  

 13 

 beneficially, in any entity which manages, owns or operates the business to be conducted in or upon the Premises. Such
lien shall be in addition to all rights of distraint available under applicable law. Within five (5) days after request, Tenant shall execute, acknowledge and deliver to Landlord a financing statement and any other document evidencing or
establishing such lien and security interest which may be requested by Landlord. During the Lease Term, Tenant shall not sell, transfer or remove from the Premises any of the aforementioned tangible property without Landlord’s prior written
consent, unless the same shall be promptly replaced with similar items of comparable value. In order to further assure Tenant’s performance of its obligations under this Lease, Tenant covenants that during the Lease Term, it will not convey or
otherwise transfer its assets or permit its assets to be encumbered to the extent that any such conveyance, transfer or encumbrance would materially and adversely affect the net worth of Tenant. 
  
 19.8 Tenant hereby expressly waives, for itself and all persons claiming by,
through or under it, any right of redemption, re-entry or restoration of the operation of this Lease under any present or future Law, including without limitation any such right which Tenant would otherwise have in case Tenant shall be dispossessed
for any cause, or in case Landlord shall obtain possession of the Premises as herein provided. 
  
 19.9 If more than one natural person or entity shall constitute Tenant, then the liability of each such person or entity shall be joint and several. If Tenant is a general partnership or other entity the partners or
members of which are subject to personal liability, then the liability of each such partner or member shall be joint and several. At any time upon not less than five (5) days’ prior written notice, Tenant shall submit such information
concerning the financial condition of Tenant, any Guarantor and any General Partner as Landlord may request. Tenant warrants that all such information heretofore and hereafter submitted is and shall be correct and complete. 
  
 ARTICLE XX 
  
 BANKRUPTCY 
  
 20.1 An “Event of Bankruptcy” is: (a) Tenant’s, a
Guarantor’s or any general partner (a “General Partner”) of Tenant’s becoming insolvent, as that term is defined in Title 11 of the United States Code (the “Bankruptcy Code”), or under the insolvency laws of any state
(the “Insolvency Laws”); (b) appointment of a receiver or custodian for any property of Tenant, a Guarantor or a General Partner, or the institution of a foreclosure or attachment action upon any property of Tenant, a Guarantor or a
General Partner; (c) filing of a voluntary petition by Tenant, a Guarantor or a General Partner under the provisions of the Bankruptcy Code or Insolvency Laws; (d) filing of an involuntary petition against Tenant, a Guarantor or a General Partner as
the subject debtor under the Bankruptcy Code or Insolvency Laws, which either (1) is not dismissed within thirty (30) days after filing, or (2) results in the issuance of an order for relief against the debtor; or (e) Tenant’s, a
Guarantor’s or a General Partner’s making or consenting to an assignment for the benefit of creditors or a composition of creditors. 
  
 20.2 Upon occurrence of an Event of Bankruptcy, Landlord shall have all rights and remedies available pursuant to Article XIX; provided, however, that
while a case (the “Case”) in which Tenant is the subject debtor under the Bankruptcy Code is pending, Landlord’s right to terminate this Lease shall be subject, to the extent required by the Bankruptcy Code, to any rights of Tenant or
its trustee in bankruptcy (collectively, “Trustee”) to assume or assign this Lease pursuant to the Bankruptcy Code. Any person or entity to which this Lease is assigned pursuant to the Bankruptcy Code shall be deemed without further act or
deed to have assumed all of the obligations arising under this Lease on and after the date of assignment, and any such assignee shall upon request execute and deliver to Landlord an instrument confirming such assumption. Trustee shall not have the
right to assume or assign this Lease unless Trustee promptly (a) cures all defaults under this Lease, (b) compensates Landlord for damages incurred as a result of such defaults, (c) provides adequate assurance of future performance on the part of
Tenant as debtor in possession or Tenant’s assignee, and (d) complies with all other requirements of the Bankruptcy Code. If Trustee fails to assume or assign this Lease in accordance with the requirements of the Bankruptcy Code within sixty
(60) days after the initiation of the Case, then Trustee shall be deemed to have rejected this Lease. Adequate assurance of future performance shall require that the following minimum criteria be met: (1) Tenant’s gross receipts in the ordinary
course of business during the thirty (30) days preceding the Case must be greater than ten (10) times the next monthly installment of Base Rent and additional rent due; (2) Both the average and median of Tenant’s monthly gross receipts in the
ordinary course of business during the seven (7) months preceding the Case must be greater than the next monthly installment of Base Rent and additional rent due; (3) Trustee must pay its 
  

 14 

 estimated pro-rata share of the cost of all services performed or provided by Landlord (whether directly or through
agents or contractors and whether or not previously included as part of Base Rent) in advance of the performance or provision of such services; (4) Trustee must agree that Tenant’s business shall be conducted in a first-class manner, and that
no liquidating sale, auction or other non-first-class business operation shall be conducted in the Premises; (5) Trustee must agree that the use of the Premises as stated in this Lease shall remain unchanged and that no prohibited use shall be
permitted; (6) Trustee must agree that the assumption or assignment of this Lease shall not violate or affect the rights of other tenants of the Building; (7) Trustee must pay at the time the next monthly installment of Base Rent is due, in addition
to such installment, an amount equal to the monthly installments of Base Rent, and additional rent due for the next six (6) months thereafter, such amount to be held as a security deposit; (8) Trustee must agree to pay, at any time Landlord draws on
such security deposit, the amount necessary to restore such security deposit to its original amount; and (9) All assurances of future performance specified in the Bankruptcy Code must be provided. 
  
 ARTICLE XXI 
  
 SUBORDINATION 
  
 21.1 This Lease is subject and subordinate to the lien, provisions, operation
and effect of all mortgages, deeds of trust, ground leases or other security instruments which may now or hereafter encumber the Building (collectively, “Mortgages”), to all funds and all indebtedness intended to be secured by such
Mortgages, and to all and any renewals, extensions, modifications, recastings or refinancings thereof. The holder of any Mortgage to which this Lease is subordinate shall have the right (subject to any required consents or approvals of the holders
of superior Mortgages, if any) at any time to declare this Lease to be superior to the lien, provisions, operation and effect of such Mortgage and Tenant agrees to execute all documents required by such holder in confirmation thereof. 
  
 21.2 In confirmation of the foregoing subordination, Tenant shall, at
Landlord’s request, promptly execute any requisite or appropriate certificate or other document. Tenant hereby constitutes and appoints Landlord as Tenant’s attorney-in-fact to execute any such certificate or other document for or on
behalf of Tenant. If the Building or Landlord’s interest therein is sold at a foreclosure sale or by deed in lieu of foreclosure, and this Lease is not extinguished upon such sale or by the purchaser following such sale, then, at the request of
such purchaser, Tenant shall attorn to such purchaser and shall recognize such purchaser as the landlord under this Lease, and Tenant waives the provisions of any statute or rule of law, now or hereafter in effect, which may give or purport to give
Tenant any right to terminate or otherwise adversely affect this Lease and the obligations of Tenant hereunder in the event any such foreclosure proceeding is prosecuted or completed or in the event of any such sale. Tenant agrees that upon such
attornment, such purchaser shall not be (a) bound by any payment of Base Rent, or additional rent for more than one (1) month in advance, except prepayments in the nature of security for the performance by Tenant of its obligations under this Lease
but only to the extent such prepayments have been delivered to such purchaser, (b) bound by any amendment of this Lease made without the consent of the holder of each Mortgage existing as of the date of such amendment, (c) liable for damages for any
breach, act or omission of any prior landlord, or (d) subject to any offsets or defenses which Tenant might have against any prior landlord; provided, however, that after succeeding to Landlord’s interest under this Lease, such purchaser shall
perform in accordance with the terms of this Lease all obligations of Landlord arising after the date such purchaser acquires title to the Building or Landlord’s interest therein. Within five (5) days after request by such purchaser, Tenant
shall execute and deliver an instrument or instruments confirming its attornment. 
  
 21.3 If any lender providing construction or permanent financing or any refinancing for the Building requires, as a condition of such financing or refinancing, that modifications to this Lease be obtained, and
provided that such modifications (a) are reasonable, (b) do not adversely affect in a material manner Tenant’s use of the Premises as herein permitted, and (c) do not increase the rent and other sums to be paid by Tenant, then Landlord may
submit to Tenant an amendment to this Lease incorporating such required modifications, and Tenant shall execute, acknowledge and deliver such amendment to Landlord within five (5) days after Tenant’s receipt thereof. 
  

 15 

 ARTICLE XXII 
  
 HOLDING OVER 
  
 22.1. Tenant acknowledges that it is extremely important that Landlord have substantial advance notice of the date on which Tenant will vacate the
Premises because Landlord will require an extensive period to locate a replacement tenant and because Landlord plans its entire leasing and renovation program for the Building in reliance on its lease expiration dates. Tenant also acknowledges that
if Tenant fails to surrender the Premises at the expiration or earlier termination of the Lease Term, then it will be conclusively presumed that the value to Tenant of remaining in possession, and the loss that will be suffered by Landlord as a
result thereof, far exceed the Base Rent and additional rent that would have been payable had the Lease Term continued during such holdover period. Therefore, if Tenant or any assignee, subtenant or licensee of Tenant shall not immediately surrender
the Premises, or any part thereof, on the date of the expiration or earlier termination of the Lease Term, then (a) Tenant shall automatically forfeit all rights to the security deposit held by Landlord pursuant to this Lease, and (b) the rent
payable by Tenant hereunder shall be increased to equal the greater of (i) fair market rent for the entire Premises, or (ii) double the Base Rent, additional rent and other sums that were payable pursuant to the terms of this Lease during the last
twelve (12) months prior to such holdover period. Such rent shall be computed by Landlord on a monthly basis and shall be payable by Tenant on the first day of such holdover period and the first day of each calendar month thereafter during such
holdover period until the Premises have been vacated. Landlord’s acceptance of such rent from Tenant shall not in any manner impair or adversely affect Landlord’s other rights and remedies here-under, including, but not limited to
Landlord’s right to evict Tenant from the Premises and Landlord’s right to recover damages pursuant to this Lease and such other damages as are available to Landlord at law or in equity (including but not limited to any and all damage
caused by such holdover). 
  
 ARTICLE XXIII 
  
 COVENANTS OF LANDLORD 
  
 23.1 Landlord covenants that it has the right to make this Lease for the
Lease Term, and that if Tenant shall pay all rent when due and punctually perform all the covenants, terms, conditions and agreements of this Lease to be performed by Tenant, Tenant shall, during the Lease Term, freely, peaceably and quietly occupy
and enjoy the full possession of the Premises without hindrance by Landlord or any party claiming through or under Landlord, subject, however, to the provisions of this Lease. 
  
 23.2 Landlord hereby reserves to itself and its successors and assigns the following rights: (i) to change the street
address and/or name of the Building; (ii) to change the arrangement and location of entrances, passageways, doors, doorways, corridors, elevators, stairs, toilets or other public parts of the Building; (iii) to erect, use and maintain pipes, wires,
structural supports, ducts and conduits in and through the Premises; (iv) to grant to anyone the exclusive right to conduct any particular business or undertaking in the Building not inconsistent with Tenant’s permitted use of the Premises; (v)
the exclusive right to use and/or lease the roof areas, and the sidewalks and other exterior areas; (vi) the right to resubdivide the Building, to combine the Building with other lands, and to sell all or a portion of the Building; (vii) to relocate
any parking area designated for Tenant’s use; and (viii) to construct improvements on the Land and in the public and common areas of the Building. Landlord may exercise any or all of the foregoing rights without being deemed to be guilty of an
eviction, actual or constructive, or a disturbance or interruption of the business of Tenant or of Tenant’s use or occupancy of the Premises. 
  
 ARTICLE XXIV 
  
 GENERAL PROVISIONS 
  
 24.1 Tenant acknowledges that neither Landlord nor any broker, agent or employee of Landlord has made any representations or promises with respect to the Premises or the Building except as herein expressly set forth,
and no rights, privileges, easements or licenses are being acquired by Tenant except as herein expressly set forth. 
  
 24.2 Nothing contained in this Lease shall be construed as creating any relationship between Landlord and Tenant other than that of landlord and tenant.

  
 24.3 Landlord and Tenant each warrants to the other that
neither of them has employed or dealt with any broker, agent or finder, other than the Broker(s) in connection with this Lease. Tenant shall indemnify and hold Landlord 
  

 16 

 harmless from and against any claim or claims for brokerage or other commissions asserted by any broker, agent or finder
employed by Tenant or with whom Tenant has dealt, other than the Broker(s). 
  
 24.4 From time to time, upon not less than five (5) days prior written notice, Tenant and each subtenant, assignee, licensee, concessionaire or occupant of Tenant shall execute, acknowledge before a notary public, and
deliver to Landlord and/or any other person or entity designated by Landlord, a written statement certifying: (i) that this Lease is unmodified and in full force and effect (or if there have been modifications, that the Lease is in full force and
effect as modified and stating the modifications); (ii) the dates to which the rent and any other charges hereunder have been paid by Tenant; (iii) whether or not, to the best knowledge of Tenant, Landlord is in default in the performance of any
covenant, agreement or condition contained in this Lease, and if so, specifying the nature of such default; (iv) the address to which notices to Tenant are to be sent; (v) that this Lease is subject and subordinate to all Mortgages encumbering the
Building; (vi) that Tenant has accepted the Premises and that all work thereto has been completed by Landlord (or if such work has not been completed, specifying the incomplete work); (vii) the Lease Commencement Date and the date the initial term
of this Lease will expire; and (viii) such other matters as Landlord may request. Any such statement delivered by Tenant may be relied upon by any owner of the Building, any prospective purchaser of the Building, any holder or prospective holder of
a Mortgage, any prospective assignee any of such holder or any other person or entity. Tenant acknowledges that time is of the essence to the delivery of such statements and Tenant’s failure to deliver timely such statements may cause
substantial damages resulting from, for example, delays in obtaining financing secured by the Building. Tenant shall be liable for all such damages, and failure to timely provide Landlord with such statements shall specifically constitute an Event
of Default entitling Landlord to pursue all rights and remedies available pursuant to Article XIX. 
  
 24.5 LANDLORD, TENANT, GUARANTORS AND GENERAL PARTNERS EACH WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM BROUGHT IN CONNECTION
WITH ANY MATTER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT HEREUNDER, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE. TENANT HEREBY CONSENTS TO SERVICE OF
PROCESS AND ANY PLEADING RELATING TO ANY SUCH ACTION, PROCEEDING, CLAIM OR COUNTERCLAIM AT THE PREMISES; PROVIDED, HOWEVER, THAT NOTHING HEREIN SHALL BE CONSTRUED AS REQUIRING SUCH SERVICE AT THE PREMISES. LANDLORD, TENANT, GUARANTORS AND GENERAL
PARTNERS EACH WAIVE ANY OBJECTION TO THE VENUE OF ANY ACTION FILED BY EITHER PARTY IN ANY COURT SITUATED IN THE JURISDICTION IN WHICH THE BUILDING IS LOCATED, AND EACH PARTY FURTHER WAIVES ANY RIGHT, CLAIM OR POWER, UNDER THE DOCTRINE OF FORUM NON
CONVENIENS OR OTHERWISE, TO TRANSFER ANY SUCH ACTION FILED BY ANY PARTY IN ANY SUCH COURT TO ANY OTHER COURT. 
  
 24.6 All notices or other communications required hereunder shall be in writing and shall be deemed duly given when delivered in person (with receipt
therefor), on the next business day after deposit with a recognized overnight service, or on the second (2nd) day after being sent by certified or registered mail, return receipt requested, postage prepaid, to the addresses of Landlord and Tenant
set forth in Section 1.1, provided that after the Lease Commencement Date, all notices to Tenant may, at Landlord’s option, be sent to the Premises. Either party may change its address for the giving of notices by notice given in accordance
with this Section. If Landlord or the holder of any Mortgage notifies Tenant that a copy of each notice to Landlord shall be sent to such holder at a specified address, then no notice to Landlord shall be considered duly given unless such copy is
simultaneously given in accordance with this Section to such holder. 
  
 24.7 Each provision of this Lease shall be valid and enforced to the fullest extent permitted by law. If any provision of this Lease or the application thereof to any person or circumstance shall to any extent be invalid or unenforceable,
then such provision shall be deemed to be replaced by the valid and enforceable provision most substantively similar to such invalid or unenforceable provision, and the remainder of this Lease, or the application of such provision to persons or
circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby. 
  
 24.8 Feminine, masculine or neuter pronouns shall be substituted for those of another form, and the plural shall be substituted for another number, in any
place in which the context may require. 
  

 17 

 24.9 The provisions of this Lease shall be binding upon, and shall inure to the benefit of, the parties
hereto and each of their respective representatives, successors and assigns, subject to the provisions hereof restricting assignment or subletting by Tenant. 
  
 24.10 This Lease contains and embodies the entire agreement of the parties hereto and supersedes all prior agreements, negotiations, letters of intent,
proposals, representations, warranties, understandings and discussions between the parties hereto. Any representation, inducement, warranty, understanding or agreement that is not contained in this Lease shall not be of any force or effect. This
Lease may not be modified or changed in whole or in part in any manner other than by an instrument in writing duly signed by both parties hereto. 
  
 24.11 This Lease shall be governed by, and construed in accordance with, the laws of the jurisdiction in which the Building is located. 
  
 24.12 Headings are used herein for convenience and shall not be considered
when construing this Lease. 
  
 24.13 The submission of an
unsigned copy of this document to Tenant shall not constitute an offer or option to lease the Premises. THIS LEASE SHALL BECOME EFFECTIVE AND BINDING ONLY UPON EXECUTION AND DELIVERY BY BOTH LANDLORD AND TENANT. 
  
 24.14 Time is of the essence with respect to each of Tenant’s
obligations under this Lease. 
  
 24.15 This Lease may be executed
in multiple counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same document. 
  
 24.16 This Lease shall not be recorded, except that upon the request of Landlord, Tenant shall execute, in recordable form, a short-form memorandum of
this Lease. Such memorandum may be recorded at Landlord’s expense in the land records of the jurisdiction in which the Building is located. 
  
 24.17 Landlord reserves the right to make reasonable changes and modifications to the plans and specifications for the Building without Tenant’s
consent, provided such changes or modifications do not materially and adversely change the character of the Building. 
  
 24.18 The deletion of any printed, typed or other portion of this Lease shall not evidence an intention to contradict such deleted portion. Such deleted
portion shall be deemed not to have been inserted in this Lease. 
  
 24.19 Except as otherwise provided in this Lease, any additional rent or other sum owed by Tenant to Landlord, and any cost, expense, damage or liability incurred by Landlord for which Tenant is liable, shall be considered additional rent
payable pursuant to this Lease and paid by Tenant no later than the later of (a) ten (10) days after the date Landlord notifies Tenant of the amount of such additional rent, sum, cost, expense, damage or liability, or (b) the first day of the first
calendar month following the date Landlord so notifies Tenant. 
  
 24.20 Any liability of Tenant to Landlord existing hereunder as of the expiration or earlier termination of the Lease Term shall survive such expiration or earlier termination. 
  
 24.21 If Landlord is in any way delayed, interrupted or prevented from performing any of its obligations under this Lease,
and such delay, interruption or prevention is due to fire, act of God, governmental act or failure to act, strike, labor dispute, inability to procure materials, or any cause beyond Landlord’s reasonable control (whether similar or dissimilar
to the foregoing), then the time for performance of the affected obligation(s) by Landlord shall be excused for the period of the delay and extended for a period equivalent to the period of such delay, interruption or prevention. 
  
 24.22 At the expiration or earlier termination of the Lease Term, Tenant
shall deliver to Landlord all keys and security cards to the Building or the Premises, whether such keys were furnished by Landlord or otherwise procured by Tenant, and shall inform Landlord of the combination of each lock, safe and vault, if any,
in the Premises. 
  

 18 

 24.23 The person executing and delivering this Lease on Tenant’s behalf represents and warrants that
he or she is duly authorized to so act; that Tenant is duly organized, is qualified to do business in the jurisdiction in which the building is located, is in good standing under the laws of the state of its organization and the laws of the
jurisdiction in which the Building is located, and has the power and authority to enter into this Lease; and that all action required to authorize Tenant to enter into this Lease has been duly taken. 
  
 24.24 This Lease shall be executed under seal and the law of sealed
instruments shall apply. 
  
 24.25 Tenant upon receipt of written
request of Landlord, shall provide Landlord with a then current financial statement prepared by an independent certified public accountant in accordance with generally accepted accounting principles. 
  
 IN WITNESS WHEREOF, Landlord has caused this Lease to be signed in its name by one of its
General Partners, under seal, and Tenant has caused the Lease to be signed in its corporate name by its [Vice] President, attested by its Secretary, its corporate seal to be hereunto affixed and does hereby constitute and appoint Joyce L. Brown its
true and lawful attorney-in-fact for it and in its name to acknowledge and deliver these presents as the act and deed of said corporation, all on the day and year first hereinabove written. 
  

	 WITNESS:
	 	 	 	 LANDLORD:
 RHODE ISLAND & M ASSOCIATES

				
	/s/    STEPHEN LUSTGARTEN        	 	 	 	By:	 	 /s/    DAVID BENDER[Seal]
        

	
	 	 	 	 	 	 
	 	 	 	 	 	 	 General Partner

			
	 ATTEST:
	 	 	 	 TENANT:
 SMALL BUSINESS CORPORATION OF AMERICA, INC.

				
	 /s/    GARY L.
ARABAK    

	 	 	 	By:	 	 /s/    JOYCE L.
BROWN[SEAL]

	 	 	 	 	 	 	[Vice President]

  

 19 

 ADDENDUM I 
  

The Base Rent to be paid for the Premises will be paid in accordance with Article IV of this Lease is as follows: 
  

	 Period

	  	Monthly Rent

	 April 1, 2003-March 31, 2004
	  	$	2,099.49
	 April 1, 2004-March 31, 2005
	  	$	2,193.89
	 April 1, 2005-March 31, 2006
	  	$	2,292.62

  
 Said schedule specifically excludes
the escalation as provided for in Section 1.1(g), Section 1.1(h) and Article V which shall be payable monthly pursuant to Article V. 
  

	 AGREED AND ACCEPTED BY:
	  	 
		
	 David Bender
	  	4/3/03
	 RHODE ISLAND & M ASSOCIATES
	  	DATE
		
	 Joyce L. Brown
	  	4/1/03
	 SMALL BUSINESS COPORATION OF AMERICA, INC.
	  	DATE

  
  

 1 

 EXHIBIT A 
  

PLAN SHOWING PREMISES 
  
 [to be attached] 
  
  

 A-1 

 EXHIBIT B 
  
 LANDLORD’S CUSTOMARY BUILDING STANDARD ALLOWANCES 
  
 The items listed below (the “Building Standard Allowances”) are based upon building standard materials and specifications and represent the work
and materials customarily provided by Landlord as initial preparation of a premises for a tenant’s occupancy. Such items are included in this Lease for reference purposes only, and in no event shall this paragraph be construed to mean that
Landlord is obligated to provide any of the following items to Tenant. 
  

	PARTITIONING:	  	Interior partitions shall be constructed of 2 1/2” steel studs and 1/2” of gypsum wallboard with no visible joints, running from floor to ceiling. Tenant partitioning
allowance is one (1) linear foot of interior partitioning per twelve (12) square feet of leased space. Demising partitions shall be constructed from slab to slab with sound insulation.
		
	PAINTING:	  	Paint color shall be selected by Tenant from Landlord’s samples. Walls shall be painted with two (2) coats of flat finish paint; doors and frames to be painted with
semi-gloss paint. Tenant may select up to four (4) different colors with a maximum of one (1) color break per room.
		
	SUITE ENTRY DOOR:	  	The exterior suite entry door shall be a 3’0” by 8’0” solid core door with African Mahogany veneer, in a hollow metal frame, with chrome finish lever lockset
and closer. The height of the door may be adjusted if a physical impediment precludes the installation of an 8’0” door.

  

 B-1 

	INTERIOR DOOR:	  	Interior doors shall be paint grade 3’0” by 8’0” solid-core doors with chrome finish cylindrical latchsets. Allowance is one (1) interior door for each 300
rentable square feet of Leased Space. The height of the door may be adjusted if a physical impediment precludes the installation of an 8’0” door.
		
	CEILING:	  	The building standard ceiling shall consist of mineral fissured 2’ x 2’ acoustical ceiling tile installed in a fineline suspension system. The finished ceiling height
shall be approximately 8’4” to 8’6”.
		
	TELEPHONE AND
ELECTRICAL OUTLETS:	  	Allowance is one (1) telephone outlet per two hundred (200) net square feet of Leased Space and one (1) duplex (120 volt) electrical outlet per one hundred fifty (150) square feet
of Leased Space. All telephone and electrical outlets shall be located in the walls. Special electrical outlets and floor power and floor telephone outlets are excluded.
		
	SWITCHES:	  	Allowance is one (1) wall switch for each three hundred (300) square feet of Leased Space.

  

 B-2 

	FLOOR COVERING:	  	Tenant shall select from Landlord’s samples; Building Standard carpeting and/or Building Standard vinyl composition tile to be installed in areas specified by
Tenant.
		
	LIGHTING:	  	Landlord shall provide recessed 2’0” x 4’0” fluorescent lighting fixtures designed to produce 65 foot candles of light at desk tops throughout the
suite.
		
	WINDOW COVERINGS:	  	Landlord shall install thinline horizontal venetian blinds on all exterior windows.
		
	 HEATING AND

 AIR
CONDITIONING:
	  	Landlord will provide Building Standard heating and cooling, ductwork and distribution apparatus based upon the Tenant’s partitioning plan as defined in Tenant’s final
plans. The system will be designed to be capable of maintaining (within tolerance) normal cooling and heating conditions throughout the year.
		
	 	  	Any additional heating/air conditioning and/or mechanical work made necessary due to special occupancy or heat loads such as conference rooms, special lighting, computer rooms,
etc. shall be provided by Landlord, at Tenant’s expense, and shall be considered non-Building Standard work.
		
	BASE:	  	Landlord shall provide 4” black vinyl base.

  

 B-3 

	DESIGN SERVICES:	  	Tenant’s preliminary space plan and one (1) revision shall be provided by Landlord’s space planner at the Landlord’s expense. Landlord shall also provide the
necessary architectural, mechanical, and electrical plans and specifications for the Building Standard construction. All design costs relating to the construction and specification of Above Building Standard items shall be the responsibility of the
Tenant.
		
	ALLOWANCE:	  	These specifications and allowances are maximum limits to be provided at no cost to the Tenant. There shall be no credits for unused allowances of Building Standard
items.

  

 B-4 

 EXHIBIT C 
  

RULES AND REGULATIONS 
  
 This Exhibit is attached to and made a part of that certain Lease Agreement dated as of April 3, 2003, (the “Lease”), by and between RHODE
ISLAND & M ASSOCIATES (“Landlord”), and SMALL BUSINESS INVESTMENT CORPORATION OF AMERICA, INC. (“Tenant”). 
  
 The following rules and regulations have been formulated for the safety and well-being of all tenants of the Building. Strict adherence to these rules and
regulations is necessary to guarantee that every tenant will enjoy a safe and undisturbed occupancy of its premises. Any violation of these rules and regulations by Tenant shall constitute a default by Tenant under the Lease. 
  

	A.	 	ALL TENANTS. 

  
 The following rules shall be applicable to all tenants of the Building: 
  
 1. Tenant shall not obstruct or encumber or use for any purpose other than ingress and egress to and from the Premises any
sidewalk, entrance, passage, court, elevator, vestibule, stairway, corridor, hall or other part of the Building not exclusively occupied by Tenant. No bottles, parcels or other articles shall be placed, kept or displayed on window ledges, in windows
or in corridors, stairways or other public parts of the Building. Landlord shall have the right to control and operate the public portions of the Building and the facilities furnished for common use of the tenants, in such manner as Landlord deems
best for the benefit of the tenants generally. Tenant shall not permit the visit to the Premises of persons in such numbers or under such conditions as to interfere with the use and enjoyment of the entrances, corridors, elevators and other public
portions or facilities of the Building by other tenants. Tenant shall coordinate in advance with Landlord’s property management department all deliveries to the Building so that arrangements can be made to minimize such interference. Tenant
shall not permit its employees and invitees to congregate in the elevator lobbies or corridors of the Building. 
  
 2. Tenant shall not attach, hang or use in connection with any window or door of the Premises any drape, blind, shade or screen, without Landlord’s
prior written consent. All awnings, drapes projections, curtains, blinds, shades, screens and other fixtures shall be of a quality, type, design and color, and shall be attached in a manner, approved in writing by Landlord. Any Tenant-supplied
window treatments shall be installed behind Landlord’s standard window treatments so that Landlord’s standard window treatments will be what is visible to persons outside the Building. 
  
 3. Tenant shall not place any showcase, mat or other article in any part of
the exterior of the Premises. 
  
 4. Tenant shall not use the
water fountains, water and wash closets, and plumbing and other fixtures for any purpose other than those for which they were constructed, and Tenant shall not place any debris, rubbish, rag or other substance therein (including, without limitation,
coffee grounds). All damages from misuse of fixtures shall be borne by the tenant causing same. 
  
 5. Tenant shall not construct, maintain, use or operate within the Premises any electrical device, wiring or apparatus in connection with a loud speaker
system or other sound system, in connection with any excessively bright, changing, flashing, flickering or moving light or lighting device, or in connection with any similar device or system, without Landlord’s prior 
  

 C-1 

 written consent. Tenant shall not construct, maintain, use or operate any such device or system outside of its Premises
or within such Premises so that the same can be heard or seen from outside the Premises. No flashing, neon or search lights shall be used which can be seen outside the Premises. 
  
 6. Tenant shall not bring any bicycle, vehicle, animal, bird or pet of any kind into the Building, except seeing-eye or
hearing-ear dogs for handicapped persons visiting the Premises. 
  
 7. Except as specifically provided to the contrary in the Lease, Tenant shall not cook or permit any cooking on the Premises, except for microwave cooking and use of coffee machines by Tenant’s employees for their own consumption.
Tenant shall not install any microwave oven or coffee machine in the Premises without Landlord’s prior written approval of such equipment and its location within the Premises. Tenant shall not cause or permit any unusual or objectionable odor
to be produced upon or emanate from the premises. 
  
 8. Tenant
shall not make any unseemly or disturbing noise or disturb or interfere with occupants of the Building. 
  
 9. Tenant shall not place on any floor a load exceeding the floor load per square foot which such floor was designed to carry. Landlord shall have the
right to prescribe the weight, position and manner of installation of safes and other heavy equipment and fixtures. Landlord shall have the right to repair at Tenant’s expense any damage to the Premises or the Building caused by Tenant’s
moving property into or out of the Premises or due to the same being in or upon the Premises or to require Tenant to do the same. Tenant shall not receive into the Building or carry in the elevators any safes, freight, furniture, equipment or bulky
item except as approved by Landlord, and any such furniture, equipment and bulky item shall be delivered only through the designated delivery entrance of the Building and the designated freight elevator at designated times. Tenant shall remove
promptly from any sidewalk adjacent to the Building any furniture, furnishing, equipment or other material there delivered or deposited for Tenant. 
  
 10. Tenant shall not place additional locks or bolts of any kind on any of the doors or windows, and shall not make any change in any existing lock or
locking mechanism therein, without Landlord’s prior written approval. Tenant shall keep doors leading to a corridor or main hall closed at all times except as such doors may be used for ingress or egress and shall lock such doors during all
times the Premises are unattended. Tenant shall, upon the termination of its tenancy, restore to Landlord all keys of the Premises, stores, offices, storage and toilet rooms either furnished to, or otherwise procured by, Tenant, and in the event of
the loss of any keys so furnished, Tenant shall pay the replacement cost thereof. At Landlord’s request, a charge of three dollars ($3.00) per key shall be paid for all keys in excess of two (2) for each public entrance door to the Premises.
Tenant’s key system shall be consistent with that for the rest of the Building. 
  
 11. Tenant shall not install or operate in the Premises any electrically operated equipment or machinery without obtaining the prior written consent of Landlord. Landlord may condition such consent upon Tenant’s
payment of additional rent in compensation for the excess consumption of electricity or other utilities and for the cost of any additional wiring or apparatus that may be occasioned by the operation of such equipment of machinery. Tenant shall not
install any equipment of any type or nature that will or may necessitate any changes, replacements or additions to, or changes in the use of, the water system, heating system, plumbing system, air-conditioning system or electrical system of the
Premises or the Building, without obtaining Landlord’s prior written consent, which consent may be granted or withheld in Landlord’s sole and absolute discretion. If any machine or equipment of Tenant causes noise or vibration that may be
transmitted to such a degree as to be objectionable to Landlord or any tenant in the Building, then Landlord shall have the right to install at Ten ant’s expense vibration eliminators or other devices 
  

 C-2 

 sufficient to reduce such noise and vibration to a level satisfactory to Landlord or to require Tenant to do the same.

  
 12. Landlord reserves the right to exclude from the Building
at all times any person who does not properly identify himself to the Building management or attendant on duty. Landlord shall have the right to exclude any undesirable or disorderly persons from the Building at any time. Landlord may require all
persons admitted to or leaving the Building to show satisfactory identification and to sign a register. 
  
 13. Tenant shall not permit or encourage any loitering in or about the Premises and shall not use or permit the use of the Premises for lodging, dwelling
or sleeping. 
  
 14. Tenant, before closing and leaving the
Premises at any time, shall see that all windows are closed and all lights and equipment are turned off, including, without limitation, coffee machines. 
  
 15. Tenant shall not request Landlord’s employees to perform any work or do anything outside of such employees’ regular duties without
Landlord’s prior written consent. Tenant’s special requirements will be attended to only upon application to Landlord, and any such special requirements shall be billed to Tenant in accordance with the schedule of charges maintained by
Landlord from time to time or as is agreed upon in writing in advance by Landlord and Tenant. Tenant shall not employ any of Landlord’s employees for any purpose whatsoever without Landlord’s prior written consent. 
  
 16. Canvassing, soliciting and peddling in the Building are prohibited and
Tenant shall cooperate to prevent the same. 
  
 17. There shall
not be used in any space, or in the public halls of the Building, either by any tenant or by jobbers or others in the delivery or receipt of merchandise, any hand trucks, except those equipped with rubber tires and side guards. Tenant shall be
responsible for any loss or damage resulting from any deliveries made by or for Tenant. 
  
 18. Drapes (whether installed by Landlord or Tenant) which are visible from the exterior of the Building, shall be cleaned by Tenant at least once a year, without notice from Landlord, at Tenant’s own expense.

  
 19. Tenant shall not install or permit the installation of any
wiring for any purpose on the exterior of the Premises. 
  
 20.
Tenant acknowledges that it is Landlord’s intention that the Building be operated in a manner which is consistent with the highest standards of cleanliness, decency and morals in the community which it serves. Toward that end, Tenant shall not
sell, distribute, display or offer for sale any item which, in Landlord’s judgment, is inconsistent with the quality of operation of the Building or may tend to impose or detract from the moral character or image of the Building. Tenant shall
not use the Premises for any immoral or illegal purpose. 
  
 21.
Unless otherwise expressly provided in the Lease, Tenant shall not use, occupy or permit any portion of the Premises to be used or occupied for the storage, manufacture, or sale of liquor. 
  
 22. Tenant shall purchase or contract for waxing, rug shampooing, venetian
blind washing, interior glass washing, furniture polishing, janitorial work, removal of any garbage from any dining or eating facility or for towel service in the Premises, only from contractors, companies or persons approved by Landlord.

  

 C-3 

 23. Tenant shall not remove, alter or replace the ceiling light diffusers, ceiling tiles or air diffusers
in any portion of the Premises without the prior written consent of Landlord. 
  
 24. Tenant shall not purchase water, ice, coffee, soft drinks, towels, or other merchandise or services from any company or person whose repeated violation of Building regulations has caused, in Landlord’s
opinion, a hazard or nuisance to the Building and/or its occupants. 
  
 25. Tenant shall not pay any employee on the Premises except those actually employed therein; nor shall Tenant use the Premises as headquarters for large scale employment of workers for other locations. 
  
 26. Landlord shall have the right, upon written notice to Tenant, to require
Tenant to refrain from or discontinue any advertising by Tenant which, in Landlord’s opinion, tends to impair the reputation of the Building or its desirability for offices. 
  
 27. Tenant shall not mark, paint or in any manner deface any part of the Premises or the Building. No stringing of wires,
boring or cutting shall be permitted except with Landlord’s prior written consent. Any floor covering installed by Tenant shall have an under layer of felt rubber, or similar sound deadening substance, which shall not be affixed to the floor by
cement or any other non-soluble adhesive materials. 
  
 28. Should
Tenant’s use and occupancy of the Premises require the installation of supplemental cooling, and should the Building contain a closed loop, Tenant agrees that its supplemental cooling requirements will be serviced by tapping into the
Building’s closed loop. Tenant shall be responsible for the cost of connecting into the loop and agrees to pay to Landlord as additional rent the monthly tap fee in accordance with Landlord’s then-current rate schedule. Should the Building
not contain a closed loop, Tenant agrees to be responsible for fees associated with placing equipment on the roof of the Building. 
  
 29. Each Tenant shall handle its newspapers and “office paper” in the manner required by the District of Columbia Recycling Act (as the same may
be amended from time to time) and shall conform with any recycling plan instituted by Landlord. 
  
 30. Tenant shall not bring or keep, or permit to be brought or kept, in the Building any flammable, combustible or explosive fluid, chemical or substance.

  
 31. Tenant shall comply with all workplace smoking laws and
regulations. There shall be no smoking in bathrooms, elevator lobbies, elevators, and other common areas. 
  
 32. Landlord may, upon request of Tenant, waive Tenant’s compliance with any of the rules, provided that (a) no waiver shall be effective unless
signed by Landlord, (b) no waiver shall relieve Tenant from the obligation to comply with such rule in the future unless otherwise agreed in writing by Landlord, (c) no waiver granted to any tenant shall relieve any other tenant from the obligation
of complying with these rules and regulations, and (d) no waiver shall relieve Tenant from any liability for any loss or damage resulting from Tenant’s failure to comply with any rule. 
  

 C-4 

 EXHIBIT D 
  

CERTIFICATE AFFIRMING THE LEASE COMMENCEMENT DATE 
  
 This Certificate is being provided pursuant to that certain Lease Agreement dated as of April 3, 2003, (the “Lease”) by and between RHODE
ISLAND & M ASSOCIATES (“Landlord”) and SMALL BUSINESS INVESTMENT CORPORATION OF AMERICA, INC. (“Tenant”). 
  
 The parties to the Lease desire to confirm the following: 
  

	 	1.	 	The Lease Commencement Date is: April 1, 2003. 

  

	 	2.	 	The initial term of the Lease shall expire on: March 31, 2006. 

  
 Attached to this Certificate is evidence of payment of premiums for all insurance required pursuant to the Lease. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed this Certificate under
seal on April 3, 2003. 
  

	 	 	 	 	 LANDLORD: RHODE ISLAND &
 M ASSOCIATES

				
	 WITNESS:
	 	 	 	 By:
	 	 /s/ David Bender [Seal]

	 /s/ Stephen Lustgarten
	 	 	 	 	 	 
	 	 	 	 	 TENANT: SMALL BUSINESS
 INVESTMENT CORPORATION
 OF AMERICA, INC.

			
	 	 	 	 	 an Oregon corporation

			
	 ATTEST:
	 	 	 	 
	 /s/ Gary L. Arabak
	 	 	 	 By: /s/ Joyce L. Brown [Seal]

	 	 	 	 	 [Vice President]

  

 C-5

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