Document:

Agreement of Lease

 Exhibit 10.19 
  

					
		  	For:	  	 Suite 145
 Building
100
 2150 Boggs Road
 Duluth, Georgia
30136

  
  
  
 GF BUILDING ONE ASSOCIATES

 Landlord 
 AND 
 PRIMERICA LIFE INSURANCE COMPANY, 
 Tenant 
  
  
 AGREEMENT OF LEASE

 Dated: As of July 1, 1993 
  
  
  
  
  

 TABLE OF CONTENTS 
  

					
	 	 	 	  	Page
	Article 1	 	Lease of Property, Term of Lease	  	1
			
	Article 2	 	Definitions	  	2
			
	Article 3	 	Rent	  	8
			
	Article 4	 	Payment of Impositions	  	10
			
	Article 5	 	Use, Maintenance, Alterations, Repairs, Access, Etc.	  	14
			
	Article 6	 	Insurance	  	25
			
	Article 7	 	Damage or Destruction	  	32
			
	Article 8	 	Condemnation	  	37
			
	Article 9	 	Assignment and Subletting	  	40
			
	Article 10	 	Default Provisions	  	44
			
	Article 11	 	Right to Perform the Other Party’s Obligations; Cumulative Remedies; Waiver	  	48
			
	Article 12	 	Arbitration and Appraisal	  	51
			
	Article 13	 	Suspense of Payment, Offset or Default	  	54
			
	Article 14	 	Brokerage Fees and Commissions	  	55

  

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	Article 15	 	Impairment of Landlord’s Title	  	56
			
	Article 16	 	Quiet Enjoyment; Transfer of Landlord’s Interest	  	56
			
	Article 17	 	Signage	  	58
			
	Article 18	 	Landlord’s Maintenance of Park; Press Releases	  	58
			
	Article 19	 	Notices	  	63
			
	Article 20	 	Estoppel Certificate	  	64
			
	Article 21	 	Invalidity of Particular Provisions - Construction	  	65
			
	Article 22	 	End of Term	  	66
			
	Article 23	 	Mortgagee Protection	  	67
			
	Article 24	 	Subordination And Non-Disturbance	  	68
			
	Article 25	 	Hazardous Substances	  	69
			
	Article 26	 	Covenants Binding; Entire Agreement	  	73
			
	Article 27	 	Holding Over	  	74
			
	Article 28	 	Governing Law	  	74
			
	Article 29	 	Termination of Existing Lease	  	75
			
	Article 30	 	Exculpation	  	75

 EXHIBITS 
  

			
	Exhibit A	  	Floor Plan of the Premises
	Exhibit B	  	Site Plan of the Park
	Exhibit C	  	List of Permitted Encumbrances

  

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 AGREEMENT OF LEASE, made as of the 1st day of July, 1993, by and between GF BUILDING ONE
ASSOCIATES, a Georgia joint venture, having an office c/o Kern Realty Services Inc., 7840 Roswell Road, Atlanta, Georgia 30350 (“Landlord”) and PRIMERICA LIFE INSURANCE COMPANY, a Massachusetts corporation having an office at 3120
Breckinridge Boulevard, Duluth, Georgia 30199-0001 (“Tenant”). 
 W I T N E S
S E T H: 
 Article 1 
 Lease of Property, Term of Lease 
 Section 1.01. For and in
consideration of the rents to be paid and the covenants and agreements herein contained, Landlord hereby leases to Tenant and Tenant hereby hires from Landlord, subject to all of the terms, conditions and covenants herein contained, 43,920 rentable
square feet of space (the “Premises”) in the building commonly known as Building 100 at the facility known as Gwinnett Forrest Business Distribution Center, with a street address at 2150 Boggs Road, Duluth, Georgia 30136 (the
“Park”). A floor plan of the Premises is attached hereto as Exhibit A. The Premises are designated as Suite 145 in Building 100. 

 Together with the non-exclusive right for the term of this Lease to use all Common Areas (as
hereinafter defined), including those parking spaces contiguous to the Building which exist on the date hereof, which parking spaces, along with the parking spaces which are to be constructed by Landlord in accordance with Section 5.03 hereof,
are hereinafter collectively referred to as the “Parking Areas.” The Building, the other buildings in the Park and the Common Areas and Parking Areas forming a part thereof are as shown on the site plan (the “Site Plan”) of the
Park annexed hereto as Exhibit B; 
 Subject, however, to the Declaration of Easements and Covenants For Gwinnett Forrest
Distribution Center, Fulton County, Georgia, filed and recorded February 23, 1990, in Book 5899, Page 220, in the Office of the Clerk of the Superior Court, Fulton County (the “Declaration”), and to such other agreements, easements,
mortgages, encumbrances and other liens or charges affecting the Building and the Common Areas as are listed on Exhibit C hereto (collectively, the “Permitted Encumbrances”). 
 Section 1.02. The term of this Lease shall commence on July 1, 1993 (the “Commencement Date”) and shall expire on
June 30, 2003. 
 Article 2  
 Definitions 
 Section 2.01. For all purposes of this Lease, and all
agreements supplemental hereto, the terms defined in this Section shall have the meanings specified in this Section unless the context otherwise requires: 
 (a) The term “Building” shall mean the building in which the Premises are located, which building is designated on the Site Plan and known as Building 100 in the Park. 
  

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 (b) The term “other buildings in the Park” shall mean all of the buildings in the
Park leased by or available for leasing to third parties, excepting the Building. 
 (c) The term “Premises” shall be
as defined in Section 1.01 and shall be construed as if followed by the phrase “or any part thereof”. 
 (d) The
term “Building Systems” shall mean the electrical system, the plumbing system, the hot, cool and fresh air distribution system and all other systems installed in and forming a part of the Building to service and for the benefit of the
Premises and the Other Space (as hereinafter defined). 
 (e) The term “term of this Lease” shall mean the term of
this Lease defined in Section 1.02. 
 (f) The term “Impositions” shall mean all taxes, assessments (general or
special), use and occupancy taxes, water and sewer charges, rates and rents, excises and levies, general and special, ordinary and extraordinary, that shall during the term of this Lease be assessed, levied, charged, confirmed or imposed upon or
become payable out of or become a lien on the tax parcel of which the Building forms a part (the “Tax Parcel”), but shall not include any municipal, state, federal or other income, capital levy, estate, succession, inheritance, franchise
or transfer tax of Landlord or any income, profit or revenue tax or charge imposed upon or assessed against Landlord or the Fixed

  

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Rent (as defined in Section 3.01); provided, however, that, if, at any time during the term of this Lease, the present method of taxation or assessment shall be changed and there shall be
substituted for the type of Impositions presently being assessed or imposed on real estate and improvements thereon a capital levy or other tax levied, assessed or imposed on the rents received by a landlord from real estate, then all of such
capital levy or other tax, to the extent so substituted and, to the extent the non-payment thereof may result in a lien on the Building or the Tax Parcel, shall be deemed to be included within the term “Impositions;” and, provided,
further, that the amount of any tax or other charge payable hereunder shall be determined as if (i) the Tax Parcel was the only asset of Landlord and (ii) the rent collected by Landlord from the Tax Parcel was the only income of
Landlord. 
 (g) The terms “include” and “including” shall be construed as if followed by the phrase
“but not limited to”. 
 (h) The terms “hereby”, “hereof”, “hereto”, “herein”,
“hereunder” and any similar terms shall refer to this Lease and the term “hereafter” shall mean after, and the term “heretofore” shall mean before, the date of this Lease. 
 (i) Words of the masculine, feminine or neuter gender shall mean and include the correlative words of the other genders and words importing
the singular number shall mean and include the plural number and vice versa. 
 (j) The term “person” shall include
firms, associations, partnerships (general and limited), trusts, corporations and other legal entities, including public bodies, as well as natural persons. 
  

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 (k) All references in this Lease to numbered Articles and Sections and to lettered Exhibits
are references to the Articles and Sections of this Lease and the Exhibits annexed to this Lease, unless expressly otherwise designated in context. 
 (l) The term “laws of public authorities” shall mean any law, ordinance, regulation, order, rule, proclamation, decree or requirement, ordinary or extraordinary, foreseen or unforeseen, of the
federal or any state government, or any political subdivision, agency or instrumentality thereof, or of any other public or quasi-public authority or group, including the National Board of Fire Underwriters or any local board thereof, with
jurisdiction over the Premises. 
 (m) The term “Unavoidable Delays” shall mean delays beyond the control of Landlord
or Tenant, as the case may be, due to strikes, lock-outs, acts of God, inability to obtain labor or materials, laws of public authorities, enemy action, civil commotion, fire, unavoidable casualty, or other similar causes beyond the control of
Landlord or Tenant, as the case may be. In no event shall Unavoidable Delays exceed, in the aggregate, one hundred twenty (120) days. 
 (n) The terms “rentable square foot,” “rentable square feet” and “rentable area” shall mean the floor area bounded by the exterior faces of the exterior walls of the Office
Facilities. 
  

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 (o) The term “day” shall mean calendar day, except that “business day”
shall mean Monday through Friday exclusive of any holidays observed by (i) the Federal Government, (ii) the Georgia State Government or (iii) national banks. 
 (p) The term “Rent” shall mean, collectively, the Fixed Rent, Impositions, Tenant’s Share of Common Area Costs and any other
charges or expenses payable by Tenant to Landlord hereunder. 
 (q) The term “Other Space” shall mean all of the space
in the Building other than the Premises. 
 (r) The term “Property” shall mean the Premises, the Building and the
Common Areas. 
 (s) The term “Lease Year” shall mean each year occurring during the term of this Lease commencing on
July 1st and concluding on June 30th. 
 Section 2.02. The following terms, wherever used in this Lease (unless
the context requires otherwise), shall have the meanings ascribed thereto in the Sections of this Lease set forth below opposite such terms: 
  

			
	Affiliate	  	Section 9.01
		
	alterations	  	Section 5.08
		
	arbitration	  	Section 12.01
		
	Books and Records	  	Section 18.02
		
	Casualty	  	Section 7.01
		
	Commencement Date	  	Section 1.02
		
	Common Areas	  	Section 18.01
		
	Common Area Costs	  	Section 18.01

  

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	Common Area Costs Advances	  	Section 18.01
		
	Control	  	Section 9.01
		
	Corporate Transactions	  	Section 9.01
		
	Declaration	  	Section 1.01
		
	Environmental Law	  	Section 25.01
		
	First Mortgagee	  	Section 23.01
		
	Fixed Rent	  	Section 3.01
		
	full insurable value	  	Section 6.01
		
	Hazardous Material	  	Section 25.01
		
	Impositions Advances	  	Section 4.01
		
	Insurance Advances	  	Section 6.02
		
	Insurance Holder	  	Section 7.04
		
	Interest Rate	  	Section 5.07
		
	Landlord’s Cost	  	Section 5.07
		
	Landlord’s Obligations	  	Section 5.09
		
	Minor Parking Repairs	  	Section 5.06
		
	net proceeds	  	Section 7.04
		
	Park	  	Section 11.01
		
	Parking Areas	  	Section 1.01
		
	Permitted Encumbrances	  	Section 1.01
		
	Projected Impositions	  	Section 4.04
		
	repairs of a structural nature	  	Section 5.06
		
	Second Notice	  	Section 10.01
		
	Site Plan	  	Section 1.01
		
	Specific Uses	  	Section 5.01
		
	Substantial Casualty	  	Section 7.01
		
	Substantially all of the Premises	  	Section 8.01

  

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	Taking Date	  	Section 8.01
		
	Tax Contest	  	Section 4.04
		
	Tax Parcel	  	Section 2.01
		
	Tenant’s Share of Common Area Costs	  	Section 18.01
		
	Termination Date	  	Section 22.01
		
	Utilities Costs	  	Section 5.13

 Article 3  
 Rent 
 Section 3.01. (a) Tenant shall pay to
Landlord during the term of this Lease a net annual rental (the “Fixed Rent”) of $3.75 per rentable square foot in the Premises for each year during the period between the Commencement Date and the Termination Date (as defined in
Section 22.01). 
 (b) Except as hereinafter provided to the contrary, the Fixed Rent shall be due and payable by Tenant in
advance on the Commencement Date and thereafter on the first day of each Lease Year. Notwithstanding the foregoing, Landlord hereby grants to Tenant a license to pay the Fixed Rent to Landlord in twelve (12) equal monthly installments in
advance on the first business day of each calendar month during the term of this Lease. 
 Section 3.02. (a) All Rent
payments hereunder shall be made by Tenant in lawful money of the United States of America, by good and sufficient check, and shall be made to Landlord at the address set forth above or to such other person or at such other place as Landlord may
designate in the manner set forth in Article 19 hereof. 
  

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 (b) Tenant’s covenant and agreement to pay Rent to Landlord hereunder is independent of
each and every other covenant and agreement contained in this Lease, and the Rent shall be paid by Tenant when due without demand, abatement, deduction or set-off, except as shall be expressly provided to the contrary herein. 
 Section 3.03. In the event Tenant (i) fails to pay any installment of Rent within ten (10) days after the date on which such
installment is due or (ii) fails to make any other payment required to be made to Landlord pursuant to this Lease within ten (10) days after Tenant shall receive written notice from Landlord advising Tenant of its failure to make such
payment, Tenant shall pay to Landlord a late payment charge in an amount equal to five percent (5%) of the amount of such overdue payment. Tenant’s payment of a late payment charge to Landlord shall be in addition to all of Landlord’s
other rights and remedies under this Lease and at law or in equity, and such payment shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner whatsoever. 
 Section 3.04. This Lease shall be construed as a “net lease” and, except as expressly provided to the contrary herein, Tenant
shall pay to Landlord, absolutely net throughout the term of this Lease, the Fixed Rent and other payments to Landlord provided for herein without abatement, deduction or set-off. 
  

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 Article 4 
 Payment of Impositions 
 Section 4.01. (a) From and after the
Commencement Date and thereafter throughout the term of this Lease, Tenant shall pay to Landlord Tenant’s pro-rata share of all Impositions. Tenant’s pro-rata share of the Impositions shall be determined by multiplying (A) the
aggregate amount of the Impositions by (B) a fraction, the numerator of which shall be the rentable area of the Premises and the denominator of which shall be the aggregate rentable area of all of the buildings then existing on the Tax Parcel.

 (b) Tenant agrees to pay to Landlord, with each monthly installment of Fixed Rent, one-twelfth (1/12) of Tenant’s
estimated pro-rata share of the Impositions (the “Impositions Advances”), which estimate shall be based upon the Impositions paid by Landlord during the preceding Lease Year. Landlord shall submit a copy of the bill for the Impositions to
Tenant as soon as reasonably practicable after receipt by Landlord of such bill, along with a statement setting forth in reasonable detail Tenant’s pro-rata share of the Impositions. If the aggregate amount of Impositions Advances exceeds
Tenant’s actual pro-rata share of the Impositions during any Lease Year, then the overpayment shall be credited by Landlord against the next succeeding Rent payment(s) to be made by Tenant hereunder. If the aggregate amount of Impositions
Advances shall be less than Tenant’s actual pro-rata share of the Impositions for such period, then Tenant shall pay to Landlord the difference between the amount paid by Tenant and the actual amount owed by Tenant within fifteen (15) days
after the statement is delivered to Tenant. 
  

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 (c) Notwithstanding anything to the contrary contained herein, the sum of the Impositions
Advances, the Insurance Advances and the Common Area Costs Advances (each as hereinafter defined) shall not exceed $2,000.00 per month during the first Lease Year hereunder. 
 Section 4.02. (a) All Impositions for the tax years in which the Commencement Date and the Termination Date (as defined in
Section 22.01) occur shall be apportioned between Landlord and Tenant based upon the number of days within the applicable tax years which fall within the term of this Lease. 
 (b) Where any Imposition may by law be paid in installments without imposition of any fine, penalty or interest as a result thereof
(i) such Imposition shall be deemed to be payable in the maximum number of installments permitted by law and (ii) there shall be included in the amount of such Imposition payable hereunder for each year during the term of this Lease in
which such installments may be paid only the installments of such Imposition so becoming payable during such year. 
 (c)
Without limiting the foregoing, where any Imposition is an assessment for the cost of the installation of any public improvement on the Tax Parcel, including sidewalks and storm and sanitary drains, and such improvement may reasonably be expected to
have a useful life which extends beyond the term of this Lease, Tenant’s obligation to pay its pro-rata share of such

  

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Imposition shall be limited to the payment of its pro-rata share of that portion of the assessment which represents the product of (i) the amount of such assessment and (ii) a fraction,
the numerator of which shall be the number of years remaining in the term of this Lease at the time of completion of the installation of the public improvement and the denominator of which shall be the reasonably estimated number of years of useful
life of such improvement, determined in accordance with generally accepted accounting principles. If the parties are unable to agree upon the number of years of reasonably estimated useful life of such improvement, such dispute shall be submitted to
arbitration in accordance with Article 12. 
 (d) Landlord shall pay the Impositions directly to the governmental authority
charged with the collection thereof prior to the date on which any fine, penalty or interest shall be imposed thereon, provided that Tenant shall have paid Tenant’s pro-rata share of such Imposition to Landlord in the manner provided herein. If
and when requested by Tenant (but no more often than once in each calendar year), Landlord shall deliver to Tenant photostatic copies of the receipted bills or other evidence reasonably satisfactory to Tenant showing the payment of such Impositions.

 Section 4.03. On the Commencement Date, Landlord shall deliver to Tenant receipted bills or other evidence satisfactory
to Tenant showing payment of all Impositions due and payable prior to the Commencement Date. If the Commencement Date shall occur before the rate of any Imposition for the then current fiscal year is fixed, the apportionment thereof on the
Commencement Date shall be based preliminarily upon the rate in effect for the previous fiscal year and shall be finally determined when the rate has become fixed. 
  

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 Section 4.04. (a) Only Landlord shall be entitled to contest the validity or
amount of any Imposition, or attempt to obtain a reduction in the assessed valuation of the Premises for any fiscal year to which any imposition relates (such contest or proceeding being hereinafter referred to as a “Tax Contest”);
provided, however, that Tenant shall have the right to participate in any Tax Contest brought by Landlord to the extent reasonably practicable. All Tax Contests shall be diligently prosecuted by Landlord to conclusion. If the amount of Impositions
payable by Tenant shall be reduced by virtue of a Tax Contest, Landlord shall promptly pay the amount of such reduction, net of Tenant’s pro rata share of any costs and expenses incurred by Landlord in obtaining such reduction, to Tenant.

 (b) If Landlord chooses not to bring a Tax Contest with respect to any tax year during the term of this Lease, Landlord shall
so notify Tenant in writing by not later than sixty (60) days prior to the last date within which a Tax Contest may be brought with respect to such tax year. Tenant shall notify Landlord in writing within thirty (30) days after receipt of
such notice from Landlord if Tenant disputes Landlord’s decision not to bring a Tax Contest. Following receipt of such notice from Tenant, Landlord shall, at Landlord’s option (i)

  

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timely commence a Tax Contest with respect to the tax year in question, and diligently prosecute the same to conclusion or (ii) advise Tenant in writing of Landlord’s decision to submit
this matter to arbitration in accordance with Article 12 hereof, in which event the arbitrators (each of whom shall be well versed in tax issues in Gwinnett County, Georgia) shall make a determination (1) as to the likelihood of success of a
Tax Contest brought by Landlord, and (2) if it is determined to be likely that a Tax Contest would be successful, as to the amount of Impositions that would be payable with respect to the Tax Parcel following the Tax Contest assuming the
conduct of a Tax Contest and a finding in such contest consistent with the arbitrators determination (the “Projected Impositions”). If the arbitrators determine that the Projected Impositions are less than the Impositions actually payable
by Landlord during the tax year in question, then Tenant shall pay to Landlord, in lieu of Tenant’s pro rata share of all Impositions pursuant to Section 4.01, Tenant’s pro rata share of the Projected Impositions. 
 Article 5  
 Use, Maintenance, Alterations, Repairs, Access, Etc. 
 Section 5.01. Tenant may use and occupy the
Premises as a warehouse and distribution facility and for general and executive offices (the “Specific Uses”) and for any other purpose which is lawful and is not prohibited under the Declaration. 
 Section 5.02. Landlord warrants and represents that it has good and marketable indefeasible title to the Property, subject only to
Permitted Encumbrances. 
  

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 Section 5.03. (a) Landlord warrants and represents that (i) all water, storm
and sanitary sewer, gas, electricity and other utilities required for the use and occupancy of the Premises are connected thereto and will be in service on the Commencement Date and (ii) all exterior roads necessary for the use and occupancy of
the Building have been completed and are open for public use. Landlord covenants and agrees that at all times during the term of this Lease Landlord will make available to Tenant, on a non-exclusive basis, not less than eighty-five (85) parking
spaces for use by Tenant and its invitees. Landlord and Tenant acknowledge that there are currently forty-five (45) parking spaces contiguous to the Building which are available for use by Tenant, and Landlord agrees, at Landlord’s sole
cost and expense on or before November 30, 1993 (i) to stripe not less than fifteen (15) additional parking spaces in the truck court area adjacent to the Building, as shown on the Site Plan and (ii) to construct additional
parking spaces as shown on the Site Plan such that the aggregate number of parking spaces available to Tenant shall not be less than eighty-five (85) . 
 Section 5.04. Landlord warrants and represents that the certificate of occupancy for the Building permits the Premises to be used for the Specific Uses. 
 Section 5.05. (a) Tenant shall take good care of the Premises and shall be responsible, at its sole cost and expense, for the
daily maintenance thereof, which maintenance shall include all cleaning and janitorial services, pest control, rubbish removal and window washing. 
  

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 (b) All of the maintenance to be performed under this Section 5.05 shall be performed
in accordance with the Declaration. 
 Section 5.06. (a) Except for those repairs that are the express obligation of
Landlord hereunder, Tenant shall make all repairs to the Premises, including repairs to the HVAC systems serving the Premises, and Landlord agrees to assign to Tenant, to the extent assignable, on or before the Commencement Date, all warranties from
all manufacturers, contractors and subcontractors pertaining to any item hereunder which is the obligation of Tenant to maintain, repair or replace. 
 (b) Landlord agrees to make, at its sole cost and expense, all of the following repairs in and to the Premises promptly and diligently and in a manner least likely to interfere with Tenant’s use of
the Premises, except to the extent the same are so required by reason of the fault or negligence of Tenant or any of its employees, agents or independent contractors: 
 (i) repairs of a structural nature; 
 (ii) repairs to the Building Systems; and 
 (iii) repairs of every kind and nature and whenever occurring caused by the fault or negligence of Landlord or any of
its employees, agents or independent contractors. 
 (c) As used in subparagraph (b) of this Section 5.06, the term
“repairs of a structural nature” shall be deemed to mean: 
 (i) all repairs to the roof; 

 

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 (ii) all repairs to any and all (v) exterior walls (other than glass
exteriors, including glass exterior doors) and door frames, other than the routine maintenance thereof, if any, (w) stairs, (x) floors and slabs, unless (1) the repairs shall result from Tenant placing upon such floors and slabs
weights in excess of those for which the same were designed to carry and (2) Landlord shall have given Tenant prior written notice of the maximum weights permitted to be placed upon the floors and slabs, (y) foundations and (z) the
structural supports of the roof; and 
 (iii) all repairs and replacements to the pavement, walks and curbs of
the Parking Areas, other than striping or restriping, repairs of “minor” potholes and repairs of “alligatoring” (such striping, restriping and repairs hereinafter collectively referred to as “Minor Parking Repairs”).
The costs of such Minor Parking Repairs shall be deemed to be Common Area Costs hereunder. 
 (d) All of the repairs to be
performed under this Section 5.06 shall be performed in accordance with the Declaration. 
 Section 5.07. Tenant
agrees to give Landlord written notice of any repair required to be performed by Landlord promptly after Tenant learns of the necessity of such repair. All repairs by whomsoever made shall be commenced and completed with due diligence and in a good
and workmanlike manner. If Landlord shall be required to make any repairs pursuant to this Section and (i) if Landlord shall fail to notify Tenant, within

  

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ten (10) business days after Tenant shall notify Landlord of the necessity to perform such repairs, of Landlord’s agreement to perform the same and shall fail to promptly commence and
diligently pursue the making of such repair, or (ii) if in Tenant’s reasonable judgment the failure to make such repairs immediately would risk damage or injury to persons or property or a condition rendering untenantable all or any
material portion of the Premises, then Tenant may (but shall not be obligated to) make such repairs for the account, and at the expense, of Landlord without waiving or releasing Landlord from any obligations of Landlord contained in this Lease.
Tenant shall notify Landlord as soon as reasonably practical after making or ordering emergency or other repairs which are the obligation of Landlord hereunder. Any dispute as to whether Landlord was required to make such repairs shall be resolved
by arbitration pursuant to Article 12 hereof. If either party shall make repairs, and if it is determined by the parties or by arbitration that the making of such repairs was the obligation of the other party pursuant to this Section, then all
amounts paid by the party making such repairs and all necessary incidental costs and expenses paid or incurred by such party in connection with the making of such repairs shall be payable by the other party on demand, together with interest thereon
accruing from the date paid by the party making such repairs at the prime rate of interest publicly announced from time to time by Citibank, N.A., plus one-half percent (1/2%) per annum (the “Interest Rate”). 
  

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 Section 5.08. Tenant may make alterations and changes (collectively,
“alterations”) in and to the Premises at any time and from time to time, without Landlord’s consent, as Tenant may deem desirable for its own use or for use by its subtenants or other permitted occupants of the Premises, subject to
compliance with the following: 
 (a) the alteration shall be made in compliance with all laws of public authorities and all
necessary permits and licenses shall be timely obtained; 
 (b) the alteration shall be made with due diligence and in a good
and workmanlike manner, and shall be prosecuted to completion by Tenant (and Tenant shall indemnify Landlord against all loss, liability or costs incurred by Landlord as the result of Tenant’s failure to prosecute the alteration to completion
as aforesaid); 
 (c) prior to commencing the alteration, the party responsible therefor shall procure, and shall thereafter
maintain at all times when any substantial work is in progress, workmen’s compensation insurance and All Risk Builders Risk insurance, including general liability insurance, appropriate in coverage and amount and the cost thereof shall be paid
by the party responsible hereunder for making the alterations; 
 (d) Tenant shall give Landlord prior written notice of any
alteration estimated to cost in excess of $50,000; 
  

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 (e) alterations that are of a structural nature, or affect the exterior of the Premises or
the Building Systems, shall be made only with the prior written approval of Landlord (including approval of the plans and specifications therefor), which approval shall not be unreasonably withheld or delayed. Alterations of a structural nature
shall be performed by Landlord for the account and at the expense of Tenant. 
 Landlord shall notify Tenant in advance of the
cost to Tenant for the performance of any structural alterations desired or required to be made by Tenant which are to be performed by Landlord for the account and at the expense of Tenant pursuant to Section 5.09(e) (“Landlord’s
Obligations”). Notwithstanding anything to the contrary contained herein, if the cost chargeable by Landlord for the performance of any of Landlord’s Obligations (“Landlord’s Cost”) shall not be acceptable to Tenant, Tenant
may, at Tenant’s option, submit to Landlord one (1) or more bids for the performance of the same from third party contractors who are reputable, bondable and insurable (the “Bids”). If any of the Bids submitted by Tenant shall be
lower than Landlord’s Cost for the same work, then Landlord shall, at Landlord’s option (i) agree to perform the work to which the Bids relate at the cost to Tenant set forth in the lowest of the Bids or (ii) contract with the
contractor submitting the lowest of the Bids for the performance of such work. 
 (f) prior to the commencement of alterations
that are of a structural nature, Tenant shall procure and deliver to Landlord a commitment for the following policies of insurance: 
 (i) all Risk Builders Risk insurance, including coverage against collapse (to the extent applicable), written on a completed value basis in an amount not less than the total value of all alterations under
construction, including public liability coverage and the coverages available under the so-called Installation Floater; 
  

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 (ii) workmen’s compensation insurance, including employer’s
liability insurance covering all employees employed in, on or about the Land to provide statutory benefits as required by the law of the State of Georgia; and 
 (iii) Such other insurance on the Premises and in such amounts as may from time to time be required of Tenant in writing by
Landlord against other insurable hazards which at the time are commonly insured against in the case of premises similarly situated. 
 (g) Tenant shall deliver “as built” plans to Landlord upon the completion of alterations that (i) are of a structural nature, (ii) affect the Building Systems or (iii) cost in excess of $50,000. 
 Section 5.09. Tenant shall be responsible for any labor or materials furnished or to be furnished to Tenant upon credit, and in no
event shall any mechanic’s or other lien for any such labor or materials attach to or affect the reversionary or other estate or interest of Landlord in and to the Building. Whenever and as often as any such lien shall have been filed against
the Building based upon any action or omission of Tenant or of anyone (other than Landlord) claiming through Tenant, Tenant shall, as soon as reasonably practicable after written notice from Landlord of the filing of the lien (but in no event later
than 30 days prior to the date on which the lien may be

  

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foreclosed upon), take such action by bonding, deposit, payment or otherwise as will remove or satisfy the lien or otherwise, in Landlord’s reasonable judgment, protect Landlord from the
foreclosure thereof. Tenant shall have the right to contest the validity, amount or applicability of any such lien or interest by one or more appropriate legal proceedings, and so long as Tenant shall be diligently prosecuting such contest in good
faith, Tenant shall not be required to discharge the contested lien; provided, however, that Tenant shall take such steps as are necessary to prevent the foreclosure of such contested lien. In the event Tenant shall elect to contest any such lien,
Tenant shall give Landlord prompt written notice of such election. If any such contest shall be finally concluded (so that no further appeal may be taken) adversely to Tenant, or settled, then within thirty (30) days thereafter Tenant shall
cause the contested lien to be discharged of record. 
 Section 5.10. Landlord shall cooperate with Tenant to the extent
Landlord’s cooperation is reasonably necessary to obtain any permits required with respect to any alterations performed by Tenant. If necessary to obtain such permits, Landlord shall join in any request for such consent or application for such
permits or permit the same to be brought in its name. Landlord shall incur no liability for the payment of any costs or expenses or otherwise in connection with the review, execution and delivery of the same, and Tenant shall indemnify and save
Landlord harmless from any such costs, expenses or liability. 
  

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 Section 5.11. All tangible personal property not permanently part of the Premises,
including, without limitation, furniture, furnishings, paneling, partitions, lighting, business and trade fixtures, and communications, office and other equipment installed by or at the expense of Tenant, or by or at the expense of any subtenant of
Tenant or other permitted occupant of the Premises, shall be and remain the property of Tenant or such subtenant of Tenant or other permitted occupant of the Premises, as the case may be, for all purposes and may be removed at any time by Tenant or
such subtenant of Tenant or other permitted occupant of the Premises, provided, however, that, in the event of such removal, Tenant or such subtenant of Tenant or other permitted occupant of the Premises shall repair or pay the cost of repairing any
damage to the Premises caused thereby. In addition to the foregoing, all machinery, equipment and fixtures installed at the Premises by Tenant, and alterations made to the Premises by Landlord at the request and at the expense of Tenant, shall be
and remain the property of Tenant and may be removed by Tenant on or before the expiration or termination of the term of this Lease, provided that (i) the same is capable of being removed in its entirety without material damage to the Premises
and (ii) all damage to the Premises caused by such removal is repaired by Tenant at Tenant’s sole cost and expense. All other machinery, equipment, fixtures and alterations at the Premises shall be and remain the property of Landlord and
shall not be removed by Tenant upon the expiration or earlier termination of the term of this Lease. 
  

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 Section 5.12. Landlord shall have the right, upon request made on reasonable advance
notice to Tenant, to enter the Premises, except vaults or other enclosures or rooms where money, securities, confidential data or other valuables are stored (provided that Landlord is notified of the location of such areas), at reasonable times
during reasonable hours (i) to show the Premises to prospective purchasers, mortgagees or tenants of the Premises during the last year of the term hereof and (ii) for the purpose of making such repairs in or to the Premises as Landlord may
be required to make by law or the provisions of this Lease. Landlord shall be allowed to take all materials into and upon the Premises that may be required for such repairs, without liability to Tenant. However, Landlord’s right under this
Section shall be exercised in such manner as to minimize any interference with Tenant’s use of the Premises. Landlord shall also have the right to enter the Premises, at such times as such entry shall be required by circumstances of emergency
affecting the Premises. Landlord shall be accompanied at all times by a duly authorized representative of Tenant or, in the event of an emergency, by a member of the police or fire department. 
 Section 5.13. From and after the Commencement Date, Tenant shall arrange for, and promptly pay when due, all amounts and charges for,
the providing of heat, fresh air, air-conditioning, elevator service, cleaning service, hot and chilled water and any other water, sewer, electricity, light, power, telephone or other communication service, and any other utility or service required,
used, rendered or supplied in or to the

  

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Premises during the term of this Lease (“Utilities Costs”). Landlord is not and shall not be required to furnish Tenant or any other occupant of the Facility with heat, fresh air,
air-conditioning, elevator service, cleaning service, hot or chilled water or any other water, sewer, electricity, light, power, telephone or other communication service, or any other utility, facility, equipment, labor, material or service of any
kind whatsoever. 
 Article 6  
 Insurance 
 Section 6.01. (a) During the term of this Lease:

 (i) Landlord shall keep and maintain insurance on the Building against loss or damage by reason of fire
and by other risks now embraced by the so-called All Risk coverage endorsement in amounts at all time sufficient to prevent Landlord from becoming a co-insurer under the terms of the applicable policy, but in no event less than 95% of the then full
insurable value of the Building. The term “full insurable value” shall mean replacement value (exclusive of the cost of excavation, foundations and footings) of the Building, as determined in accordance with normal insurance practices in
the State of Georgia. Landlord may, but shall not be obligated to, procure and maintain a so-called “Agreed Amount” endorsement to Landlord’s fire and casualty insurance policy in order to reduce the risk of being deemed a co-insurer
of the Premises; 
  

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 (ii) Landlord and Tenant shall each keep and maintain commercial general
liability insurance for bodily injury, including death of persons, and property damage with (1) a combined single limit for bodily injury and property damage of $1,000,000 and (2) deductibles of not more than $25,000. Landlord shall be
named as an additional insured under Tenant’s liability insurance policy; 
 (iii) Landlord shall maintain
boiler and machinery insurance on all equipment, parts thereof, and appurtenances attached to or used in the Building which are capable of bursting, erupting, collapsing or exploding for damage to property resulting from such All Risk perils;

 (iv) Landlord shall maintain Fixed Rent insurance with respect to a risk insured against pursuant to
subsection (a) of this Section 6.01 in an amount not less than the Fixed Rent then payable hereunder for a period of twelve (12) months; 
 (v) Landlord shall maintain such other insurance on the Building and in such amounts as Landlord, with the reasonable consent of Tenant, may from time to time carry against other insurable hazards; and

 (vi) Tenant shall maintain insurance against loss, damage, injury or destruction to or from Tenant’s
machinery, equipment, fixtures, furniture and other articles of personal property located on or in the Premises, or otherwise in connection with the operation of Tenant’s business in the Premises. Tenant may carry such coverage

  

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under a plan of self-insurance, provided that Tenant shall certify to Landlord that Tenant has elected to self-insure its personal property and agrees to assume full financial responsibility for
any loss thereto. 
 (b) Except as expressly provided to the contrary herein, all insurance provided for in Section 6.01
shall (i) if readily obtainable, be effected under standard form policies issued by insurers authorized to do business in the State of Georgia, which are reasonably acceptable to Landlord and Tenant and rated “A” or better by
Best’s Insurance Reports or any successor publication of comparable standing. Such policies shall, to the extent applicable, expressly provide that any adjustments of losses thereunder are subject to the approval of Landlord or Tenant as to
their respective policies. 
 Section 6.02. (a) Tenant shall reimburse Landlord for Tenant’s pro-rata share of
the annual cost to Landlord of maintaining the policies of insurance required to be maintained by Landlord pursuant to subparagraph 6.01(a) hereof. Tenant’s pro-rata share of such annual costs shall be determined by multiplying (A) the
aggregate amount of such costs by (B) a fraction, the numerator of which shall be the rentable area of the Premises and the denominator of which shall be the aggregate rentable area of the Building. Tenant agrees to pay Landlord, with each
monthly installment of Fixed Rent, one-twelfth (1/12) of Tenant’s estimated pro-rata share of such annual insurance costs (the “Insurance Advances”), which estimate shall be based upon the cost to Landlord of maintaining the
required policies of

  

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insurance during the preceding Lease Year. Landlord shall submit to Tenant, as soon as reasonably practicable after receipt by Landlord, a copy of the bill for such policies of insurance, along
with a statement setting forth in reasonable detail Tenant’s pro-rata share of such costs. If the aggregate amount of Insurance Advances exceeds the Tenant’s actual pro-rata share of such costs during any Lease Year, then the overpayment
shall be credited by Landlord against the next succeeding Rent payment(s) to be made by Tenant hereunder. If the aggregate amount of Insurance Advances shall be less than Tenant’s actual pro-rata share of insurance costs for such period, then
Tenant shall pay to Landlord the difference between the amount paid by Tenant and the actual amount owed by Tenant within fifteen (15) days after the statement is delivered to Tenant. Notwithstanding anything to the contrary contained herein,
the sum of the Impositions Advances, the Insurance Advances and the Common Area Costs Advances shall not exceed $2,000.00 per month during the first Lease Year hereunder. 
 (b) To the extent any of such insurance is maintained under a “blanket” policy or policies covering the Premises and other properties owned by Landlord, and the portion of the cost thereof
attributable to the Premises is not specifically identifiable, then Tenant shall reimburse Landlord for Tenant’s pro-rata share of the cost of maintaining such insurance. Tenant’s pro-rata share of the cost of maintaining building, boiler
and machinery and fixed rent insurance shall be determined by multiplying the aggregate cost to Landlord of maintaining such

  

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insurance by a fraction, the numerator of which shall be the insurable value of the Premises and the denominator of which shall be the aggregate of all insurable values covered under such
“blanket” policy or policies. Tenant’s pro-rata share of the cost of maintaining commercial general liability insurance shall be determined by multiplying the aggregate cost to Landlord of maintaining such insurance by a fraction, the
numerator of which shall be the amount of commercial general liability insurance maintained by Landlord pursuant to this Lease and the denominator of which shall be the aggregate amount of commercial general liability insurance maintained by
Landlord with respect to Landlord’s investment properties under such “blanket” policy or policies. The amount of commercial general liability insurance allocated to each of Landlord’s investment properties shall be determined by
Landlord’s risk manager using his or her reasonable discretion. 
 Section 6.03. On the Commencement Date, Landlord
and Tenant shall deliver to one another Certificates of Insurance for all insurance policies required to be maintained pursuant to Section 6.01 of this Lease (or, to the extent expressly permitted hereunder, a certificate or certificates
evidencing self-insurance), and shall deliver Certificates for all replacement or renewal policies at least five (5) days prior to the expiration date thereof. 
  

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 Section 6.04. Tenant acknowledges that Landlord will not carry insurance on
Tenant’s furniture or furnishings or any fixtures or equipment, machinery, improvements or appurtenances removable by Tenant, and agrees that Landlord will not be obligated to repair any damage thereto or replace the same, unless the damage
thereto resulted from the negligence or wilful misconduct of Landlord, its agents, servants or employees. 
 Section 6.05.
Each Certificate of Insurance delivered hereunder shall, to the extent obtainable, contain an agreement by the insurer that such policy shall not be cancelled without at least thirty (30) days’ prior written notice to Landlord or Tenant,
as the case may be. All notices to Tenant shall be sent to the address set forth below: 
 Primerica Life Insurance Company

 3120 Breckinridge Boulevard 
 Duluth, Georgia 30199-0001 
 With a copy to: 
 Primerica Corporation 
 65 East 55th Street 
 New York, New York 10020 
 Attention: General Counsel 
 Section 6.06. Any insurance
coverage required to be carried by Landlord or Tenant hereunder may be carried, in whole or in part, under a “blanket” policy or policies covering the Premises and other properties owned or leased by Landlord or Tenant, as the case may be;
provided, however, that such policy or policies, and the Certificate(s) of Insurance relating thereto, shall specifically delineate the types and amounts of insurance coverage applicable to the Premises. 
 Section 6.07. Tenant shall, at Landlord’s cost and expense, cooperate fully with Landlord in order to obtain the largest possible
recovery under any insurance policy carried by Landlord and Landlord shall take all actions necessary in order

  

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to effectuate the same and to cause such proceeds to be paid in accordance with the provisions of this Lease. Tenant shall not carry any insurance concurrent in coverage and contributory in the
event of a loss with insurance which may be carried by Landlord if the effect of such separate insurance would be to reduce the protection or the payment to be made under Landlord’s insurance. Except as to the insurance Tenant shall be required
to maintain pursuant to this Article 6, Tenant shall immediately notify Landlord of the taking out of any separate insurance and the terms thereof. 
 Section 6.08. If either party hereto suffers a loss of, or damage to, property relating to this Lease which is covered under a valid and collectible insurance policy (or would be covered under an
insurance policy required to be maintained hereunder but for the specific provisions of this Lease relating to self-insurance), such party waives any claims it may have against the other party hereto and its agents, servants and employees with
respect to such loss or damage, regardless of whether the loss or damage was caused in whole or in part by the negligence or fault of the other party hereto or its agents, servants or employees. Landlord and Tenant will each obtain all necessary
endorsements to the insurance policies required to be maintained hereunder to prevent any invalidation of insurance coverage due to the mutual waivers provided for herein. 
  

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 Article 7 
 Damage or Destruction 
 Section 7.01. If, at any time during the term
of this Lease, the Building or the Premises, or any part thereof, shall be damaged or destroyed by fire or other casualty of any kind or nature, ordinary or extraordinary, foreseen or unforeseen (collectively, a “Casualty”), then whether
or not the damage or destruction shall have resulted from the fault or neglect of Tenant, or its employees, agents or witness, then Landlord, without regard to the availability of proceeds for repairs and restoration, shall, at its sole cost and
expense, proceed to repair or restore the Premises, as provided in Section 7.02; provided, however, that (i) if the Casualty causes damage or destruction to such a degree that (1) the estimated time to complete the necessary repairs
or restoration is one hundred eighty (180) days or more or (2) 20% or more “of the Parking Areas shall have been damaged or destroyed and substitute parking spaces within a reasonable distance from the Premises are not available, then
Tenant shall have the right, within sixty (60) days after the occurrence of such Casualty, to cancel this Lease by written notice to Landlord, or (ii) if the Casualty causes damage or destruction to such a degree that the estimated time to
complete the necessary repairs or restoration is two hundred seventy (270) days or more, then Landlord shall have the right, within sixty (60) days after the occurrence of such Casualty, to cancel this Lease by written notice to Tenant (a
Casualty of the degree described in either clause (i) or clause (ii) above, a

  

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“Substantial Casualty”). Upon Tenant’s election to terminate this Lease following a Substantial Casualty described in (i) above or Landlord’s election to terminate this
Lease following a Substantial Casualty described in (ii) above, the estate hereby granted shall automatically be terminated as of the date of the Substantial Casualty and Tenant shall vacate and surrender the Premises to Landlord as soon as
possible thereafter; provided, however, that Tenant shall pay to Landlord as and for the Fixed Rent hereunder, for the period between the date of the Substantial Casualty and the date Tenant shall vacate and surrender the Premises to Landlord, an
amount equal to the Fixed Rent which would otherwise be due hereunder for such period multiplied by a fraction, the numerator of which is the number of usable rentable square feet in the Premises immediately after the Substantial Casualty and the
denominator of which is the total number of rentable square feet in the Premises immediately before the Substantial Casualty. If neither Landlord nor Tenant shall elect to cancel this Lease pursuant to his Section, Landlord shall, at its sole cost
and expense (i) proceed to repair or restore the Building and the Premises, as the case may be, as provided in Section 7.02 hereof, and (ii) in the case of damage or destruction of the Parking Areas, provide to Tenant, during the
period of repair or restoration, substitute parking spaces within a reasonable distance from the Building. In the event that the parties hereto cannot agree as to whether or not a Substantial Casualty has occurred, either party may submit such issue
to arbitration pursuant to Article 12 hereof. 
  

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 Section 7.02. (a) If Landlord shall be required to repair or restore the Building
and/or the Premises pursuant to Section 7.01, Landlord shall: 
 (i) as promptly as possible after the
occurrence of the Casualty, submit plans and specifications for the necessary repairs or restoration for approval by Tenant (which approval shall not be unreasonably withheld or delayed); and 
 (ii) following approval of Landlord’s plans and specifications, make the required repairs or restoration. 
 (b) Landlord’s obligation to repair and restore the Building and the Premises pursuant to this Section 7.02 shall not be
conditioned upon or limited to Landlord’s receipt of insurance proceeds for such purpose, and Landlord shall promptly and diligently proceed with such repair and restoration following the occurrence of a Casualty, unless (i) Landlord shall
not be insured against the Casualty and (ii) the Casualty shall be of a type for which insurance is not generally available in the area in which the Building is located. 
 Section 7.03. In the event of a Substantial Casualty where Tenant does not elect to cancel this Lease pursuant to Section 7.01
hereof, Tenant shall nevertheless have the option to vacate the Premises following a Substantial Casualty and until the accomplishment of the restoration and repair of the Building and/or Premises if, in Tenant’s reasonable judgment, it is
inappropriate to carry on business in the Premises during restoration and repair by Landlord. During the period from the

  

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date of any casualty, including a Substantial Casualty, to the date on which Tenant reoccupies the entire repaired or restored Premises, the Fixed Rent shall abate as follows: 
 (a) In the event of a Substantial Casualty and (i) no portion of the Premises is usable or accessible or
(ii) Tenant elects to vacate the Premises pursuant to this Section 7.03, all of the Fixed Rent shall abate; 
 (b) In the event of a casualty other than a Substantial Casualty or in the event of a Substantial Casualty, if Tenant elects to remain in occupancy of a portion of the Premises, Tenant shall pay as and for the Fixed Rent an amount equal to
the Fixed Rent multiplied by a fraction, the numerator of which is the number of usable rentable square feet in the Premises immediately after the Casualty, and the denominator of which is the total number of rentable square feet in the Premises
immediately before the Casualty; and 
 (c) commencing on the first day of the month after the month in which
Landlord has completed the repairs or restoration of the Building and Premises, the Fixed Rent shall be an amount equal to the Fixed Rent multiplied by a fraction the numerator of which is the total number of rentable square feet in the repaired or
restored Premises and the denominator of which is the total number of rentable square feet in the Premises immediately before the Casualty. 
  

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 Section 7.04. All insurance proceeds on account of any Casualty, including a
Substantial Casualty, under the policies of insurance provided for in Section 6.01, less the cost, if any, incurred in connection with the adjustment of any loss or the collection thereof (the “net proceeds”), shall be deposited with
a bank or trust company with offices in the State of Georgia acceptable to Landlord and Tenant (the “Insurance Holder”) to be applied by the Insurance Holder as follows: 
 (a) the net proceeds shall be paid from time to time by the Insurance Holder to the Landlord to be applied against the cost
of repairs or restoration of the Building and/or Premises, in accordance with and subject to the provisions of Section 7.02, as follows: 
 (i) Landlord shall certify to the Insurance Holder (and deliver a copy of such certification to Tenant) the total estimated cost of such repairs or restorations and, after commencement of the making
thereof, shall certify (and deliver a copy of such certification to Tenant) on a regular basis to the Insurance Holder the work done and costs incurred to the date of such certification and the estimated work to be done and costs to be incurred for
completion; and 
 (ii) the Insurance Holder shall, upon delivery of each certificate provided pursuant to clause
(i) above, disburse net proceeds to Landlord, in the amounts necessary to reimburse or pay the Landlord for work theretofore completed and paid for by Landlord, as certified to in such certificate, for which the Landlord has not been
theretofore reimbursed pursuant to this clause (ii). 
  

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 (b) if this Lease is terminated pursuant to Section 7.01, or if after
the repair or restoration of the Building and/or Premises has been completed by Landlord in a manner reasonably satisfactory to Tenant, and all costs incurred in connection therewith have been paid, the Insurance Holder has any net proceeds
remaining, the net proceeds shall be paid to Landlord. 
 (c) the Insurance Holder shall hold the net proceeds in
the name of the Insurance Holder and all interest which accrues thereon shall be added to and become part of the “net proceeds” for all purposes hereof. 
 Article 8  
 Condemnation 
 Section 8.01. (a) If, at any time during the term of this Lease, title to all or substantially all of the Premises shall be taken
in condemnation proceedings or by any right of eminent domain, this Lease, and the estate hereby granted, shall terminate and expire on the date of such taking (the “Taking Date”) and the Fixed Rent and other charges payable hereunder
shall be apportioned as of and paid to the Taking Date. For the purpose of this Section, the term “substantially all of the Premises” shall mean a taking of so much of the Premises that (i) 20% or more of the Premises shall have been
taken or (ii) 20% or more of the Parking Areas shall have been taken, and Landlord is unable to supply substitute parking spaces within a reasonable distance from the Building. In the event that the parties hereto cannot agree as to whether or
not substantially all of the Premises has been taken, either party may submit such issue to arbitration pursuant to Article 12 hereof. 
  

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 (b) In the event of a taking pursuant to this Section 8.01, any award
or awards payable by reason thereof (other than any award or awards payable to Tenant pursuant to Section 8.03) shall be paid to Landlord. 
 Section 8.02. In the event of a taking of less than substantially all of the Premises, the term of this Lease shall not be reduced or affected in any way, and any award or awards payable by reason
thereof (other than any award or awards payable to Tenant pursuant to Section 8.3 hereof) shall be applied in the following order of priority: 
 (a) first, to be deposited in the manner provided in Section 7.04 and expended to cover the costs of repairs and restoration necessitated by any such taking; and 
 (b) second, to Landlord. 
 Landlord shall, to the extent of available proceeds, promptly repair and restore the Premises after any such taking in the manner provided in Section 7.02 and shall provide Tenant with substitute
parking spaces, in the case of any such taking of any portion of the Parking Areas, within a reasonable distance from the Building for the non-exclusive use of Tenant and other occupants of space in the Park. 
 From and after the Taking Date, the Fixed Rent payable hereunder shall be reduced to an amount equal to the Fixed Rent payable under
Section 3.01 multiplied by a fraction, the numerator of which is the total rentable square feet of space available to Tenant in the Premises after the Taking Date and the denominator of which is the total rentable square feet of space in the
Premises immediately prior to the Taking Date. 
  

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 Section 8.03. Landlord shall notify Tenant in writing upon Landlord’s receipt of
notice of a proposed or threatened taking of the Premises or any portion thereof. Notwithstanding anything to the contrary contained herein, in the event of a taking, Tenant shall have the right (i) to bring an action for (a) the
unamortized cost of all alterations or improvements to the Premises made by Tenant, such unamortized cost to be calculated based upon the method actually used by Tenant for Federal income tax purposes; (b) the present value, discounted by the
Interest Rate then in effect, of the excess, if any, of the then fair market rental value of the Premises for the period commencing with the Taking Date and ending on the tenth anniversary of the Commencement Date, over the Fixed Rent which would
have been payable by Tenant for such period; (c) Tenant’s estimated costs of relocating; and (d) the value of all personal property or trade fixtures taken in, or rendered useless to Tenant by reason of, such taking, and (ii) to
move to have Tenant’s action joined with any action or proceeding in which Landlord asserts a claim for an award of damages as a consequence of such taking. Landlord agrees not to object to, or otherwise interfere with, Tenant’s motion to
have its action joined with Landlord’s action. 
  

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 Article 9 
 Assignment and Subletting 
 Section 9.01. (a) Tenant may assign
this Lease without the prior written consent of Landlord; provided, however, that, except as provided in subsection (e) of this Section 9.01, Tenant shall continue to be liable to Landlord for all of the obligations of Tenant hereunder for
the term of this Lease. 
 (b) Tenant may sublet all or any portion of the Premises without Landlord’s prior written
consent on the following conditions: 
 (i) Each such sublease shall contain provisions to the following effect:

 (v) That same is subject and subordinate to this Lease and all modifications hereof; 
 (w) That the subtenant will, at the option and at the request of the Landlord under this Lease, attorn to and recognize the
Landlord under this Lease as its landlord under the sublease, in the event of termination of this Lease by reason of the default of the Tenant hereunder, whether said termination be by summary proceedings, voluntary agreement or otherwise;

 (x) That the sublet premises are to be used for any purpose permitted by this Lease; 
 (y) That the term of such sublease shall expire not later than one day prior to the date of expiration of the term of this
Lease; and 
  

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 (z) That the subtenant shall be prohibited from assigning or subletting
without further compliance with the conditions of this Section 9.01(b). 
 (ii) Tenant shall and does
hereby agree to indemnify and hold Landlord harmless from any and all liabilities, claims and causes of action arising under any of the terms and conditions of every sublease. 
 (iii) A photostatic copy of the executed sublease meeting the requirements of this Section 9.01(b) shall be delivered to
Landlord within ten (10) days after the execution thereof and in no event less than twenty (20) days prior to the proposed taking of possession by the subtenant. No amendment or modification of such sublease shall be made, unless in
accordance with this Section 9.01(b) and unless a photostatic copy thereof shall be delivered to Landlord within 10 days after the execution thereof. 
 (c) If this Lease shall be assigned, or if the Premises shall be sublet or occupied by anybody other than Tenant, Landlord may, after default by Tenant, collect rent from the assignee, subtenant or
occupant, and apply the net amount collected to the Fixed Rent, but no assignment, subletting, occupancy or collection shall be deemed a waiver of the provisions hereof, the acceptance of the assignee, subtenant or occupant as tenant, or a release
of Tenant from the further performance by Tenant of covenants on the part of Tenant herein contained, except as hereinafter provided. If any such assignee, subtenant or occupant shall be in default in the performance of

  

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Tenant’s obligations under this Lease, and Tenant shall not have been released from liability hereunder as hereinafter provided, Landlord agrees to give Tenant notice thereof at the time
notice is given to the subtenant or assignee, as well as a reasonable opportunity to cure such default. 
 (d) Prior to any
assignment of this Lease, Tenant shall deliver to Landlord notice of the proposed assignment and an assumption agreement, in recordable form, under which the assignee of this Lease agrees to assume all of Tenant’s obligations hereunder.

 (e) Anything in this Article 9 or otherwise in this Lease to the contrary notwithstanding, Tenant shall have no further
liability and shall be relieved from all obligations hereunder upon the assignment of this Lease to (i) any Affiliate (as hereinafter defined), (ii) any corporation that acquires substantially all of the assets of Tenant, (iii) any
corporation into which Tenant is merged, (iv) any corporation resulting from a consolidation of Tenant with another corporation or (v) any other person having a net worth immediately after the assignment of this Lease which is at least
equal to the net worth of Tenant immediately prior to the assignment of this Lease (all transactions involving the entities described in subparagraphs (i), (ii), (iii) and (iv) hereof hereinafter referred to as “Corporate
Transactions”). 
  

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 As used herein, the term “Affiliate” shall mean any corporation or other entity
controlled by, under common control with or which controls Tenant and which has a net worth of not less than $100,000,000. For purposes of this Section, “control” shall be deemed to mean the ownership, directly or indirectly, of voting
control and/or the ability to direct management. 
 (f) (i) If Tenant shall assign this Lease, Tenant shall pay to
Landlord, as additional rent hereunder, fifty percent (50%) of any monies which Tenant’s assignee shall pay to Tenant in consideration of the making of such assignment, less all reasonable out-of-pocket costs incurred by Tenant in
connection with the making of such assignment, including any brokerage fees, advertising fees and alteration costs incurred in preparing the Premises for such assignment, any work allowance, reasonable architectural, engineering and legal fees and
expenses and the unamortized cost of any alterations or improvements made by Tenant (collectively, “Tenant Deductions”). 
 (ii) If Tenant shall sublet all or any portion of the Premises, Tenant shall pay to Landlord, as additional rent hereunder, fifty percent (50%) of the amount, if any, by which the rent payable to Tenant by the sublessee shall exceed
the fixed rent and other payments of a similar nature allocable to the portion of the Premises affected by such sublease, plus the amounts, if any, payable to Tenant by such sublessee as consideration (partial or otherwise) for Tenant making such
subletting, less Tenant Deductions. 
 (iii) Payments to Landlord pursuant to subparagraphs (i) and (ii) above shall
be made by Tenant within five (5) days after Tenant’s receipt of payment from the assignee or sublessee, or within five (5) after Tenant is credited with the same by the

  

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assignee or sublessee, as the case may be. At the time of submitting the proposed assignment or sublease to Landlord, Tenant shall certify to Landlord in writing whether or not the assignee or
sublessee has agreed to pay any monies to Tenant in consideration of the making of the assignment or sublease, other than as specified in such instruments, and Tenant shall certify the amounts and time of payment thereof in reasonable detail.

 (iv) Notwithstanding anything to the contrary contained herein, Tenant shall not be obligated to make any payments to
Landlord pursuant to this subparagraph (f) with respect to (a) any Corporate Transactions and (b) the first 10,000 rentable square feet of the Premises which may be assigned or sublet by Tenant. 
 Article 10 
 Default Provisions 
 Section 10.01. (a) This Lease and the term and estate hereby granted are subject
to the limitation that: 
 (i) whenever Tenant shall default in the payment of any installment of the Fixed Rent
or any other sum payable by Tenant hereunder on any day upon which the same ought to be paid and if such default shall continue for ten (10) days after Landlord shall have given to Tenant written notice specifying such default; or 

(ii) whenever Tenant shall do, or permit anything to be done, whether by action or inaction, contrary to any covenant or
agreement on the part of Tenant herein contained or contrary to any of the covenants, agreements, terms or

  

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provisions of this Lease, or shall fail in the keeping or performance of any of the covenants, agreements, terms or provisions contained in this Lease which on the part or behalf of Tenant are to
be kept or performed (other than those referred to in the foregoing subsection (i) of this Section), and Tenant shall fail to remedy the same within thirty (30) days after Landlord shall have given to Tenant a written notice specifying the
same, or, if Tenant’s default hereunder shall not be capable of being remedied within such thirty (30) day period, and Tenant shall commence to remedy its default within thirty (30) days after Landlord shall have given to Tenant a
written notice specifying the same, and having so commenced, shall thereafter fail to proceed diligently to remedy the same; or 
 (iii) whenever an involuntary petition shall be filed against Tenant under any bankruptcy or insolvency law or under the reorganization provisions of any law of like import, or a receiver of Tenant or for
the property of Tenant shall be appointed without the acquiescence of Tenant, or whenever this Lease or the estate hereby granted or the unexpired balance of the term would, by operation of law or otherwise, except for this provision, devolve upon
or pass to any person other than Tenant or any corporation into which Tenant may be duly merged, converted or consolidated under statutory procedure, and such situation under this subsection (iii) shall continue and shall remain undischarged or
unstayed for an aggregate period of ninety (90) days (whether or not consecutive) or shall not be remedied by Tenant within ninety (90) days; or 
  

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 (iv) whenever Tenant shall make an assignment of the property of Tenant for
the benefit of creditors or shall file a voluntary petition under any present or future bankruptcy law or law of like import, or whenever any court of competent jurisdiction shall approve a petition filed by Tenant under the reorganization
provisions of any present or future bankruptcy law or law of like import, or whenever a petition shall be filed by Tenant under the arrangement provisions of any present or future bankruptcy law or law of like import. 
 (b) Landlord may, at any time following the occurrence of any of the events described in subparagraph (a) of this Section 10.01,
and after the expiration of the applicable notice and cure periods set forth therein, give Tenant a notice (the “Second Notice”) of Landlord’s intention to end the term of this Lease on a specified future day, which shall not be less
than fifteen (15) days thereafter. Upon the giving of the Second Notice, this Lease, and the term and estate hereby created, shall expire and terminate on the day specified therein as fully and completely, and with the same force and effect, as
if the day so specified were the date hereinbefore fixed for the expiration of the term of this Lease. All rights of Tenant under this Lease shall expire and terminate on such date, but Tenant shall remain liable for damages as hereinafter provided.

  

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 Section 10.02. (a) Tenant covenants and agrees that, in the event of the
termination of this Lease or re-entry by Landlord, under any of the provisions of this Article 10 or pursuant to law, by reason of default hereunder on the part of Tenant, Tenant will pay to Landlord damages in a sum equal to the Fixed Rent which
would have been payable by Tenant had this Lease not been so terminated, or had Landlord not so re-entered the Premises, payable upon the days specified herein for such payment following such termination or such re-entry and until the date herein
set for the expiration of the term of this Lease, provided, however, that if Landlord shall re-let the Premises during said period, Landlord shall credit Tenant with the net rents, if any, received by Landlord from such re-letting,
such net rents to be determined by first deducting from the gross rents as and when received by Landlord from such re-letting the expenses incurred or paid by Landlord in terminating this Lease or of re-entering the Premises and of securing
possession thereof, as well as the expenses of re-letting, including altering and preparing the Premises for new tenants, brokers’ commissions, and all other expenses properly chargeable against the Premises and the rental therefrom; but in no
event shall Tenant be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder. Landlord shall use reasonable efforts to re-let the Premises in an attempt to mitigate the Rent and/or damages that Tenant
is obligated to pay under this Section 10.02(a). 
  

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 (b) Suit or suits for the recovery of such damages, or any installments thereof, may be
brought by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the term of this Lease would have expired if it had not been terminated under the provisions
of this Article 10, or under any provisions of law, or had Landlord not re-entered the Premises. 
 (c) Nothing herein contained
shall be construed as limiting or precluding the recovery by Landlord against Tenant of any damages to which Landlord may lawfully be entitled in any case other than those particularly provided for above. 
 Section 10.03. Tenant, for Tenant, and on behalf of any and all persons claiming through or under Tenant, including creditors of all
kinds, does hereby waive and surrender all right and privilege which they or any of them might have under or by reason of any present or future law to redeem the Premises or to have a continuance of this Lease for the term hereby demised after being
dispossessed or ejected therefrom by process of law, under the terms of this Lease or after the termination of this Lease as herein provided. 
 Article 11 
 Right to Perform the Other Party’s Obligations;

 Cumulative Remedies; Waiver 
 Section 11.01. If Tenant shall default in the observance or performance of any term or covenant on its part to be observed or performed under or by virtue of any of the terms or provisions in any
Article of this Lease beyond any applicable

  

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grace period, Landlord, without being under any obligation to do so and without thereby waiving such default, may remedy such default for the account and at the expense of Tenant, immediately and
without notice in case of emergency, or, in any other case, provided only that Tenant shall fail to remedy such default within five (5) days after Landlord shall have notified Tenant in writing of Landlord’s intention to cure such default.
If Landlord makes any expenditures or incurs any obligations for the payment of money in connection therewith, including reasonable attorneys’ fees in instituting, prosecuting or defending any action or proceeding, such sums paid or obligations
incurred with interest and costs shall be deemed to be additional rent hereunder and shall be paid to it by Tenant on demand. If Tenant shall, by written notice to Landlord, dispute any amount payable under this Section 11.01 as additional
rent, the dispute shall be determined by arbitration as provided in Article 12. 
 Section 11.02. If Landlord shall default
in the observance or performance of any term or covenant on its part to be observed or performed under or by virtue of any of the terms or provisions in any Article of this Lease, Tenant, without being under any obligation to do so and without
thereby waiving such default, may remedy such default for the account and at the expense of Landlord, immediately and without notice in case of emergency, or, in any other case, provided only that Landlord shall fail to remedy such default with
reasonable dispatch after Tenant shall have notified Landlord in writing of such default. If Tenant makes any expenditures or incurs any obligations for

  

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the payment of money in connection therewith, including reasonable attorneys’ fees in instituting, prosecuting or defending any action or proceeding, such sums paid or obligations incurred
with interest and costs shall be paid to it by Landlord on demand. If Landlord shall, by written notice to Tenant, dispute Tenant’s right to be reimbursed for an expenditure incurred by Tenant pursuant to this Section 11.02, the dispute
shall be determined by arbitration as provided in Article 12. 
 Section 11.03. Either party may restrain any breach or
threatened breach of any covenant, agreement, term, provision or condition herein contained. Failure to insist upon the strict performance of any one of the covenants, agreements, terms, provisions or conditions of this Lease or to exercise any
right, remedy or election herein contained or permitted by law shall not constitute or be construed as a waiver or relinquishment for the future of such covenant, agreement, term, provision, condition, right, remedy or election, but the same shall
continue and remain in full force and effect. Any right or remedy in this Lease specified and any other right or remedy that may exist at law, in equity or otherwise upon breach of any covenant, agreement, term, provision or condition in this Lease
contained, shall be distinct, separate and cumulative rights or remedies and no one of them, whether exercised or not, shall be deemed to be in exclusion of any other. No covenant, agreement, term, provision or condition of this Lease shall be
deemed to have been waived unless such waiver be in writing, signed by the party sought to be charged or such party’s agent duly authorized in writing.

  

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Consent of Landlord to any act or matter must be in writing and shall apply only with respect to the particular, act or matter to which such consent is given and shall not relieve Tenant from the
obligation wherever required under this Lease to obtain the consent of Landlord to any other act or matter. Receipt or acceptance of the Fixed Rent by Landlord shall not be deemed to be a waiver of any default under this Lease, or of any right which
Landlord may be entitled to exercise under this Lease. In the event that Tenant is in arrears in the payment of the Fixed Rent or additional rent, Tenant waives Tenant’s right, if any, to designate the items against which any payments made by
Tenant are to be credited. 
 Article 12  
 Arbitration and Appraisal 
 Section 12.01. (a) In each instance
specified in this Lease in which it shall become necessary to resort to arbitration or appraisal, such arbitration or appraisal shall be determined as provided in this Article 12. Each arbitrator or appraiser designated or appointed as herein
provided shall have had at least ten (10) years’ experience in a calling connected with the subject matter of the dispute. For purposes of this Article 12, the term “arbitration” shall be deemed to include the term
“appraisal” and the term “arbitrator” shall be deemed to include the term “appraiser”. 
  

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 (b) The party desiring such arbitration shall give written notice to that effect to the
other party, specifying in said notice the name and address of the person designated to act as arbitrator on its behalf. Within five (5) business days after the service of such notice, the other party shall give written notice to the first
party, specifying the name and address of the person designated to act as arbitrator on its behalf. The arbitrators so chosen shall meet within five (5) business days after the second arbitrator is appointed and if, within ten (10) days
after the second arbitrator is appointed, the said two arbitrators shall not agree upon the question in dispute, they shall themselves appoint a third arbitrator who shall be a competent and impartial person and in the event of their being unable to
agree upon such appointment within five (5) days after the time aforesaid, the third arbitrator shall be selected by the parties themselves if they can agree thereon within a further period of five (5) business days. If the parties do not
so agree, then either party, on behalf of both, may request such appointment by the American Arbitration Association (or any organizational successor thereto), or in its absence, failure, refusal or inability to act, then either party may apply to
any court of original jurisdiction in the State of Georgia having jurisdiction thereof for the appointment of such third arbitrator, and the other party shall not raise any question as to the court’s full power and jurisdiction to entertain the
application and make the appointment. In the event of the failure, refusal or inability of any arbitrator to act, his successor shall be appointed within five (5) business days by the party who originally appointed him, except that, in the case
of the third arbitrator, his successor shall be appointed as

  

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hereinabove provided. Within ten (10) days after the appointment of the third arbitrator, the arbitrator selected by Landlord and the arbitrator selected by Tenant shall each submit to such
third arbitrator, in reasonable detail, its written proposal for the resolution of the matter in dispute. Such proposal shall not be modified once made. The third arbitrator shall, within ten (10) days after the submission of both proposals,
make a determination as to the disputed matter by selecting either of the submitted proposals. The decision in which any two arbitrators so appointed and acting hereunder concur shall in all cases be binding and conclusive upon the parties. In
reaching any such decision, the arbitrators may rely on such consultants and experts in the area under dispute as they may deem appropriate. If the party receiving a notice of arbitration from the other party, as hereinabove provided, shall fail to
timely and duly choose a qualified arbitrator, then the decision on the issue-shall be made by the arbitrator chosen by the party initiating the arbitration, and such arbitrator’s determinations shall be binding and conclusive upon the parties.
Each party shall pay the fees and expenses of the one of the two original arbitrators appointed by such party, and the fees and expenses of the third arbitrator, if any, shall be borne equally by both parties. If the issue should be determined by a
single arbitrator, as above provided, his fees and expenses shall be borne equally by both parties. The fees and expenses of counsel for the respective parties and of witnesses shall be paid by the party engaging such counsel or calling such
witnesses. 
  

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 Section 12.02. In each instance specified in this Lease for the determination of a
matter by arbitration, the same shall be settled and finally determined by arbitration in the County of Gwinnett, State of Georgia, in accordance with the rules of the American Arbitration Association or its successor (except that the selection of
arbitrators shall be made in accordance with the provisions of Section 12.01), and the judgment upon the award rendered therein may be entered in any court having jurisdiction thereof. 
 Article 13 
 Suspense of Payment, Offset or Default 

 Section 13.01. Whenever Landlord shall claim that additional rent, an increase in Fixed Rent, or any other payment is
due from Tenant hereunder or whenever Tenant shall claim that it is entitled hereunder to a diminution or abatement of the Fixed Rent, and Landlord or Tenant, as the case may be, in good faith (i) disputes such claim by notice given to the
other party within ten (10) days after notice asserting such claim, and (ii) proceeds diligently with arbitration pursuant to Article 12, Tenant shall pay the Rent in full, and without diminution, abatement or offset; provided, however,
that if the dispute is determined favorably to Tenant, Landlord shall be obligated to pay Tenant, within ten (10) days after service upon Landlord of the notice of such determination, the full amount of the diminution or abatement to which
Tenant was entitled, plus interest at the Interest Rate from the date of payment by Tenant to the date of repayment to Tenant. 
  

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 Section 13.02. When any matter in dispute between the parties hereto shall be referred
to arbitration in accordance with a specific provision of this Lease for such arbitration, any default hereunder claimed by either party against the other by reason of the matter in dispute shall be deemed suspended, provided the party so claimed to
be in default shall proceed diligently with the arbitration, until the dispute is determined adversely to the party claimed to be in default and notice thereof is given to such party; provided, however, that nothing herein contained
shall affect the rights of either party to perform any of the obligations of the other party hereunder during the pendency of any dispute and to receive reimbursement therefor as provided in Article 12. 
 Article 14 
 Brokerage Fees and Commissions 
 Section 14.01. Landlord and Tenant each warrant to the other that they
have had no dealings with any real estate broker or agent, other than Richard Bowers and Richard Bowers and Co. (collectively “Bowers”), in connection with the transaction which is the subject of this Lease, and each party hereto agrees to
indemnify the other party and hold the other party harmless from and against any and all costs (including, without limitation, attorneys’ fees and court costs), expense, or liability for commissions or other compensation or charges claimed by
any broker or agent, other than Bowers, acting or claiming to have acted for Landlord or Tenant, as the case may be, in the transaction which is the subject of this Lease. Landlord agrees to indemnify and hold Tenant harmless from and against any
claim for any commissions due and payable to Bowers. 
  

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 Article 15 
 Impairment of Landlord’s Title 
 Section 15.01. Nothing in this
Lease contained or any action or inaction by Landlord shall be deemed or construed to mean that Landlord has granted to Tenant any right, power or permission to do any act or to make any agreement which may create, give rise to, or be the foundation
for, any right, title, interest, lien, charge or other encumbrance upon the estate of Landlord in the Premises. 
 Section 15.02. In amplification and not in limitation of the foregoing, Tenant shall not permit the Premises to be used by any person or persons or by the public, as such, at any time or times during the term of this Lease, in such
manner as might reasonably tend to impair Landlord’s title to or interest in the Premises or in such manner as might reasonably make possible a claim or claims of adverse use, adverse possession, prescription, dedication, or other similar
claims of, in, to or with respect to the Premises. 
 Article 16 
 Quiet Enjoyment; Transfer of Landlord’s Interest 
 Section 16.01. Landlord covenants that if and so long as Tenant keeps and performs each and every covenant, agreement, term, provision and condition herein contained on the part and on behalf of Tenant to be kept and performed, Tenant
shall quietly enjoy the Premises without hindrance or molestation, subject to the covenants, agreements, terms, provisions and conditions of this Lease. 
  

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 Section 16.02. (a) Subject to subsection (b) below, the term Landlord shall
mean only the owner, or the mortgagee in possession, of the Premises for the time being so that in the event of any transfer of title to the Premises, upon notification to Tenant of such transfer the said transferor Landlord shall be and hereby is
released from all future covenants, obligations and liabilities of Landlord hereunder, and it shall be deemed and construed as a covenant running with the land without further agreement between the parties or their successors in interest, or between
the parties and the transferee of title to the Premises, that the transferee has assumed and agreed to carry out any and all such covenants, obligations and liabilities of Landlord hereunder, whether accrued as of the date of such transfer or
thereafter arising while such transferee is Landlord hereunder. Nothing contained herein shall be deemed to relieve Landlord from any liability for liabilities accruing prior to the date of such transfer. 
 (b) Notwithstanding anything to the contrary set forth in (a) above (i) Landlord shall not be released from any future covenants,
obligations or liabilities of Landlord hereunder unless and until the transferee executes and delivers to Tenant, in form and substance acceptable to Tenant, an assumption of all covenants, obligations and liabilities of Landlord hereunder, whether
accrued as of the date of such transfer or thereafter arising. 
  

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 Article 17 
 Signage 
 Section 17.01. (a) Tenant may design, and shall have
the right to erect, install and maintain such signage and similar identifications bearing Tenant’s name, logo or other identifying information at driveway entrance and exits, on the exterior of the Building and elsewhere on the Premises as
Tenant deems appropriate in the conduct of its business in the Premises, provided that the same shall be substantially similar to the existing signage at the Premises and in compliance with the Declaration. The entire cost of installation,
maintenance, cleaning and repair of Tenant’s signage shall be borne by Tenant. Tenant shall obtain and pay for all necessary Permits therefor. 
 (b) At the expiration or sooner termination of this Lease, Tenant, at its sole cost and expense, shall remove such signage and repair any damage resulting from such removal. 
 Article 18 
 Landlord’s Maintenance of Park; Press Releases 
 Section 18.01. (a) Landlord and Tenant
acknowledge that the character of the Park and the quality of the environment within the Park are a material inducement to Tenant entering into this Lease. Landlord covenants and agrees to maintain the Park, including all roads, parking areas,
lawns, lakes and other improvements and buildings, in good order and repair throughout

  

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the term of this Lease. As used in this Lease, the term “Common Areas” shall mean all of the roads, lawns, lakes, walkways and landscaped areas and the Parking Areas and other
improvements in the Park other than the Building. 
 (b) From and after the Commencement Date and thereafter throughout the term
of this Lease, Tenant shall pay to Landlord Tenant’s Share of Common Area Costs (as hereinafter defined). 
 (c) Within
thirty (30) days after the Commencement Date, Landlord shall deliver to Tenant its written estimate of the Common Area Costs (as hereinafter defined) for the period from the Commencement Date through June 30, 1994, which estimate shall be
reasonably acceptable to Tenant. By May 31, 1994, and thereafter by not later than May 31st of each succeeding Lease Year, Landlord shall deliver to Tenant a statement setting forth Landlord’s reasonable estimate of the Common Area
Costs for the next succeeding Lease Year, which estimate shall be based upon the Common Area Costs incurred by Landlord for the same period during the Lease Year in which such statement is delivered. Tenant agrees to pay to Landlord, with each
monthly installment of Fixed Rent, one-twelfth (1/12) of Landlord’s estimate of Tenant’s Share of Common Area Costs (the “Common Area Costs Advances”). Landlord shall submit to Tenant as soon as reasonably practicable after
the same becomes available (but not later than September 30th of each Lease Year) a statement setting forth in reasonable detail the Common Area Costs actually incurred by Landlord during the preceding Lease Year. If the

  

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aggregate amount of Common Area Costs Advances exceeds the Common Area Costs actually incurred by Landlord during any Lease Year, then the overpayment shall be credited by Landlord against the
next succeeding Rent payment(s) to be made by Tenant hereunder. If the aggregate amount of Common Area Costs Advances shall be less than Tenant’s Share of Common Area Costs incurred by Landlord for such period, then Tenant shall pay to Landlord
the difference between the amount paid by Tenant and the actual amount incurred by Landlord within fifteen (15) days after the statement is delivered to Tenant. Notwithstanding anything to the contrary contained herein, the sum of the
Impositions Advances, the Insurance Advances and the Common Area Costs Advances shall not exceed $2,000.00 per month during the first Lease Year hereunder. 
 (d) Landlord’s failure to timely prepare and deliver any of the statements required to be delivered pursuant to subparagraph (b) hereof shall not be deemed a waiver by Landlord or cause Landlord
to forfeit or surrender its rights to collect Tenant’s Share of Common Area Costs, and Tenant agrees to pay the same following Landlord’s delivery of the statements required pursuant to subparagraph (b), provided that Landlord shall have
exercised reasonable diligence and shall have prepared and delivered such statements to Tenant promptly after the information necessary to prepare the same became available to Landlord. Tenant’s obligation to pay Tenant’s Share of Common
Area Costs, and Landlord’s obligation to refund Tenant’s overpayment thereof, shall survive the expiration or termination of the term of this Lease. 
  

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 (e) For the purposes of this subsection: 
 (i) “Common Area Costs” shall mean all costs and expenses incurred by Landlord in any Lease Year in the repair and
maintenance of the Common Areas as are normally and usually included in common area charges in parks of similar quality to the Park in the Atlanta, Georgia area, including signage costs, management fees, parkway assessments and parking areas and
landscaping costs incurred by Landlord with respect to the Common Areas; provided, however, that so long as Tenant occupies 50% or more of the rentable area of the Building, if any item or service contract constituting a portion of Common Area Costs
shall exceed $10,000, Landlord shall obtain three (3) or more bids for the performance of the same from third party contractors who are reputable, bondable and insurable (the “Bids”), and shall notify Tenant thereof and Landlord shall
accept the lowest of such Bids unless the Tenant agrees otherwise, which agreement Tenant shall not unreasonably withhold and, provided further that Common Area Costs shall not include the cost to install, repair and/or maintain any amenities not
existing at the Park on the Commencement Date, unless Tenant shall approve of the installation thereof or such installation is required by law; and 
  

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 (ii) “Tenant’s Share of Common Area Costs” shall mean
(A) the aggregate amount of the Common Area Costs multiplied by (B) a fraction, the numerator of which shall be the rentable area of the Premises and the denominator of which shall be the aggregate rentable area of the Building and the
other buildings in the Park. 
 (f) If Tenant shall not approve the installation of an amenity at the Park, and shall not pay
Tenant’s proportionate share of the costs incurred in connection therewith, including the costs of installation, repair and maintenance, then neither Tenant nor any of Tenant’s employees, agents, invitees or subtenants shall be permitted
to use such amenity. 
 Section 18.02. Landlord shall keep and maintain, at Landlord’s offices in Atlanta, Georgia or
elsewhere which is reasonably accessible to Tenant, full and accurate books and records of account (“Books and Records”) from which the Common Area Costs incurred by Landlord during each Lease Year may readily be determined. Landlord shall
keep Books and Records for not less than two (2) years following the end of each Lease Year. Tenant shall have the right, upon reasonable prior notice to Landlord within such two (2) year period, to have access to the Books and Records,
during regular business hours, for the purpose of inspecting and auditing the same, and Tenant shall be permitted to make copies and abstracts of the Books and Records. Landlord agrees to make the Books and Records available to Tenant and to
cooperate with Tenant in connection with Tenant’s inspection and audit thereof. In the event that Tenant disputes the validity or amount of any Common Area Costs, Tenant shall advise Landlord to that effect in writing, and if the parties cannot
resolve any such dispute within twenty (20) days following such notification, such dispute shall be submitted to arbitration pursuant to Section 12 hereof. 
  

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 Section 18.03. Any press release issued by Landlord which concerns this Lease, the
Premises or this transaction in general shall be subject to the reasonable prior approval of Tenant. 
 Article 19 
 Notices 
 Section 19.01. All notices, demands, approvals, requests or other communications which may be or are required to be given, served or sent by either party to the other shall be in writing and shall be deemed to have been properly given
or sent if delivered personally, sent by overnight courier service, or sent by United States registered or certified mail with return receipt requested and postage prepaid: 
 To Landlord: 
 GF Building One Associates 
 c/o Kern Realty Services 
 7840 Roswell Road 
 Suite 320 
 Atlanta, Georgia 30350 
 with a copy to: 
 To Tenant: 
 Primerica Life Insurance Company 
 3120 Breckinridge Boulevard 
 Duluth, Georgia 30136 
 Attention: General Counsel 
  

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 with a copy to: 
 Primerica Corporation 
 65 East 55th Street 
 New York, New York 10020 
 Attention: General Counsel 
 with a further copy to: 
 Winthrop, Stimson, Putnam & Roberts 
 One Battery Park Plaza 
 New York, New York 10004-1490 
 Attention: Herbert F. Fisher 
 Each of the above may designate by notice in writing and delivered as set forth above a new address to which any notice, demand, request or communication
may hereafter be so given, served or sent. Each notice, demand, request or communication shall be deemed given and served (i) upon receipt or refusal, if delivered personally, (ii) one (1) business day after deposit with an overnight
courier service or (iii) upon deposit in the United States mails, if mailed. 
 Article 20 
 Estoppel Certificate 
 Section 20.01. The parties mutually agree that at any time and from time to time upon written request of the other party and at the reasonable cost and expense to the party requesting the same,
Landlord or Tenant, as the case may be, will execute, acknowledge and deliver to the other party a certificate evidencing: 
 (a) whether the Lease is in full force and effect; 
 (b) whether
the Lease has been modified or amended in any respect, and submitting copies of such modifications or amendments, if any; and 
  

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 (c) whether, to the knowledge of the party executing the certificate, there
are any existing defaults under the Lease, and specifying the nature of such defaults, if any; 
 (d) whether
Tenant has made any prepayments of Rent to Landlord hereunder; 
 (e) the date on which Tenant’s obligation
to pay Rent commenced; and 
 (f) such other matters as Landlord shall reasonably request. 
 Article 21  
 Invalidity of Particular Provisions - Construction 
 Section 21.01. If any term or provision of this Lease
or the application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to persons or circumstances other than those as to which it is held
invalid or unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law. Each covenant, agreement, obligation or other provision of this Lease shall be
deemed and construed as a separate and independent covenant of the party bound by, undertaking or making same, not dependent on any other provision of this Lease unless otherwise expressly provided. 
  

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 Article 22 
 End of Term 
 Section 22.01. On the date of the expiration of the term
of this Lease or upon the earlier termination thereof (collectively, the “Termination Date”), Tenant shall peaceably and quietly leave, surrender and yield up the Premises, together with the keys thereto, to Landlord, broom clean and in
good order, condition and repair, reasonable wear and tear and damage by fire or other casualty and damage that is not Tenant’s obligation to repair, excepted. 
 Section 22.02. Tenant shall remove all of its personal property from the Premises on or before the Termination Date, and any personal property of Tenant or any subtenant which shall remain on the
Premises after the Termination Date, may, at the option of Landlord, be deemed to have been abandoned by Tenant or such subtenant and either may be retained by Landlord as its property or be disposed of, without accountability, in such manner as
Landlord may see fit. Landlord shall not be responsible for any loss or damage occurring to any such property owned by Tenant or any subtenant, unless caused by the negligence or other misconduct of Landlord, its agent or employees. If Landlord
shall choose to remove any such property from the Premises, Tenant shall pay to Landlord, on demand, the reasonable cost of such removal. 
 Section 22.03. The provisions of this Article 22 shall survive the expiration or any termination of this Lease. 
  

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 Article 23 
 Mortgagee Protection 
 Section 23.01. Tenant agrees to send to the
holder of any first mortgage or deed of trust now or hereafter creating a lien against the Premises, or any interest therein (the “First Mortgagee”), by registered or certified mail, a copy of any notice or claim of default served upon
Landlord by Tenant under this Lease, provided that prior to sending such notice Tenant shall have been (i) notified in writing of the address of the First Mortgagee and (ii) provided with a copy of the assignment of Landlord’s
interests in this Lease to the First Mortgagee. Tenant further agrees that if Landlord has failed to cure its default hereunder within twenty (20) days after notice is sent to Landlord (or if such default cannot be cured or corrected within
such twenty (20) day period, then within such additional time as may reasonably be necessary, if Landlord has commenced to cure the same within such twenty (20) day period and is pursuing diligently the remedies or steps necessary to cure
or correct such default), then the First Mortgagee shall have an additional period of thirty (30) days within which to cure or correct such default, or if such default cannot be cured or corrected within such thirty (30) day period, then
the First Mortgagee shall have such additional time as may reasonably be necessary if the First Mortgagee has commenced to cure the same within such thirty (30) day period and is pursuing diligently the remedies or steps necessary to cure or
correct such default. 
  

 -67- 

 Article 24 
 Subordination And Non-Disturbance 
 24.01. (a) As a condition to the
effectiveness of this Lease, Landlord agrees to deliver to Tenant the written agreement of any mortgagee of an existing mortgage on the Premises or any trustee and/or beneficiary of any existing deed to secure debt on the Premises not to disturb
Tenant’s right of peaceful and quiet possession and enjoyment of the Premises in the event of the foreclosure of any such mortgage or deed to secure debt, which written agreement shall be in form and substance acceptable to Tenant. 

(b) Landlord may hereinafter execute and deliver from time to time, a first mortgage or deed of trust secured by the Premises, or any
interest therein. If requested by the holder of such mortgage, Tenant will subordinate Tenant’s interest in this Lease to such mortgage, and to all renewals, replacements, supplements, amendments, modifications and extensions thereof and Tenant
agrees to execute and deliver an agreement effecting such subordination promptly after Landlord shall request Tenant to do so; provided, however, that the terms of such mortgage are not inconsistent with the provisions contained in Articles 7 and 8
of this Lease and provided that as a further condition to subordinating its rights and interests under this Lease to the mortgage, Tenant shall be entitled to require the holder of the mortgage to enter into an agreement with Tenant providing that
so long as this Lease is in full force and effect, and Tenant shall not be in default hereunder after the giving of notice and beyond the expiration of any applicable cure period, the holder of the

  

 -68- 

 
mortgage shall not disturb this Lease, name Tenant as a defendant in any foreclosure or other action or otherwise attempt to cut-off or interfere with Tenant’s rights hereunder. The terms of
such agreement shall be reasonably acceptable to Tenant, provided that the terms of such mortgage and such agreement shall not place additional obligations on Tenant or diminish Tenant’s rights under this Lease. 
 Article 25 
 Hazardous Substances 
 Section 25.01. (a) As used herein, the term “Environmental Law”
shall mean and include all federal, state and local statutes, ordinances, regulations and rules relating to environmental quality, health, safety, contamination and clean-up, including the Clean Air Act, 42 U.S.C. Section 7401 et
seq.; the Clean Water Act, 33 U.S.C. Section 1251 et seq.; the Water Quality Act of 1987; the Federal Insecticide, Fungicide and the Rodenticide Act (“FIFRA”), 7 U.S.C. Section 136 et seq.; the
Marine Protection Research and Sanctuaries Act, 33 U.S.C. Section 1401 et seq.; the National Environmental Policy Act, 42 U.S.C. Section 4321 et seq.; the Noise Control Act, 42 U.S.C. Section 4901 et
seq.; the Occupational Safety and Health Act, 29 U.S.C. Section 651 et seq.; the Resource Conservation and Recovery Act (“RCRA”), 42 U.S.C. Section 6901 et seq., as amended by the Hazardous and
Solid Waste Amendments of 1984; the Safe Drinking Water Act, 42 U.S.C. Section 300f et seq.; the Comprehensive Environmental Response, Compensation and Liability Act (“CERCLA”), 42 U.S.C. Section 9601 et
seq., as amended by the

  

 -69- 

 
Superfund Amendments and Reauthorization Act, the Emergency Planning and Community Right-to-Know Act and Radon Gas and Indoor Air Quality Research Act; the Toxic Substances Control Act
(“TSCA”), 15 U.S.C. Section 2601 et seq.; the Atomic Energy Act, 42 U.S.C. Section 2011 et seq.; the Nuclear Waste Policy Act of 1982, 42 U.S.C. Section 10101 et seq.; and state
super lien and environmental clean-up statutes, with implementing regulations and guidelines. The term “Environmental Laws” shall also include all state, regional, county, municipal and other local laws, regulations and ordinances insofar
as they are equivalent or similar to the federal laws recited above or purport to regulate Hazardous Materials (as hereinafter defined). 
 (b) As used herein, the term “Hazardous Materials” shall mean and include the following, including mixtures thereof: any hazardous substance, pollutant, contaminant, waste, byproduct or
constituent regulated under CERCLA; oil and petroleum products and natural gas, natural gas liquids, liquified natural gas and synthetic gas usable for fuel; pesticides regulated under the FIFRA; asbestos and asbestos-containing materials; PCBs and
other substances regulated under the TSCA; source material, special nuclear material, by-product material and any other radioactive materials or radioactive wastes, however produced, regulated under the Atomic Energy Act or the Nuclear Waste Policy
Act; chemicals subject to the OSHA Hazard Communication Standard, 29 C.F.R. § 1910.1200 et seq.; and industrial process and pollution control wastes whether or not hazardous within the meaning of RCRA. 
  

 -70- 

 Section 25.02. (a) Landlord represents and warrants to Tenant that no Hazardous
Materials are, or have been, stored, released or located on, in or under the Premises or the Building, except as may have been stored, released or otherwise used at the Premises by Tenant. 
 (b) During the term of this Lease (a) Tenant shall not conduct or authorize the management of any Hazardous Materials on the Premises
in violation of Environmental Law, including installation of any underground storage tanks, without prior written disclosure to, and approval by, Landlord; (b) Tenant shall not take any action that would subject the Premises to permit
requirements under RCRA for storage, treatment or disposal of Hazardous Materials; (c) Tenant shall not discharge Hazardous Materials into drains or sewers; (d) Tenant shall not cause or allow the release of any Hazardous Materials on, to
or from the Premises in violation of Environmental Law; and (e) Tenant, at its own cost, shall arrange for the lawful transportation and off-site disposal of all Hazardous Mararials that it generates. 
 25.03. During the term of this Lease, Tenant shall provide Landlord promptly with copies of all summons, citations, directives, information
inquiries or requests, notices of potential responsibility, notices of violation or deficiency, orders or decrees, claims, complaints, investigations, judgments, letters, notices of environmental liens or response actions in progress, and other
communications, written or oral, actual or threatened, from the United States Environmental Protection Agency, Occupational Safety and Health Administration or other

  

 -71- 

 
federal, state or local agency or authority, or any other entity or individual, concerning (a) any release of Hazardous Materials on, to or from the Premises; (b) the imposition of any
environmental lien on the Premises in violation of Environmental Law; or (c) any alleged violation of, or responsibility under, Environmental Laws. Landlord and Landlord’s employees and agents and agents shall have the right, at
Landlord’s sole cost and expense, to enter the Premises and conduct appropriate inspections or tests in order to determine Tenant’s compliance with Environmental Laws, provided that the same shall be at reasonable times and upon reasonable
prior notice to Tenant and conducted in the manner least likely to interfere with Tenant’s business operations at the Premises. 
 25.04. Upon written request by Landlord, Tenant shall provide Landlord with the results of appropriate reports and tests, and with any other documents readily available to Tenant, to demonstrate that Tenant is in compliance with all
Environmental Laws relating to the Premises. 
 25.05. (a) Tenant shall indemnify, defend and hold harmless Landlord, its
beneficiaries, its lenders, any managing agents and leasing agents of the Premises, and their respective agents, partners, officers, directors and employees from all loss, cost, claim, liabilities, fees or expenses of whatever nature (including
professional consultants’ and attorneys’ fees) arising from or attributable. to any breach by Tenant of any of its warranties, representations or covenants in this Article. Tenant’s obligations hereunder shall survive the termination
or expiration of this Lease. 
  

 -72- 

 (b) Landlord shall indemnify, defend and hold harmless Tenant, its officers, directors and
employees, successors and assigns from all losses, costs, claims, liabilities, fees or expenses of whatever nature (including professional consultants’ and attorneys’ fees) arising from or attributable to any breach by Landlord of its
representations and warranties in this Article. Landlord’s obligations hereunder shall survive the termination or expiration of this Lease. 
 Article 26 
 Covenants Binding; Entire Agreement 
 Section 26.01. The covenants, agreements, terms, provisions and conditions of this Lease shall be binding upon and inure to the benefit
of the successors and assigns of Landlord and Tenant. 
 Section 26.02. There are no representations, agreements,
arrangements or understandings, oral or written, between the parties relating to the subject matter of this Lease which are not fully expressed in this Lease. This Lease cannot be changed or terminated orally or in any manner other than by a written
agreement signed by the party against whom enforcement of any change is sought. 
 Section 26.03. Tenant represents and
warrants that this Lease has been duly authorized, executed and delivered by and on behalf of Tenant and constitutes the valid and binding agreement of Tenant in accordance with the terms hereof. If

  

 -73- 

 
Landlord so requests, Tenant shall deliver to Landlord, concurrently with the delivery of this Lease by Tenant, certified resolutions of Tenant’s board of directors authorizing Tenant’s
execution and delivery of this Lease and the performance of Tenant’s obligations hereunder. 
 Article 27 
 Holding Over 
 Section 27.01. Should Tenant hold over in possession after the expiration of the term of this Lease, such holding over shall not be deemed to extend the term of this Lease or renew this Lease; but the tenancy thereafter shall continue
as a tenancy from month to month at the sufferance of Landlord pursuant to the provisions herein contained and at One Hundred Fifty (150%) percent of the Fixed Rent in effect immediately preceding the expiration of the term of this Lease, plus
all additional rent and other charges which would otherwise be paid by Tenant if the term of this Lease were extended. 
 Article
28 
 Governing Law 
 Section 28.01. This Lease shall be governed by, and construed in accordance with, the laws of the State of Georgia. 
  

 -74- 

 Article 29 
 Termination of Existing Lease 
 Section 29.01. Landlord and Tenant
acknowledge being parties to a certain Lease dated February 22, 1988, as amended by agreements dated June 19, 1989 and August 31, 1992 (collectively the “Existing Lease”) pursuant to which Landlord has leased the Premises to
Tenant. Landlord and Tenant hereby agree to terminate and cancel the Existing Lease for all purposes effective June 30, 1993, with the same force and effect as if such date was the date set forth therein for the termination thereof. 

Article 30 
 Exculpation 
 Section 30.01 It is understood and agreed by and between the parties hereto, anything herein
to the contrary notwithstanding, that each of the representations, warranties, covenants, undertakings and agreements made by Landlord herein, while in form purporting to be the representations, warranties, covenants, undertakings and agreements of
Landlord, are nevertheless made and intended, not as personal representations and warranties, covenants, undertakings and agreements of Landlord for the purpose, or with the intention, of binding Landlord personally, but are made and intended for
the purpose of subjecting Landlord’s interest in the Property to the terms of this Lease and for no other purpose whatsoever, and in case of default hereunder by Landlord (or default through, under or by any of its partners, or agents or
representatives of said

  

 -75- 

 
partners), Tenant agrees to look solely to the interests of Landlord in the Property, and to the proceeds derived by Landlord from the sale or transfer thereof. Neither Landlord nor any of
Landlord’s partners shall have any personal liability to pay any indebtedness accruing hereunder, or to perform any covenant, either express or implied, contained herein, and no personal liability or personal responsibility of any sort is
assumed by, nor at any time shall be asserted or enforceable against, Landlord or Landlord’s partners, individually or personally, all such personal liability, if any, being expressly waived and released by Tenant and by all persons claiming
by, through or under Tenant. 
 IN WITNESS WHEREOF, the parties hereto have duly executed this instrument as of the day and year
first above written. 
  

									
	TENANT:	 		 	LANDLORD:
			
	PRIMERICA LIFE INSURANCE COMPANY	 		 	GF BUILDING ONE ASSOCIATES
					
	By:	 	 /s/ Edwin E. Sherin
 Edwin E. Sherin
	 		 	By:	 	 KERN & COMPANY, INC.
 a general partner

		 	Co-Chief Executive Officer	 		 		 	
		 		 		 	By:	 	/s/ Robert F. Kern
		 		 		 		 	Robert F. Kern, President

  

 -76- 

 THIRD AMENDMENT 
 INDUSTRIAL LEASE SUMMARY 
  

					
	 PROPERTY:
	  	Gwinnett Forrest Business Distribution Center
		
	LANDLORD:	  	GF BUILDING ONE ASSOCIATES
			
	TENANT:	  	Primerica Life Insurance Co.	  	LEASE NOTICE ADDRESS:
		  	BLDG: 100 SUITE: 145	  	Mr. Richard Kinnard
		  	2150 Boggs Road	  	Primerica
		  	Duluth, GA 30136	  	3120 Breckinridge Blvd.
		  		  	Duluth, GA 30199-0001

  

			
	CONTACT:	 	Terry Robertson, Facility Manager  497-6150
		 	Ed Sherin, Co-Chairman                        564-5373

  

							
	TOTAL SF:	 	43,920 SF	  	OFFICE:	  	  7,705 SF
		 		  	WAREHOUSE:	  	36,215 SF

  

			
	LEASE EXECUTION DATE:	  	10/01/93
		
	 LEASE TERM:      10 Yrs.
	  	0 Months
		
	 Lease Commencement Date:
 Rental Commencement Date:
 Lease Expiration Date:
	  	 7/01/93
 7/01/93 (0 Months
Free)
 6/30/03

  

							
	RENT:	  	Base Rent	  	$3.75 p.s.f.	  	
		  	TF Amort.	  	$0      p.s.f.	  	
		  	Gross Rental	  	$3.75 p.s.f.	  	($13,725 Mth., $164,700 Yr.)

  

					
		  	Annual Rental Escalation:	  	0%      Commencing: N/A
		  	Security Deposit:	  	None   Paid:
		  	Taxes & Insurance: Full pass through(no base year)

  

									
	 RENEWAL OPTION:
 NOTICE:
	  	N/A	  	Rate:	  	N/A	    	p.s.f.
					
	 EXPANSION:
	  	N/A	  	Rate:	  	$	    	p.s.f.

  

											
	TENANT IMPROVEMENTS:	  	Base Rental Allowance:	  	$0	  	($	0    p.s.f.	) 	 	
		  	TF Amortized:	  	$0	  	($	0    p.s.f.	) 	 	
		  	Total Cost:	  	$0	  	($	0    p.s.f.	) 	 	

  

							
	COMMISSION:	  	1st BROKER:	  	Richard Bowers	  	FIRM: Richard Bowers & Co.
		  	TERMS:	  	2% cash out (21,998.44)
				
		  	2nd BROKER:	  	Eben Hardie	  	FIRM: Kern Realty Services
		  	TERMS:	  	2 1/2% over the term.

 SPECIAL LEASE STIPULATIONS: 
  

	1)	Landlord to build parking for an additional 25 cars, and to stripe the truck court for parking. 

  

	2)	This is a net, not lease. All taxes, insurance, CAM, water/sewer and some other expenses are to be passed through. 

  

									
					
	PREPARED BY:	 	/s/ Eben Hardie	 		 	DATE:	 	 10/13/93

 FOURTH AMENDMENT TO LEASE 
 THIS FOURTH AMENDMENT TO LEASE AGREEMENT made and entered into this
                 day of December, 1999, by and between Manufacturers Life Insurance Company (U.S.A.), as successor in interest to GF Building One
Associates (hereinafter referred to as “Landlord”) and Primerica Life Insurance Company (hereinafter referred to as “Tenant”). 
 WITNESSETH: 
 WHEREAS, by Lease Agreement dated July 1, 1993, as
amended, by reference herein made a part hereof, Landlord leased to Tenant certain premises (The “Premises”) comprised of 43,920 square feet situated at 2150 Boggs Road, Suite 145, Duluth, Georgia, 30136, and 
 NOW, THEREFORE, in consideration of the mutual promises given one to the other, the parties hereto intending to be legally bound, do hereby
covenant and agree as follows: 
 1. This Lease Agreement is hereby extended an additional Seventy-two (72) months
commencing July 1, 2003. Tenant agrees to pay Base Monthly Rental in accordance with the following schedule: 
  

										
	  	 	 Period
	  	

	  	Monthly Base Rental	  	 
	 	 7/1/03 - 6/3/09
	  		  	$	16,470.00	  
	 	 7/1/06 - 6/30/09
	  		  	$	17,385.00	  

 All payments are due and payable on or before the first day of each month in advance. 
 2. Tenant agrees to take the Premises in its “as-is” condition. 
 3. Except as herein modified and extended, all terms and conditions of the Lease Agreement dated July 1, 1993 as amended shall remain
in full force and effect. 
 4. The word “Landlord” herein shall be construed to include the said Landlord, its
successors and assigns and the word “Tenant” shall be construed to include the said Tenant, its successors and assigns. 
 5. This Agreement shall be binding upon and inure to the benefit of the parties, their respective heirs, successors and assigns. 
 IN WITNESS HEREOF, the said parties have executed this Second Amendment to Lease in quadruplicate the day and year first written above. 
  

									
		 		 	LANDLORD:
			
	WITNESS:	 		 	THE MANUFACTURERS LIFE INSURANCE COMPANY, (U.S.A.)
				
	/s/ Terry Gilliam	 		 	By:	 	/s/ Stephen J. Ferguson
		 		 		 	Name:	 	 Stephen J. Ferguson

		 		 		 	Title:	 	Regional Director

 FIFTH AMENDMENT TO AGREEMENT OF LEASE 
 THIS FIFTH AMENDMENT TO AGREEMENT OF LEASE (this “Amendment”) is made as of the Amendment Date (as hereinafter defined) by and
between JOHN HANCOCK LIFE INSURANCE COMPANY (U.S.A.), a wholly owned subsidiary of Manulife Financial Corporation (“Landlord”) and PRIMERICA LIFE INSURANCE COMPANY, a Massachusetts corporation (“Tenant”). 
 RECITALS 
 WHEREAS,
Landlord (as successor-in-interest to GF Building One Associates and The Manufacturers Life Insurance Company (U.S.A.)) and Tenant have previously entered into that certain Agreement of Lease dated as of July 31, 1993 (as amended from time to
time, the “Lease”), for the lease of approximately 43,920 square feet of space (the “Premises”) commonly known as Suite 145 of the building located at 2150 Boggs Road, Duluth, Georgia 30096 (the “Building”). 

WHEREAS, Landlord and Tenant desire to amend the Lease to, among other things, extend the term of the Lease, all as more particularly set
forth herein. 
 NOW, THEREFORE, for and in consideration of Ten and No/100 Dollars ($10.00) and other good and valuable
consideration in hand paid by each party hereto to the other, the receipt and sufficiency of which are hereby acknowledged, the parties hereto do hereby agree as follows: 
 1. All capitalized terms used herein but undefined shall have the meaning as defined in the Lease. 
 2. The term of the Lease is hereby extended an additional forty-eight (48) months commencing on July 1, 2009 and ending on June 30, 2013. 
 3. Commencing on July 1, 2009, Fixed Rent for the Premises for the remainder of the term as extended hereby shall be payable in monthly
installments in accordance with the following schedule: 
  

				
	 Period
	  	Monthly Base Rental
	 7/1/09 – 7/31/09
	  	$	0.00
	 8/1/09 – 8/31/09
	  	$	15,868.00
	 9/1/09 – 6/30/10
	  	$	17,934.00
	 7/1/10 – 6/30/11
	  	$	18,472.02
	 7/1/11 – 6/30/12
	  	$	19,026.18
	 7/1/12 – 6/30/13
	  	$	19,596.97

  

			
	Initial
	Landlord	 	Tenant
		
	

	 	

 4. Tenant accepts the Premises in their “as-is” condition. Tenant is in possession
of the Premises and acknowledges that all the work to be performed by the Landlord in the Premises as required by the terms of the Lease, if any, has been satisfactorily completed. Tenant further certifies that all conditions of the Lease required
of Landlord as of this date have been fulfilled and there are no defenses or setoffs against the enforcement of the Lease by Landlord. 
 5. Landlord’s address for notice set forth in Section 19.01 of the Lease is hereby deleted in its entirety and the following is substituted therefor: 
  

			
	Landlord:	  	 John Hancock Life Insurance Company (U.S.A.)
 c/o Manulife Financial
 Atlanta Real Estate Office
 1170 Peachtree Street, Suite 565
 Atlanta, Georgia
30309

		
	With a copy to:	  	 Manulife Financial
 4170
Ashford Dunwoody Road, Suite 475
 Atlanta, Georgia 30319
 Attn: Property Manager

 6. Option to Extend Term. 
 (a) Landlord hereby grants to Tenant one (1) option to extend the Term for a period of five (5) years with such
option to be exercised by Tenant giving written notice of its exercise to Landlord in the manner provided in this Lease at least one hundred eighty (180) days prior to (but not more than two hundred ninety (290) days prior to) the
expiration of the Term, as it may have been previously extended. No extension option may be exercised by Tenant if an Event of Default has occurred and is then continuing or any facts or circumstances then exist which, with the giving of notice or
the passage of time, or both, would constitute an Event of Default either at the time of exercise of the option or at the time the applicable Term would otherwise have expired if the applicable option had not been exercised. 
 (b) If Tenant exercises its option to extend the Term, Landlord shall, within thirty (30) days after the receipt of
Tenant’s notice of exercise, notify Tenant in writing of Landlord’s reasonable determination of the Fixed Rent for the Premises for the five (5) year option period, which amount shall be determined using a per square foot rental rate
not less than the Fixed Rent rate to be in effect immediately prior to the commencement of such option period, taking into account all relevant factors for space of this type in the Gwinnett County, Georgia area (the “Prevailing Market
Rate”). Tenant, within 30 days after the date on which Landlord advises Tenant of the applicable Fixed 
  

			
	Initial
	Landlord	 	Tenant
		
		 	

  

 - 2 - 

 Rent rate for the renewal term, shall either (i) give Landlord final binding written
notice (“Binding Notice”) of Tenant’s exercise of its option, or (ii) if Tenant disagrees with Landlord’s determination, provide Landlord with written notice of rejection (the “Rejection Notice”). If Tenant fails
to provide Landlord with either a Binding Notice or Rejection Notice within such 30 day period, Tenant’s renewal option shall be null and void and of no further force and effect. If Tenant provides Landlord with a Binding Notice, Landlord and
Tenant shall enter into the Renewal Amendment (as defined below) upon the terms and conditions set forth herein. If Tenant provides Landlord with a Rejection Notice, Landlord and Tenant shall work together in good faith for a period of thirty
(30) days after the date of Tenant’s Rejection Notice to agree upon the Prevailing Market Rate for the Premises during the renewal term. Upon agreement Tenant shall provide Landlord with Binding Notice and Landlord and Tenant shall enter
into the Renewal Amendment in accordance with the terms and conditions hereof. Notwithstanding the foregoing, if Landlord and Tenant are unable to agree upon the Prevailing Market rate for the Premises within thirty (30) days after the date on
which Tenant provides Landlord with a Rejection Notice, Tenant, by written notice to Landlord (the “Arbitration Notice”) within five (5) days after the expiration of such thirty (30) day period, shall have the right to have the
Prevailing Market Rate determined in accordance with the following procedures. If Tenant fails to exercise its right to arbitrate, Tenant’s renewal option shall be deemed to be null and void and of no further force and effect. 
 If Tenant provides Landlord with an Arbitration Notice, Landlord and Tenant, within ten (10) days after the date of the
Arbitration Notice, shall each simultaneously submit to the other, in a sealed envelope, its good faith estimate of the Prevailing Market Rate (collectively referred to as the “Estimates”). If the higher of such Estimates is not more than
one hundred five percent (105%) of the lower of such Estimates, then Prevailing Market Rate shall be the average of the two Estimates. If the Prevailing Market Rate is not resolved by the exchange of Estimates, Landlord and Tenant, within seven
(7) days after the exchange of Estimates, shall each select an appraiser to determine which of the two Estimates most closely reflects the Prevailing Market Rate for the renewal term. Each appraiser so selected shall be certified as an MAI
appraiser or as an ASA appraiser and shall have had at least five (5) years experience within the previous ten (10) years as a real estate appraiser working in the Northeast Industrial Market of Atlanta, Georgia, with working knowledge of
current rental rates and practices. For purposes of this Lease, an “MAI” appraiser means an individual who holds and MAI designation conferred by, and is an independent member of, the American Institute of Real Estate Appraisers (or its
successor organization, or in the event there is no successor organization, the organization and designation most similar), and an “ASA” appraiser means an individual who holds the Senior Member designation conferred by, and is an
independent member of, the American Society of Appraisers (or its successor organization, or, in the event there is no successor organization, the organization and designation most similar). Upon selection, Landlord’s and Tenant’s
appraisers shall work together in good faith to agree upon which of the two Estimates most closely reflects the Prevailing Market Rate for the renewal term. The 
  

			
	Initial
	Landlord	 	Tenant
		
		 	

  

 - 3 - 

 Estimate chosen by such appraisers shall be binding on both Landlord and Tenant as the Fixed
Rent rate for the renewal term. If either Landlord or Tenant fails to appoint an appraiser within the seven day period referred to above, the appraiser appointed by the other party shall be the sole appraiser for the purposes hereof. If the two
appraisers cannot agree upon which of the two Estimates most closely reflects the Prevailing Market Rate within the twenty (20) days after their appointment, then, within ten (10) days after the expiration of such twenty (20) day
period, the two (2) appraisers shall select a third appraiser meeting the aforementioned criteria. Once the third appraiser has been selected as provided for above, then, as soon thereafter as practicable but in any case within fourteen
(14) days, the appraiser shall make his determination of which of the two Estimates most closely reflects the Prevailing Market Rate and such Estimate shall be binding on both Landlord and Tenant as the Fixed Rent rate for the renewal term. If
the arbitrator believes that expert advice would materially assist him, he may retain one or more qualified persons, to provide such expert advice. The parties shall share equally in the costs of the arbitrator and of any experts retained by the
arbitrator. Any fees of any appraiser, counsel or experts engaged directly by Landlord or Tenant, however, shall be borne by the party retaining such appraiser, counsel or expert. In the event that the Prevailing Market Rate has not been determined
by the commencement date of the renewal term, Tenant shall pay Fixed Rent upon the terms and conditions in effect for the initial Term until such time as the Prevailing Market Rate has been determined. Upon such determination, the Fixed Rent for the
renewal term shall be retroactively adjusted to the commencement of the renewal term. If such adjustment results in an underpayment of Fixed Rent by Tenant, Tenant shall pay Landlord the amount of such underpayment within thirty (30) days after
the determination thereof. If such adjustment results in an overpayment of Fixed Rent by Tenant, Landlord shall credit such overpayment against the next installment of Fixed Rent due under the Lease and, to the extent necessary, and subsequent
installments until the entire amount of such overpayment has been credited against Fixed Rent. If Tenant is entitled to and properly exercises its renewal option, Landlord shall prepare an amendment (the “Renewal Amendment”) to reflect
changes in the Fixed Rent, Term and other appropriate terms. The Renewal Amendment shall be sent to Tenant within a reasonable time after receipt of the Binding Notice and Tenant shall execute and return the Renewal Amendment to Landlord within 15
days after Tenant’s receipt of same, but an otherwise valid exercise of the renewal option shall, at Landlord’s option, be fully effective whether or not the Renewal Amendment is executed. 
 (c) Except for the Fixed Rent, which shall be determined as set forth in subparagraph (b) above, leasing of the Premises
by Tenant for the applicable extended term shall be subject to all of the same terms and conditions set forth in this Lease, including Tenant’s obligation to pay Tenant’s share of Common Area Costs as provided in this Lease; provided,
however, that any improvement allowances, termination rights, rent abatements or other concessions applicable to the Premises during the initial Term shall not be applicable during any such extended term, nor shall Tenant have any additional
extension options unless expressly provided for in this Lease. 
  

			
	Initial
	Landlord	 	Tenant
		
		 	

  

 - 4 - 

 7. Except for Cushman & Wakefield of Georgia, Inc., who represents Tenant, and
Resource Real Estate Partners, LLC, who represents Landlord, whose commissions shall be paid by Landlord, Landlord and Tenant each represents and warrants to the other that neither party has engaged or had any conversations or negotiations with any
broker, finder or other third party concerning the matters set forth in this Amendment who would be entitled to any commission or fee based on the execution of this Amendment. Landlord and Tenant each hereby indemnifies the other against and from
any claims for any brokerage commissions and all costs, expenses and liabilities in connection therewith, including, without limitation, reasonable attorneys’ fees and expenses, for any breach of the foregoing. The foregoing indemnification
shall survive the termination of the Lease for any reason. 
 8. Except as expressly provided herein, no free rent, moving
allowances, tenant improvement allowances or other such financial concessions contained in the Lease shall apply to the term of the Lease as extended hereby. 
 9. Tenant represents to Landlord that, as of the date hereof, Landlord is not in default of the Lease. 
 10. For purposes of this Amendment, the term “Amendment Date” shall mean the date upon which this Amendment is signed by Landlord or Tenant, whichever is later. 
 11. Except as amended hereby, the Lease shall be and remain in full force and effect and unchanged. As amended hereby, the Lease is hereby
ratified and confirmed by Landlord and Tenant. To the extent the terms hereof are inconsistent with the terms of the Lease, the terms hereof shall control. 
 12. The submission of this Amendment to Tenant for examination or consideration does not constitute an offer to amend the Lease, and this Amendment shall become effective only upon the execution and
delivery thereof by Landlord and Tenant. Execution and delivery of this Amendment by Tenant to Landlord constitutes an offer to amend the Lease on the terms contained herein. The offer by Tenant will be irrevocable until 6:00 p.m. Eastern time for
fifteen (15) days after the date of execution of this Amendment by Tenant and delivery to Landlord. 
 [signatures on
next page] 
  

			
	Initial
	Landlord	 	Tenant
		
		 	

  

 - 5 - 

 IN WITNESS WHEREOF, the parties hereto have caused this Amendment to be executed and sealed
as of the Amendment Date. 
  

							
		 		 	LANDLORD:
			
	Date: 5-12-08	 		 	JOHN HANCOCK LIFE INSURANCE COMPANY (U.S.A.), a wholly owned subsidiary of Manulife Financial Corporation
				
		 		 	By:	 	/s/ Terry L. Gilliam
		 		 	Name:	 	Terry L. Gilliam
		 		 	Title:	 	AUP, Regional Director
			
		 		 	TENANT:
			
	Date: 5/5/08	 		 	PRIMERICA LIFE INSURANCE COMPANY, a Massachusetts corporation
				
		 		 	By:	 	/s/ [Illegible]
		 		 	Name:	 	[Illegible]
		 		 	Title:	 	EVP
				
		 		 		 	[CORPORATE SEAL]

  

			
	Initial
	Landlord	 	Tenant
		
	

	 	

  

 - 6 -Standard Industrial Lease

 Exhibit 10.20 
 STANDARD INDUSTRIAL LEASE 
 THIS STANDARD INDUSTRIAL LEASE (the “Lease”), is made this 15th day of January, 2003, by and between PRINCIPAL LIFE INSURANCE COMPANY, an Iowa corporation (hereinafter referred to as
“Lessor”) and PRIMERICA LIFE INSURANCE COMPANY, a Massachusetts corporation (hereinafter referred to as “Lessee”). 
 W I T N E S S E T H: 
  

	 	1.	PREMISES 

 In consideration of the rents, covenants, agreements and stipulations herein set forth, Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the premises outlined in red on the floor plan
attached hereto as Exhibit “A” and made a part hereof (hereinafter referred to as the “Premises”), containing approximately 112,500 square feet and located at 1320 Progress Industrial Drive, Lawrenceville, Georgia,
also known as Progress Distribution Center III, located in Gwinnett Progress Distribution Center (the “Park”). The Park is shown on “Exhibit B” attached hereto and made a part hereof. 
  

	 	2.	TERM 

 The term of this Lease shall commence as of the date of this Lease (the “Commencement Date”), and shall expire (unless extended or cancelled as otherwise provided for herein) at midnight
on the last day of the month that is one hundred eighty-five (185) months after the Commencement Date. The initial term of this Lease and any extension thereof permitted hereunder shall herein be referred to as the “Lease
Term.” 
  

	 	3.	RENTAL 

 Lessee agrees to pay to Lessor an annual base rental in monthly installments as set forth in the Special Stipulations attached hereto (the “Base Rent”), together with a monthly payment
for Operating Expenses (as set forth in Section 9 below) and a monthly payment for Taxes and Premiums (as set forth in Section 5 below), in advance without deduction or setoff. Payments of Operating Expenses and Taxes and Premiums shall
commence on the date which is ninety (90) days after the date of the Commencement Date and payments of Base Rent shall commence on the date which is one hundred fifty (150) days after the Commencement Date. The monthly payment of Base
Rent, Operating Expenses, and/or Taxes and Premiums payable hereunder shall hereinafter be referred to collectively as a “Monthly Rent Payment”. In the event the date of the first scheduled payment of Operating Expenses and Taxes
and Premiums or Base Rent falls on a date that is not the first day of a calendar month, then the rental for such month shall be prorated on a daily basis. 
 In addition to any other remedies for nonpayment, if any Monthly Rent Payment is not received by Lessor in full on or
before the tenth (10th) day of the month for which such
Monthly Rent Payment is due, a service charge of five percent (5%) shall be added thereto and such service charge shall be immediately due and payable together with the Monthly Rent Payment. The parties hereto acknowledge and agree that such
service charge is compensation for the administrative costs that Lessor will incur in connection with such late payment, and such administrative costs would otherwise be difficult to ascertain, and that such service charge is a reasonable
pre-estimate of such charges. 
 In addition, should any Monthly Rent Payment not be received in full by Lessor on or before
thirty (30) days after its due date, then, in addition to Lessor’s other rights and remedies, Lessor shall be entitled to, and Lessee shall pay, interest on such overdue amount from the date due at a rate equal to the lesser of twelve
percent (12%) per annum or such rate as is permitted by law. 
  

					
	

	  	
		  		  	

	 	4.	[INTENTIONALLY OMITTED] 

  

	 	5.	REAL ESTATE TAXES AND INSURANCE 

 As used herein, the following terms wherever initially capitalized shall have the following meanings: 
 (a) “Taxes” shall mean all real estate taxes and assessments (general or special), real estate rental receipt or gross
receipts taxes levied against or in respect of the building and the Park or any part thereof, or any other tax levied against Lessor in substitution for or in lieu of any tax which would otherwise constitute a real estate tax or a specific tax on
rentals from all or part of the Building or the Park, plus the cost, including attorneys’ and appraisers’ fees, of any negotiation, contest or appeal pursued by Lessor in an effort to reduce the tax or assessment on which any tax provided
for in this Section 5 is based. 
 (b) “Tax Year” shall mean each twelve (12) month period
established as the real estate tax year by the taxing authorities having lawful jurisdiction over all or part of the Park. 
 Lessee shall pay to Lessor Lessee’s Proportionate Share (as defined below) of all Taxes for each Tax Year (or part thereof) occurring during the Lease Term. Lessee shall pay to Lessor such Proportionate Share of Taxes in equal monthly
payments, in advance, commencing on the first day of the Lease Term, based upon estimated annual Taxes (as estimated by Lessor), but subject to adjustment after the end of each Tax Year on the basis of the actual Taxes incurred. Any overpayment will
be credited against subsequent monthly obligation for Taxes or shall be refunded to Lessee, at Lessor’s option. Any shortage in payment by Lessee shall be paid by Lessee to Lessor within ten (10) days after delivery to Lessee of statement
reconciling the amount actually collected from Lessee against Lessee’ Proportionate Share of actual Taxes for the Tax Year. “Lessee’s Proportionate Share”, as used in this Lease, shall be a fraction, the numerator of which
is the square footage of the Premises and the denominator of which is the square footage of the Park (as such may increase or decrease from time to time). Lessor shall have the right to make demand or bill for Taxes after receipt of the tax bills or
upon the expiration or sooner termination of this Lease. If the Lease Term shall commence or expire during a Tax Year, Lessee shall be liable only for that portion of the Taxes for such Tax Year represented by a fraction, the numerator of which is
the number of days of the Lease Term that fall within said Tax Year and the denominator of which is 365. 
 Lessee shall be
liable for all taxes assessed against and levied upon the trade fixtures, furnishings, equipment and all other personal property of Lessee contained in the Premises. If any such taxes are levied against Lessor or Lessor’s property and if Lessor
elects to pay the same or if the assessed value of Lessor’s property is increased by inclusion of personal property and trade fixtures placed by Lessee in the Premises and Lessor elects to pay the taxes based on such increase, Lessee shall pay
to Lessor, upon demand, that part of such taxes for which Lessee is primarily liable hereunder. 
 Lessor shall be deemed to
have waived its right to seek reimbursement from Lessee with respect to any tax bill actually received by Lessor in the event Lessor has not billed Lessee for Lessee’s Proportionate Share of such Taxes within two (2) years of Lessor’s
receipt of such tax bills. 
 Lessee shall pay to Lessor Lessee’s Proportionate Share of the costs of all insurance
maintained by Lessor for the Building (as defined below) and the Park during the Lease Term. Lessee shall pay to Lessor such Proportionate Share in equal monthly payments, in advance, commencing on the first day of the Lease Term, based upon
estimated annual costs (as estimated by Lessor) for such insurance, but subject to adjustment after the end of each calendar year on the basis of the actual premium cost (herein collectively referred to as the “Premiums”) for
Lessor’s fire and casualty insurance and general liability insurance for the Park for the calendar year. Any overpayment will be credited against subsequent monthly obligation for Premiums or shall be refunded to Lessee, at Lessor’s
option. Any shortage in payment by Lessee shall be paid by Lessee to Lessor within thirty (30) days after delivery of a statement reconciling the amount actually collected from Lessee against Lessee’ Proportionate Share of actual Premiums
for the year. If the Lease Term shall commence or expire during a calendar year, Lessee shall be liable only for that portion of the Premiums for such calendar year represented by a fraction, the numerator of which is the number of days of the Lease
Term that fall within said calendar year and the denominator of which is 365. 
  

 

 

					
		  	
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	 	6.	LESSEE’S WORK 

 Lessee shall build out the Premises in a workmanlike, lien free manner in compliance with all applicable laws, codes and ordinances and in
accordance with plans and specifications approved by Lessor (such build out, the “Lessee’s Work”). Within fourteen (14) days after the Commencement Date, Lessee shall deliver a complete copy of such plans and specifications to
Lessor for Lessor’s approval, which approval shall not be unreasonably withheld. Lessor shall have ten (10) days to approve such plans and specifications (as approved by Lessor, the “Lessee’s Plans and Specifications”).
Lessee shall not modify or amend the Lessee’s Plans and Specifications without the prior approval of Lessor; provided, however, Lessor’s approval to any such modification or amendment shall not be unreasonably withheld or delayed.
Notwithstanding the foregoing, no modification or amendment to the Lessee’s Plans and Specifications or other change order approved by Lessor shall be deemed to increase the amount of the Lessor’s Contribution (as defined in the Special
Stipulations attached hereto) or in any manner impose or give rise to any obligations of Lessor with respect thereto other than Lessor’s obligation to make the Lessor’s Contribution. In addition to any other insurance coverage or policies
Lessee is required to carry pursuant to the terms of this Lease, at all times during the construction of the Lessee’s Work and until such time as Lessee achieves Substantial Completion (as defined in Section 13 below) Lessee shall maintain
a policy of builders’ risk insurance in form, substance and insured amounts reasonably satisfactory to Lessor. Such policy shall name Lessor as an additional insured and shall require not less than thirty (30) days prior notice to Lessor
of any cancellation or change in coverage. Such policy shall that such policy shall be primary without tight of contribution from any insurance that may be carried by Lessor or Lessee and that all of the provisions thereof, except limits of
liability, shall operate in the same manner as if there were a separate policy of insurance covering each insured. Prior to commencement of the Lessee’s Work Lessee shall deliver to Lessor such insurance certificates and other evidence as
Lessor may reasonably require showing that the foregoing insurance policy is in effect. 
 Upon the prior approval by Lessor of
any proposed plan of Self Insurance (as hereinafter defined), which shall not be unreasonably withheld, Lessee shall have the option, either alone or in conjunction with Citigroup. Lessee’s ultimate parent corporation, or any subsidiaries or
affiliates of Citigroup, to maintain self insurance and/or provide or maintain any insurance required by this Lease under blanket insurance policies maintained by Lessee or Citigroup, or provide or maintain insurance through such alternative risk
management programs as Citigroup may provide or participate in from time to time (such types of insurance programs being herein collectively and severally referred to as “Self Insurance”), provided the same does not thereby decrease the
insurance coverage or limits sets forth in this Section 6. If Citigroup’s net worth ceases to be equal to or greater than Two Billion Dollars ($2,000,000,000), then all of Lessee’s rights to self-insure under this Section 6 shall
terminate immediately. Any Self Insurance shall be deemed to contain all of the terms and conditions applicable to such insurance as required in this Section 6, including without limitation, naming Lessor as an additional insured. If Lessee
elects to self-insure, then, with respect to any claims which may result from incidents occurring during the construction, such Self Insurance obligation shall survive the expiration or earlier termination of this Lease to the same extent as the
insurance required would survive. If Lessor fails to approve any such plans of Self Insurance, Lessee shall promptly obtain from a third party insurance carrier acceptable to Lessor the types and amounts of insurance required to be obtained and
maintained by Lessee pursuant to the terms of this Lease so that Lessee at all times during the Term shall have in effect the levels and types of insurance required under this Lease. 
  

	 	7.	REPAIRS AND MAINTENANCE OF PREMISES AND
ALTERATIONS 

 Lessor shall keep the foundation, the roof and the exterior walls
of the building in which the Premises are located (the “Building”) (except plate glass, windows, doors, door closure devices, window and door frames, molding, locks and hardware) in good repair, except that Lessor shall not be
required to make any repairs occasioned by any act of negligence or intentional misconduct of Lessee, its agents, employees, contractors, sublessees, invitees or licensees or arising as a result of Lessee’s completion of the Lessee’s Work.
In the event the Building should become in need of repairs required to be made by Lessor hereunder, Lessee shall give immediate written notice to Lessor, and Lessor shall not be responsible in any way for failure to make any such repairs until a
reasonable time shall have elapsed after delivery of such written notice, provided that such reasonable time shall not exceed ten (10) days if said damage

  

 

 

					
		  	
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is creating additional damage to the Premises or Lessee’s contents unless such repairs, by their very nature, are incapable of being repaired within such ten (10) day period in which
event Lessor shall have a reasonable time to complete such repairs so long as Lessor has commenced such repairs prior to the expiration of such ten (10) day period and is diligently pursuing the completion of same. Lessee shall be solely
responsible for any additional damage that occurs or any additional cost incurred in making such repairs as a result of Lessee’s failure to give timely notice to Lessor. 
 With the exception of any temporary alterations occasioned by the completion of the Lessee’s Work, Lessee agrees throughout the term of
this Lease and any extensions or renewals of the same, at Lessee’s sole cost and expense, to keep and maintain the Premises and the Building (other than the aspects thereof which are the responsibility of Lessor pursuant to the preceding
paragraph) and all fixtures and equipment therein or thereon, including all plumbing, heating, air-conditioning, electrical, gas, water, sewage and like fixtures and equipment, and also including the Premises window glass, loading docks, dock
levelers, exterior steps, doors, door frames, locks and hardware, interior ceilings, walls and floors and all signs of Lessee erected pursuant to Section 22 hereof, in good repair, order and condition, making all repairs and replacements
thereto as may be required. All repairs and replacements made by Lessee (whether or not in connection with the Lessee’s Work) shall be of the same or better quality, design and class as the original work and equipment. However, Lessee shall not
be responsible to Lessor for repairs and replacement of any specialized printing equipment or ancillary systems installed on the Premises in connection therewith, including, without limitation, any specialized non-office air conditioning systems,
lighting equipment and the like, which are required for the operation of Lessee’s business, including but not limited to non-office air conditioning. However, in the event any such equipment or systems are not delivered to Lessor in good and
working order at the expiration of this Lease, or any extensions thereof, Lessor may mandate by written notice at least one hundred twenty (120) days prior to expiration of this Lease that Lessee, at Lessee’s sole cost and expense, remove
those systems and make any necessary repairs as caused by said removal. If any repairs or replacements required to be made by Lessee hereunder are not made within ten (10) days after written notice delivered to Lessee by Lessor, Lessor may at
its option make such repairs or replacements without liability to Lessee for loss or damage which may result to its equipment, fixtures, inventory or business by reason of such repairs, and Lessee shall pay to Lessor upon demand as additional rent
hereunder the cost of such repairs, together with interest at the lesser of twelve percent (12%) per annum or the highest rate permitted by law from the date of payment by Lessor until repaid by Lessee. At the expiration of this Lease, Lessee
shall surrender the Premises broom clean and in good condition, reasonable wear and tear and loss by fire or other casualty not caused by Lessee, its agents, employees, contractors, licensees or invitees excepted. In connection therewith, unless
otherwise agreed to by Lessor, Lessee shall restore the slab surface of the Premises to substantially the same condition that existed on the Commencement Date. 
 As part of its obligation to maintain the Premises, Lessee shall, at its own expense, enter into a regularly scheduled preventative maintenance/service contract with a maintenance contractor for servicing
all hot water heaters and heating and air conditioning systems and equipment within the Premises, and with a reputable pest control company for interior pest control service for the Premises. The maintenance contractor and the maintenance contract,
and the pest control company, must be approved by Lessor. The maintenance contract must include all services suggested by the equipment manufacturer within the operation/maintenance manual and must become effective (and a copy thereof delivered to
the Lessor) within thirty (30) days of the date Lessee takes possession of the Premises. 
 With the exception of the
Lessee’s Work, which shall be completed in a workmanlike, lien free manner in accordance with the Lessee’s Plans and Specifications, Lessee shall not make any structural alterations; additions, repairs, improvements, or installations to
the Premises without the prior written consent of Lessor. In addition, with the exception of the Lessee’s Work, Lessee shall not make any non-structural alterations, additions, repairs, improvements or installations to the Premises at a cost
exceeding twenty thousand dollars ($20,000) without the prior written consent of Lessor. All alterations, additions, repairs, improvements, installations, equipment and fixtures, by whomever installed or erected (except such business trade fixtures
belonging to Lessee as can be removed without damage to or leaving incomplete the Premises or the Building) shall remain upon and be surrendered with the Premises and become the property

  

 

 

					
		  	
		  	4	  	

 
of Lessor at the termination of this Lease unless Lessor requires Lessee to remove same. The following property shall be considered part of the permanent improvements to the Building owned by
Lessor, not business trade fixtures of Lessee, shall not be removed from the Premises by Lessee under any circumstances, and shall become the property of Lessor without credit or compensation to Lessee: (a) HVAC systems, fixtures, or equipment;
(b) lighting fixtures or equipment; (c) dock levelers; (d) carpeting, linoleum or other permanent floor coverings, or raised flooring; (e) paneling or other wall coverings; (f) plumbing fixtures and equipment; and
(g) permanent shelving. 
 All construction work done by Lessee within the Premises, including, without limitation, the
Lessee’s Work, shall be performed in a good and workmanlike manner, in compliance with all laws, statute, ordinances, rules and regulations, and in such a manner as to cause a minimum of interference with other construction in progress in the
Building or the Park. Lessee agrees to indemnify Lessor and hold Lessor harmless against any loss, liability or damage resulting from such work, and Lessee shall, if requested by Lessor, furnish a bond or other security satisfactory to Lessor
against any such loss, liability or damage. 
 Lessee shall not suffer or permit any materialmens’, mechanics’,
artisans’ or other liens to be filed or placed or to exist against the Building, the Park, or Lessee’s interest in the Premises by reason of work, services or materials supplied or claimed to have been supplied to Lessee or anyone holding
the Premises or any part thereof through or under Lessee, and nothing contained in this Lease shall be deemed or construed in any way as constituting the consent or request of Lessor, expressed or implied, to any contractor, subcontractor, laborer
or materialmen for the performance of any labor or the furnishing or any materials for any improvement, alterations or repairs of or to the Premises or any part thereof, nor as giving Lessee any right, power or authority to contract for or permit
the rendering of any services or the furnishings of any materials that would give rise to the filing of a materialmen’s, mechanics’ or other lien against the Premises. If any such lien should at any time be filed, Lessee shall cause the
same to be discharged of record within fifteen (15) days after the date of filing of the same. If Lessee shall fail to discharge such lien within such time period, then, in addition to any other right or remedy of Lessor, Lessor may, but shall
not be obligated to, discharge the same either by paying the amount claimed to be due (without any investigation as to the validity of same) or by procuring the discharge of such lien by a deposit in court or by posting a bond. Any amount paid by
Lessor for any of the aforesaid purposes, or for the satisfaction of any other lien not caused by Lessor, and all reasonable expenses of Lessor in defending any such action or in procuring the discharge of any such lien, shall be deemed additional
rent hereunder and shall be repaid by Lessee to Lessor on demand. 
  

	 	8.	ACCEPTANCE OF PREMISES 

 Upon the date hereof, Lessee agrees to accept and hereby does accept the Premises in their current as-is condition. The obligations of Lessee
under this Lease shall not be conditioned upon the initiation or completion of the Lessee’s Work. If requested by Lessor, Lessee shall execute and deliver to Lessor a written acceptance of the Premises as of the Commencement Date. Lessee
acknowledges that Lessor has provided Lessee with a full setoff the plans for the Building (the “Building Plans”). In the event there exists any one or more material variances between the Building Plan and the actual, structural condition
of the Building and such material variance or variances, in Lessee’s reasonable estimation, will result in an increase in the costs of Lessee’s Work exceeding, in the aggregate, $10,000, Lessee shall promptly notify Lessor. Prior to Lessee
undertaking any repairs, alterations, or improvements or other corrective measures on account of any such variance, Lessee shall consult with Lessor and the Parties will mutually agree upon the proper course of action given the nature of any such
variance and the Lessee’s Plans and Specifications. Lessor, at Lessor’s option, shall conduct all repairs, replacements, alterations or improvements necessary for the proper implementation of the agreed upon corrective measures. Lessor
shall be responsible for all costs associated with curing any such variances in excess of $10,000 on an aggregate basis. 
  

	 	9.	COMMON AREAS AND OPERATING EXPENSES OF
PREMISES 

 The term “Common Area” is defined for all purposes
of this Lease as that part of the Premises and the Park intended for the common use of all lessees of Lessor, and includes, among other facilities, all parking areas, sidewalks, driveways, truckways, common loading areas, and landscaped areas.
Lessor and Lessee hereby agree that Lessee shall have non-exclusive access 
  

 

 

					
		  	
		  	5	  	

 (together with all other lessees of the Park) to the common parking areas, driveways, walks, landscaped
areas and service areas of the Park appurtenant to the Premises. During the term of this Lease, Lessee will have the unreserved use, in common with the other tenants of the Building and the Park, of one (1) parking space per one thousand
(1000) square feet of leased space. Lessee agrees not to interfere with other lessees’ access to or use of the Common Areas. 
 Lessee shall be entitled to park in the Common Areas in common with other lessees of Lessor. Lessee agrees not to overburden the parking facilities and agrees to cooperate with Lessor and other lessees in the use of the parking facilities.
Lessor reserves the right in its absolute discretion to determine whether the parking facilities are becoming crowded and, in such event, to allocate parking spaces among Lessee and other lessees. Lessee’s trucks shall be parked directly in the
rear of the Premises and shall not interfere with other lessees’ access to their premises or the Common Areas. 
 Lessor
shall be responsible for the operation, management and maintenance of the Common Areas and the Park, the manner thereof and the expenditures incurred in connection therewith to be in the sole discretion of Lessor. Lessee agrees to pay as additional
rent as hereafter provided, its Proportionate Share of the cost of operation, management and maintenance of the Common Areas and Park including among other costs, those incurred for water, landscaping, lighting, painting, cleaning, policing (if
any), inspecting, repairing and replacing, together with a reasonable allowance for Lessor’s overhead and depreciation of equipment (the “Operating Expenses”). Lessee shall pay its Proportionate Share of the Operating Expenses
as follows: Lessee shall pay to Lessor an “Estimated Annual Operating Expense Charge” payable in equal monthly payments in advance, commencing on the first day of the third full calendar month of the Lease Term, based upon the
annual Operating Expenses (as estimated by Lessor), but subject to adjustment after the end of each calendar year on the basis of the actual costs for such year. Within ninety (90) days after the close of each calendar year, Lessor will furnish
to Lessee a statement of Operating Expenses for such year. Such statement will outline the Operating Expenses incurred and Lessee’s Proportionate Share of same. Such statement will also show any overpayment by Lessee or any shortage in the
payments made by Lessee. Any overpayment will be credited against subsequent monthly Operating Expense obligations or shall be refunded to Lessee, at Lessor’s option. Any shortage shall be paid by Lessee to Lessor within ten (10) days
after delivery of such statement. 
 The term “Common Area” is defined for all purposes of this Lease as that part of the Premises,
Building, and Park intended for the common use of all Lessees, including among other facilities, parking areas, sidewalks, driveways, truckways, common loading areas, and landscaped areas. The parties hereby agree that Lessee shall have access with
all other Lessees to the parking areas, driveways, walks, landscaped areas and service areas appurtenant to the Premises. Lessee agrees not to unreasonably interfere with other Lessees’ said access. 
 Lessee shall be entitled to park in Common Areas with other Lessees of Lessor. Lessee agrees not to overburden the parking facilities and agrees to
reasonably cooperate with Lessor and other Lessees in the use of parking facilities. Lessor reserves the right in its absolute discretion to determine whether parking facilities are becoming crowded and, in such event, to allocate parking spaces
among Lessee and other Lessees but in no event shall Lessee’s allotment of parking spaces be less than 112 spaces. 
 Lessor shall be
responsible for the operation, management, and maintenance of the Common Area, Building, and Premises, the manner and the expenditures thereof to be in the sole but reasonable discretion of Lessor, and Lessee agrees to pay as additional rent as
hereafter provided, its proportionate share of the reasonable cost of operation, management and maintenance of the Common Area and premises including among other costs, those incurred for water, landscaping, lighting painting, cleaning, policing,
inspecting, repairing and replacing together with a reasonable allowance for depreciation of equipment, hazard and public liability insurance and property damage insurance (the “Operating Expenses”). Lessee shall be responsible for
providing its own trash dumpster and dumpster service in a location approved in advance in writing by Lessor. Lessee’s debris shall be of such volume as to not overburden Lessee’s trash dumpster. Lessee shall keep the trash dumpster area
in a clean condition. 
  

 

 

					
		  	
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 Notwithstanding anything to the contrary herein, Operating Expenses exclude: (1) leasing commissions,
costs, disbursements, and other expenses incurred for leasing, renovating, or improving space for tenants; (2) costs (including Permit, license, and inspection fees) incurred in renovation, improving, decorating, painting, or redecorating
vacant space or space for tenants other than Lessee; (3) costs incurred for matters which directly benefit other tenants which do not benefit Lessee; (4) costs incurred by Lessor for alterations that are considered capital improvements and
replacements under generally accepted accounting principles consistently applied; additionally, capital improvements made in order to comply with any law, rule or regulation promulgated after the date of the Lease by any governmental authority,
which cost of capital improvements shall be amortized over the useful economic life of such improvements as determined by Lessor, in accordance with generally accepted accounting principles and shall be included in Operating Expenses;
(5) depreciation and amortization on the Building; (6) costs incurred because the Lessor or another tenant violated the terms of any lease; (7) intentionally omitted; (8) interest on debt or amortization payments on mortgages or
deeds of trust or any other debt for borrowed money; (9) items and services for which Lessee reimburses Lessor or pays third parties or that Lessor provides selectively to one or more tenants of the Building other than Lessee without
reimbursement; (10) advertising and promotional expenditures; (11) repairs or other work needed because of fire, windstorm, or other casualty or cause insured against by Lessor; (12) costs incurred to remedy structural defects in
original construction materials or installations; (13) structural repairs and replacements; roof and foundation repairs and replacements; maintenance and repairs to the exterior of the Building; (14) any costs, fines or penalties incurred
because Lessor violated any governmental rule or authority; (15) costs incurred to test, survey, cleanup, contain, abate, remove, or otherwise remedy hazardous wastes or asbestos containing materials from the Building and/or property upon which
the Building is situated unless the wastes or asbestos containing materials were in or on the property because of Lessee’s negligence or intentional act or the presence thereof otherwise constitutes a default by Lessee in the performance or
observance of Lessee’s obligations under this Lease, in which event all such costs shall be borne exclusively by Lessee; (16) any costs for repairs or replacements to the building systems including but not limited to the plumbing,
mechanical, heating, ventilation and air conditioning, electrical and sprinkler within the first full year after the Commencement Date other than those specifically caused by Lessee’s negligence or arising in connection with the Lessee’s
Work; and (17) other expenses that under generally accepted accounting principles consistently applied would not be considered normal maintenance, repair, management, or operation expenses. 
 Notwithstanding anything to the contrary contained herein, and solely for the benefit of Lessee and not for the benefit of any other tenant or third party,
“Controllable Operating Expenses” (as defined below) for any calendar year (the “Applicable Year”), commencing with the calendar year of 2004, shall nor exceed an amount determined by increasing the annualized Controllable
Operating Expenses for the calendar year of 2003 at the rate of six percent (6%) per year cumulative and compounded through the Applicable Year. “Controllable Operating Expenses” shall mean those Operating expenses which are
reasonably controlled by Lessor. Examples of Operating Expenses which are not reasonably controlled by Lessor shall include, but not be limited to, those Operating Expenses relating to utility costs, costs of unbudgeted repairs and maintenance and
costs of alterations and modifications to the Building or the Park required by applicable governmental laws, ordinances, rules or regulations. Such limitation on Controllable Operating Expenses shall not limit or otherwise affect Lessee’s
obligations regarding the payment of additional rent for Taxes or Premiums under Section 5 above. 
 Notwithstanding anything to the
contrary herein, Operating Expenses shall not include any costs associated with the construction of infrastructure within the Park including but not limited to the construction and installation of any new driveways, roadways, accessways, or
buildings or additions thereto within the Park. 
 Lessee’s Proportionate Share of the cost of operation management and maintenance of the
Common Area and Premises and Lessee’s Proportionate Share of insurance premiums shall be computed on the ratio that the total ground floor area of the Premises (112,500) bears to the total ground floor area of the building (275,000).

 Lessee shall pay to Lessor an “Estimated Annual Common Area and Operating Expense Charge” payable in equal monthly payments in
advance, commencing with the first day of the lease term, based upon the estimated annual cost of operation, management, and maintenance of the

  

 

 

					
		  	
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common areas and Premises, but subject to adjustment after the end of each calendar year on the basis of the actual costs for such year. No later than March 30th of each calendar year,
Lessor will furnish to Lessee a detailed statement of expenses for such year (“Statement”), such Statement to be prepared in accordance with generally accepted accounting practices and to include Lessee’s proportionate share of the
expenses as herein provided. Such statement will also show any overpayment by Lessee or any shortage in the payments made by Lessee. Any overpayment will be credited against subsequent monthly Operating Expense obligations or shall be refunded to
Lessee, at Lessor’s option. Any necessary adjustment shall be made fifteen (15) days after delivery of such statement. 
 Lessee and
its agents, and employees shall have one hundred twenty (120) days after receiving the statement to audit Lessor’s books and records concerning the statement at a mutually convenient time at Lessor’s offices. The books and records
shall be kept in accord with generally accepted accounting principles consistently applied. If Lessee disputed the accuracy of Lessor’s Statement, Lessee may pay such disputed amount into Lessee’s attorney’s escrow account pending
resolution of the dispute. Lessee may however, within 120 days after receiving the Statement, begin arbitration. Lessee may recover that part of the Additional Rent paid (plus interest at twelve percent (12%) per year or the maximum then
allowed by applicable law, whichever is less), because of errors in the Statement, books, or records of Lessor. if Lessee does not file for arbitration within the 120-day period, then Lessee accepts as final the amount shown owing on the Statement
and shall pay said amounts to Lessor within thirty (30) days. 
 If Lessee’s audit of the books and records shows that the actual
Operating expenses was ten percent (10%) or more below the amount appearing on the Statement, then Lessor shall pay to Lessee, Lessee’s reasonable costs of conducting the audit. 
 Lessor shall be deemed to have waived its right to seek reimbursement from Lessee with respect to any Operating Expenses actually billed to Lessor in the
event Lessor has not billed Lessee on account thereof within two (2) years after Lessor’s receipt of any bill or invoice with respect to the same, 
 Lessor reserves the right to stop the supply of water, sewage, electrical current and other services, without incurring any liability to Lessee, where necessary by reason of accident or emergency, or for
repairs, alterations, replacements or improvements in the judgment of Lessor desirable or necessary, or when prevented from supplying such services by strikes, lockouts, difficulty of obtaining materials, accidents or any other cause beyond
Lessor’s control, or by laws, orders or ability by exercise of reasonable diligence to obtain electricity, water, steam, coal, oil or other suitable fuel or power. However, in the case of repairs, alterations, replacements or improvements which
are under Lessor’s control, Lessor agrees to give Lessee reasonable notice of repairs, alterations, replacements or improvements. No diminution or abatement of rent or other compensation shall or will be claimed by Lessee as a result of, nor
shall this Lease or any of the obligations of Lessee be affected or reduced by reason of, any such interruption, curtailment or suspension except in the event if any interruption or failure of utilities services is caused by the gross negligence or
willful misconduct of Lessor or its agents, representatives, employees or others acting on Lessor’s behalf and such interruption or failure continues for five consecutive days then the rent shall abate commencing on the sixth consecutive day
until such time as the services are continued uninterrupted,. 
  

	 	10.	UTILITIES AND SERVICES 

 Lessee shall pay for any and all gas. electricity, fuel, and any other utilities for the Premises, or used by Lessee in connection therewith,
and for the hook-up or service commencement of same. If Lessee does not pay said utilities, Lessor may pay the same and such payment shall be deemed additional rent payable by Lessee to Lessor upon demand by Lessor. 
 Lessee shall be responsible for providing its own trash dumpster and dumpster service. Lessee shall maintain its trash dumpster only in the
area designated for same by Lessor. Lessee’s debris shall be of such volume as to not overburden Lessee’s trash dumpster. Lessee shall keep its trash dumpster area in a clean and orderly condition. 
  

 

 

					
		  	
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	 	11.	USE OF PREMISES 

 The Premises shall be used only for the purpose of printing, receiving, storing, shipping and selling products, materials and merchandise
made and/or distributed by Lessee, general office space incidental to the foregoing use, and for such other lawful purposes as may be incidental thereto and approved by Lessor in writing. Such use shall be in all respects subject to Section 16
hereof and to any title matters of record with respect to the Premises or the Park. Lessee shall, at its sole cost and expense (i) obtain any and all licenses and permits necessary for any such use and (ii) comply with all laws,
ordinances, rules, regulations, orders and directives applicable to the use or misuse of the Premises. Lessee shall not receive, store or otherwise handle any product, material or merchandise that is explosive or highly flammable, or permit the
Premises to be used for any purpose which would render the insurance thereon void or increase the insurance risk. The Lessor acknowledges Lessee’s intended use and consents to the use of any product, material or merchandise incidental to the
performance of Lessee’s business so long as Lessee’s use of any such product, material or merchandise is in accordance with all applicable laws (including, without limitation, Environmental Laws). The foregoing limited consent shall in no
way be construed to reduce, condition or limit Lessee’s obligations pursuant to Section 16 of this Lease and shall not be deemed as a waiver of any of Lessor’s rights or remedies at law or in equity in the event any such use
constitutes a default by Lessee in the observance or performance of any covenant, agreement, duty or obligation of Lessee set forth in Section 16 hereof. The Premises shall not be used for any illegal purposes, in violation of any ordinance,
rule or regulation of any governmental body or in any manner to create any nuisance. Lessee shall allow no noxious or offensive odors, fumes, gases, smoke, dust, steam or vapors, or any loud or disturbing noise or vibrations to originate in or be
emitted from the Premises. If the Premiums are increased due solely to Lessee’s use of the Premises or on account of the installation, completion or existence of Lessee’s Work, Lessee shall, in addition to its other obligations hereunder,
pay to Lessor the full amount of such increase in Premiums. 
  

	 	12.	ABANDONMENT OF LEASED PREMISES 

 Lessee agrees not to abandon the Premises during the Lease Term. Lessee agrees to use said Premises for the purpose herein leased until the
expiration hereof. Until such time as the Lessee’s Work is completed, any suspension of work in connection with the Lessee’s Work after the commencement of the same which lasts for more than fourteen (14) consecutive days shall
constitute an abandonment by Lessee of the Premises. Lessee agrees that if at any time during the Term Lessee suspends or discontinues its day to day possession and/or on site operations at the Premises, Lessee shall be obligated (i) to inspect
the Premises not less than once per month during the period of any such suspension or discontinuation of operations, (ii) to maintain in effect Lessee’s routine janitorial and maintenance program, (iii) to maintain utility service to
the Premises to ensure inside temperatures within the Premises do not fluctuate in a manner which causes damage to the Premises, the Building or any of the equipment, systems or fixtures therein, and (iv) to otherwise take such steps as may be
reasonably requested by Lessor to ensure the Premises and the Building do not suffer damage or waste as a result of such suspension or discontinuation of Lessee’s possession and/or day to day operations. In addition, in the event any suspension
or discontinuance of Lessee’s day to day operations at the Premises results in any increase in the Premiums, Lessee shall, in addition to its other obligations under this Lease, pay to Lessor the full amount of such increase in Premiums.

  

	 	13.	DAMAGE BY CASUALTY 

 (a) Should the Premises or any part thereof be damaged or destroyed by fire or other casualty prior to the completion of Lessee’s Work
and the issuance of a final certificate of occupancy with respect to the Premises by the appropriate governmental authority (“Substantial Completion”), Lessee shall promptly inform Lessor of such occurrence in writing. Lessee shall be
responsible for any such damage or destruction to the Premises and shall restore, at Lessee’s sole cost and expense, the Premises to the condition that existed prior to such event within one hundred twenty (120) days after the occurrence
of such event. 
 (b) In the event of total or partial destruction of the Premises by fire or other casualty after Substantial
Completion that renders the Premises untenantable, Lessor agrees, subject to the other terms of this Subsection 13(b), to commence the restoration and repair of the Premises at Lessor’s expense promptly after receipt of the notice from Lessee
and the adjustment of any available insurance claim. In the event the Premises are so destroyed that they cannot be repaired

  

					
	

	  	9	  	

 
or rebuilt within one hundred twenty (120) days after the date of Lessee’ notice regarding the damage or destruction, then either Lessor or Lessee may terminate and cancel this Lease
upon ten (10) days written notice to the other party, and rent shall proportionately abate during the time the Premises or a part thereof are unusable by reason of such damage thereto. Further, in the event the Premises are destroyed or damaged
by fire or other casualty when there are twelve (12) months or less remaining on the Lease Term, or should the insurance proceeds actually received by Lessor and usable by Lessor for repair or restoration of the Premises be insufficient to
complete such repair or restoration, Lessor may, at its option, terminate or cancel this Lease upon ten (10) days written notice to Lessee and Lessee’s obligations to pay further rent hereunder shall simultaneously terminate. 

 

	 	14.	INDEMNITY AND PUBLIC LIABILITY 

 Lessee covenants at all times to save Lessor harmless from any and all loss, liability, cost, expense or damage that may occur or be claimed
with respect to any person or persons, legal entity, property, or chattels on or about the Premises, the Building or the Park resulting from any act done or omission by or through Lessee, its agents, employees, contractors, invitees, or any person
on the Premises arising by reason of Lessee’s use or occupancy of the Premises, resulting from Lessee’s nonuse or possession of the Premises or arising in connection with the performance of the Lessee’s Work, together with any or all
loss, cost, liability, or expense resulting from any of the foregoing, provided that such loss, liability, cost, expense or damage is not the result of Lessor’s gross negligence or willful misconduct. Lessee further covenants and agrees at all
times to maintain said Premises in a safe and careful manner. 
 Lessee further covenants and agrees to maintain at all times,
during the Lease Term, comprehensive public liability insurance with a responsible insurance company licensed to do business in the State of Georgia and satisfactory to Lessor in its sole discretion, properly protecting and indemnifying Lessor in an
amount of not less than $3,000,000.00 for injury to or death of any one person, $3,000,000.00 for injury to or death of any two or more persons arising out of any one occurrence, and not less than $3,000,000.00 for property damages. Such policy or
policies shall name Lessor (and, at Lessor’s request, any lender to Lessor) as an additional insured, and shall be noncancellable except after ten (10) day’s notice in writing to Lessor or Lessor’s designees. Lessee shall furnish
Lessor with a certificate or certificates of insurance, on ACCORD form 27 or equivalent, conforming that such insurance is so maintained by Lessee prior to beginning occupancy hereunder. The indemnity provided for in this Section shall survive the
expiration or termination of this Lease. 
 Subject to Lessor’s prior consent as set forth in Section 6 hereof and the
further provisions set forth therein, Lessee shall have the option, either alone or in conjunction with Citigroup, Lessee’s ultimate parent corporation, or any subsidiaries or affiliates of Citigroup, to maintain Self Insurance, as defined in
Section 6, provided the same does not thereby decrease the insurance coverage or limits sets forth in this Section 14. Any Self Insurance shall be deemed to contain all of the terms and conditions applicable to such insurance as required
in this Section 14. If Lessee elects to self-insure, then, with respect to any claims which may result from incidents occurring during the Term, such Self Insurance obligation shall survive the expiration or earlier termination of this Lease to
the same extent as the insurance required would survive. 
  

	 	15.	GOVERNMENTAL ORDERS 

 Lessee agrees, at its own expense, to promptly comply with all requirements of any legally constituted public authority made necessary by reason of Lessee’s use or occupancy of the Premises and/or
the undertaking and completion of the Lessee’s Work. Lessor agrees to promptly comply with any such requirements if not made necessary by reason of Lessee’s use or occupancy or the undertaking and/or completion of the Lessee’s Work.

  

	 	16.	ENVIRONMENTAL MATTERS 

  

	 	(a)	For purposes of this Section 16: 

 (i) “Contamination” as used herein means the uncontained or uncontrolled presence of or release of Hazardous Substances into any environmental media in or on the Premises, the Building or the Park (or any portion thereof)
so as to require remediation, cleanup or investigation under any applicable Environmental Laws. 
  

					
	

	  	10	  	

 (ii) “Environmental Laws” as used herein means all federal, state, and
local laws, regulations, orders, permits, ordinances, and the like concerning protection of human health and/or the environment including, without limitation, CERCLA, RCRA, or any similar state or federal laws. 
 (iii) “Hazardous Substances” as used herein means any hazardous or toxic substance or waste as those terms are defined by
any applicable federal or state law or regulation (including, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. 9601 et. sec. [“CERCLA”] and the Resource Conservation and
Recovery Act, 42 U.S.C. 6901 et. sec. [“RCRA”]) and petroleum products and oil. 
 (b) Lessee represents that
all its activities at the Premises, the Building and the Park will be conducted in compliance with all applicable Environmental Laws. Lessee warrants that it is currently in compliance with all applicable Environmental Laws and that there are no
pending or threatened notices of deficiency, notices of violation, orders, or judicial or administrative actions involving alleged violations by Lessee of any Environmental Laws. Lessee, at Lessee’s sole cost and expense, shall be responsible
for obtaining all permits, licenses or approvals under any Environmental Laws necessary for Lessee’s operation of its business on the Premises and shall make all notifications and registrations required by any applicable Environmental Laws.
Lessee, at Lessee’s sole cost and expense, shall at all times comply with the terms and conditions of all such permits, licenses, approvals, notifications and registrations and with any other applicable Environmental Laws. Lessee warrants that
it has obtained all such permits, licenses or approvals and make all such notifications and registrations required by any applicable Environmental Laws necessary for Lessee’s operation of its business on the Premises. 
 (c) Lessee shall not cause or permit any Hazardous Substances to be brought upon, kept or used in or about the Premises, the Building or the
Park without the prior written consent of Lessor, which consent shall not be unreasonably withheld. For purposes of this Section 16(c), Lessor shall be deemed to have reasonably withheld consent if Lessor determines that the presence of such
Hazardous Substance within the Premises could result in a risk of harm to person or property or otherwise negatively affect the value or marketability of the Building or the Park. 
 (d) In the event Lessor shall grant its consent as described in Section 16(c) above, Lessee shall not cause or permit the release of
any Hazardous Substances into any environmental media such as air, water or land, or into or on the Premises, the Building or the Park. If such release shall occur, Lessee shall immediately (i) take all necessary steps to contain, control and
clean up such release and any associated Contamination, (ii) notify Lessor, and (iii) take any and all other action which may be required by Environmental Laws, governmental agencies, and/or Lessor. 
 (e) Regardless of any consents granted by Lessor pursuant to Section 16(c) allowing Hazardous Substances upon the Premises, Lessee
shall under no circumstances whatsoever (i) treat, store or dispose of any Hazardous Waste (as all such terms are defined by RCRA, and the regulations promulgated thereunder) within the Premises, the Building or the Park; (ii) discharge
Hazardous Substances into the storm sewer system serving the Park; or (iii) install any underground storage tank or underground piping on or under the Premises, the Building or the Park. 
 (f) Lessee shall and hereby does indemnify Lessor and hold Lessor harmless from and against any and all expense, loss, and liability
suffered by Lessor (with the exception of those expenses, losses, and liabilities arising from Lessor’s own gross negligence or willful act), by reason of Lessee’s improper storage, generation, handling, treatment, transportation,
disposal, or arrangement for transportation or disposal, of any Hazardous Substances (whether accidental, intentional, or negligent) or by reason of Lessee’s breach of any of the provisions of this Section 16. Such expenses, losses and
liabilities shall include, without limitation, (i) any and all expenses that Lessor may incur to comply with any Environmental Laws as a result of Lessee’s failure to comply therewith; (ii) any and all costs that Lessor may incur in
studying or remedying any Contamination at or arising from the Premises, the Building, or the Park; (iii) any and all costs that Lessor may incur in studying, removing, disposing or otherwise addressing any 
  

 

 

					
		  	
		  	11	  	

 
Hazardous Substances; (iv) any and all fines, penalties or other sanctions assessed upon Lessor by reason of Lessee’s failure to comply with Environmental Laws; and (v) any and all
legal and professional fees and costs incurred by Lessor in connection with the foregoing. The indemnity contained herein shall survive the termination or expiration of this Lease. 
 (g) Lessor shall have the right, but not the obligation, to enter the Premises at reasonable times and upon prior reasonable notice
throughout the Lease Term to audit and inspect the Premises for Lessee’s compliance with this Section 16. 
 (h)
Lessee hereby represents and warrants that it has completed the Hazardous Materials Disclosure Certificate attached hereto as Exhibit “D”, and that all of its answers thereon are true, correct and complete. Lessee hereby further
agrees to complete and submit to Lessor a Hazardous Materials Disclosure Certificate (or any successor document utilized by Lessor or any of its members in connection with environmental issues) on each anniversary of the Commencement Date. Nothing
in the request by Lessor to complete the Hazardous Materials Disclosure Certificate shall be deemed an authorization by Lessor to conduct any of the activities described thereon. 
  

	 	17.	EMINENT DOMAIN 

 If the Premises shall be taken by any competent authority under the power of eminent domain (or deed in lieu thereof) or be acquired for any public or quasi-public use or purpose, the Lease Term shall
cease and terminate upon the date when the possession of said Premises so taken shall be required for such use or purpose and without apportionment of the award, and Lessee shall have no claim against Lessor for the value of the unexpired Lease
Term. If any condemnation proceeding shall be instituted in which it is sought to take or damage any part of the Building or the land under it or contiguous thereto, or if the grade of any street or alley adjacent to the Building is changed by any
competent authority and such change of grade makes it necessary or desirable to remodel the Building to conform to the changed grade, Lessor shall have the right to cancel this Lease after having given written notice of cancellation to Lessee not
less than one hundred eighty (180) days prior to the date of cancellation designated in the notice. In either of said events, rent at the then current rate shall be apportioned as of the date of the termination. No money or other consideration
shall be payable by Lessor to Lessee for the right of cancellation and Lessee shall have no right to share in the condemnation award or in any judgement for damages caused by the taking or the change of grade. Nothing in this paragraph shall
preclude an award being made to Lessee by the condemning authority for loss of business or depreciation to and cost of removal of equipment or fixtures, provided that any such award to Lessee does not diminish or replace in any way the award payable
to Lessor hereunder. Except as provided herein, no condemnation or deed in lieu thereof shall have any effect on this lease or the obligations of Lessee hereunder. 
  

	 	18.	ASSIGNMENT AND SUBLETTING 

 Lessee shall not, without the prior written consent of Lessor, assign this Lease or any interest hereunder, or sublet the Premises or any
part thereof, or permit the use of the Premises by any party other than Lessee. Consent to any assignment or sublease shall not destroy this provision, and all later assignments or subleases shall be made likewise only on the prior written consent
of Lessor. Any assignee of Lessee, at the option of Lessor, shall become directly liable to Lessor for all obligations of Lessee hereunder, but no sublease or assignment by Lessee shall relieve Lessee of any liability hereunder. The consent of
Lessor referred to herein shall not be unreasonably withheld, conditioned or delayed. Permissible reasons for Lessor’s withholding consent include (but are not limited to) the following: (i) the proposed use of the Premises is not
permitted by this Lease, would negatively affect insurance or environmental risks, or would otherwise negatively impact the Park; (ii) the creditworthiness of the proposed transferee is unacceptable to Lessor; (iii) the proposed use or
occupancy would require alterations or additions to the Premises or other portions of the Park to comply with applicable laws, ordinances, and regulations; and (iv) if the consent of any holder of a deed to secure debt is required, such holder
refuses to consent after good faith efforts by Lessor to obtain such consent. Any attempted assignment or sublease without Lessor’s prior written consent shall be void 
 If Lessee requests Lessor’s consent to a sublet or assignment, Lessor may either (i) approve or disapprove the sublet or assignment, or
(ii) terminate this Lease with respect to the part of the Premises included in the proposed sublet or assignment. In connection with each

  

 

 

					
		  	
		  	12	  	

 
sublet or assignment request by Lessee, Lessee shall obtain and furnish to Lessor all documents, financial reports, and other information Lessor reasonably requires in order to evaluate the
proposed transferee. Lessor shall advise Lessee of Lessor’s decision with respect to the requested sublet or assignment within ten (10) days after receipt of Lessee’s written request, all requested supporting materials, and the fee
provided for below. Lessor’s failure to respond within this period shall be deemed as Lessor’s refusal to grant its consent. If Lessor refuses to consent to a requested sublease or assignment, this Lease shall nonetheless remain in full
force and effect. Lessee shall reimburse Lessor for any and all costs associated with any requested sublease or assignment, including Lessor’s reasonable attorneys’ fees, promptly upon request. 
  

	 	19.	DEFAULT 

 (a) It is mutually agreed that the following events shall be deemed a “Default” hereunder by Lessee: (i) Lessee shall default in the payment of rent herein reserved, when due, and shall fail to cure said default within
ten (10) days after written notice thereof from Lessor, provided that Lessor shall only be required to give such notice two (2) times during any calendar year, and after the giving of two (2) such notices during any such calendar year
by Lessor to Lessee, the failure to make timely any subsequent payment hereunder during such calendar year shall constitute a Default hereunder without further notice of any kind; (ii) Lessee shall be in default in performing any of the terms
or provisions of this Lease (other than a provision requiring the payment of rent and other than any of the other events listed as a separate Default in this Section 19), and shall fail to cure such default within thirty (30) days after
the date of receipt of written notice of default from Lessor, or if such default is by its very nature incapable of being cured in such thirty (30) day period and Lessee has commenced curative measure within such thirty (30) day period and
is diligently pursuing the same, the failure of Lessee to cure such default within ninety (90) days after the date of receipt of written notice of default from Lessor; (iii) Lessee files for bankruptcy or has a bankruptcy petition filed against
it; (iv) a receiver is appointed for Lessee’s property and such receiver is not removed within sixty (60) days after appointment; (v) Lessee makes an assignment for benefit of creditors; (vi); (vii) Lessee’s effects
should be levied upon or attached under process against Lessee, not satisfied or dissolved within sixty (60) days after attachment; (viii) failure by Lessee to maintain the insurance required hereunder, and (ix) failure by Lessee to
comply in any way with Section 16 or Section 18 hereof. In any of said events, Lessor at its option may at once, or at anytime thereafter, terminate this Lease by written notice to Lessee, whereupon this Lease shall terminate, and the
parties hereto shall have no further obligation to each other; provided, however that Lessee shall be obligated to Lessor for (I) all rent, including any additional rent, incurred prior to such termination date, (II) the present value of
the difference between (A) the Monthly Rent Payments required under the Lease for the remainder of the Lease Term and (B) market rents for the Premises at the time of termination for such period (discounted at eight percent (8%) per
annum), (III) any failure by Lessee to timely turn over the Premises or to turn it over in the condition required hereunder, and (IV) all indemnities of Lessee provided for hereunder shall continue. Any notice provided in this Section may be
given by Lessor or its attorney. Upon such termination by Lessor, Lessee will at once surrender possession of the Premises to Lessor and remove all of Lessee’s effects therefrom and render same broom clean, and Lessor may forthwith reenter the
Premises and repossess itself thereof, and remove all persons and effects therefrom, using such force as may be necessary without being guilty of trespass, forcible entry or detainer or other tort. 
 (b) As an alternative to Lessor’s remedies under Section 19(a) above, Lessor may, without terminating this Lease, reenter the
Premises by summary proceedings or otherwise, and in any event may dispossess Lessee, removing all persons and property from the Premises and such property may be removed and stored in public warehouse or elsewhere at the cost of, and for the
account of Lessee, all without service of notice or resort to legal process and without being deemed guilty of trespass, or becoming liable for any loss or damage which may be occasioned thereby. In the event of such reentry, Lessor may relet the
Premises to such lessee or lessees for such term or terms as Lessor may elect, without being obligated to do so, and in the event of a reletting shall apply the rent therefrom first to the payment of Lessor’s expenses, including attorney’s
fees incurred by reason of Lessee’s Default, and the expense of reletting including but not limited to the repairs, renovation or alteration of the Premises, and then to the payment of rent and all other sums due from Lessee hereunder. Lessee
shall remain liable for any deficiency. Such deficiency shall be calculated and paid monthly by Lessee. No such reentry

  

 

 

					
		  	
		  	13	  	

 
or taking possession of the Premises by Lessor shall be construed as an election on its part to terminate this Lease unless a written notice of such intention be given to Lessee or unless the
termination thereof be decreed by a court of competent jurisdiction. Notwithstanding any such reletting without termination, Lessor may at any time thereafter elect to terminate this Lease for such previous Default. In addition, Lessor may, as agent
of Lessee, do whatever Lessee is obligated to do by the provisions of this Lease and may enter the Premises, without being liable to prosecution or any claim for damages therefor, in order to accomplish this purpose. Lessee agrees to reimburse
Lessor immediately upon demand for any expenses which Lessor may incur in thus effecting compliance with this Lease on behalf of Lessee, and Lessee further agrees that Lessor shall not be liable for any damages resulting to Lessee for such action,
unless caused by the negligence of Lessor. 
 (c) Lessor’s Default. Lessor’s failure to perform or observe any of its
obligations under this Lease for a period of thirty (30) days after Lessor’s receipt of notice from Lessee shall be considered a default. Notwithstanding the foregoing, Lessor shall not be deemed to have defaulted hereunder if any such
obligation is, by its very nature, incapable of being fulfilled within such thirty (30) day period and Lessor has commenced curative measures for the same within such thirty (30) day period. In such event, Lessor shall have a reasonable
time (not to exceed 90 days after Lessor’s receipt of written notice from Lessee) to effect a cure for the same prior to Lessor being deemed to have defaulted hereunder. The notice from Lessee to Lessor shall give in reasonable detail the
nature and extent of the failure and identify the Lease provision(s) containing the obligation(s) of Lessor if which Lessee claims Lessor to be in default. In the event Lessee receives notice of a Mortgagee’s name and address and request for
notice upon a default of Lessor, Lessee gives notice required by this Section 19, (c) to the Mortgagee at the same time Lessee gives notice to Lessor. If Lessor commits a default, Lessee may pursue any remedies given in this Lease or under
law; provided, however, Lessee expressly acknowledges that Lessee shall not have the right to terminate this Lease on account of any such default. Lessee may, without being obligated and without waiving the default, cure the default. Lessor shall
pay Lessee upon demand, all reasonable costs, expenses, and disbursements incurred by the Lessee to cure the default. In the event that Lessee has not received payment within ten days after notice to Lessor then Lessee may deduct such amount from
the Rent plus interest at the rate of twelve percent (12%) per annum from the date such cost is incurred by Lessee until repaid by Lessor, and Lessee may charge. 
  

	 	20.	SUBROGATION 

 Neither Lessor nor Lessee shall be liable to the other for the loss arising out of damage to or destruction of the Premises or the Building, or the contents of any part thereof, when such loss is caused by any of the perils which are or
could be included within or insured against by a standard form of fire insurance with extended coverage, including sprinkler leakage insurance, if any. All such claims for any and all loss, however caused, are hereby waived. The absence of liability
shall exist whether or not the damage or destruction is caused by the negligence of either Lessor or Lessee or by any of their respective agents, servants or employees, provided however that this provision is not intended to protect either party
from its own gross negligence or willful misconduct. It is the intention and agreement of Lessor and Lessee that the rent reserved by this Lease have been fixed in contemplation that each party shall fully provide its own insurance protection at its
own expense (subject to reimbursement of the Premiums as provided for herein), and that each party shall look to its respective insurance carriers for reimbursement of any such loss, and further, that the insurance carriers involved shall not be
entitled to subrogation under any circumstances against any party to this Lease. Neither Lessor nor Lessee shall have any interest or claim in the other’s insurance policy or policies, or the proceeds thereof, unless specifically covered
therein as a joint insured. 
  

	 	21.	MORTGAGE SUBORDINATION 

 This Lease shall be and hereby is made subject and subordinate at all times to the security title of any deed to secure debt granted by Lessor which may now or hereafter affect the real property of which
the Premises forms a part, and to all renewals, modifications, consolidations, participations, replacements and extensions thereof. Upon Lessee’s written request, Lessor will use reasonable efforts to obtain from the holder of any deed to
secure debt affecting the Premises an agreement, in writing, in recordable form, for itself, its successors and assigns, that the rights of Lessee under the Lease shall not be terminated, and the possession of Lessee shall not be disturbed by any
holder of any deed to secure debt or by any proceeding on the debt which any

  

 

 

					
		  	
		  	14	  	

 
such deed to secure debt secures, or by any person, firm or corporation whose rights were acquired as a result of such proceeding or by virtue of a right or power contained in any such deed to
secure debt or the bond or note secured thereby and that any sale at foreclosure will be subject to this Lease, subject however, to the conditions requested by such holder of such deed to secure debt as a prerequisite to the execution of such
agreement. Lessee agrees that, in the event of foreclosure of any such deed to secure debt or sale of the Premises under the power contained therein, Lessee will attorn to and accept the purchaser at any such sale as Lessor for the balance of the
then remaining Lease Term, subject to all of the terms and conditions of the Lease. 
 If Lessor shall notify Lessee of the
placing of any deed to secure debt against the Premises, Lessee agrees that in the event of any act or omission by Lessor or any other occurrence which would give Lessee the right to terminate this Lease, to claim a partial or total eviction, or to
reduce any rent payments hereunder, Lessee shall not exercise any such right until (a) it has notified in writing the holder of any deed to secure debt which at the time shall be a lien on the Premises and of which it has notice, of such act or
omission, (b) a reasonable period, not exceeding thirty (30) days, for commencing the remedying of such act or omission shall have lapsed following the giving of such notice, and (c) Lessee or such holder, with reasonable diligence,
shall not have so commenced and continue to remedy such act or omission or cause the same to be remedied. 
  

	 	22.	SIGNS AND ADVERTISEMENTS 

 Lessee shall not install any signs in or around the Premises, the Building or the Park without the express prior written approval of Lessor, which Lessor shall not unreasonably withhold. Any signage
requested by Lessee shall conform to all legal requirements, including all laws, ordinances, rules, regulations and matters of title applicable to the Park, the Building or the Premises. 
  

	 	23.	LESSOR’S RIGHT OF ENTRY AND CERTAIN
OTHER RIGHTS 

 Lessor or Lessor’s agent may enter the Premises at
reasonable hours upon reasonable notice, except in the case of an emergency (in which case no notice shall be required), to examine the same and to do anything Lessor may be required to do hereunder or which Lessor may deem necessary for the good of
the Premises, the Building or the Park. During the last six (6) months of the Lease Term, Lessor may display a “For Rent” sign on, and show the Premises. 
 Lessor reserves the right to make structural and nonstructural alterations, additions, and improvements to the Building and the Park, to re-stripe parking areas and otherwise control parking and traffic
movement at the Park, and to change the name or street address of the Building or the Park. 
  

	 	24.	EFFECT OF TERMINATION OF LEASE 

 No termination of this Lease prior to the stated termination date thereof, by lapse of time or otherwise, shall affect Lessor’s right to
collect rent for the period prior to termination hereof. 
  

	 	25.	NO ESTATE IN LAND 

 This Lease shall create the relationship of landlord and tenant between the parties hereto; no estate shall pass out of Lessor. Lessee has
only a usufruct, not subject to levy and sale, and not assignable by Lessee except by Lessor’s consent. Lessee shall not record this Lease, or a copy hereof, or any memorandum hereof. No easements for light or air are granted herewith, either
express or implied. 
  

	 	26.	HOLDING OVER 

 If Lessee remains in possession of the Premises after expiration of the Lease Term, Lessee shall be a tenant at will and all of the terms and provisions of this Lease shall be applicable during that
period, except that Lessee shall pay Lessor rent for the first ninety (90) days following the expiration of the Lease Term equal to one hundred twenty-five percent (125%) the rent that was payable by Lessee during the Lease Term. Beginning
with the ninety-first (91st) day of the hold over,
Lessee shall pay rent equal to one hundred fifty percent (150%) the rent that was payable by Lessee during the Lease Term. Such tenancy at will may be terminated by either party on thirty (30) days written notice. Lessor may terminate such
tenancy at its inception by giving Lessee notice prior the expiration date that it requires possession of the Premises at the expiration of the Lease Term. Lessee agrees to vacate and deliver the Premises to 
  

 

 

					
		  	
		  	15	  	

 
Lessor upon Lessee’s receipt of notice from Lessor to vacate. No holding over by Lessee, whether with or without the consent of Lessor, shall operate to extend the Lease Term except as
otherwise expressly provided. If Lessee remains in possession of the Premises after the expiration or termination of this Lease (other than as a tenant at will as provided above), Lessee shall be a tenant at sufferance, subject to immediate
dispossession by Lessor. In the interim, Lessee’ shall be obligated to Lessor for its unauthorized occupancy of the Premises at a rate equal to one hundred fifty percent (150%) the rate in effect just prior to termination, provided that
the acceptance by Lessor of any such compensation shall not convert the tenancy to any other form of tenancy or confer upon Lessee any additional rights with respect to the Premises. 
  

	 	27.	WAIVER 

 The rights and remedies of Lessor under this Lease as well as those provided or accorded by law, shall be cumulative, and shall be exclusive of any other rights or remedies hereunder or allowed by law. A waiver by Lessor of any breach(s) or
default(s) of Lessee hereunder shall not be deemed or construed to be a continuing waiver of such breach(s) or default(s) nor as a waiver of or permission, expressed or implied, for any subsequent breach(s) or default(s), and it is agreed that the
acceptance by Lessor of any rent payment subsequent to the date the same should have been paid hereunder, shall in no manner alter or affect the covenant and obligation of Lessee to pay subsequent installments of rent promptly upon the due date
thereof. No receipt of money by Lessor after the termination of this Lease in any manner shall reinstate, continue or extend the Lease Term or reinstate this Lease in any manner. Should any check in payment of any obligation of Lessee hereunder be
returned unpaid, Lessor may require that any or all subsequent payments hereunder be made in certified funds. Lessor shall not be required to accept any payment hereunder after the time that same is due, and may require that any funds so paid be
paid in certified funds and represent payment in full of all overdue amounts. 
  

	 	28.	NOTICES 

 Any notices required or convenient to be given hereunder shall be sent by certified mail, return receipt requested, or overnight courier to the following address: 
  

							
	LESSOR:	  	LESSEE:
	c/o Principal Capital Management, LLC	  	c/o Primerica Financial Corp.
	801 Grande Avenue	  	3120 Breckenridge Boulevard
	Des Moines, Iowa 50392-1370	  	Duluth, Georgia 30099-0001
	Attention:	 	Brenda M. Wadle, Vice President	  	Attention: General Counsel
		 	Equity Asset Management	  	
		
	With a copy to:	  	
	Republic Property Company, Inc.	  	Advantis Real Estate Services Co.
	1355 Peachtree Street	  	3455 Peachtree Road
	Suite 1145	  	Suite 400
	Atlanta, Georgia 30309	  	Atlanta, Georgia 30326
	Attention: Gerald L. Daws	  	Attention:	 	Kurt Unger
		
		  	Primerica Life Insurance Company
		  	2150 Boggs Rd.
		  	Suite 145
		  	Duluth, Georgia 30136
		  	Attention: Terry Robertson

  

	 	29.	TIME OF ESSENCE 

 Time is of the essence in this Lease, 
  

	 	30.	BANKRUPTCY 

 Neither this Lease nor any interest therein nor any estate hereby created shall pass to any trustee or receiver in bankruptcy, or to any other receiver or assignee for the benefit of creditors or otherwise by operation of law during Lease
Term or any renewal thereof. 
  

	 	31.	SPECIAL STIPULATIONS 

 Insofar as the attached Special Stipulations # 44-50 conflict with any of the foregoing provisions, the Special Stipulations shall control. 
  

 

 

					
		  	
		  	16	  	

	 	32.	GOVERNING LAW 

 This Lease shall be governed in accordance with the laws of the State of Georgia. 
  

	 	33.	ENTIRE AGREEMENT; COUNTERPARTS 

 This Lease contains the entire agreement between the parties, and no modifications of this Lease shall be binding upon the parties unless
evidenced by an agreement in writing signed by Lessor and Lessee after the date hereof. This Lease may be executed in multiple counterparts, each of which shall be considered an original for all purposes. 
  

	 	34.	DEFINITIONS 

 “Lessor” as used in this Lease shall include its heirs, representatives, assigns and successors in title to the Premises. “Lessee” shall include its heirs and representatives, and if this Lease shall be
validly assigned or sublet, shall include also Lessee’s assignees or sub-lessees, as to the Premises covered by such assignment or sublease. “Lessor” and “Lessee” include male and female, singular and plural, corporation,
partnership or individual, as may fit the particular parties. 
  

	 	35.	ATTORNEY’S FEES 

 If any rent owing under this Lease is collected by or through an attorney following written notice to Lessee, Lessee agrees to pay the greater of (i) actual expenses or (ii) fifteen
(15%) percent thereof as attorney’s fees. 
  

	 	36.	ESTOPPEL CERTIFICATES 

 Lessor and Lessee each agree to certify in writing the status of this Lease and the rent payable hereunder, at any time, upon ten (10) days written notice. Such certificate shall be in a form
reasonably satisfactory to any governmental authority or public agency or to a prospective purchaser from, or assignee or sublessee of, or holder or prospective holder of a security instrument executed by Lessor or Lessee, as the case may be. In
addition to any other matters required, such certificate shall certify the Commencement Date of the Lease Term and the anticipated termination date thereof; whether or not this Lease is in full force and effect; whether or not this Lease has been
amended or modified, and if so, in what manner; the date through which rent payments have been made; whether or not there are any known defaults under this Lease, and if so, specifying the particulars of such default and the action required to
remedy it; and whether or not there are any setoffs against or defenses to the enforcement of the terms and conditions of this Lease, and if so, specifying the particulars of such setoffs or defenses. 
  

	 	37.	RULES AND REGULATIONS 

 The rules and regulations, if any, attached to this Lease are hereby made a part of this Lease, and Lessee agrees to comply with and observe the same. Lessee’s failure to keep and observe said rules
and regulations following a reasonable notice period shall constitute a breach of the terms of this Lease in the manner as if the same were contained herein as covenants. Lessor reserves the right from time to time to amend or supplement said rules
and regulations, if any, or (if none are attached) to make rules and regulations, and to adopt and promulgate additional rules and regulations applicable to the Premises, the Building, and the Park. Written notice of such additional rules and
regulations, and amendments and supplements, if any, shall be given to Lessee, and Lessee agrees thereupon to comply with and observe all such rules and regulations, and amendments thereto. 
  

	 	38.	[INTENTIONALLY OMITTED] 

  

	 	39.	DELAY 

 If
Lessor or Lessee is delayed or prevented from performing any of its obligations under this Lease (other than the payment of rent) by reason of strike or labor troubles or any outside cause whatsoever beyond Lessor’s or Lessee’s reasonable
control, the period of such delay or such prevention shall be deemed added to the time herein provided for the performance of any such obligations by Lessor or Lessee. 
  

	 	40.	QUIET ENJOYMENT 

 Lessor warrants that it has full right to execute and to perform this Lease and to grant the estate demised, and that Lessee, upon payment of the required rents and performing the terms, conditions,
covenants and agreements contained in this Lease, shall peaceably and quietly have, hold and enjoy the Premises during the Lease Term without hindrance by Lessor or its agents. 
  

 

 

					
		  	
		  	17	  	

	 	41.	EXCULPATION 

 Lessee agrees that Lessee shall look solely to Lessor’s interest in the Building and Lessor’s personal property used in connection therewith for the satisfaction of any claim, judgment or decree requiring the payment of money by
Lessor based on any default hereunder, and no other property or assets of Lessor, its affiliates, successors, partners, shareholders, subsidiaries, or assigns, shall be subject to levy, execution or other enforcement procedures for the satisfaction
of any such claim, judgment, injunction or decree. Further, the liability of any Lessor hereunder shall be limited to that arising hereunder during its period of ownership of the Premises. So long as a Lessor shall convey the Security Deposit to any
successor in title, Lessor shall have no further liability of the return of same. 
  

	 	42.	LESSEE AUTHORITY 

 In the event Lessee is a corporation, Lessee and the individuals signing on its behalf each jointly and severally represent and warrant that this Lease has been duly authorized, executed and delivered by
and on behalf of the corporation and constitutes the valid and binding agreement of Lessee in accordance with the terms hereof. In the event Lessee is a partnership, Lessee and the individuals signing on its behalf each jointly and severally
represent and warrant that all of the persons who are general or managing partners in said partnership have executed this Lease on behalf of the partnership, or that this Lease has been executed and delivered pursuant to and in conformity with a
valid and effective authorization therefor by all of the general or managing partners of such partnership, and is and constitutes the valid and binding agreement of the partnership and each and every partner therein in accordance with its terms. It
is further agreed that each and every present and future partner in the partnership shall be and remain at all times jointly and severally liable hereunder and that the death, resignation or withdrawal or any partner shall not release the liability
of such partners under the terms of this Lease unless and until Lessor shall have consented in writing to such release. 
  

	 	43.	TRANSFERS BY LESSOR 

 Lessor shall have the unrestricted right to sell, assign, mortgage, encumber, or otherwise dispose of all or any part of the Park or any interest therein. Lessee’s obligations under this Lease shall
not be affected by any sale, assignment, mortgage, encumbrance, or other disposition of the Park or any part thereof by Lessor, and Lessee shall attorn to anyone who thereby becomes the successor to Lessor’s interest in this Lease. 

[Remainder of page intentionally left blank] 
  

 

 

					
		  	
		  	18	  	

 IN WITNESS WHEREOF, the parties herein
have hereunto set their hands and seals the day and year first above written. 
  

							
		 		 	LESSEE:
			
	 Signed, sealed and delivered as to
 Lessee, in the presence of:
	 		 	 PRIMERICA LIFE INSURANCE
 COMPANY, a                     

				
	 /s/ Ansleigh Smith
	 		 	By:	 	  

	Witness	 		 		 	(SEAL)
				
		 		 	Title:	 	 VP

				
	 1-10-03
	 		 	By:	 	 /s/ Karen Fine

				
	Date	 		 	Title:	 	 EVP

				
	

	 		 		 	
			
	 Signed, sealed and delivered as to
 Lessor, in the presence of:
  
  
	 		 	 LESSOR:
  
 PRINCIPAL LIFE INSURANCE
 COMPANY, an Iowa
Corporation, on behalf
 of the Real Estate Separate Account
  
 By: PRINCIPAL REAL ESTATE
 INVESTORS, LLC, a
Delaware limited
 liability company, its authorized signatory

	 /s/ Susan K Hayes
	 		 		 	
	Witness	 		 	By:	 	 /s/ Willis K. Bramwell

		 		 	 
				
	 1/15/03
	 		 	By:	 	 /s/ Mark F. Scholz

	Date	 		 		 	

				
		 		 		 	

  

					
	 

/OGC
  
	  	
		  	19	  	

 SPECIAL STIPULATIONS 
 Attached to and Made a Part of Standard Industrial Lease 
 Dated                      
 By and Between 
 Principal Life Insurance Company 
 And 
 Primerica
Insurance Company 
  

	 	44.	The Base Rent due and payable pursuant to Section 3 is as follows: 

  

							
	 Months
	  	Annual Rate P.S.F	  	Annual Rate
			
	 1-5
	  	$	0.00	  	$	0.00
	 6-12
	  	$	3.10	  	$	348,750.00
	 13-24
	  	$	3.16	  	$	355,500.00
	 25-36
	  	$	3.23	  	$	363,375.00
	 37-48
	  	$	3.29	  	$	370,125.00
	 49-60
	  	$	3.36	  	$	378,000.00
	 61-72
	  	$	3.42	  	$	384,750.00
	 73-84
	  	$	3.49	  	$	392,625.00
	 85-98
	  	$	3.56	  	$	400,500.00
	 99-108
	  	$	3.63	  	$	408,375.00
	 109-120
	  	$	3.70	  	$	416,250.00
	 121-132
	  	$	3.82	  	$	429,750.00
	 133-144
	  	$	3.93	  	$	442,125.00
	 145-156
	  	$	4.05	  	$	455,625.00
	 157-168
	  	$	4.17	  	$	469,125.00
	 169-180
	  	$	4.29	  	$	482,625.00
	 181-185
	  	$	4.42	  	$	497,250.00

  

	 	45.	Lessee shall contract for and build out the Lessee’s Work in accordance with the Lessee’s Plans and Specifications and otherwise as provided in this Lease.
Lessor shall only be responsible for the first $562,500.00 (such amount, the “Lessor’s Contribution”) of the build out costs for Lessee’s Work. Under no circumstances shall Lessor’s contribution to the build out costs
or its obligation to contribute to the build out costs exceed the Lessor’s Contribution. Lessee will be responsible for and shall promptly pay any costs over the amount of the Lessor’s Contribution. Lessee will provide Lessor with a
detailed breakdown of all costs incurred in connection with the Lessee’s Work. Any costs incurred by Lessee with respect to Lessee’s Work over Lessor’s Contribution shall be paid by Lessee. The Lessor’s Contribution shall be
payable by Lessor to Lessee upon Substantial Completion. 

  

	 	46.	Provided Lessee is not in default in the observance or performance of its obligations under this Lease, Lessee shall have a one time option to terminate the Lease on
the last day of the one hundred twentieth (120) month after the term of this Lease (the “Lease Termination Date”), provided that Lessee gives written notice to Lessor of its intention to terminate said Lease at least twelve (12)
months prior to the Lease Termination Date. If Lessee timely elects to exercise its rights under this Section 46, a termination payment shall be due and payable from Lessee to Lessor in the amount of $450,000.00. 

 Lessor and Lessee agree that Lessee’s obligations to pay any Base Rent, Operating Expenses, Taxes and Premiums and/or any other amounts
due under this Lease prior to the date upon which this Lease is terminated or, as the case may be, expires will expressly survive the expiration or earlier termination of the Lease. Lessor and Lessee agree that Lessee’s and Lessor’s
respective obligations pursuant to Section 16 of this Lease shall survive the expiration or earlier termination of this Lease. All of Lessee’s indemnities and obligations under this Lease relating to matters which occurred prior to, as
applicable, the date upon which this Lease is terminated or expires and which would survive expiration of the Term under the terms of the Lease shall survive such expiration or

  

 

 

					
		  	
		  	20	  	

 
termination of this Lease. All other obligations of Lessor and Lessee under the Lease arising on or after the Lease Termination Date shall, effective on the Lease Termination Date, terminate and
be of no further legal force and effect. Except as above provided, Lessor and Lessee and each of them, do hereby release and forever discharge each other from any and all claims, liabilities and obligations arising under and pursuant to the terms of
the Lease with respect to the period commencing on and after the earlier to occur of the termination or expiration of this Lease. 
 Lessor and Lessee agree that prior to termination Lessor and Lessee shall mutually execute the Lease Termination Agreement attached hereto as Exhibit “E”. 
 Lessee agrees to surrender to Lessor all keys (and copies thereof) to the Premises on or before the Lease Termination Date. The Premises
shall be surrendered to Lessor free from all occupants, subtenants and/or other persons or entities claiming rights of possession by, through or under Lessee, as well as free from Lessee’s personal property, trade fixtures, and other movable
furniture and property, and otherwise in its original condition, ordinary wear and tear excepted. 
  

	 	47.	Republic Property Company, Inc. represents Lessor in this transaction and will be paid a commission by Lessor. Advantis Real Estate Services Company represents Lessee
in this transaction and will be paid a commission by Lessor pursuant to a separate commission agreement. Lessee represents and warrants to Lessor that no other agent, broker or realtor has been involved in any way with respect to this Lease. Lessee
hereby indemnifies and holds Lessor harmless from any claims, liabilities, losses, costs and expenses incurred by Lessor with regard to any claim by and person or entity that it is entitled to any form of compensation as a result of this Lease and
its relationship with Lessee. 

  

	 	48.	So long as Lessee is not in default in the observance or performance of any of its obligations under this Lease, Lessee shall have the right (the “Extension
Option”) to extend the term of the Lease for up to two successive additional five (5) year periods (for a maximum of ten (10) additional years) commencing when the prior term expires (as applicable, each such five (5) year
period, an “Extension Period”) upon and subject to each and all of the following terms and conditions: 

  

	 	A.	In order to exercise each Extension Option, Lessee must serve written notice of its unconditional election to exercise the respective Extension Option (“Notice of
Option Exercise”) to Lessor at least six (6) months prior to the date that the respective Extension Period would commence, time being of the essence (“Option Exercise Period”). If Notice of Option Exercise is not timely served,
such Extension Options shall automatically expire and be null and void. The second Extension Option is subject to the prior timely exercise of the first Extension Option. 

  

	 	B.	The Base Rent for each respective Extension Period shall be adjusted to ninety-five percent (95%) of the Fair Market Value Rent as hereinafter provided. The
“Fair Market Value Rent” shall be an amount equal to the minimum annual rent then being quoted by Lessor to prospective new tenants of the Building for space of comparable size and quality and with similar or equivalent improvements as are
found in the Building, and if none, then in similar buildings owned by Lessor. The Fair Market Value Rent shall be determined as follows: 

  

	 	a.	Selection of Appraisers. If Lessee notifies Lessor that Lessee disagrees with Lessor’s determination of the Minimum Annual Rent for the Extension Term and that
Lessee elects to determine the Fair Market Value Rent, then Lessor and Lessee shall, within ten (10) days after Lessor’s receipt of said notice, each select an appraiser to determine the Fair Market Value Rent for the Leased Premises. Each
appraiser so selected shall be either an MAI appraiser or a licensed real estate broker, each having at least ten years prior experience in the appraisal or leasing of comparable space in the metropolitan area in which the Leased Premises are
located and with a working knowledge of current rental rates and practices. 

  

	 	b.	 Appraisal. Upon selection, Lessor’s and Lessee’s appraisers shall work together in good faith to agree upon the Fair Market Value Rent. The
estimate chosen by such appraisers shall be binding on both Lessor and Lessee. If the two appraisers cannot agree upon the Fair Market Value Rent for the Leased

  

 

 

					
		  	
		  	21	  	

	 	 
Premises within twenty (20) days after their appointment, then, within ten (10) days after the expiration of such twenty (20) day period, the two appraisers shall select a third
appraiser meeting the above criteria. Once the third appraiser has been selected as provided for above, then such third appraiser shall within ten (10) days after appointment make its determination of which of the appraisers’ two estimates
most closely reflects Fair Market Value Rent and such estimate shall be binding on both Lessor and Lessee as the Fair Market Value Rent for the applicable Extension Term. The parties shall share equally in the costs of the third arbitrator, and each
party shall pay the cost of its own arbitrator. 

  

	 	C.	The timely exercise of the Extension Option shall only extend the Term and provide for the Modification of the Base Rent during the respective Extension Period, and
shall not Modify any other provision of the Lease, which other provisions shall remain in effect and continue through out the extended term of the Lease. 

  

	 	49.	Lessor hereby grants to Lessee a right of first offer (the “Expansion Option”) to expand into, and lease, up to 50,000 square feet of available contiguous
interior space immediately adjacent to the Premises (“Offer Space”) subject to the further terms and conditions set forth herein. 

 The term of the Expansion Option shall commence on the Commencement Date and shall continue throughout the Term, unless and until sooner terminated as herein provided (“Offer Period”).

 Subject to the other terms of this Expansion Option, if after the Offer Space has or will “become available” (as
defined herein) for leasing by Lessor, Lessor shall not lease to another tenant that available portion of the Offer Space (“Available Offer Space”) without first offering Lessee the right to lease such Available Offer Space as set herein
provided. 
 Any Offer Space shall be deemed to “become available” when Lessor desires to lease all or a portion of the
Offer Space and receives a letter of intent from a potential tenant which is acceptable to Lessor (“Competing Offer”); provided, however Offer Space shall not be deemed to “become available” if (a) Lessee is then in default
in the performance or observance of any of its obligations under this Lease or (b) if the space is (1) offered to be or is assigned or subleased by the current tenant of the space; (2) offered to be or is re-let by the current tenant
of the space by renewal, extension, or renegotiation; or (3) offered to be or leased to any related or affiliated entity of Lessor. 
 To the extent Lessor is required to offer the Available Offer Space to Lessee, Lessor shall submit a copy of the Competing Offer to Lessee. 
 To exercise each Expansion Option, Lessee must deliver written notice to Lessor (the “Notice to Lease”) within ten
(10) business days after Lessee’s receipt of the Competing Offer setting forth Lessee’s unconditional election to exercise the respective Expansion Option for the respective Available Offer Space on the same or better terms than
provided in the Competing Offer, except that the term of the lease for the respective Available Offer Space shall not be less than the greater of three (3) years or the term provided in the Competing Offer. 
 Unless Lessee timely serves the Notice to Lease upon Lessor, the Expansion Option as to the respective Available Offer Space shall
automatically terminate, be null and void and Lessor shall have no further obligation to Lessee with respect to such Available Offer Space. 
 In the event that Lessee timely delivers the Notice to Lease to Lessor, the Parties shall execute a separate lease with respect to the Available Offer Space within thirty (30) days after the date of
the Notice to Lease on the same or better terms as those set forth in the Competing Offer. 
  

 

 

					
		  	
		  	22	  	

 If Lessee declines or fails to timely exercise the Expansion Option, Lessor shall then be
entitled to lease the respective Available Offer Space in portions or in its entirety to any other person or entity, whether or not affiliated with Lessor, at any time and from time to time, without regard to any restrictions of the respective
Expansion Option and on whatever terms and conditions Lessor may decide at its sole discretion. 
  

	 	50.	Lessor shall indemnify, hold harmless, and defend Lessee against any and all claims of liability for failure of the Premises in its unoccupied state as of the
Commencement Date to comply with disability access requirements under Title III of the Americans with Disability Act and regulations thereunder. This indemnity extends only to claims based on (i) noncompliance of the Premises as of the Commencement
Date, including fixtures and improvements provided and installed by Lessor as of the Commencement Date, or (ii) policies, practices and procedures of Lessor, or (iii) auxiliary aids or services provided by Lessor (or which should have been
provided by Lessor but were not provided.) The foregoing indemnity does not apply and Lessee shall indemnify, hold harmless and defend Lessor against any and all claims of liability, if the claim concerns (A) noncompliance of the Premises, including
any fixtures and improvements associated therewith resulting from acts or failure to act by Lessee, or (B) policies, practices or procedures of Lessee, or (C) auxiliary aids or services provided by Lessee (or which should have been
provided by Lessee but were not), or (D) any noncompliance of the Premises arising as a result of the installation, construction or completion of the Lessee’s Work. Where either of the foregoing indemnities applies, it shall include
indemnity from and against all costs, attorneys’ fees, expenses and liabilities incurred in the defense of any such claim, action or liability, and any proceeding brought thereon and appeal therefrom. If any action or proceeding to which either
of the foregoing indemnities apply is brought against the indemnified party, the indemnifying party, upon notice from the indemnified party, shall defend the indemnified party at the indemnifying party’s expense with counsel selected by the
indemnifying party. 

  

 

 

					
		  	
		  	23	  	

 FIRST AMENDMENT TO LEASE 
 THIS FIRST AMENDMENT TO LEASE (this “Amendment”), made and entered into as of the 22nd day of May 2003, by and between PRINCIPAL
LIFE INSURANCE COMPANY, an Iowa corporation (hereinafter referred to as “Lessor”) and PRIMERICA LIFE INSURANCE COMPANY, a Massachusetts corporation (hereinafter referred to as “Lessee”); 
 WITNESSETH THAT: 
 WHEREAS, Lessor and Lessee entered into that certain Agreement of Lease dated January 15, 2003; and 
 WHEREAS,
Lessor and Lessee desire to amend the Lease and evidence their agreement by means of this Amendment; 
 NOW, THEREFORE, in
consideration of the premises, the mutual covenants herein contained, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Lease is hereby amended and the parties hereto do agree hereby as
follows: 
 The premises outlined in red on the floor plan attached to the Lease as Exhibit “A”, containing
approximately 112,500 square feet and located at 1320 Progress Industrial Drive, Lawrenceville, Georgia, also known as Progress Distribution Center III, located in Gwinnett Progress Distribution Center, shall be known as Suite 100 for all purposes,
including, without limitation, property identification and mail distribution. 
 EXCEPT AS expressly amended and modified
hereby, the Lease shall otherwise remain in full force and effect, the parties hereto hereby ratifying and confirming same. To the extent of any inconsistency between the Lease and this Amendment, the terms of this Amendment shall control.

 Signatures on the following page 
  

 

/OGC 

 IN WITNESS WHEREOF, the undersigned parties have duly executed this Amendment as of the day
and year first written above. 
  

							
		 		 	LESSEE:
			
	 Signed, sealed and delivered as to
 Lessee, in the presence of:
	 		 	 PRIMERICA LIFE INSURANCE
 COMPANY

				
	  
	 		 	By:	 	 /s/ ILLEGIBLE

	Witness	 		 		 	
	 (SEAL)
	 		 		 	
				
	  
	 		 	Title:	 	 V.P.

	Date	 		 		 	
				
		 		 	By:	 	  

				
		 		 	Title:	 	  

			
	  
  
  
 Signed, sealed and delivered as to
 Lessor, in the
presence of:
	 		 	 LESSOR:
  
 PRINCIPAL LIFE INSURANCE
 COMPANY, an Iowa
Corporation,
 on behalf of the Real Estate Separate
 Account
  
 By: PRINCIPAL REAL
ESTATE
 INVESTORS, LLC, a Delaware
 limited liability company, its
 authorized signatory

				
	 /s/ Susan K Hayes
	 		 		 	
	Witness	 		 		 	
				
	 

	 		 	By:	 	 /s/ Brenda M. Wadle

	 		 		 	

	Date	 		 		 	
		 		 	By:	 	  

				
		 		 		 	

  

 

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 SECOND AMENDMENT TO LEASE 
 THIS SECOND AMENDMENT TO LEASE (this “Second Amendment”) is made as of November 29, 2004, by and between
PRINCIPAL LIFE INSURANCE COMPANY, an Iowa corporation (“Lessor”) and PRIMERICA LIFE INSURANCE COMPANY, a Massachusetts corporation (“Lessee”). 
 WITNESSETH THAT: 
 WHEREAS, Lessor and Lessee entered
into that certain Standard Industrial Lease dated January 15, 2003, as amended by a First Amendment to Lease dated as of January, 2003 (collectively, the “Lease”), pursuant to which Lessor leases to Lessee and Lessee leases
from Lessor approximately 112,500 square feet of space at 1320 Progress Industrial Drive, Lawrenceville, Georgia; and 
 WHEREAS, Lessor and Lessee now desire to amend the Lease and evidence their agreement by means of this Second Amendment, all on the terms and conditions hereinafter set forth. 
 NOW, THEREFORE, in consideration of the premises, the mutual covenants hereinafter contained, and other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee hereby agree as follows: 
 1. Insofar as the terms
and provisions of this Second Amendment purport to amend or modify or are in conflict with the terms, provisions and exhibits of the Lease, the terms and provisions of this Second Amendment shall govern and control. In all other respects, the terms,
provisions and exhibits of the Lease shall remain unmodified and in full force and effect. This Second Amendment is incorporated into and made a part of the Lease, and any and all references to the Lease shall hereafter mean the Lease as amended by
this Second Amendment. All capitalized terms that are used but are not defined in this Second Amendment shall have the respective meanings given to such terms in the Lease. 
 2. The fifth sentence of the second grammatical paragraph of Section 5 of the Lease is hereby deleted in its entirety, and the
following is substituted in its place: 
 “The term “Lessee’s Proportionate Share” or “Proportionate
Share”, as used in this Lease, shall be a fraction, the numerator of which is the square footage of the Premises (112,500) and the denominator of which is the square footage of the Building (275,000).” 
 3. Section 9 of the Lease is hereby deleted in its entirety, and the following is substituted in its place: 
 “ 9. COMMON AREAS AND OPERATING EXPENSES OF PREMISES 
  

					
		  	
		  	1	  	

 The term “Common Areas” is defined for all purposes of this
Lease as that part of the Building and the land on which the Building is located intended for the common use of all lessees of Lessor, and includes, among other facilities, all parking areas, sidewalks, driveways, truckways, common loading areas,
and landscaped areas. Lessor and Lessee hereby agree that Lessee shall have non-exclusive access (together with all other lessees of the Building) to the common parking areas, driveways, walks, landscaped areas and service areas of the Building.
During the term of this Lease, Lessee will have the unreserved use, in common with the other tenants of the Building, of one (1) parking space per one thousand (1000) square feet of leased space. Lessee agrees not to interfere with other
lessees’ access to or use of the Common Areas. 
 Lessee shall be entitled to park in the Common Areas in
common with other lessees of Lessor. Lessee agrees not to overburden the parking facilities and agrees to cooperate with Lessor and other lessees in the use of the parking facilities. Lessor reserves the right in its absolute discretion to determine
whether the parking facilities are becoming crowded and, in such event, to allocate parking spaces among Lessee and other lessees, but in no event shall Lessee’s allotment of parking spaces be less than 112 spaces. Lessee’s trucks shall be
parked so that they shall not unreasonably interfere with other lessees’ access to their premises or the Common Areas, and in no event shall Lessee’s trucks be parked in the truck parking spaces or adjacent driveways located adjacent to
the northeast end of the Building, which parking spaces and driveways are for the exclusive use of another tenant of the Building and such tenant’s assignees and sublessees. 
 Lessor shall be responsible for the operation, management and maintenance of the Common Areas, the manner thereof and the
expenditures incurred in connection therewith to be in the sole discretion of Lessor. Lessee agrees to pay as additional rent as hereafter provided, Lessee’s Proportionate Share (as defined above) of the cost of operation, management and
maintenance of the Common Areas and the Park including among other costs, those incurred for water, landscaping, lighting, painting, cleaning, policing (if any), inspecting, repairing and replacing, hazard and public liability insurance and property
damage insurance, together with a reasonable allowance for Lessor’s overhead and depreciation of equipment, and all assessments and other amounts levied, assessed or charged against Lessor or the Property pursuant to the terms of that certain
Amended and Restated Declaration of Covenants, Conditions and Restrictions for Gwinnett Progress Center recorded in the real property records of the Clerk of Superior Court of Gwinnett County on November 19, 1986 in Book 3932, at Page 218, as
the same may be amended from time to time (the “Operating Expenses”). Lessee shall pay Lessee’s Proportionate Share of the Operating Expenses as follows: Lessee shall pay to Lessor an “Estimated Annual Operating Expense
Charge” payable in equal monthly payments in advance, commencing on the first day of the third full calendar month of the Lease Term, based upon the annual Operating Expenses (as estimated by Lessor), but subject to adjustment after the end
of each calendar year on the basis of the actual costs for such year. Within ninety (90) days after the close of each calendar year, Lessor will furnish to Lessee a statement of Operating Expenses for such year. Such statement will outline the
Operating Expenses incurred and Lessee’s Proportionate Share of same. Such statement will also show any overpayment by Lessee or any shortage in the payments made by Lessee. Any overpayment will be credited against subsequent monthly Operating
Expense obligations or shall be refunded to Lessee, at Lessor’s option. Any shortage shall be paid by Lessee to Lessor within ten (10) days after delivery of such statement. 
 Lessee and its agents and employees shall have one hundred twenty (120) days after receiving the statement to audit
Lessor’s books and records concerning the statement at a mutually convenient time at Lessor’s offices. The books and records shall be kept in accord with generally accepted accounting principles consistently applied. If Lessee disputed the
accuracy of Lessor’s Statement, Lessee may pay such disputed amount into Lessee’s attorney’s escrow account pending resolution of the dispute. Lessee may however, within 120 days after receiving the Statement, begin arbitration.
Lessee may recover that part of the Additional Rent paid (plus interest at twelve percent (12%) per year or the maximum then allowed by applicable law, whichever is less), because of errors in the Statement, books, or records of Lessor. If
Lessee does not file for arbitration within the 120-day period, then Lessee accepts as final the amount shown owing on the Statement and shall pay said amounts to Lessor within thirty (30) days. 
  

 2 

 If Lessee’s audit of the books and records shows that the actual
Operating Expenses was ten percent (10%) or more below the amount appearing on the Statement, then Lessor shall pay to Lessee, Lessee’s reasonable costs of conducting the audit. 
 Lessor shall be deemed to have waived its right to seek reimbursement from Lessee with respect to any Operating Expenses
actually billed to Lessor in the event Lessor has not billed Lessee on account thereof within two (2) years after Lessor’s receipt of any bill or invoice with respect to the same. 
 Lessee shall be responsible for providing its own trash dumpster and dumpster service in a location approved in advance in
writing by Lessor. Lessee’s debris shall be of such volume as to not overburden Lessee’s trash dumpster. Lessee shall keep the trash dumpster area in a clean condition. 
 Notwithstanding anything to the contrary herein, Operating Expenses exclude: (1) leasing commissions, costs,
disbursements, and other expenses incurred for leasing, renovating, or improving space for tenants; (2) costs (including Permit, license, and inspection fees) incurred in renovating, improving, decorating, painting, or redecorating vacant space
or space for tenants other than Lessee; (3) costs incurred for matters which directly benefit other tenants which do not benefit Lessee; (4) costs incurred by Lessor for alterations that are considered capital improvements and replacements
under generally accepted accounting principles consistently applied; provided, however, that the cost of capital improvements shall be amortized over the useful economic life of such improvements as determined by Lessor, in accordance with generally
accepted accounting principles and shall be included in Operating Expenses; (5) depreciation and amortization on the Building; (6) costs incurred because the Lessor or another tenant violated the terms of any lease; (7) intentionally
omitted; (8) interest on debt or amortization payments on mortgages or deeds of trust or any other debt for borrowed money; (9) items and services for which Lessee reimburses Lessor or pays third parties or that Lessor provides selectively
to one or more tenants of the Building other than Lessee without reimbursement; (10) advertising and promotional expenditures; (11) repairs or other work needed because of fire, windstorm, or other casualty or cause insured against by Lessor;
(12) costs incurred to remedy structural defects in original construction materials or installations; (13) structural repairs and replacements; roof and foundation repairs and replacements; maintenance and repairs to the exterior of the
Building; (14) any costs, fines or penalties incurred because Lessor violated any governmental rule or authority; (15) costs incurred to test, survey, cleanup, contain, abate, remove, or otherwise remedy hazardous wastes or asbestos
containing materials from the Building and/or property upon which the Building is situated unless the wastes or asbestos containing materials were in or on the property because of Lessee’s negligence or intentional act or the presence thereof
otherwise constitutes a default by Lessee in the performance or observance of Lessee’s obligations under this Lease, in which event all such costs shall be borne exclusively by Lessee; (16) any costs for repairs or replacements to the
building systems including but not limited to the plumbing, mechanical, heating, ventilation and air conditioning, electrical and sprinkler within the first full year after the Commencement Date other than those specifically caused by Lessee’s
negligence or arising in connection with the Lessee’s Work; and (17) other expenses that under generally accepted accounting principles consistently applied would not be considered normal maintenance, repair, management, or operation
expenses. 
 Notwithstanding anything to the contrary contained herein, and solely for the benefit of Lessee and
not for the benefit of any other tenant or third party, “Controllable Operating Expenses” (as defined below) for any calendar year (the “Applicable Year”), commencing with the calendar year of 2004, shall not exceed an amount
determined by increasing the annualized Controllable Operating Expenses for the calendar year of 2003 at the rate of six percent (6%) per year cumulative and compounded through the Applicable Year. “Controllable Operating

  

 3 

 
Expenses” shall mean those Operating Expenses which are reasonably controlled by Lessor. Examples of Operating Expenses which are not reasonably controlled by Lessor shall include, but not
be limited to, those Operating Expenses relating to utility costs, costs of unbudgeted repairs and maintenance and costs of alterations and modifications to the Building or the Park required by applicable governmental laws, ordinances, rules or
regulations. Such limitation on Controllable Operating Expenses shall not limit or otherwise affect Lessee’s obligations regarding the payment of additional rent for Taxes or Premiums under Section 5 above. 
 Notwithstanding anything to the contrary herein, Operating Expenses shall not include any costs associated with the
construction of infrastructure within the Park including but not limited to the construction and installation of any new driveways, roadways, accessways, or buildings or additions thereto within the Park. 
 Lessor reserves the right to stop the supply of water, sewage, electrical current and other services, without incurring any
liability to Lessee, where necessary by reason of accident or emergency, or for repairs, alterations, replacements or improvements in the judgment of Lessor desirable or necessary, or when prevented from supplying such services by strikes, lockouts,
difficulty of obtaining materials, accidents or any other cause beyond Lessor’s control, or by laws, orders or inability following exercise of reasonable diligence to obtain electricity, water, steam, coal, oil or other suitable fuel or power.
However, in the case of repairs, alterations, replacements or improvements which are under Lessor’s control, Lessor agrees to give Lessee reasonable notice of repairs, alterations, replacements or improvements. No diminution or abatement of
rent or other compensation shall or will be claimed by Lessee as a result of, nor shall this Lease or any of the obligations of Lessee be affected or reduced by reason of, any such interruption, curtailment or suspension except in the event if any
interruption or failure of utilities services is caused by the gross negligence or willful misconduct of Lessor or its agents, representatives, employees or others acting on Lessor’s behalf and such interruption or failure continues for five
consecutive days then the rent shall abate commencing on the sixth consecutive day until such time as the services are continued uninterrupted. 
 4. This Second Amendment may be executed in any number of counterparts, each of which shall be deemed to be an original and all of which together shall be deemed to be one and the same instrument. Any
party may execute and deliver this Second Amendment by transmitting an executed signature page by facsimile, and any such signature page shall be binding on such party as if it were an original signature. 
 5. Lessor and Lessee hereby agree that all of the terms, conditions and provisions of the Lease are in full force and effect as of the date
hereof, except as expressly modified and amended by the terms set forth above in this Second Amendment. Lessor and Lessee hereby ratify and re-affirm each of their respective rights and obligations under the Lease, as amended by this Second
Amendment. 
 [no further text on this page—signature page to follow] 
  

 4 

 IN WITNESS WHEREOF, Lessor and Lessee have executed this Second Amendment as of the day and
year first above written. 
  

									
		 		 	LESSOR:
			
	 Signed, sealed and delivered as to
 Lessor, in the presence of:
	 		 	 PRINCIPAL LIFE INSURANCE COMPANY,
 an Iowa corporation, on behalf of its Real Estate
 Separate Account

				
	  
	 		 	By:	 	 Principal Real Estate Investors, LLC, a
 Delaware limited liability company, its
 authorized signatory

	Witness	 		 	 
					
	  
	 		 		 	By:	 	  

	Date	 		 		 	Name:	 	  

		 		 		 	Title:	 	  

					
		 		 		 	By:	 	  

		 		 		 	Name:	 	  

		 		 		 	Title:	 	  

			
		 		 	LESSEE:
			
	 Signed, sealed and delivered as to
 Lessor, in the presence of:
	 		 	 PRIMERICA LIFE INSURANCE COMPANY,
 a Massachusetts corporation

				
	 /s/ Rebecca Robertson
	 		 	By:	 	 /s/ Terry Robertson

	Witness	 		 	Name:	 	 Terry Robertson

		 		 	Title:	 	 VP

	 11-30-04
	 		 		 	
	Date	 		 		 	
		 		 	By:	 	 /s/ Karen Fine

		 		 	Name:	 	 Karen Fine

		 		 	Title:	 	 EVP

  

 

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		  	5	  	

 IN WITNESS WHEREOF, Lessor and Lessee have executed this Second Amendment as of the day and
year first above written. 
  

									
		 		 	LESSOR:
			
	 Signed, sealed and delivered as to
 Lessor, in the presence of:
	 		 	 PRINCIPAL LIFE INSURANCE COMPANY,
 an Iowa corporation, on behalf of its Real Estate
 Separate Account

				
	 /s/ Susan K Hayes
	 		 	By:	 	 Principal Real Estate Investors, LLC, a
 Delaware limited liability company, its
 authorized signatory

	Witness	 		 	 
					
	 

	 		 		 	By:	 	 /s/ Brenda M Wadle

	Date	 		 		 	Name:	 	  

		 		 		 	Title:	 	 

					
		 		 		 	By:	 	  

		 		 		 	Name:	 	  

		 		 		 	Title:	 	  

			
		 		 	LESSEE:
			
	 Signed, sealed and delivered as to
 Lessor, in the presence of:
	 		 	 PRIMERICA LIFE INSURANCE COMPANY,
 a Massachusetts corporation

				
	  
	 		 	By:	 	  

	Witness	 		 	Name:	 	  

		 		 	Title:	 	  

	  
	 		 		 	
	Date	 		 		 	
		 		 	By:	 	  

		 		 	Name:	 	  

		 		 	Title:	 	  

  

 5

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