Document:

exv10w8

Exhibit 10.8

Approved as to Legal Form

SUB-SUBLEASE

BETWEEN

ORACLE USA, INC.

AND

OCZ TECHNOLOGY GROUP, INC.

6373 San Ignacio Avenue 

San
Jose, California

 

SUB-SUBLEASE

THIS SUB-SUBLEASE (“Sublease”) is entered into as of January 30, 2009, by and between ORACLE USA,
INC., a Colorado corporation (“Sublandlord”) and OCZ TECHNOLOGY GROUP, INC., a Delaware corporation
(“Subtenant”), with reference to the following facts:

       
   A. Pursuant to that certain Sublease Agreement dated as of May 9, 2003 (the
“Master Sublease”), Nortel Networks Inc. (“Master Sublandlord”), as
sublandlord, subleases
to Sublandlord (successor in interest to Agile Software Corporation), as subtenant, certain
space (the “Master Sublease Premises”) consisting of the entire 82,144 rentable square
foot, two-story building located at 6373 San Ignacio Avenue in the city of San Jose, California (the
“Building”). Capitalized terms used and not defined herein will have the meaning given them in
the Master Sublease. Landlord consented to the Master Sublease pursuant to a document entitled
“Landlord’s Consent to Sublease” executed by Master Landlord, Master Sublandlord, and
Sublandlord’s predecessor (the “Master Sublease Consent”).

          B. Subtenant wishes to sublease from Sublandlord, and Sublandlord wishes
to sublease to Subtenant, a portion of the Master Sublease Premises containing approximately
41,000 rentable square feet consisting of the entire first (1st) floor of the Building, said
space being more particularly identified and described on the floor plan attached hereto as
Exhibit A and incorporated herein by reference (the “Subleased Premises”).

          NOW, THEREFORE, in consideration of the foregoing recitals which are
incorporated herein by reference, and for other good and valuable consideration, the receipt
and adequacy of which are hereby acknowledged by the parties, Sublandlord and Subtenant hereby
agree as follows:

          1. Sublease. Sublandlord hereby subleases to Subtenant and Subtenant
hereby subleases from Sublandlord for the term, at the rental, and upon all of the conditions
set forth herein, the Subleased Premises.

          2. Term.

               2.1 Generally. The term of this Sublease (“Term”) shall commence on the date (the
“Commencement Date”) that is the later to occur of (x) March 1, 2009 and (y) the date that
Sublandlord delivers possession of the Subleased Premises to Subtenant and (z) the date upon which
Sublandlord procures Master Sublandlord’s and Master Landlord’s written consent to this Sublease
in form and substance reasonably acceptable to Sublandlord and Subtenant (the “Consents”, and the
date upon which Sublandlord procures the Consents and delivers copies of same to Subtenant being
the “Effective Date”) and end on July 31, 2011 (the “Expiration Date”), unless sooner terminated
pursuant to any provision hereof. Sublandlord and Subtenant agree to cooperate in good faith in an
effort to procure mutually acceptable forms of the Consents. Upon the determination of the
Commencement Date, Sublandlord and Subtenant will enter into a letter agreement in the form of
Exhibit B attached hereto. If the Effective Date has not occurred as of February 28, 2009 (the
“Outside Consent Date”), then either party shall have the right to terminate this Sublease by
giving written notice to the other on or before the earlier to occur of (x) March 10, 2009 and (y)
the Effective Date.

1

 

               2.2 Early Access. Subtenant and Subtenant’s representatives shall have the right to
enter the Subleased Premises from and after the date of mutual execution and delivery of this
Sublease (the date upon which Subtenant first has such access to the Subleased Premises being
referred to herein as the “Early Access Date”) for the sole purposes of installation of Subtenant’s
personal property and equipment, furniture, fixtures and voice and data cabling, all subject to the
terms, conditions and requirements of the Master Sublease; in no event will Subtenant perform work
which requires the procurement of a construction permit prior to the Effective Date. All of the
rights and obligations of the parties under this Sublease (other than Subtenant’s obligation to pay
Base Rent and the cost of utilities under Section 3.3, but expressly including without limitation,
Subtenant’s obligation to carry (and provide evidence of) insurance pursuant to the Master
Sublease, and Subtenant’s indemnification obligations) shall commence upon the Early Access Date.
Subtenant shall coordinate such entry with Sublandlord. Notwithstanding the foregoing to the
contrary, if either (i) Landlord or Master Sublandlord require that Subtenant vacate the Subleased
Premises or (ii) cease its installations until the Effective Date has occurred, Subtenant shall
promptly comply with any such requirement. Additionally, if either party hereto terminates this
Sublease pursuant to the provisions of Section 2.1 above, Subtenant shall promptly remove from the
Subleased Premises any personal property, equipment, furniture, fixtures and/or voice or date
cabling previously installed by Subtenant in the Subleased Premises and repair any portion of the
Subleased Premises damaged or otherwise altered as a result of such installation, all at
Subtenant’s sole cost and expense.

          3. Rent.

               3.1 Rent Payments.

                    (a) Generally. From and after the Commencement Date
Subtenant shall pay to Sublandlord as base rent for the Subleased Premises during the Term (“Base
Rent”) the following:

	 	 	 	 	 
	 	 	Monthly Base Rent	 	 
	Period	 	Per Rentable Square Foot	 	Monthly Base Rent
	 	 	 	 	 
	Commencement Date — February 28, 2010
	 	$0.74
	 	$30,340.00
	March 1, 2010 — February 28, 2011
	 	$0.76
	 	$31,160.00
	March 1, 2011 — July 31, 2011
	 	$0.78
	 	$31,980.00

Base Rent shall be paid on the first day of each month of the Term, except that Subtenant shall
pay the first month’s Base Rent to Sublandlord upon execution of this Sublease and delivery of
this Sublease to Sublandlord; said pre-paid Base Rent will be applied to the first (1st) full
calendar month’s Base Rent due and payable hereunder; for avoidance of doubt, if the Commencement
Date is other than the first (1st) day of a calendar month, then Subtenant shall pay to
Sublandlord, on or before the Commencement Date, a fractional payment of monthly Base Rent, for
the partial calendar month in which the Commencement Date occurs. If the Term does not begin on
the first day of a calendar month or end on the last day of a month, the Base Rent and Additional
Rent (hereinafter defined) for any partial month shall be prorated by multiplying the monthly Base
Rent and Additional Rent by a fraction, the numerator of which is the number of days of the
partial month included in the Term and the denominator of which is the total number of days in the
full calendar month. All Rent (hereinafter defined) shall be payable in

2

 

lawful money of the United States, by regular bank check of Subtenant, to Sublandlord at the
following address:

          1001 Sunset Boulevard

          Rocklin, CA 95765

          Attn: Lease Administration

or to such other persons or at such other places as Sublandlord may designate in writing. If the
Consents are not obtained, all prepaid rent and the Security Deposit (defined in Section 4
below) shall be promptly refunded to Subtenant.

                    (b) Abatement. Notwithstanding anything in Section 3(a)
above to the contrary, so long as Subtenant is not in default (taking into account all applicable
notice and grace periods) under this Sublease, Subtenant shall be entitled to an abatement of
Base Rent for the second (2nd) through sixth (6th) full calendar months of the Term (the “Base
Rent Abatement Period”). The total amount of Base Rent abated during the Base Rent Abatement
Period is referred to herein as the “Abated Base Rent”. If Subtenant defaults hereunder (taking
into account all applicable notice and grace periods) at any time prior to the expiration of the
Base Rent Abatement Period, there will be no further abatement of Base Rent pursuant to this
Section 3.1(b). During the Base Rent Abatement Period, only Base Rent shall be abated, and all
Additional Rent and other costs and charges specified in this Sublease shall remain as due and
payable pursuant to the provisions of this Sublease.

               3.2 Operating Costs.

                    (a) Definitions. For purposes of this Sublease and in addition
to the terms defined elsewhere in this Sublease, the following terms shall have the meanings
set forth below:

                         (i) “Additional Rent” shall mean the sums payable pursuant to Section 3.2(b) below.

                         (ii) “Base Year” shall mean the calendar year 2009.

                         (iii) “Operating Costs” shall mean all components of
expenses payable by Sublandlord pursuant to Section 2.4 of the Master Sublease, to the extent
accruing during the Term other than the utilities costs described in Section 3.3 below,
but will not include Base Monthly Rent payable under the Master Lease. By way of illustration,
but not limitation, Operating Costs include, to the extent accruing during the Term (i) any
Reimbursable Operating Costs (as defined in Section 8.D of the Master Lease) and (ii) the costs
incurred to perform maintenance of the Building and surrounding property pursuant to Section 8.8
of the Master Lease, as the same is incorporated by reference in the Master Sublease.

                         (iv) “Rent” shall mean, collectively, Base Rent,
Additional Rent, and all other sums payable by Subtenant to Sublandlord under this Sublease,
whether or not expressly designated as “rent”, all of which are deemed and designated as rent
pursuant to the terms of this Sublease.

3

 

                         (v) “Subtenant’s Percentage Share” shall mean 49.9%.
Subtenant’s Percentage Share has been obtained by dividing the Rentable Area of the Subleased
Premises by the Rentable Area of the Master Sublease Premises and multiplying such quotient by
100. In the event Subtenant’s Percentage Share is changed during a calendar year by reason of a
change in the rentable area of the Subleased Premises made pursuant to this Sublease (for example,
but not by limitation, in the event that the Subleased Premises is expanded pursuant to either an
Occupancy Notice delivered by Sublandlord or an Expansion Notice delivered by Subtenant, as
described in Section 5.2 below), Subtenant’s Percentage Share shall thereupon be adjusted to equal
the result obtained by dividing the rentable area of the Subleased Premises by the rentable area
of the Master Sublease Premises and multiplying such quotient by 100. Subtenant’s Percentage Share
shall be determined on the basis of the number of days during such calendar year at each such
percentage share.

                    (b) Payment of Additional Rent. In addition to the Base Rent
payable pursuant to Section 3.1 above, from and after the expiration of the Base Year, for each
calendar year of the Term, Subtenant, as Additional Rent, shall pay Subtenant’s Percentage Share
of the amount by which Operating Costs payable by Sublandlord for the then current calendar year
exceed Base Operating Costs. Sublandlord shall give Subtenant written notice of Sublandlord’s
estimate of the amount of Additional Rent per month payable pursuant to this Section 3.2(b) for
each calendar year after the Base Year promptly following the Sublandlord’s receipt of Landlord’s
estimate of the Operating Costs payable under the Master Lease. Thereafter, the Additional Rent
payable pursuant to this Section 3.2(b) shall be determined and adjusted in accordance with the
provisions of Section 3.2(c) below.

                    (c)
Procedure. The determination and adjustment
of Additional Rent payable hereunder shall be made in accordance with the following procedures:

                         (i)
Delivery of Estimate; Payment. Upon receipt of a
statement from Master Sublandlord and/or Master Landlord specifying the estimated Operating Costs
to be charged to Sublandlord under the Master Lease with respect to each calendar year, or as soon
after receipt of such statement as practicable, Sublandlord shall give Subtenant written notice of
its estimate of Additional Rent payable under Section 3.2(b) for the ensuing calendar year, which
estimate shall be prepared based on the estimate received from Master Sublandlord and/or Master
Landlord (as such estimates may change from time to time), together with a copy of the statement
received from Master Sublandlord and/or Master Landlord and copies of any invoices or other
documentation delivered or required to be provided by Master Sublandlord or Master Landlord. On or
before the first day of each month during each calendar year, Subtenant shall pay to Sublandlord
as Additional Rent one-twelfth (1/12th) of Subtenant’s Percentage Share of such estimated amount
together with the Base Rent.

                         (ii) Sublandlord’s Failure to Deliver Estimate.
In the event Sublandlord’s notice set forth in Subsection
3.2(c)(1) is not given on or before December
of the calendar year preceding the calendar year for which Sublandlord’s notice is applicable, as
the case may be, then until the calendar month after such notice is
delivered by Sublandlord, Subtenant shall continue to pay to Sublandlord monthly, during the ensuing calendar year,
estimated payments equal to the amounts payable hereunder during the calendar year just ended.
Upon receipt of any such post-December notice Subtenant shall (i) commence as of the immediately
following calendar month, and continue for the remainder of the calendar year, to

4

 

pay to Sublandlord monthly such new estimated payments and (ii) if the monthly installment of the
new estimate of such Additional Rent is greater than the monthly installment of the estimate for
the previous calendar year, pay to Sublandlord within thirty (30) days of the receipt of such
notice an amount equal to the difference of such monthly installment multiplied by the number of
full and partial calendar months of such year preceding the delivery of such notice.

                    (d) Year End Reconciliation. Within thirty (30) days after
the receipt by Sublandlord of a final statement of Operating Costs from Landlord with respect to each
calendar year, Sublandlord shall deliver to Subtenant a statement of the adjustment to be made
pursuant to Section 3.2 above for the calendar year just ended, together with a copy of any
corresponding statement received by Sublandlord from Landlord. If on the basis of such statement
Subtenant owes an amount that is less than the estimated payments actually made by Subtenant for
the calendar year just ended, Sublandlord shall credit such excess to the next payments of Rent
coming due or, if the term of this Sublease is about to expire, promptly refund such excess to
Subtenant. If on the basis of such statement Subtenant owes an amount that is more than the
estimated payments for the calendar year just ended previously made by Subtenant, Subtenant shall
pay the deficiency to Sublandlord within thirty (30) days after delivery of the statement from
Sublandlord to Subtenant.

                    (e) Survival. The expiration or earlier termination of
this Sublease shall not affect the obligations of Sublandlord and Subtenant pursuant to Subsection
3.2(d), and such obligations shall survive, remain to be performed after, any expiration or earlier
termination of this Sublease.

              3.3 Utilities. From and after the Commencement Date until the later
to occur of (a) expiration of the Term or prior termination of this Sublease and (b) Subtenant’s
vacation of the Subleased Premises, Subtenant shall be responsible for all utilities costs
(electricity, natural gas, janitorial service, water, garbage, etc.) incurred at the Building, and
Subtenant shall pay such costs directly to the utility companies and/or vendors supplying such
services. Where possible, Subtenant shall cause all accounts with the utilities or vendors
providing such services to be transferred to Subtenant’s name; if and to the extent that any such
service or utility is billed to Sublandlord, Sublandlord shall invoice Subtenant for the cost of
any such service and Subtenant shall pay such amount to Sublandlord within thirty (30) business
days following delivery of any such invoice. Subtenant expressly acknowledges that Subtenant is,
pursuant to the provisions of this Section 3.3, responsible for all utility costs associated with
the Building, as opposed to Subtenant’s Percentage Share of such cost.

          4. Security Deposit. Concurrently with Subtenant’s execution of this Sublease,
Subtenant shall deposit with Sublandlord the sum of $31,160.00 (the “Security Deposit”). The
Security Deposit shall be held by Sublandlord as security for the faithful performance by
Subtenant of all the provisions of this Sublease to be performed or observed by Subtenant. If
Subtenant defaults in its obligation to pay Rent or other sums due hereunder, or otherwise
defaults with respect to any provisions of this Sublease and fails to cure such default within
the applicable cure period, Sublandlord may use, apply or retain all or any portion of the
Security Deposit for the payment of any rent or other sum in default or for the payment of any
other sum to which Sublandlord may become obligated by reason of Subtenant’s default, or to
compensate Sublandlord for any loss or damage which Sublandlord may suffer thereby. If
Sublandlord so uses or applies all or any portion of the Security Deposit, Subtenant shall within

5

 

ten (10) days after demand therefor deposit cash with Sublandlord in an amount sufficient to
restore the Security Deposit to the full amount thereof and Subtenant’s failure to do so shall be a
material breach of this Sublease. If Subtenant performs all of Subtenant’s obligations hereunder,
the Security Deposit, or so much thereof as has not theretofore been applied by Sublandlord, shall
be returned, without interest, to Subtenant (or, at Sublandlord’s option, to the last assignee, if
any, of Subtenant’s interest hereunder) following the expiration of the Term, and after Subtenant
has vacated the Subleased Premises. No trust relationship is created herein between Sublandlord and
Subtenant with respect to the Security Deposit. Sublandlord shall not be required to keep the
Security Deposit separate from its other accounts. Subtenant hereby waives any and all rights under
and the benefits of Section 1950.7 of the California Civil Code, and all other provisions of law
now in force or that become in force after the date of execution of this Sublease, to the extent
the same provide that Sublandlord may claim from a security deposit only those sums reasonably
necessary to remedy defaults in the payment of Rent, to repair damage caused by Subtenant, or to
clean the Subleased Premises. Sublandlord and Subtenant agree that Sublandlord may, in addition,
claim those sums reasonably necessary to compensate Sublandlord for any other foreseeable or
unforeseeable loss or damage caused by the act or omission of Subtenant or Subtenant’s officers,
agents, employees, independent contractors, or invitees.

          5. Use and Occupancy.

               5.1 Use. The Subleased Premises shall be used and occupied only for
uses permitted under the Master Sublease, and for no other use or purpose.

               5.2 Second Floor.

                    (a) The Subleased Premises do not include any portion of the second (2nd) floor of the
Building (“Second Floor”). Attached hereto as
Exhibit A-1, is a floor plan of the Second Floor,
divided into eight (8) quadrants, each of approximately 5,000 rentable square feet (each, a
“Quadrant”). Sublandlord shall not construct a barrier restricting Subtenant’s access to the
Second Floor, and while Subtenant and Subtenant’s employees shall have the right to walk through
the Second Floor and to the extent necessary to perform maintenance or repairs, Subtenant shall
have no right to use any portion of the Second Floor for any other purpose whatsoever (including,
without limitation, for meetings, storage of personal property or materials, as a “break” or
“lunch” area, or otherwise).

                    (b) Sublandlord’s Occupancy Notice. Sublandlord shall have
the right, without notice to Subtenant, to periodically enter the Building to determine whether
Subtenant is in compliance with the provisions of this Section 5.2 restricting Subtenant’s ability
to use the Second Floor. If, as a result of any such inspection by Sublandlord, Sublandlord
determines that Subtenant is using all or any portion of any Quadrant in a manner that is
inconsistent with the restrictions described in this Section 5.2, Sublandlord shall provide
written notice to Subtenant (“Occupancy Notice”) specifying the unpermitted use. With respect to
the first (1st) Occupancy Notice delivered by Sublandlord, if Subtenant fails to cease the use of
such Quadrant(s) within three (3) calendar days following delivery of the Occupancy Notice, the
Subleased Premises shall be expanded to include the Quadrant(s) that Subtenant is so using.
However, with respect to any subsequent Occupancy Notice, the delivery of such Occupancy Notice by
Sublandlord shall serve to automatically expand the Subleased Premises to include the Quadrant(s)
that Subtenant is so using.

6

 

                    (c) Subtenant’s Expansion Right. Sublandlord agrees that, so
long as Subtenant is not in default hereunder (i.e., beyond the giving of applicable notice and the
passage of applicable grace periods), Sublandlord shall not sublease any portion of the Second
Floor to any third party or permit any portion thereof or be used or occupied by any other person.
If Subtenant desires to occupy all or any portion of the Second Floor, Subtenant may give
Sublandlord written notice, setting forth in such notice a description of the Quadrant(s) which
Subtenant desires to occupy (“Expansion Notice”). If Subtenant delivers an Expansion Notice, the
Quadrant(s) specified in such Expansion Notice shall be added to and become a part of the Subleased
Premises from the date which is the earlier to occur of (i) the date, if any, specified in
Subtenant’s Expansion Notice and (ii) the date that is thirty (30) days following delivery of the
Expansion Notice to Sublandlord.

                    (d) Effect of Expansion. In the event of any expansion of the
Subleased Premises pursuant to this Section 5.2 (whether triggered by Sublandlord’s Occupancy
Notice or Subtenant’s Expansion Notice), the applicable Quadrant(s) will be added to become a part
of the Subleased Premises on the same terms and conditions (i.e., same Base Rent rate per square
foot, etc.) as the initial Subleased Premises.

               5.3 Compliance with Master Sublease. Subtenant agrees that it will
occupy the Subleased Premises in accordance with the terms of the Master Sublease and will not
suffer to be done or omit to do any act during the Term within the Subleased Premises which
may result in a violation of or a default under any of the terms and conditions of the Master
Sublease, or render Sublandlord liable for any damage, charge or expense thereunder. Subtenant
further covenants and agrees to indemnify Sublandlord against and hold Sublandlord harmless
from any claim, demand, action, proceeding, suit, liability, loss, judgment, expense
(including attorneys fees) and damages of any kind or nature whatsoever arising out of, by reason of, or
resulting from, Subtenant’s failure to perform or observe during the Term within the Subleased
Premises any of the terms and conditions of the Master Sublease or this Sublease, during the
Term, except for those obligations and other terms and conditions that Sublandlord is required
by the terms of this Sublease to perform. Sublandlord further covenants and agrees to indemnify
Subtenant against and hold Sublandlord harmless from any claim, demand, action, proceeding,
suit, liability, loss, judgment, expense (including attorneys’ fees) and damages of any kind
or nature whatsoever arising out of, by reason of, or resulting from, Sublandlord’s failure to
perform or observe any of the terms and conditions of the Master Lease, the Master Sublease or
this Sublease (unless and to the extent that any such failure is due to Subtenant’s failure to
comply with the provisions of this Sublease), including without limitation, maintenance, repairs
and restoration work to the extent such obligations are delegated to Sublandlord.

               5.4 Maintenance. Pursuant to the provisions of the Master Sublease,
Sublandlord is responsible for certain maintenance, repair and restoration obligations with
respect to the Building, as described in Sections 8.B and 6.B of the Master Lease (said
Sections 8.B and 6.B being incorporated by reference into the terms of the Master Sublease).
Sublandlord shall continue to perform the maintenance and other obligations described in Sections 8.B and
6.B of the Master Lease, except that Subtenant shall be responsible for performing janitorial
services in the Subleased Premises and maintaining interior wall surfaces, floor tiles and
floor coverings in a neat and clean condition. If Sublandlord fails to perform such maintenance
obligations with respect to the Building, Subtenant may deliver notice to Sublandlord of such
failure, specifying in reasonable detail the failure in question and if such failure is not
cured

7

 

within thirty (30) days after the date of delivery of such notice (provided, however, that the
initial thirty (30) day period shall be a five (5) day period in the event of an “Emergency”, as
that term is defined, below); unless Sublandlord in good faith delivers a notice to Subtenant
disputing Subtenant’s claim of failure, Subtenant may perform such maintenance obligations, and the
reasonable cost of such performance which shall promptly be reimbursed by Sublandlord following
delivery by Subtenant of the paid invoices reflecting the costs incurred by Subtenant; provided
that Subtenant will be solely responsible for any damage caused by Subtenant in the performance of
any such work. If Subtenant takes such action, Subtenant shall use only those contractors used by
Sublandlord in the Building for work unless such contractors are unwilling or unable to perform, or
timely perform, such work, in which event Subtenant may utilize the services of any other qualified
contractor which normally and regularly performs similar work in comparable buildings. Promptly
following completion of any work taken by Subtenant pursuant to this Section 5.4, Subtenant shall
deliver a detailed invoice of the work completed, the materials used and the costs relating
thereto. Additionally, if and to the extent that any such failure on the part of Sublandlord to
perform a maintenance obligation required of Sublandlord pursuant to this Section 5.4 prevents
Subtenant from using all or any material portion of the Subleased Premises for Subtenant’s business
operations, and provided that Subtenant’s notice to Sublandlord of such failure clearly states that
Subtenant is being prevented from using and is actually not using, a material portion of the
Subleased Premises, Subtenant shall be afforded an abatement of Base Rent (equitably prorated to
reflect that portion of the Subleased Premises which Subtenant is so prohibited from using and
actually does not use) from and after the date of delivery of such notice until such time as
Sublandlord performs the obligation in question in a manner which allows Subtenant to once again
occupy and use the Subleased Premises (or affected portion thereof). The cost of Sublandlord’s
performance of all such maintenance work will be included in
Operating Costs described in Section
3.2 above. For purposes of this Section 5.4, an “Emergency” shall mean an event threatening
immediate and material danger to people located in the Building or immediate, material damage to
the Building, the Building’s systems, the Building’s structure, or creates a reasonable possibility
of an immediate and material interference with, or immediate and material interruption of a
material aspect of Subtenant’s business operations. Notwithstanding the foregoing to the contrary,
if Subtenant elects to install a server room servicing the Subleased Premises, at Sublandlord’s
option, Subtenant shall be solely responsible for the maintenance and upkeep of all equipment and
infrastructure serving such server room at Subtenant’s sole cost and expense, and Sublandlord shall
have no responsibility therefore, as between Sublandlord and Subtenant.

          6. Master Sublease Terms.

               6.1 Subject to Master Sublease. This Sublease is and shall be at all times subject
and subordinate to the Master Sublease. Subtenant acknowledges that Subtenant has reviewed and is
familiar with all of the terms, agreements, covenants and conditions of the Master Sublease.
During the Term and for all periods subsequent thereto with respect to obligations which have
arisen prior to the termination of this Sublease, Subtenant agrees to perform and comply with the
obligations of Sublandlord under the Master Sublease which pertain to the Subleased Premises
and/or this Sublease, except for those provisions of the Master Sublease which are directly
contradicted by or clearly inconsistent with this Sublease, in which event the terms of this
Sublease shall control over the Master Sublease.

8

 

               6.2 Incorporation of Terms of Master Sublease. The terms, conditions
and respective obligations of Sublandlord and Subtenant to each other under this Sublease
shall
be the terms and conditions of the Master Sublease, except for those provisions of the
Master
Sublease which are directly contradicted by or clearly inconsistent with this Sublease, in
which
event the terms of this Sublease shall control over the Master Sublease. Therefore, for
the
purposes of incorporating the Master Sublease into this Sublease, wherever in the Master
Sublease the word “Sublandlord” is used it shall be deemed to mean Sublandlord and wherever
in the Master Sublease the word “Subtenant” is used it shall be deemed to mean Subtenant.
Unless otherwise provided to the contrary in this Sublease, any non-liability, release,
indemnity
or hold harmless provision in the Master Sublease for the benefit of Master Sublandlord that
is
incorporated herein by reference, shall be deemed to inure to the benefit of Sublandlord,
Master
Sublandlord, Landlord and any other person intended to be benefited by said provision, for
the
purpose of incorporation by reference in this Sublease. Any right of Master Sublandlord
under
the Master Sublease (a) of access or inspection, (b) to do work in the Master Sublease
Premises
or in the Building, (c) in respect of rules and regulations, which is incorporated herein by
reference, shall be deemed to inure to the benefit of Sublandlord, Master Sublandlord,
Landlord
and any other person intended to be benefited by said provision, for the purpose of
incorporation
by reference in this Sublease.

               6.3 Modifications. For the purposes of incorporation herein, the terms
of the Master Sublease are subject to the following additional modifications:

                    (a) Approvals. In all provisions of the Master Sublease (under
the terms thereof and without regard to modifications thereof for purposes of incorporation
into
this Sublease) requiring the approval or consent of Master Landlord and Master
Sublandlord, Subtenant shall be required to obtain the approval or consent of Master
Landlord, Master Sublandlord and Sublandlord. Sublandlord shall not unreasonably withhold,
delay or condition any such approval or consent.

                    (b) Deliveries. In all provisions of the Master Sublease
requiring Tenant to submit, exhibit to, supply or provide Master Sublandlord with evidence,
certificates, or any other matter or thing, Subtenant shall be required to submit, exhibit to,
supply or provide, as the case may be, the same to both Master Sublandlord and Sublandlord.

                    (c) Damage; Condemnation. Sublandlord shall have no
obligation to restore or rebuild any portion of the Subleased Premises after any destruction or
taking by eminent domain.

                    (d) Insurance.
in all provisions of the Master Sublease
requiring Sublandlord to designate Master Sublandlord and/or Master Landlord as an additional or
named insured on its insurance policy, Subtenant shall be required to so designate Master
Landlord, Master Sublandlord and Sublandlord on its insurance policy.

               6.4 Exclusions. Notwithstanding the terms of Section 6.2 above,
Subtenant shall have no rights nor obligations under the following parts, Sections and
Exhibits of
the Master Sublease: Article I (except for the sections of Article I captioned “Master
Lease,”
“Master Landlord,” “Building,” “Permitted Uses,” and “Excluded Sections of Master Lease”),

9

 

Sections 2.1, 2.2, 2.3 (except Section 2.3(c)), 2.7, 2.10, 2.13(f), 2.13(h), 2.17, 2.19, 2.20,
2.22, 2.25.

               6.5 Modifications. Notwithstanding the terms of Section 6.2 above, the following
provisions of the Master Lease are modified as described below for the purpose of their
incorporation into this Sublease:

                    (a) References in Section 2.5(b) to “Sublandlord” and/or
“Master Landlord” shall be deemed references to Sublandlord, Master Sublandlord and Master
Landlord;

                    (b) In Section 2.6, the reference in line 2 to the “Master Lease”
shall be deemed a reference to the Master Sublease;

                    (c) In Section 2.9(a), the reference to the consent of Master
Landlord shall be deemed a reference to both Master Sublandlord and Master Landlord, and any deemed
consent of Sublandlord to a proposed assignment or subletting shall not be deemed to bind either
Master Sublandlord or Master Landlord.

                    (d) References in Section 2.15 to signage on the building
located at 6375 San Ignacio Avenue shall not be applicable to this Sublease.

                    (e) The references in Section 2.18(b) to “Master Landlord and
the Master Lease” shall be deemed references to Master Sublandlord and the Master Sublease.

               6.6 Assignment of Rights Under Master Sublease Consent.
Sublandlord and Subtenant acknowledge that the Master Sublease Consent conferred certain rights
and benefits upon Sublandlord, including without limitation, an agreement by Master Landlord to
recognize and to not disturb Sublandlord in the event of the termination of the Master Lease. To
the extent permitted under the terms of the Master Sublease Consent, Sublandlord hereby assigns to
Subtenant, on a non-exclusive basis, Sublandlord’s rights and benefits under the Master Sublease
Consent, provided that Sublandlord shall have jointly with Subtenant the same rights under the
Master Sublease Consent that are assigned to Subtenant pursuant to this Section 6.6.
Notwithstanding such assignment, Sublandlord and not Subtenant, shall be required to pay the Base
Monthly Rent and Security Deposit and perform all other obligations under the Master Lease if the
Master Lease becomes a direct lease between Master Landlord and Sublandlord. Subtenant shall have
no obligation to perform Sublandlord’s obligations under the Master Sublease Consent. To the
extent that Master Landlord does not recognize the assignment of rights and benefits under this
Section 6.6, Sublandlord shall use commercially reasonable efforts to obtain from Master Landlord,
for Subtenant’s benefit, the rights and benefits conferred under the Master Lease and the Master
Sublease Consent.

          7. Assignment and Subletting. Subtenant shall not assign this Sublease or further
sublet all or any part of the Subleased Premises (including, without limitation, any portion of
the Second Floor) except subject to and in compliance with all of the terms and conditions of the
Master Sublease, and Sublandlord (in addition to Master Sublandlord) shall have the same rights
with respect to assignment and subleasing as Master Sublandlord has under the Master Sublease.
Subtenant shall pay all fees and costs payable to Landlord pursuant to the

10

 

Master Lease in connection with any proposed assignment, sublease or transfer of the Subleased
Premises, together with all of Sublandlord’s reasonable out-of-pocket costs relating to
Subtenant’s request for such consent, regardless of whether such consent is granted, and the
effectiveness of any such consent shall be conditioned upon Master Landlord’s and Sublandlord’s
receipt of all such fees and costs.

          8. Remedies. In the event of any default hereunder, by Subtenant,
Sublandlord shall have all remedies provided to the “Sublandlord” in the Master Sublease as if
an event of default had occurred thereunder and all other rights and remedies otherwise
available
at law and in equity. Sublandlord may resort to its remedies cumulatively or in the
alternative.
As used in this Sublease, the term “default” means failure to perform or breach by Subtenant
that
is not cured within the applicable notice and cure period.

          9. Right to Cure Defaults. If Subtenant fails to perform any of its obligations
under this Sublease after expiration of applicable grace or cure periods, then Sublandlord
may,
but shall not be obligated to, perform any such obligations for Subtenant’s account. All
reasonable costs and expenses incurred by Sublandlord in performing any such act for the
account of Subtenant shall be deemed Rent payable by Subtenant to Sublandlord upon demand,
together with interest thereon at the lesser of (i) two percent (2%) per annum above the prime
rate of interest that Wells Fargo Bank charges its most credit worthy customers or (ii) the
maximum rate allowable under law (the “Interest Rate”) from the date of the expenditure until
repaid. If Sublandlord undertakes to perform any of Subtenant’s obligations for the account of
Subtenant pursuant hereto, the taking of such action shall not constitute a waiver of any of
Sublandlord’s remedies. Except as expressly set forth herein, Subtenant hereby expressly
waives
its rights under any statute to make repairs at the expense of Sublandlord. If Sublandlord
fails to
perform any of its obligations under the Master Lease, the Master Sublease or this Sublease
after
expiration of applicable grace or cure periods (for purposes of this Sublease, the applicable
grace
period for Sublandlord’s performance of obligations hereunder shall be (x) ten (10) days
following notice with respect to Sublandlord’s obligation to make any payment to Subtenant and
(y) thirty (30) days following notice with respect to any other obligation hereunder), then
Subtenant may, but shall not be obligated to, perform any such obligations for Sublandlord’s
account, all in compliance with the applicable provisions of the Master Sublease, as
applicable.
All costs and expenses incurred by Subtenant in performing any such act for the account of
Sublandlord shall be payable by Sublandlord to Subtenant upon demand, together with interest
thereon at the Interest Rate from the date of the expenditure until repaid. If Subtenant
undertakes
to perform any of Sublandlord’s obligations for the account of Sublandlord pursuant hereto,
the
taking of such action shall not constitute a waiver of any of Subtenant’s remedies.
Sublandlord
hereby expressly waives its rights under any statute to make repairs at the expense of
Subtenant.

          10. Sublandlord’s Liability. Except as otherwise provided in this Sublease,
the liability of Sublandlord to Subtenant for any default in Sublandlord’s obligations under
this
Sublease shall be limited to actual, direct damages, and under no circumstances shall
Subtenant,
its partners, members, shareholders, directors, agents, officers, employees,
contractors,
sublessees, successors and/or assigns be entitled to recover from Sublandlord (or otherwise be
indemnified by Sublandlord) for (a) any losses, costs, claims, causes of action, damages or
other
liability incurred in connection with a failure of Master Landlord or Master Sublandlord,
their
respective partners, members, shareholders, directors, agents, officers, employees,
contractors,
successors and /or assigns to perform or cause to be performed any obligations under the
Master

11

 

Lease or Master Sublease, (b) lost revenues, lost profit or other consequential, special or
punitive damages arising in connection with this Sublease for any reason, or (c) any damages or
other liability arising from or incurred in connection with the condition of the Subleased Premises
or suitability of the Subleased Premises for Subtenant’s intended uses. Subtenant shall, however,
have the right to seek any injunctive or other equitable remedies as may be available to Subtenant
under applicable law. Notwithstanding any other term or provision of this Sublease, no personal
liability shall at any time be asserted or enforceable against Sublandlord’s stockholders,
directors, officers, or partners on account of any of Sublandlord’s obligations or actions under
this Sublease. In the event of any assignment or transfer of the Sublandlord’s interest under this
Sublease, which assignment or transfer may occur at any time during the Term in Sublandlord’s sole
discretion, upon the written assumption by the transferee of Sublandlord’s obligations hereunder,
Sublandlord shall be and hereby is entirely relieved of all covenants and obligations of
Sublandlord hereunder accruing subsequent to the date of the transfer and it shall be deemed and
construed, without further agreement between the parties hereto, that any transferee has assumed
and shall carry out all covenants and obligations thereafter to be performed by Sublandlord
hereunder. Sublandlord may transfer and deliver any then existing Security Deposit to the
transferee of Sublandlord’s interest under this Sublease, and upon the written assumption by the
transferee of Sublandlord’s obligations hereunder, Sublandlord shall be discharged from any further
liability with respect thereto.

          11. Subtenant’s Liability. Except as set forth in Section 14 below and with
respect to Subtenant’s obligations, pursuant to Section 12.B of the Master Lease, as
incorporated
into the Master Sublease and this Sublease, to indemnify Sublandlord, Master Sublandlord and
Landlord regarding Hazardous Materials, in no event will Subtenant be liable to Sublandlord
hereunder for lost revenues, lost profit or other consequential, special or punitive damages
arising in connection with this Sublease for any reason.

          12. Attorneys’ Fees. If Sublandlord or Subtenant brings an action to enforce
the terms hereof or to declare rights hereunder, the prevailing party who recovers
substantially
all of the damages, equitable relief or other remedy sought in any such action on trial and
appeal
shall be entitled to receive from the other party its costs associated therewith, including,
without
limitation, reasonable attorney’s fees and costs from the other party.

          13. Delivery of Possession.

               13.1 Generally. Sublandlord represents that to Sublandlord’s knowledge, the following
are in good working order and repair (i) all plumbing and sewerage facilities, (ii) all
mechanical, heating, ventilating and air conditioning facilities and equipment, (iii) all
fixtures, interior walls, floors, carpets and ceilings, (iv) all windows, door entrances, plate
glass and glazing systems including caulking and skylights, (v) all electrical facilities and
equipment, (vi) all fire extinguisher equipment, (vii) the parking lot and all underground utility
facilities servicing the Subleased Premises, (viii) all elevator equipment, (ix) the roof,
including without limitation, the roof membrane, and (x) all waterscape, landscaping and
shrubbery. Except as provided in the immediately preceding sentence, Sublandlord shall deliver,
and Subtenant shall accept, possession of the Subleased Premises in their “AS IS” condition as the
Subleased Premises exists on the date hereof. Except as expressly set forth in this Sublease to
the contrary, Sublandlord shall have no obligation to furnish, render or supply any work, labor,
services, materials, furniture (other than the Furniture, defined below), fixtures, equipment,

12

 

decorations or other items to make the Subleased Premises ready or suitable for Subtenant’s
occupancy. In making and executing this Sublease, Subtenant has relied solely on such
investigations, examinations and inspections as Subtenant has chosen to make or has made and has
not relied on any representation or warranty concerning the Subleased Premises or the Building,
except as expressly set forth in this Sublease. Subtenant acknowledges that Sublandlord has
afforded Subtenant the opportunity for full and complete investigations, examinations and
inspections of the Subleased Premises and the common areas of the Building. Subtenant acknowledges
that it is not authorized to make or do any alterations or improvements in or to the Subleased
Premises except as permitted by the provisions of this Sublease and the Master Sublease. At
Subtenant’s cost, on or before the expiration of this Sublease, Subtenant will remove all
telecommunications and data cabling installed by or for the benefit of Subtenant, during the Term.

               13.2 Subtenant’s Improvements.

                    (a) Generally. Sublandlord acknowledges that Subtenant
intends to construct certain improvements within the Subleased Premises, inclusive of the
construction of warehouse areas (“Subtenant Improvements”). All Subtenant Improvements shall be
carried out in accordance with the Master Sublease. Sublandlord will have the right to
approve the plans and specifications for any proposed Subtenant Improvements (not to be
unreasonably withheld or delayed), as well as any contractors whom Subtenant proposes to retain to
perform such work. Accordingly, Subtenant will submit all such information for Sublandlord’s
review and written approval prior to commencement of any such work. Subtenant expressly
acknowledges that Master Landlord and/or Master Sublandlord may require Subtenant
to remove some or all of the Subtenant Improvements at the expiration or sooner termination of
the Term. Promptly following the completion of any Subtenant Improvements or subsequent
alterations or additions by or on behalf of Subtenant, Subtenant will deliver to Sublandlord a
reproducible copy of “as built” drawings of such work together with a CAD file of the “as-built”
drawings in the then-current version of AutoCad.

                    (b) Code-Required Work. If the performance of any Subtenant
Improvements or other work by Subtenant within the Subleased Premises “triggers” a requirement for
code-related upgrades to or improvements of any portion of the Building, Subtenant shall be
responsible for the cost of such code-required upgrade or improvements.

          14. Holding Over. At the expiration or sooner termination of this Sublease,
Subtenant shall deliver the Subleased Premises to Sublandlord, broom clean, in substantially the
same condition and repair existing as of the commencement of the Term of this Sublease
(reasonable wear and tear and the performance of Sublandlord’s maintenance and repair obligations
as expressly set forth herein excepted). If Subtenant fails to surrender the Subleased Premises
at the expiration or earlier termination of this Sublease, occupancy of the Subleased Premises
after the termination or expiration shall be that of a tenancy at sufferance. Subtenant’s
occupancy of the Subleased Premises during the holdover shall be subject to all the terms and
provisions of this Sublease and Subtenant shall pay an amount (on a per month basis without
reduction for partial months during the holdover) equal to 150% of the sum of the Base Rent and
Additional Rent due for the period immediately preceding the holdover. No holdover by Subtenant
or payment by Subtenant after the expiration or early termination of this Sublease shall be
construed to extend the Term or prevent Sublandlord from immediate recovery of

13

 

possession of the Subleased Premises by summary proceedings or otherwise. In addition to the
payment of the amounts provided above, if Sublandlord is unable to deliver possession of the
Subleased Premises to a new subtenant or to Master Sublandlord or Master Landlord, as the case may
be as a result of Subtenant’s holdover or perform improvements, Subtenant shall be liable to
Sublandlord for all damages, including, without limitation, consequential damages, that Sublandlord
suffers from the holdover; Subtenant expressly acknowledges that such damages may include all of
the holdover rent charged by Master Sublandlord under the Master Sublease as a result of
Subtenant’s holdover, which Master Sublease holdover rent may apply to the entire Building.
Sublandlord acknowledges that it is responsible for the performance of the obligations set forth in
Section 6.B of the Master Lease and Sublandlord further covenants and agrees to perform such
obligations at its sole cost and expense (without reimbursement from Subtenant as Additional Rent
or otherwise) and indemnify Subtenant against and hold Sublandlord harmless from any claim, demand,
action, proceeding, suit, liability, loss, judgment, expense (including attorneys’ fees) and
damages of any kind or nature whatsoever arising out of, by reason of, or resulting from,
Sublandlord’s failure to comply with Section 6.B of the Master Lease, except to the extent that any
such failure to comply arises out of damage to the Premises caused by Subtenant’s acts or omissions
(including, without limitation, Subtenant’s failure to comply with its obligations set forth in the
first (1st) sentence of this Section 13) whether through the removal of improvements by Subtenant
or otherwise.

          15. Parking. During the Term Subtenant shall be permitted to use all of the
parking spaces allocated to Sublandlord in the Master Sublease.

          16. Notices: Any notice by either party to the other required, permitted or
provided for herein shall be valid only if in writing and shall be deemed to be duly given
only if
(a) delivered personally, or (b) sent by means of Federal Express, UPS Next Day Air or another
reputable express mail delivery service guaranteeing next day delivery, or (c) sent by United
States certified or registered mail, return receipt requested, addressed: (i) if to
Sublandlord, at the
following addresses:

Oracle USA, Inc. 

c/o Oracle Corporation 

1001 Sunset Boulevard 

Rocklin, California 95765 

Attn: Lease Administration

with a copy to:

Oracle USA, Inc.

c/o Oracle Corporation

500 Oracle Parkway

Box 5OP7

Redwood Shores, California 94065

Attn: Legal Department

14

 

and (ii) if to Subtenant, at the
following addresses:

          Prior to Commencement Date:

860 E. Arques Avenue

Sunnyvale, CA 94085

Attn: General Counsel

          From and after Commencement Date:

At the Subleased Premises

Attn: General Counsel

or at such other address for either party as that party may designate by notice to the other. A
notice shall be deemed given and effective, if delivered personally, upon hand delivery thereof
(unless such delivery takes place after hours or on a holiday or weekend, in which event the
notice shall be deemed given on the next succeeding business day), if sent via overnight
courier, on the business day next succeeding delivery to the courier, and if mailed by United
States certified or registered mail, upon receipt.

          17. Furniture. During the Term, at no charge to Subtenant, Subtenant shall be
permitted to use the existing modular and office furniture and cabling located in the
Subleased
Premises and described in more particular detail in Exhibit C attached hereto (the
“Furniture”).
The Furniture consists of all of the furniture located on the first (1st) floor and the
Second Floor;
Subtenant will have the right, at Subtenant’s cost, to relocate items of Furniture between the
first (1st) floor and the Second Floor, but, in accordance with Section 5.2 above, Subtenant
will not have the right to use any Furniture while it is located on the Second Floor.
Subtenant shall accept the Furniture in its current condition without any warranty of fitness
from Sublandlord (Subtenant expressly acknowledges that no warranty is made by Sublandlord
with respect to the condition of any cabling currently located in or serving the Subleased
Premises); for purposes of documenting the current condition of the Furniture, Subtenant and
Sublandlord shall, prior to the Commencement Date, conduct a joint walk-through of the
Subleased Premises in order to inventory items of damage or disrepair in the Furniture.
Provided Subtenant is not in default hereunder as of the expiration of the Term, Sublandlord
shall transfer ownership of the Furniture to Subtenant for a purchase price equal to $10.00.
Sublandlord shall deliver a bill of sale to Subtenant, transferring ownership of all of the
Furniture to Subtenant effective as of the Expiration Date, and Subtenant shall be solely
responsible for the timely removal of the Furniture from the Subleased Premises and, the
Second Floor in accordance with the provisions of the Master Sublease.

          18. Signage. Subject to the approval of Master Sublandlord and Master
Landlord, and to the procurement of any required consents or approvals of the City of San
Jose,
Subtenant may have Sublandlord’s rights to install signage as described in Section 2.15 of
the
Master Sublease. Sublandlord, at Subtenant’s sole cost and expense, agrees to cooperate
with
Subtenant in attempting to procure a consent of Master Sublandlord and Master Landlord to
any
such signage.

15

 

          19. Brokers. Subtenant represents that it has dealt directly with and only with
Studley (“Subtenant’s Broker”), as a broker in connection with this Sublease. Sublandlord
represents that it has dealt directly with and only with Colliers International
(“Sublandlord’s
Broker”), as a broker in connection with this Sublease. Sublandlord and Subtenant shall
indemnify and hold each other harmless from all claims of any brokers other than Subtenant’s
Broker and Sublandlord’s Broker claiming to have represented Sublandlord or Subtenant in
connection with this Sublease. Subtenant and Sublandlord agree that Subtenant’s Broker and
Sublandlord’s Broker shall be paid commissions by Sublandlord in connection with this Sublease
pursuant to a separate agreement.

          20. Complete Agreement. There are no representations, warranties,
agreements, arrangements or understandings, oral or written, between the parties or their
representatives relating to the subject matter of this Sublease which are not fully expressed
in
this Sublease. This Sublease cannot be changed or terminated nor may any of its provisions be
waived orally or in any manner other than by a written agreement executed by both parties.

          21. Interpretation. Irrespective of the place of execution or performance, this
Sublease shall be governed by and construed in accordance with the laws of the State of
California. If any provision of this Sublease or the application thereof to any person or
circumstance shall, for any reason and to any extent, be invalid or unenforceable, the
remainder
of this Sublease and the application of that provision to other persons or circumstances shall
not
be affected but rather shall be enforced to the extent permitted by law. The table of
contents,
captions, headings and titles, if any, in this Sublease are solely for convenience of
reference and
shall not affect its interpretation. This Sublease shall be construed without regard to any
presumption or other rule requiring construction against the party causing this Sublease or
any part thereof to be drafted. If any words or phrases in this Sublease shall have been stricken
out or otherwise eliminated, whether or not any other words or phrases have been added, this
Sublease shall be construed as if the words or phrases so stricken out or otherwise eliminated
were never included in this Sublease and no implication or inference shall be drawn from the fact
that said words or phrases were so stricken out or otherwise eliminated. Each covenant,
agreement, obligation or other provision of this Sublease 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 Sublease unless otherwise expressly provided. All terms
and words used in this Sublease, regardless of the number or gender in which they are used,
shall be deemed to include any other number and any other gender as the context may require. The
word “person” as used in this Sublease shall mean a natural person or persons, a partnership, a
corporation or any other form of business or legal association or entity.

          22. Counterparts. This Sublease may be executed in separate counterparts,
each of which shall constitute an original and all of which together shall constitute one and
the
same instrument. This Sublease shall be fully executed when each party whose signature is
required has signed and delivered to each of the parties at least one counterpart, even though
no
single counterpart contains the signatures of all parties hereto.

16

 

          IN WITNESS WHEREOF, the parties hereto hereby execute this Sublease as of the day and year
first above written.

	 	 	 	 	 	 	 
	 

	 	SUBLANDLORD:
	 	ORACLE USA, INC.,
	 	 
	 

	 	 	 	a Colorado corporation	 	 

	 	 	 	 	 
	 	 	 
	 	By:  	                  /s/ Randall W. Smith
 	 
	 	 	Print Name:  	Randall W. Smith 	 
	 	 	Title:  	VP Real Estate & Facilities 	 
	 

	 	 	 	 	 	 	 
	 

	 	SUBTENANT:
	 	OCZ TECHNOLOGY
GROUP, INC.,

a Delaware corporation
	 	 

	 	 	 	 	 
	 	 	 
	 	By:  	                                           /s/ Ryan Petersen
 	 
	 	 	Print Name:  	Ryan Petersen 	 
	 	 	Title:  	CEO 	 

17

 

EXHIBIT A

Subleased Premises

	 	 	 	 	 
	Valley Oak Technology Campus

6373 San Ignacio, San Jose, CA	 	 	 	FIRST FLOOR

1

 

EXHIBIT A-l

Second Floor Showing Quadrants

1

 

EXHIBIT B

Commencement Agreement

	 	 	 	 	 	 	 
	Date
	 	 	 	 	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	Subtenant	 	OCZ TECHNOLOGY GROUP, INC.	 	 
	Address
	 	 	 	 	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 

	 	 	 	 	 	 

			
	Re:	 	Commencement Letter with respect to that certain Sub-Sublease dated as
              
      ,
2009, by and between ORACLE USA, INC., a Colorado corporation, as Sublandlord, and OCZ
TECHNOLOGY GROUP, INC., a Delaware corporation, as Subtenant, for approximately 41,000
rentable square feet on the first (1st) floor of the Building located at 6373 San Ignacio
Avenue, San Jose, California.

Dear                               :

     In accordance with the terms and conditions of the above referenced Sublease, Subtenant
accepts possession of the Subleased Premises and agrees:

     1. The Commencement Date is                               ;

     2. The Base Rent Abatement Period commences as of                      1, 2009 and
expires                      30/31, 2009.

     3. The Expiration Date is                                                   .

     Please acknowledge your acceptance of possession and agreement to the terms set forth above
by signing all 3 counterparts of this Commencement Letter in the space provided and returning 2
fully executed counterparts to my attention.

Sincerely,

	 	 	 	 	 
	 

Authorized Signatory
	 	 	 	 
	 
	 	 	 	 
	Agreed and Accepted:
	 	 	 	 

	 	 	 
	     Subtenant:

	 	OCZ TECHNOLOGY GROUP, INC.
	 
	 	 
	     By:

	 	[EXHIBIT — DO NOT SIGN]
	     Name:

	 	                                        
	     Title:

	 	                                        
	     Date:

	 	                                        

1

 

EXHIBIT C

Furniture

			
	 	 	 
	6373 San Ignacio, San Jose CA.
	 	1/30/2009
	Furniture Inventory
	 	 

FIRST FLOOR SUMMARY

	 	 	 
	QTY.	 	DECRIPTION
	 
	 	 
	137

	 	Allsteel Workstations inc. chairs
	1

	 	Allsteel Workstation Bullpen (11)
	5

	 	Bar Stools
	149

	 	Chairs
	2

	 	Couch
	5

	 	Credenza
	5

	 	End Tables
	119

	 	Folding Chairs
	1

	 	Foosball Game
	2

	 	Lab Benches
	4

	 	LCD Projector
	1

	 	Lectern
	4

	 	Liebert CRAC Units
	2

	 	Lounge Chairs
	8

	 	Microwaves
	1

	 	Oval Table
	1

	 	Rack of A/V Equipment
	1

	 	Reception Station — Wood
	28

	 	Rectangular Table
	4

	 	Refrigerators
	28

	 	Round Table
	62

	 	Server Cabinets
	6

	 	Server Racks
	23

	 	Storage Cabinets
	24

	 	Storage Racks
	3

	 	T.V.
	1

	 	T.V. Stand
	1

	 	T.V. with Stand
	10

	 	Tables wired with microphones
	8

	 	4 Drawer Lateral File
	1

	 	Lot Misc. Allsteel Parts
	1

	 	Lot Misc. Prints & Paintings
	1

	 	Security System
	2

	 	UPS Units

SECOND FLOOR SUMMARY

	 	 	 
	QTY.	 	DECRIPTION
	 
	 	 
	147

	 	Allsteel Workstations inc. chairs
	1

	 	Large Wood Table w/microphones
	140

	 	Chairs
	1

	 	Couch
	2

	 	Credenza
	14

	 	End Tables
	2

	 	Built in Credenzas
	1

	 	LCD Projector
	5

	 	Lounge Chairs
	2

	 	Oval Table
	1

	 	Rack of A/V Equipment
	11

	 	Rectangular Table
	2

	 	Refrigerators
	13

	 	Round Table
	10

	 	Storage Racks
	56

	 	4 Drawer Lateral File
	1

	 	Lot Misc. Allsteel Parts
	1

	 	Lot Misc. Prints & Paintings

1exv10w9

Exhibit 10.9

	 	 	 
	DATED:

	 	APRIL 21, 2005
	 

BUCKGOLF INC. AND GREENGOLF INC.

— and —

OCZ CANADA INC.

 

LEASE

 

 

 

THIS INDENTURE made the 21ST day of APRIL 2005

IN
PURSUANCE OF THE SHORT FORMS OF LEASES ACT.

BETWEEN:

BUCKGOLF INC., & GREENGOLF INC.

Corporations incorporated under the laws of the Province of Ontario

hereinafter called the
“LANDLORD”
 of the FIRST PART,

—and—

OCZ
CANADA INC.

hereinafter called the
“TENANT”
 of the
SECOND PART.

PREMISES

1. WITNESSETH that in consideration of the rents covenants and agreements hereinafter
reserved and contained on the part of the Tenant to be paid, observed
and performed, the landlord has demised
and leased and by these presents doth demise and lease unto the
Tenant that certain portion of an industrial
Building situated in the Town of Markham, in the Regional
Municipality of York which building is constructed
upon the lands and premises more particularly described in Schedule
“A” annexed hereto,, and which leased
premises are outlined in red on the sketch annexed hereto as Schedule “B. The portion of the Industrial
Building hereby leased to the Tenant is hereinafter referred to as the “demised premises”.

TERM

2. TO HAVE AND TO HOLD the demised premises for and during the term of FIVE (5)
years to be computed from and inclusive of the 1ST day of
JULY 2005 and from thenceforth next
ensuing
and fully to be completed and ended on the 30TH day of JUNE 2010.

          Provided that if the Landlord is unable for any reason whatsoever to give possession of the
demised premises to the Tenant on the date of commencement hereof, then this Lease shall not be
void or voidable nor shall the Landlord be liable for any loss or damage resulting therefrom. In
any such event there shall be an abatement of rent until such time as
the demised premises are in
the Landlord’s opinion ready for occupancy and the Tenant hereby accepts such rent abatement as
full consideration for any damages which might otherwise be suffered by it, by reason of the
demised promises not being ready as aforesaid. It is understood and agreed that if there should be
a delay as aforesaid, the Lease shall commence ten (10 ) days after the Landlord notifies the
Tenant in writing that the demised premises are ready for occupancy, and in the event the
expiration of the last mentioned ten (10) day period does not occur on the first day of the month,
then the term of this lease shall commence on the first day of the next month succeeding the
expiration of such ten (10) day period, and the Tenant shall pay rent on a prorated daily basis for
the period commencing with the expiration of such ten (10) day period and the first day of the next
succeeding month. Notwithstanding the date of commencement of the term in the case of any delay,
the length of the term of this Lease shall remain unchanged and the date upon which the term hereof
shall be fully completed and ended shall be adjusted accordingly by adding thereto the number of
days between the commencement date hereinbefore set out and the new date of commencement arrived at
in accordance with the preceding provisions.

RENT

3. YIELDING AND PAYING THEREFORE unto the Landlord during the FIRST YEAR of
the term, without any abatement or deduction for any reason whatsoever, the sum of TWENTY SEVEN
THOUSAND EIGHT HUNDRED AND FORTY THREE DOLLARS AND SEVENTY FIVE CENTS ($27,843.75) per annum of
lawful money of Canada to be paid in advance in consecutive monthly installments of TWO THOUSAND
THREE HUNDRED AND’ TWENTY DOLLARS AND THIRTY ONE CENTS ($2,320.31 ) each on the FIRST day of each
and every month during the FIRST YEAR of the term hereby
demised commencing on the FIRST DAY Illegible

 

 

          YIELDING AND PAYING THEREFORE unto the Landlord during the SECOND YEAR of
the term, without any abatement or deduction for any reason whatsoever, the sum
of TWENTY EIGHT THOUSAND SIX HUNDRED AND EIGHTY SEVEN DOLLARS AND FIFTY CENTS
($28,687.50) per annum of lawful money of Canada to be paid in advance in
consecutive monthly installments of TWO THOUSAND THREE HUNDRED AND NINETY
DOLLARS AND SIXTY THREE CENTS ($2,390.63) each the FIRST day of each and every
month during the SECOND YEAR the term hereby demised commencing on the FIRST
DAY OF JULY 2006 together with the additional rent hereinafter reserved,

          YIELDING AND PAYING THEREFORE unto the Landlord during the THIRD YEAR of
the term, without any abatement or deduction for any reason whatsoever, the sum
of TWENTY NINE THOUSAND FIVE HUNDRED AND THIRTY ONE DOLLARS AND TWENTY FIVE
CENTS ($29,531.25) per annum of lawful money of Canada to be paid in advance in
consecutive monthly installments of TWO THOUSAND FOUR HUNDRED AND SIXTY DOLLARS
AND NINETY FOUR CENTS ($2,460.94) each the FIRST day of each and every month
during the THIRD YEAR the term hereby demised commencing on the FIRST DAY OF
JULY 2007 together with the additional lent hereinafter reserved,

          YIELDING AND PAYING THEREFORE unto the Landlord during the FOURTH YEAR of
the term, without any abatement or deduction for any reason whatsoever, the sum
of THIRTY THOUSAND THREE HUNDRED AND SEVENTY FIVE DOLLARS ($30,375.00) per
annum of lawful money of Canada to be paid in advance in consecutive monthly
installments of TWO THOUSAND FIVE HUNDRED AND THIRTY ONE DOLLARS AND TWENTY
FIVE CENTS ($2,531.25) each the FIRST day of each and every month during the
FOURTH YEAR the term hereby demised commencing on the FIRST DAY OF JULY 2008
together with the additional rent hereinafter reserved.

          YIELDING AND PAYING THEREFORE unto the landlord during the FIFTH YEAR of
the term, without any abatement or deduction for any reason whatsoever, the sum
of THIRTY ONE THOUSAND TWO HUNDRED AND EIGHTEEN DOLLARS AND SEVENTY FIVE CENTS
($31,218.75) per annum of lawful money of Canada to be paid in advance in
consecutive monthly installments of TWO THOUSAND SIX HUNDRED AND ONE DOLLARS
AND FIFTY SIX CENTS ($2,601.56) each the FIRST day of each and every month
during the FIFTH YEAR the term hereby demised commencing on the FIRST DAY OF
JULY 2009 together with the additional rent hereinafter reserved,

THE LANDLORD acknowledges receipt of SEVEN THOUSAND THREE HUNDRED AND SEVENTY
TWO DOLLARS AND NINETY SEVEN CENTS (57,372.97) to be applied on account of
the rental for the first and last months of the term hereby created, including
additional rent and G.S.T.

TENANT’S COVENANTS

4. THE TENANT COVENANTS WITH THE LANDLORD AS FOLLOWS:

RENT

(a) To pay rent

PUBLIC UTILITIES

(b) To pay as the same become due respectively, all charges for public utilities, including
water, gas, electrical power or energy, steam or hot water used upon or in respect of the demised
premises and for fittings, machines, apparatus, meters or other things leased in respect thereof,
and for all work or services performed by any corporation or commission in connection with such
public utilities.

TAXES

(c) To pay discharge as additional rent, monthly in each and every year during the said term, all
taxes (including local improvement rates) rates, duties and assessments that may be levied rated,
charged or, assessed against the said demised premises or any part thereof and any equipment,
facilities, installations and improvements made thereto, and without limiting the generality of
the forging, every other tax, charge, rate, assessment or payment which may become a charge or
encumbrance upon or levied or collected or in respect of the demised premises or any part thereof,
whether charged by any municipal, parliamentary or other body during the term hereby demised.

          The Tenant shall have the right to contest by appropriate legal proceedings the validity of
any tax, rate, including local improvements rated, assessments or other charges referred to in this
subparagraph.

 

 

          Taxes shall also include capital tax or any other similar tax based upon or computed with
reference to the Landlord’s paid-up capital or place of business, provided, however, if taxing
authority does not apportion such taxes as if the industrial building were the only establishment
of the Landlord, the amount of such tax applicable to the industrial building shall be determined
by the Landlord on a reasonable basis.

COMMON AREA TAXES

(d) To pay in each and every year as additional rental monthly, after receipt of written
notice from the landlord, one-twelfth of its proportionate share of any and all charges, taxes,
rates, duties and assessments of the kind or nature referred to in subparagraph (c) hereof
including realty taxes and local improvement, rates, charges, levied or assessed against the
parking areas, entrance areas, driveways, walkways, lawns and other common outside areas and any
other lands contained within the limits of the track of land described in Schedule “A” hereto.

     If the taxes in respect of the Industrial Building of which the demised premises form a part
shall be increased by reason of any installation made in or upon, or any alterations made in or to
the demised premises by the Tenant, the Tenant shall be responsible to pay the amount of such
increase to the extent that the same is not included in the taxes referred to in subparagraph (c)
hereof. The Tenant shall pay, monthly one-twelfth of the additional rental provided for in
subparagraph (c) and (d) of this paragraph 4, such payment to be based upon the Landlord’s
estimate of such taxes, rates and duties or upon the actual amount thereof when levied. Any
necessary adjustment will be made between the parties at the end of each lease year or at the end
of the term, as the case may be.

MAINTENANCE COSTS

(e) To pay as additional rental a monthly sum equal to one-twelfth of its proportionate share
of the Landlord’s Maintenance Costs (as hereinafter defined). “Maintenance Costs” of the Landlord
means the aggregate of any and all expenses incurred by the Landlord in connection with the proper
maintenance and upkeep of the Industrial Building of which the demised premises form a part and
any surrounding lands and common outside areas situate within the tract of land described in
Schedule “A” hereto, including without limiting the generality of the foregoing, structural
repairs, insurance against fire, boiler and supplemental perils, casualty, rental and liability
insurance, gardening and landscaping snow removal, parking area maintenance and repairs to
drainage, roof, curbs and walkways, corridors and cleaning of windows, if applicable, provision of
lighting for parking areas, entrance areas, driveways and walkways, or common outside areas
supplying night watchmen or security guards ( if any ) and a management fee of 15% of costs and
all other expenses properly incurred by the Landlord as a prudent owner in its administration of
the Industrial Building and provision of its facilities.

          At the commencement of the Lease term, and on or before APRIL 1ST of each year of the Lease,
the Landlord shall provide the Tenant with an estimate of the Tenant’s proportionate share of
Maintenance Costs, and the Tenant shall during the first year of the lease term pay such estimated
amount in equal monthly installments, on the same days and times as the rent is clue hereunder,
Within fifteen (15) days of receipt by the Tenant of the Landlord’s statement setting forth the
total Maintenance Costs for the previous Lease year, and the Tenant’s proportionate share thereof,
the Tenant shall pay any deficiency to the Landlord or the Landlord will pay any excess to the
Tenant, For the year next succeeding, the Tenant shall pay its proportionate share of Maintenance
Costs on the basis of the previous year, and adjustment shall be made each year in accordance with
the Landlord’s statement. The report of the Landlord’s accountants for the time being as to the
Maintenance Costs of the Landlord for any particular year, shall be conclusive and binding upon
both the Landlord and the Tenant;

PROPORTIONATE SHARE

          For the purposes of subparagraphs (c) and (d) hereof the Tenant’s proportionate share
shall be that proportion of such taxes, rates, duties and assessments which the assessment of the
demised premises bears to the total assessment of all leaseable areas in the Industrial Building
including the demised premises. The aforesaid proportion shall be conclusively determined by the
Landlord.

          For the purpose of subparagraph (e) hereof, the Tenant’s proportionate share shall be that
proportion of the maintenance costs that the area of the demised premises bears to the total of
all leaseable square feet in the Industrial Buildings including the demised premises. The
aforesaid proportion shall be conclusively determined by the Landlord.

          The Tenant acknowledges and agrees that all payments required to be made by it under
subparagraphs (c), (d) and (e) hereof shall, if not paid within fifteen (15) days of their due
date or date of demand be recoverable by the Landlord in the same manner as if they were rental in
arrears under this Lease.

 

 

SEPARATE SCHOOL

(f) If the Tenant or any person
occupying the demised premises or any part thereof shall
elect to have the demised premises, or any part thereof, assessed for Separate School Taxes, the
Tenant shall be liable for the amount by which the said Separate School Taxes exceed the taxes for
school taxes, had such election not been made.

BUSINESS TAXES

(g) To pay all business taxes in respect of the business carried on by the Tenant, in and upon
or by reason of the Tenants occupancy of the demised premises.

REPAIR

(h) To make all repairs or
replacements, damage by fire, lightning, tempest and structural
defects, only excepted.

          And further, that the Tenant will, at the expiration or sooner determination of the said
term, peaceably surrender and yield up unto the Landlord the said premises hereby demised with the
appurtenances, together with all buildings or erections which at any time during the said term
shall be made therein or thereof in good repair and condition, damage by fire, lightning, and
tempest only excepted.

INSPECTION

(i) That it shall be lawful for the Landlord and its agents at all reasonable times during the said
term, to enter the demised premises to inspect the condition thereof; where an inspection reveals
repairs are necessary and required by this lease to be done by the Tenant, the Landlord shall give
the Tenant notice in writing, and thereupon the Tenant will, within fifteen (15) days from the
delivery of the notice make the necessary repairs in a good and workmanlike manner. Upon Tenant’s
failure to repair upon notice as herein provided, the Landlord may repair the same and may charge
the cost of such repairs as additional rental payable within fifteen (15) days of demand plus a
fifteen percentum (15%) administration charge.

HEAT & AIR CONDITIONING

(j) Intentionally deleted

ORDINANCES

(k) That it will comply promptly with all requirements of the local Board of Health, Police or
Fire Department and Municipal authorities respecting the manner in which it uses or maintains the
said premises.

ASSIGNING

(l) The Tenant will not assign, set over,
transfer, sublet or sublease, hypothecate, encumber or
in any way deal with or part with the whole of the said demised premises to anyone, for or during
the whole or any part of this term without written consent first being obtained from the Landlord,
but such consent shall not be unreasonably withheld, provided, however, and it is made a condition
to the giving of such consent that:

	 	(I)	 	The proposed assignee or sublessee of this Lease shall agree in writing to assume and
perform all of the term, covenants, conditions and agreements by this Lease imposed
upon the Tenant herein in the form to be approved by the solicitor for the Landlord;
	 
	 	(II)	 	No assignments or sublease shall in any manner release the Tenant from its
covenants and obligations hereunder;
	 
	 	(III)	 	The Tenant is not in default under the lease;
	 
	 	(IV)	 	Any prepaid rent paid under any assignment or sublease is paid to the Landlord;

NUISANCE

(m) That it will not do or omit to do or permit to be done or omitted anything upon or in respect
of the demised premises, the doing or omission of which (as the case may be) shall be or result in
a nuisance or which shall be annoying or disturbing to other Tenants of the Landlord.

COMPLY WITH LAWS REGULATIONS

(n) To comply promptly with and conform to the requirements of all applicable
statutes, laws, by-laws regulations, ordinances, and orders from time to time or at any time in
force during the term hereof and affecting the condition, equipment, maintenance, use or occupation
of the demised premises and with every applicable regulation, order and requirement of the Canadian
Fire Underwriter’s Association or any body having similar functions or of any liability or fire
insurance company by which the Landlord and the Tenant or either of them may be insured at any time
during the term hereof, and that, in the event of the default of the Tenant under the provisions of
this subclause, the Landlord may itself comply with any such requirements as aforesaid and
the Tenant will forthwith pay all costs and expenses incurred by the Landlord in

 

 

this regard and the Tenant agrees that all such costs and expenses shall be
recoverable by the Landlord as if the same were additional rent reserved and in
arrears under this Lease.

NOTICE OF DAMAGE

(o) In the event of any substantial damage to the demised premises by any cause, to give
notice in writing to the Landlord of such damage forthwith upon the same becoming known to the Tenant

USE OF PREMISES

(p) That the demised premises shall be used only for the purpose of offices and warehousing
for the development and wholesale of computer software.

ENVIRONMENTAL PRACTICES

(q) That in this lease;

	 	(i)	 	“Environmental .Audit” shall mean a complete review of the Premises
and the environmental
practices of the Tenant thereon by the Landlord, its employees or
agents and shall include such visual inspections, interviews with
the Tenant, its employees, servants, or agents, and such soil,
air, or other tests as the Landlord shall in its sole discretion
deem to be necessary.
	 
	 	(ii)	 	“Hazardous Substance” means any
contaminant, pollutant or hazardous substance that is likely to
cause immediately or at some future time, harm or degradation to
the environment or risk to human health or safety, and without
restricting the generality of the foregoing, includes without
limitation any pollutant, contaminant, waste, hazardous waste,
toxic substance or dangerous good which is defined or identified in
any municipal, provincial or federal environmental legislation.

(r) The Tenant shall at all times use the premises so as to comply with all
municipal, provincial and
federal environmental legislation in keeping with first class
environmental protection practices and so as not to allow Hazardous
Substance to be on the Premises.

(s) The Landlord shall have the right to conduct an
Environmental Audit of the Premises at any time and from time to time
throughout the term and any renewal thereof.

(t) In the event that the Environmental Audit reveals that the Tenant is
storing, handling, transporting,
manufacturing, processing or otherwise dealing with any Hazardous
Substances in the Premises, Building or Centre, the Landlord shall give
the Tenant ninety (90) days within which to amend its manner of
storing, handling, transporting, manufacturing, processing or otherwise
dealing with such Hazardous Substances to comply with first class
environmental protection practices and the manner in which the landlord
indicates such Hazardous Substances must be stored, handled,
transported, manufactured, processed or otherwise dealt with. The
Tenant shall, at its expense, further forthwith carry out such
procedures including a total clean up of any Hazardous Substances as
are, in the sole opinion of the Landlord, necessary to correct any
damage which may have been done to the premises, Building or Centre and
to forestall any damage to the Premises, Building or Centre which in
the opinion of the Landlord may be created by the unsatisfactory
storing, handling, transporting, manufacturing, processing or otherwise
dealing with any Hazardous Substances.

(u) In the event that the Tenant shall be in default of
the provisions hereof and shall fail to amend its practices or take such
corrective measures as are required pursuant to subparagraph (d) hereof
within the aforesaid ninety (90) day period the landlord shall have the
right to enter upon the premises and carry out such procedures as are, in
the sole opinion of the Landlord, necessary to correct any damage which
may have been done to the Premises, Building or centre, or to forestall
any damage to the Premises, Building or centre which in the opinion of
the Landlord may be created by the unsatisfactory storing, handling,
transporting, manufacturing, processing or otherwise dealing with such
Hazardous substances and the Tenant shall pay to the Landlord on demand,
as Additional Rent, all costs and expenses of carrying out such
procedures. Further, and in addition, to any other remedies available to
the Landlord, the Landlord may, on seven (7) days’ notice, terminate the
Lease.

(v) Any entry on the Premises of the Tenant by the
Landlord pursuant to the terms of the Lease shall not constitute a breach
of the Landlord’s covenant of Quiet Enjoyment.

 

 

INSURANCE RATES

(w) That the Tenant will not do or omit to do, or permit to be done or omitted upon the demised
premises anything which shall cause the rate of insurance upon the said building of which the
demised premises form a part, or any part thereof, to be increased and if the insurance rate shall
be increased as aforesaid that the Tenant shall pay to the landlord, as additional rent, in
addition to any part of insurance premiums hereinbefore agreed to be paid by the Tenant, the
amount by which the insurance premiums shall be so increased and that if notice of cancellation
shall be given respecting any insurance policy or if any insurance policy upon the said building
or any part thereof shall be cancelled or refused to be renewed by any insurer by reason of the
use or occupation of the demised premises or any part thereof by the Tenant, the Tenant shall
remedy or rectify such use or occupation within fifteen (15) days after being requested so to do
in writing by the Landlord and that if the Tenant shall fail to do so as aforesaid the Landlord
may at its option determine this Lease forthwith by leaving upon the said premises notice in
writing of its intention so to do and thereupon rent and any other payments for which the Tenant
is liable under this Lease shall be apportioned and paid in full to the date of such determination
of this Lease and the Tenant shall immediately deliver up possession of the demised premises to
the landlord.

REPRESENTATION

(x) The Tenant shall examine the premises before taking possession hereunder, and such taking
of possession shall be conclusive evidence as against the Tenant that at the time thereof the
premises were in good order and satisfactory condition. The Tenant agrees that there is no
promise, representation or undertaking by or binding upon the Landlord with respect to any
alteration, remodelling or decorating of, or installation of equipment or fixtures in the premises
except such, if any, as is expressly set forth in this lease.

WASHROOMS

(y) The sinks, toilets and urinals shall not be used for any other purpose than that for which they
were constructed, and the expense of any breakage, stoppages, or damage resulting from a violation
of this provision shall be borne by the Tenant, who shall or whose employees, agents or invitees
shall have caused it.

LITTER

(aa) The Tenant shall not place, leave or permit or suffer to be placed, left in or upon the roads,
parking lots, sidewalks and delivery areas any debris or refuse except as deposited in proper
receptacles placed for the purpose. The said demised premises shall be kept in a clean and
sanitary condition in accordance with the laws of the Municipality and in accordance with all
directions and there shall be no outside storage.

HEAVY EQUIPMENT

(bb) The Tenant will not bring upon the demised premises or any part thereof any machinery,
equipment, articles or thing that by reason of its weight or size might damage the demised premises
and will not at any time overload the floors of the demised premises and that if any damage is
caused to the demised premises by any machinery, equipment, article or thing or by overloading or
by any act, neglect or misuse on the part of the Tenant or any of its servants, agents or employees
or any person having business with the Tenant, the Tenant will forthwith pay to the Landlord the
cost of making good the same.

SIGNS

(cc) That the Tenant will not erect on, affix or fasten to the roof or the outside walls of the
demised premises any television or radio antenna, sign, fixture or attachment of any kind whatever.
The Tenant may upon first receiving the written consent of the Landlord thereto and conforming to
standards set out by the Landlord, place a sign setting out the name and nature of the business
carried on in the demised premises. The Landlord shall include the Tenant’s name on any Directory
Board which may be erected at the Landlord’s sole discretion as to size and location, exhibiting
the names of all the tenants in the Industrial Building.

LANDLORD’S COVENANTS

5. THE LANDLORD COVENANTS AND AGREES WITH THE TENANT AS FOLLOWS;

(a) For quiet enjoyment.

COMMON AREA

(b) That it will maintain the parking areas free and clear of ice and snow, but should the
Landlord make default in so doing, it shall not be liable for indirect or consequential damages.

6. PROVIDED AND IT IS HEREBY EXPRESSLY AGREED BY THE TENANTS:

BANKRUPTCY, ABANDONMENT, ETC.

(a) That in case, without the written consent of the Landlord, the demised premises
shall shall become and remain vacant or not used for a period of (30) days while the same are suitable
for use by the Tenant, or be used by any other person than the Tenant, or in case of the term
hereby granted or any of the goods and chattels of the Tenant shall be at any time seized or taken
in execution or in attachment by any creditor of the Tenant, or in the event the Tenant shall make
any assignment for the benefit of creditors or make any sale within the meaning of the Bulk Sales
Act. (Ontario), or become bankrupt or insolvent or take the benefit of any Act now or hereafter in
force for bankrupt or insolvent debtors or any order shall be made for the winding up of the
Tenant, then and in every such case the then current month’s rent and the next ensuing three
month’s rent and the Tenant’s share of the taxes and additional rentals herein provided, for the
then current year (to be reckoned on the rate for the next preceding year in case the rate shall
not have been fixed for the then

 

 

current year) shall immediately become due and payable and, at the option of the Landlord, this
Lease shall cease and determine and the said term shall immediately become forfeited and void, in
which event the landlord may re-enter and take possession of the demised premises as though the
Tenant or any occupant of the demised premises was or were holding over after the expiration of
the term without any right whatsoever.

WAIVER OF EXEMPTION

(b) That in consideration of the premises, and of the leasing and letting by the said Landlord
to the said Tenant of the demised premises for the term hereby created (and it is upon that express
understanding that these presents are entered into), notwithstanding anything contained in Section
30 of Chapter 232 of the Revised Statutes of Ontario 1980 or in any other section of the said Act,
or any other statute which may hereafter be passed to take the place of said Act, or to amend the
same, that none of the goods or chattels of the said Tenant at any time during the continuance of
the term hereby created on said demised premises shall be exempt from levy by distress for rent in
arrears by the said Tenant as provided for by section or sections of the said Act above named, or
any amendment or amendments thereto, and that upon any claim being made for such exemption by the
said Tenant or on distress made by the said Landlord, this covenant and agreement may be pleaded as
an estoppel against the said Tenant in any action brought to test the right to the levying upon an
such goods as are named as exempted in said section or sections, or amendment or amendments
thereto, the said Tenant waiving as it hereby does all and every benefit that could of might have
accrued to it under and by virtue of the said section or sections of the said act or any amendments
thereto but for the above covenant.

MAY FOLLOW CHATTELS

(c) That in case of removal by the Tenant of its goods and chattels from the demised
premises, otherwise than in the ordinary course of business, the Landlord may follow the sane
thirty (30) days in the same manner as is provided for in the Landlord and Tenant Act.

INJURIES DAMAGE, ETC

(d) The Landlord shall not be responsible in any way for any injury to any person or for any
loss of or damage to any property belonging to the Tenant or employees, invitees or licensees of
the Tenant while such person or property is in or about the building of which the demised
premises from a part or any truckways, platforms or corridors in connection therewith including
(without limiting the foregoing), any loss of or damage to any such property caused by theft or
breakage, or by steam, water, rain or snow which may leak into, issue or flow from any part of the
said building or any part of the said building or any adjacent or neighbouring lands or premises
or from the water, steam or drainage pipes or plumbing works of the same or from any other place
or quarter or for any loss or damage caused by or attributable to the condition or arrangement or
any electric or other wiring or for any damage caused by anything done or omitted to be done by
any other tenant of the said building or for any other losses whatsoever, of the Tenant with
respect to the demised premises and / or the business of the Tenant carried on therein. The Tenant
covenants to indemnify the landlord against and from all loss, costs, claims or demands in respect
of any injuries, loss or damage referred to in this paragraph.

PUBLIC LIABILITY INSURANCE

(e) That at all times during the term, the Tenant will maintain at its own expense, comprehensive
general liability insurance in a company licensed to carry on business in the Province of Ontario,
against claims for personal injury, death or property damage or loss arising out of all the
operations of the Tenant, indemnifying and protecting the Landlord and the Tenant to a limit of at
least $1,000,000,00. Such insurance shall include without limitation any accident, caused by the
explosion of a pressure vessel or vessels which may be used by the Tenant and shall be written in
the joint names of the Landlord and Tenant, as assured; the Tenant shall furnish to the Landlord
during the continuation of the present Lease satisfactory evidence that such insurance is in full
force and effect. Evidence of renewal or replacement of each such policy shall be in the hands of
the Landlord at least ten ( 10 ) days before the expiration thereof.

TRADE FIXTURES

(f) That the Tenant may install its usual trade fixtures in the usual manner, provided such
installation does not damage the structure of the building of which the demised premises forms a
part. The Tenant shall remove at the expiration or other termination of this tease such trade
fixtures, and shall make good the damage or injury caused to the demised premises that shall have
resulted from such installation and removal Provided that any additions, alterations, or
improvements which in any manner are or shall be attached to the floors, walks, or ceilings and
floor covering cemented or otherwise affixed to the floor of the demised premises, shall remain and
become the property of the Landlord at the expiry of this Lease at the Landlord’s option.

 

 

NOTICE OF DEFAULT

(g) That in the event of the Tenant failing to pay any taxes, rates or charges which it has
herein covenanted to pay and which shall constitute a lien or charge upon the demised premises, the
Landlord, after the expiration of ten (10) days’ notice to the Tenant within which such default
has not yet been cured, may pay all or any of the same and all of such payments so made shall
constitute rent forthwith payable with interest at the rate of twelve percent (12%) per annum
from the date of each such payment until fully paid provided that where there is a bona fide
dispute of the amount or propriety of any payment alleged to be due from the Tenant, the Landlord
shall not pay the same until such dispute has been resolved by agreement of the Tenant or by
competent authority, whichever is earlier in date.

ALTERATIONS

(h) That the Tenant shall not make any alteration, addition or improvement without first
submitting the plans and specifications (including materials to be used) thereof to the Landlord,
and without first obtaining the approval in writing thereof of the Landlord.

PAYMENTS BY TENANTS

(i) That the Tenant shall from time to time at the request of the Landlord produce to the
Landlord satisfactory evidence of the due payment by the Tenant of all payments required to be made
by the Tenant under this Lease. The taxes, local improvement rates, insurance premiums, and other
matters of a similar nature in respect of the first and last years of the Lease term shall be
adjusted between the Landlord and the Tenant.

GLASS, LOCKS ETC

(j) That all glass, locks, trimmings, door hinges, doors, door closers, plumbing fixtures, drains,
pipes, heating and air conditioning units, floor tiles and carpeting in or upon the demised
premises shall be kept whole; whenever any part thereof shall become broken the same shall be
immediately replaced or repaired by a type or quality equivalent to the original installation and
such replacement and repairs shall be paid by the Tenant.

ALTERATIONS AND REPAIRS

(k) The Tenant covenants to comply, at its own expense, with any orders for alterations, or
repairs that may from time to time, during the currency of this Lease, be required, as a direct
result of its occupation, by any Federal, Provincial or Municipal authority under or by virtue of
any statute, regulation or bylaw in that respect, and further covenants to save harmless and
indemnify the Landlord from any Joss or liability arising out of any breach, violation or
non-performance by the Tenant of any covenant, term or provision hereof or by reason of the
registration of any construction Lien, provided, however, that the application of this paragraph
shall be limited to matters arising out of or attributable to the Tenant’s use and occupation.

7. PROVIDED AND IT IS MUTUALLY UNDERSTOOD AND AGREED AS FOLLOWS:

(a) That if during the term 0f this Lease:

DAMAGE BY FIRE, ETC

     (I) 
The Industrial Building or demised premises are totally destroyed by fire, lightning, tempest,
explosion, impact of aircraft or vehicles, acts of God or the Queen’s enemies, riots or
insurrections or are partially destroyed so that it cannot be repaired within reasonable diligence
within one hundred and eighty (180 ) days of the happening of such injury, then the Lease shall, at
the option of the landlord to be exercised within thirty ( 30 ) days of the happening of the
injury, cease and become null and void from the date of such damage or destruction, and the Tenant
shall immediately surrender the premises and all interest therein to the Landlord and the Tenant
shall pay rent and other charges only to the time of such surrender and any prepaid rent shall be
returned to the Tenant, and in case of destruction or partial destruction as

above mentioned that the Landlord may re-enter or re-possess the premises discharged of this Lease
and may remove all parties, therefrom; failing exercise of said option, the Landlord shall repair
or rebuild the demised premises and rent shall abate until completion.

     (II) The Industrial Building or the demised premises are partially destroyed by fire, lightning,
tempest, explosion, impact of aircraft or vehicles, acts of God or the Queen’s enemies, riots or
insurrections and can be repaired with reasonable diligence within one hundred and eighty ( 180 )
days from the happening of said injury, and if the damage is such as to render the demised premises
wholly unfit for occupancy, then the rent and other charges shall not run or accrue after the said
injury, or while the process of repair is going on, and the landlord shall repair the same with all
reasonable speed and then the rent shall recommence immediately after the Landlord gives notice
that said repairs shall have been completed.

 

 

     (III) The Industrial Building or the demised premises are partially destroyed by fire,
lightning, tempest, explosion, impact of aircraft or vehicles, acts of God or the Queen’s enemies,
riots or insurrections, and can be repaired with reasonable diligence within one hundred and
eighty (180) days from the happening of said injury, and if the damage is such that the demised
premises can be partially used for the purpose of the Tenant, then until such damage shall have
been repaired, the rent and other charges shall abate in proportion that the part of the leased
premises rendered unfit for occupancy bears to the whole of the leased premises and the Landlord
shall repair same with all reasonable speed.

CHANGES IN PREMISES

(b) That the Landlord shall have the right to make changes or additions to the pipes, conduits
and ducts in the leased premises where necessary to serve adjoining premises but not in a way to
interfere materially with the use and enjoyment of the leased premises and making good any damage
to the leased premises so caused.

RIGHT OF’ ENTRY

(c) That the Landlord or its agents and employees shall have the right at any time during
business hours of the Tenant to enter upon the demised premises for the purpose of exhibiting same
to prospective purchasers or mortgagees.

NOTICE TO LET

(d) That the Landlord shall have the right within three (3) months from the termination of
the said term to place upon the demised premises a notice of reasonable dimensions and reasonably
placed so as not to interfere with the Tenant’s business, stating that the demised premises are to
let; and further, provided that the Tenant will not remove such notice or permit the same to be
removed. The landlord and its agents and employees shall also be permitted to enter upon the
demised premises within the aforesaid period to show the same to prospective tenants.

OVER HOLDING

(e) That in the event the Tenant remains in possession of the demised premises after the end of
the term herein and without the execution and delivery of a new lease, there shall be no tacit
renewal of this
Lease; and the term hereby granted, and the Tenant shall be deemed to be using the
demised premises as a
Tenant from month to month at the monthly rental herein reserved for the immediately preceding
month plus
25% thereof payable in advance and otherwise upon the same terms and conditions and provisoes as
are set
forth in this Lease insofar as the sane are applicable to a month to month tenancy.

NOTICES

(f) (I) Any notice required to be given hereunder to the Tenant or in connection with the Lease,
for
any purpose, may be sufficiently given if sent by registered post prepaid to the Tenant at the
demised premises.
The said notice shall be deemed to have been given on the business day next following the day when
it is
deposited in a post office in the Regional Municipality of York or the Municipality of Metropolitan
Toronto.

     (II) Any
notice for the Landlord may be sufficiently given if delivered to the Landlord personally
or, if sent by registered post prepaid to the Landlord at 25 Valleywood Dr. Unit # 8, Markham,
Ont.L3R 5L9 and if sent by registered post it shall deemed to have been given on the business day next
following the day when it is deposited in a post
office in the Regional Municipality of York or the Municipality of Metropolitan Toronto.

     (III) Either the Landlord or the Tenant may at any time give notice in writing to the other of any
change of address of the party giving such notice and from and after the giving of such notice the
address or addresses therein specified shall be deemed to be the address or addresses of such
party for the giving of such notices thereafter.

MONIES COLLECTIBLE AS RENT

(g) Any and all monies payable by the Tenant to the Landlord under the provisions of this
Lease shall be deemed to be and may be collectible as rent and when in arrears such amount shall be
recoverable by the Landlord in the same manner as if such amount were rental in arrears under this
Lease and that the Landlord shall be entitled to take any action therefore which it may be entitled
to take in respect of rental in arrears under this Lease and that, in the event of the Tenant
making default in payment of any sum required to be paid by it under the provisions of this Lease
to any person, firm or corporation other than the Landlord, the Landlord shall have the right to
pay any sums so in default and that such thereupon shall be recoverable by the landlord in the
same manner as if such sums were rental in arrears under this Lease and the Landlord shall be
entitled to take any action therefore which it may be entitled to take with respect to rental in
arrears under this Lease.

 

 

LEASE SUBBORDINATE

(h) That this Lease and every thing herein contained shall be deemed to be subordinate to any
any charge or charges from time to time created by the Landlord with respect to the demised
premises or the land in Schedule “A” and the buildings thereon by way of mortgage or charge and
the Tenant hereby covenants and agrees that it will promptly at any time and from time to time as
required by the Landlord during the term hereof, execute all documents, and give all further
assurances to this proviso as may be reasonably required to effectuate the post-ponement of its
right and privileges hereunder to the holder or holders of any such charge or charges, provided
that such mortgage or mortgages shall permit the Tenant to continue in quiet possession of the
demised premises in accordance with the terms and conditions hereof as long as the Tenant is not
in default hereunder and whether or not such mortgage or mortgages are in default.

          The Tenant agrees to provide the Landlord upon request from time to time a certificate or
certificates that the Lease herein is in full force and effect and that the term has not been
varied, amended or waived if such is the case and that the rents hereunder are not in arrears.

USE OF COMMON AREAS

(i) The Tenant, its employees, customers, invites and all others requiring communication with
it in connection with the operation of its business shall have the use in common with all others
entitled thereto of all driveways, entranceways and sidewalks provided by the Landlord subject to
rules and regulations in regard thereto but where accommodation is available for the receiving and
delivery of goods or merchandise at the rear of the demised premises, the Tenant shall receive all
goods at and make all deliveries from the rear of the leased premises. Nothing in this paragraph or
elsewhere herein shall prevent or be construed so as to prevent the landlord from altering the
location of said driveways, entranceways and sidewalks from time to time or from erecting new
buildings or extending existing building.

PARKING

(i) The Tenant shall have the right
to park or permit to be parked motor vehicles in such
portions of the parking areas adjacent to the Industrial Building as the Landlord may designate or
allocate to it, in the Landlord’s sole discretion; provided the Tenant covenants that it will not
use or permit to be used the said portion of the parking area in such a manner as to restrict the
flow of traffic across the parking area and that it will not erect or permit to be erected any
barrier across or adjacent to any part of such portion of the parking area. Provided further that
the Tenant, its servants, agents and employees, will not use or cause to be used by it or on its
account any parts of the said parking area other than those so designated or allocated to it, nor
will it interfere in any way whatsoever with the use by the landlord’s other tenants of the
parking areas. Unless otherwise specifically provided herein, the Landlord does not guarantee to
the Tenant the use of any specific number of parking spaces in the said parking areas.

RE-ENTRY

(k) That notwithstanding anything
herein contained to the contrary, the landlord hereby
covenants and agrees with the Tenant that if the Tenant shall be in default of any of its
covenants hereunder, other than its covenant to pay rent, the landlord shall give to the Tenant
notice in writing stating the said default with reasonably sufficient particulars and requiring
the said default to be remedied and that, if such default is not remedied by the Tenant within
fifteen (15) days after the receipt of such notice, or such longer period as may be reasonably
necessary in view of the nature of the default, the Landlord at its option either may enter into and
upon the said demised premises or any part thereof in the name of the whole and have again,
repossess and enjoy the same as of its former estate and in such event the said Lease shall be terminated
or itself take such steps and do or cause to be done such things as may be necessary to remedy and
correct such defaults and may thereupon charge its total costs and expenses incurred in respect
thereof to the Tenant who hereby covenants and agrees to pay the same forthwith as additional rent
and the Tenant hereby covenants that any and all such costs and expenses incurred by the
Landlord and unpaid by the Tenant shall be recoverable by the Landlord as if the same were, and
in the same manner as, rent reserved and in arrears under the terms of this Lease.

CAREFREE LEASE

(l) The Tenant acknowledges and
agrees that it is intended that this lease shall be a completely
carefree net lease for the Landlord, that the Landlord shall not be responsible during the term of
the Lease for any costs, charges, expenses and outlays of any nature whatsoever in respect of the
lands, buildings or improvements theron, or the contents thereof, excepting only the Landlord’s
income tax in respect of income received from leasing the demised premises, corporation taxes,
succession duty, estate tax and principal and interest payments to be made in connection with any
mortgage or mortgages placed on the land and premises of the Landlord.

RE-ENTRY

8. PROVISO for re-entry by the landlord on non-payment of rent or non-performance of covenants.

 

 

REMEDIES, CUMULATIVE

9. It is expressly understood and
agreed that the remedies of the landlord under this Lease
are cumulative and the exercise by the Landlord of any right or remedy for the default or breach
of any term, covenant, condition or agreement herein contained shall not be deemed to be a waiver
of or alter, affect or prejudice any other right or remedy or other rights or remedies, to which
the Landlord may be lawfully entitled for the same default or breach; and any waiver by the
Landlord of the strict observance, performance or compliance by the Tenant or with any term,
covenant, condition, or agreement, herein contained or any indulgence granted by the Landlord to
the Tenant shall not deemed to be a waiver of any subsequent default or breach by the Tenant nor
entitle the Tenant to any similar indulgence theretofore granted.

RULES & REGULATIONS

10. The Tenant, its servants, agents and employees will at all times during the occupancy of
the demised premises, observe and conform to such rules and regulations as shall be made by the
Landlord from time to time including without limiting the generality of the foregoing the rules
and regulations set forth in Schedule “C” attached hereto and of which the Tenant shall be
notified, such rules and regulations being deemed to be incorporated in and form part of these
presents.

MARGINAL NOTES

11. The parties hereto agree that the marginal notes in this lease form no part of this lease and
shall be deemed to have been inserted for convenience or reference only.

ENUREMENT

12. This Indenture and everything herein contained shall extend to and bind and ensure to the
benefit of the respective heirs, executors, administrators successors and assigns (as the case may
be) of each and every of the parties hereto, subject to the consent of the Landlord being obtained,
as hereinbefore provided, to any assignment, or sublease by Tenant and where there is more than one
Landlord, Tenant or Indemnifier or where landlord, Tenant or Indemnifier is a male, female or a
corporation, the provisions herein shall be read with all grammatical changes thereby rendered
necessary. All covenants herein contained shall be deemed joint and several and all rights and
powers reserved to Landlord may be exercised by either Landlord or its agents or representative.

HEAT & HYDRO TAXES MAINTENANCE INSURANCE WATER BUILDING & COMMON AREAS EXPENSES

13. AND THE PARTIES FURTHER COVENANT AND AGREE AS FOLLOWS:

(a) That the Tenant shall pay heat and
hydro charges for the demised premises.

(b) That the Tenant shall pay the Landlord on a monthly basis, as added rent, its
proportionate share of all Building and Common area expenses, realty taxes, outside maintenance,
water, including HVAC maintenance and repairs and building insurance. It is understood and agreed
that the amount payable by the Tenant pursuant the provisions of the within paragraph will be
approximately $984.38 monthly as of the commencement of the hereby demised.

OPTION TO RENEW

(c) That the Tenant may have the option to
renew the within lease for a further term of
FIVE (5) YEARS on the same conditions and terms, save and except that the Landlord shall have no
further
rights of renewal and save and except that the base rental payable hereunder shall be negotiated at
the time of
renewal, provided the Tenant has not been in default hereunder, and provided the Tenant advises the
Landlord
by delivery to the Landlord of written notice at least SIX (6) months prior to the end of the
original term herby
demised.

FINISHING

(d) That the TENANT shall assume interior finishing and partitioning as outlined in Schedule
“D” on an “AS IS” basis and to consist of the following,

	1.]  	 	Dropped “T”-bar ceiling with acoustical ceiling tiles and adequately recessed
fluorescent lighting fixtures;
	 
	2.]  	 	Sprinkler heads to confirm with the regulations of the Town of Markham;
	 
	3.]  	 	Ono color, painted drywall interior partitioning;
	 
	4.]  	 	Metal door frames and wooden doors with hardware;
	 
	5.]  	 	28 oz. industrial grade carpeting for the office area excluding washrooms which are vinyl
tile.
	 
	6.]  	 	Duplex electrical receptacles; as indicated on Schedule “D”;

 

 

	7.] 	 	 Roof mounted heating and air conditioning systems to adequately heat & cool said office area;
	 
	8.] 	 	2-2 piece washroom facilities complete with standard fixtures and systems;
	 
	9.]  	 	Window hangings.

WARRANTY

(d) The Landlord, at its expense, warrants that all existing electrical, lighting, mechanical,
plumbing, heating and air conditioning systems and fixtures will be in good working order upon
occupancy of the said Premises.

LANDLORD’S WORK

(e) The Landlord shall provide and
install at its expense prior to May 15, 2005 the following:

	 	1)	 	Repaint offices and washrooms in a colour chosen from the Landlord’s
samples.
	 
	 	2)	 	Replace damaged or stained ceiling tiles.
	 
	 	3)	 	Replace any missing or broken light lenses.
	 
	 	4)	 	Supply and install new carpet in all
office areas, colour to be chosen from Landlord’s
samples.

EARLY OCCUPANCY

(f) The Tenant may have early
occupancy of said unit from MAY 15, 2005 TO JUNE 30, 2005 net rent
for the purpose of setting up business provided;

	 	1)	 	The Landlord’s lease has been executed by the Tenant;
	 
	 	2)	 	Utilities have been switched into the Tenant’s name;
	 
	 	3)	 	Copy of insurance binder has been forwarded to the landlord;

However, during such period the Tenant shall be responsible for the payment
of an amount equivalent to additional rent plus G.S.T. All terms of this
lease shall apply to the early occupancy period.

IN WITNESS WHEREOF the
parties hereto have hereunto affixed their hands and seals.

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	SIGNED, SEALED AND DELIVERED	 	 	 	*	 	BUCKGOLF INC., GREEN GOLF INC. (Landlord)	 	 
	in the presence of

	 	 	 	*	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	*	 	 	 	 	 	 	 	 	 	 
	 
 

Witness

	 	 	 	*

*
	 	Per: 
	 	 
 

Officer
	 	(seal)
	 	May 6/05
 

Date
	 	 
	 

	 	 	 	*	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 		 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	*

*
	 	Per:
	 	 
 

Officer
	 	(seal)
	 	May 9/05
 

Date
	 	 
	 

	 	 	 	*	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	*	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	*	 	OCZ CANADA INC. (Tenant)	 	 
	 

	 	 	 	*	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	*	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	*

*
	 	Per:
	 	 
 

Officer
	 	(seal)
	 	5/6/2005
 

Date
	 	 
	 

	 	 	 	*	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	*	 	 	 	 	 	 	 	 	 	 
	 

	 	 	 	*

*
	 	Per:
	 	 
 

Officer
	 	(seal)
	 	  

Date
	 	 

 

 

-13-

SCHEDULE “A”

ALL AND SINGULAR that certain parcel or tract of land and premises situate, lying and being in the
Town of Markham, in the Regional Municipality of York and being composed of Lots 47, 48, 49 & 50 on
plan # 65M-2481 (Town of Markham) registered in the land Registry Office for the Land Titles
Division of York Region ( No. 65) at Newmarket. Being Municipally known at Unit #1, 160 Konrad
Crescent, Markham, Ontario and consisting of 3375 square feet, including a proportionate share of
the electrical and sprinkler rooms and transformer vault.

 

 

SCHEDULE “B”

 

 

SCHEDULE “C”

RULES
AND REGULATIONS

	1.	 	The sidewalks, entrances, and corridors of the Industrial Building shall not be obstructed by any
Tenants or offices, and no Tenant shall place or allow to be placed
in the hall ways, corridors any
waste paper, dust, garbage, refuse or any thing whatever that shall tend to make them appear unclean, untidy or filthy.
	 
	2.	 	The floors, skylights and windows that reflect or admit light into passageways or into any
place in the Industrial Building shall not be covered or obstructed by any of the Tenants and no awnings shall be
put over any window; the water closets and other water apparatus shall not be used for any purpose
other than those for which they were constructed, and no sweepings, rubbish, rag, ashes or other
substance shall be thrown therein, and any damage resulting to them from misuse shall be borne by
the Tenant by whom or by whose employees the damage was caused.
	 
	3.	 	No Tenant shall load any floor beyond its reasonable weight carrying capacity as set forth in
the Municipal or other codes applicable to the building. Provided that nothing herein
shall prevent
the installation of such equipment and machinery as are used by the
Tenant in
ordinary course of
its business.
	 
	4.	 	The Landlord shall have the right to enter the demised premises at reasonable hours in the
day to examine the same or to make such repairs and alterations as it shall deem necessary
for the safety
and preservation of the building.
	 
	5.	 	No animals shall be kept in or about the premises.
	 
	6.	 	If the Tenant desires telegraph or telephone, call bell or other private signal connections, the
Landlord reserves the right to direct the electricians or other workmen as to where
and how the
wires are to be introduced and without such directions no boring or cutting of wires
shall take place.
No other wires of any kind shall be introduced without the written consent of the
Landlord.
	 
	7.	 	No one shall use the leased premises for sleeping apartments or residential purposes.
	 
	8.	 	Tenants and their employees shall not make or commit any improper noise in the building, or
in any way interfere with or annoy other tenants or those having business with them.
	 
	9.	 	No inflammable oils or other inflammable, dangerous, or
explosive materials or noxious
fumes shall be kept or permitted to be kept in the demised premises.
	 
	10.	 	Nothing shall be placed on the outside of windows or projections of the demised premises. No air
conditioning equipment shall be placed at the windows of the demised premises.
	 
	11.	 	Spike, hooks, nails, screws, or knobs shall not be put into the walls or woodwork, ceiling or
doors.
	 
	12.	 	No heavy equipment of any kind shall be moved within the building without skids being
placed under the same.
	 
	13.	 	Any person entering upon the roof of the building does so at his own risk.
	 
	14.	 	No Tenant shall be permitted to do cooking or to operate cooking apparatus except in a portion
of the building rented for the purpose. No noxious odours shall be
permitted to escape
from the demised premises.
	 
	15.	 	The Tenant upon giving up possession of the premises shall leave same in a clean
and tidy condition.
	 
	16.	 	The Tenant shall not perform any acts or carry on any practices which may injure the common
outside areas and facilities.

 

 

-15-

	17.	 	No trash or garbage shall be burned in or about the demised premises.
	 
	18.	 	At the commencement and throughout the term of this Lease, the Tenant shall at its own
expense, install light fixtures and supply and install lightbulbs and tubes and maintain all
lighting fixtures.
	 
	19.	 	The Tenant shall at its own expense cover all window and glass areas with drapes or blinds to
give the premises a neat and tidy appearance, and in conformance with the Landlord’s
standards.
	 
	20.	 	The Tenant shall not grant any concessions, licenses or permission to any third parties to
sell or take orders for merchandise or services in or about the demised premises without prior
approval of the Landlord.
	 
	21.	 	The Landlord shall have the right to make such other and further reasonable rules and regulations
and to alter, amend or cancel all rules and regulations as in its judgment may
from time to time be needed for the safety, care and cleanliness of the building
and for the preservation of good order therein, and the sums shall be kept and
observed by the Tenants, their clerks and servants. The Landlord may
from time to
time waive any of such rules and regulations as applied to particular tenants and
is not liable to the Tenant for breaches thereof be other Tenants.

 

 

SCHEDULE “D”

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00163-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00163-of-00352.parquet"}]]