Document:

exv10w15

 

Exhibit 10.15

FIRST AMENDMENT TO LEASE AGREEMENT

     THIS FIRST AMENDMENT TO LEASE AGREEMENT (this “Amendment”), is made this 14th day of January,
2005, by and between First Industrial, L. P., a Delaware limited partnership (“Landlord”), and
ZARS, Inc., a Utah corporation (“Tenant”). In the event of a conflict between the terms and
conditions of this Amendment and the Lease, the terms and conditions of this Amendment shall
prevail.

RECITALS

     WHEREAS, Tenant entered into a Lease Agreement dated May 29, 2003 (“Lease”), for approximately
9,540 square feet known as 1142 West 2320 South, STE A, West Valley City, Utah, (“Premises”).

WITNESSETH

     NOW, THEREFORE, in consideration of the covenants contained in this Amendment and said Lease
and other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties desire to amend said Lease as follows:

	1.	 	The Premises will be expanded to include Suite C at 1142 West 2320 South, West Valley City,
UT 84119 consisting of 5,000 square feet (“Expansion Space”), beginning January 24, 2005
through December 31, 2007, as shown on Exhibit A attached hereto. Accordingly, the total area
of the Premises will then be 14,540 square feet.

	2.	 	The Base Rent for the Premises shall be as follows on a monthly basis beginning January 24,
2005:

	 	 	 	 	 
	01/24/05 — 02/28/05

	 	$	5,003.00	 
	03/01/05 — 02/28/06

	 	$	7,803.00	 
	03/01/06 — 02/28/07

	 	$	8,046.00	 
	03/01/07 — 12/31/07

	 	$	8,288.00	 

	3.	 	In addition to the Base Rent outlined in paragraph 2 above, Tenant shall pay monthly, as
outlined in the Lease, Section 3, Operating Expenses, each and every month of the Lease Term.

	4.	 	The Expansion Space is provided to Tenant “AS-IS”. However, Landlord will provide up to
$15,000.00 towards remodeling the Expansion Space to accommodate Tenant’s growth. Said
$15,000.00 must be spent on or before December 31, 2005 and records of expenditures presented
to Landlord for reimbursement or said $15,000.00 will be forfeited.

	5.	 	In the event that Suite D, consisting of 2,960 square feet becomes available on 01/10/07
Landlord hereby offers said space to Tenant at the Base Rent rate of $1,726.00 per month plus
Operating Expenses through 12/31/07. Tenant must inform Landlord of Tenant’s desire to lease
said space no later than July 1, 2006 and space will be taken in “As-Is” condition. This
paragraph will be null and void should Tenant exercise its rights under paragraph 7., below.

	6.	 	Provided that the Lease is in full force and effect and Tenant is not in default under any of
the terms of the lease for the previous twelve months of the Term, and the Premises are
occupied by the original Tenant named herein, Landlord hereby grants to Tenant the option to
extend the Term of this Lease (the “Renewal Option”) on the same terms, conditions and
provisions as contained in the Lease, except as otherwise provided herein, for one period of
one (1) year (the “Renewal Term”). In order to exercise the Renewal Option, Tenant must give
Landlord written notice thereof no later than July 1, 2007 to renew through December 31, 2008.
The annual Base Rent for the Premises consisting of 14,540 square feet during the Renewal
Term shall be equal to $8,537.00 per month. Furthermore if Tenant leases STE D as outlined in
paragraph 5., above, then the Base Rent due on STE D for the Renewal Term shall be $1,778.00.
This paragraph will be null and void should Tenant exercise its rights under paragraph 7.,
below.

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	7.	 	Providing Tenant is not in default of any section of the Lease, Landlord will grant Tenant
the right to terminate the Lease as of January 01, 2007, by giving Landlord written notice to
do so no later than March 31, 2006. Along with said written notice, Tenant shall pay to
Landlord six months of Base Rent and Operating Expense as a Termination Fee. If Tenant
delivers said notice and pays the associated Termination Fee at the same time, this Lease
shall terminate effective as of January 01, 2007 and all parties shall be released from any
further obligations under the Lease, except Tenant shall remain liable for all rental due
prior to the effective termination date and the parties shall remain liable for all other
prior accruing and unfulfilled obligations.

     All other terms and conditions of the Lease shall remain in full force and effect and said
Lease is hereby confirmed and ratified accordingly.

IN WITNESS WHEREOF, the parties hereto have executed this Amendment on the date and year first
written above.

	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	First Industrial, L.P.,
a Delaware limited partnership, by 
First Industrial Realty Trust, a
Maryland corporation, 
its sole partner	 	 	 	ZARS, Inc.,
a Utah corporation	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ James Merrill	 	 	 	By:	 	/s/ Larry Rigby	 	 
	Name:

	 	 

James Merrill
	 	 
	 	
Name:
	 	 

Larry Rigby
	 	 
	Its:

	 	Regional Director
	 	 	 	Its:
	 	President and CEO	 	 

2exv10w16

 

Exhibit 10.16

SECOND AMENDMENT TO LEASE AGREEMENT

     THIS SECOND AMENDMENT TO LEASE AGREEMENT (this “Second Amendment”), is made this 31st day of
August, 2006, by and between First Industrial, L. P., a Delaware limited partnership (“Landlord”),
and ZARS, Inc., a Utah corporation (“Tenant”). In the event of a conflict between the terms and
conditions of this Amendment and the Lease, the terms and conditions of this Amendment shall
prevail.

RECITALS

     WHEREAS, Tenant entered into a Lease Agreement dated May 29, 2003 (“Lease”), for the Premises
known as 1142 West 2320 South, STE A, West Valley City, Utah, and as subsequently amended by the
First Amendment (“Premises”).

WITNESSETH

     NOW, THEREFORE, in consideration of the covenants contained in this Amendment and said Lease
and other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties desire to amend said Lease as follows:

1. The Term of the Lease is hereby extended from December 31, 2007 until December 31, 2009.

	2.	 	The Base Rent for the Premises shall be as follows on a monthly basis beginning September 1,
2006:

	 	 	 	 	 
	09/01/06 — 08/31/07
	 	$	8,288.00	 
	09/01/07 — 08/31/08
	 	$	8,536.64	 
	09/01/08 — 08/31/09
	 	$	8,792.74	 
	09/01/09 — 12/31/09
	 	$	9,056.52	 

	3.	 	In addition to the Base Rent outlined in paragraph 2 above, Tenant shall pay monthly, as
outlined in the Lease, Section 3, Operating Expenses, each and every month of the Lease Term.

	4.	 	Tenants accepts The Premise “AS-IS” “Where-Is” without recourse to Landlord per the terms of
the Lease. However, Landlord will provide up to $10,000.00 towards fire monitoring and alarm
equipment. Said $10,000.00 must be spent on or before December 1, 2006 and records of
expenditures presented to Landlord for reimbursement on or before December 15, 2006 or said
$10,000.00 will be forfeited.

	5.	 	Provided that the Lease is in full force and effect and Tenant is not in default under any of
the terms of the lease for the previous twelve months of the Term, and the Premises are
occupied by the original Tenant named herein, Landlord hereby grants to Tenant the option to
extend the Term of this Lease (the “Renewal Option”) on the same terms, conditions and
provisions as contained in the Lease, except as otherwise provided herein, for one period of
one (1) year (the “Renewal Term”) at then current market rates but in no event less than what
Tenant pays on 12/31/09. In order to exercise the Renewal

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	 	 	Option, Tenant must give Landlord written notice thereof no later than March 1, 2009 to
renew through December 31, 2010.

     All other terms and conditions of the Lease shall remain in full force and effect and said
Lease is hereby confirmed and ratified accordingly.

IN WITNESS WHEREOF, the parties hereto have executed this Amendment on the date and year first
written above.

	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	First Industrial, L.P., a Delaware limited	 	 	 	ZARS, Inc.,	 	 
	partnership, by First Industrial Realty Trust, a	 	 	 	a Utah corporation	 	 
	Maryland corporation, its sole partner	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ James Merrill	 	 	 	By:	 	/s/ Robert Lippert	 	 
	Name:

	 	 

James Merrill
	 	 
	 	Name:
	 	 

 Robert Lippert
	 	 
	Its:

	 	Regional Director
	 	 	 	Its:
	 	President and CEO	 	 

2exv10w17

 

Exhibit 10.17

THIRD AMENDMENT TO LEASE AGREEMENT

     THIS THIRD AMENDMENT TO LEASE AGREEMENT (this “Third Amendment”), is made this 31st day of
August, 2006, by and between First Industrial, L. P., a Delaware limited partnership (“Landlord”),
and ZARS, Inc., a Utah corporation (“Tenant”). In the event of a conflict between the terms and
conditions of this Amendment and the Lease, the terms and conditions of this Amendment shall
prevail.

RECITALS

     WHEREAS, Tenant entered into a Lease Agreement dated May 29, 2003 (“Lease”), for the Premises
known as 1142 West 2320 South, STE A, West Valley City, Utah, and as subsequently amended by the
First and Second Amendment(s) (“Premises”).

WITNESSETH

     NOW, THEREFORE, in consideration of the covenants contained in this Amendment and said Lease
and other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties desire to amend said Lease as follows:

	1.	 	The Premises will be expanded to include Suite D at 1142 West 2320 South, West Valley City,
UT 84119 consisting of 2,960 square feet (“Expansion Space”), beginning September 01, 2006
through December 31, 2009, as shown on Exhibit A attached hereto. Accordingly, the total area
of the Premises will then be 17,500 square feet.

	2.	 	The Base Rent for the Expansion Space shall be as follows on a monthly basis beginning
September 01, 2006:

	 	 	 	 	 
	09/01/06
— 01/31/07
	 	$	1,813.00	 
	02/01/07 — 03/31/07
	 	$	0.00	 
	04/01/07 — 08/31/07
	 	$	1,813.00	 
	09/01/07 — 08/31/09
	 	$	1,961.00	 
	09/01/09 — 12/31/09
	 	$	2,040.00	 

	3.	 	In addition to the Base Rent outlined in paragraph 2 above, Tenant shall pay monthly, as
outlined in the Lease, Section 3, Operating Expenses, each and every month of the Lease Term.

	4.	 	Tenants accepts The Premise “AS-IS” “Where-Is” without recourse to Landlord per the terms of
the Lease. However, Landlord will provide up to $8,900.00 towards leasehold improvements.
Said $8,900.00 must be spent on or before December 1, 2006 and records of expenditures
presented to Landlord for reimbursement on or before December 15, 2006 or said $8,900.00 will
be forfeited.

	5.	 	Provided that the Lease is in full force and effect and Tenant is not in default under any of
the terms of the lease for the previous twelve months of the Term, and the Premises are
occupied by the original Tenant named herein, Landlord hereby grants to Tenant the option to
extend the Term of this Lease (the “Renewal Option”) on the same terms, conditions and
provisions as contained in the Lease, except as otherwise provided herein, for one period of
one (1) year (the “Renewal Term”) at then current market rates but in no event less than what
Tenant pays on 12/31/09. In order to exercise the Renewal Option, Tenant must give Landlord
written notice thereof no later than March 1, 2009 to renew through December 31, 2010.

	6.	 	Tenant hereby agrees that no Leasehold Improvements will be started in Suite D, until the
Terms of Exhibit B hereto are met. Furthermore, Tenant hereby agrees that Suite D will be
returned to Landlord at the expiration of the Term in substantially the same configuration and
using substantially the same materials that exists on the day Tenant executes this amendment.

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	7.	 	In addition to the Base Rent outlined in paragraph 2 above, Tenant shall pay monthly, but
only for the months of September 2006 through December 2006, $542.00 ($2,168.00) as an
assumption fee to allow Landlord to terminate the existing Lease with Arena Communications
effective August 31, 2006.

All other terms and conditions of the Lease shall remain in full force and effect and said
Lease is hereby confirmed and ratified accordingly.

IN WITNESS WHEREOF, the parties hereto have executed this Amendment on the date and year first
written above.

	 	 	 	 	 	 	 	 	 	 	 
	LANDLORD:	 	 	 	TENANT:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	First Industrial, L.P., a Delaware limited partnership, by	 	 	 	ZARS, Inc.,	 	 
	First Industrial Realty Trust, a Maryland corporation,	 	 	 	a Utah corporation	 	 
	its sole partner	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ James Merrill	 	 	 	By:	 	/s/ Robert Lippert	 	 
	Name:

	 	 

James Merrill
	 	 
	 	Name:
	 	 

 Robert Lippert
	 	 
	Its:

	 	Regional Director
	 	 	 	Its:
	 	President and CEO	 	 

2

 

lease exhibit b

Tenant Improvement Allowance

Landlord shall provide to Tenant, a Tenant Improvement Allowance (“Allowance”) of up to $8,900 to
be applied towards costs related to construction of the Tenant Improvements within the Premises, as
reasonably requested by Tenant (including without limitation, space planning costs, architectural
and engineering fees, general contractor fees and other similar fees and expenses). Tenant shall
bear the entire cost of any such improvements in excess of the Allowance. It is hereby agreed that
Tenant shall hire a general contactor to construct the Tenant Improvements. No Improvements shall
be commenced by Tenant or Tenant’s contractor until the following conditions have been met:

	 	1)	 	Tenant shall have provided to Landlord a drawing of the Improvements to be made to the
Premises, in a form reasonably acceptable to LANDLORD;
	 
	 	2)	 	LANDLORD shall have given written approval of such drawing (which approval shall not be
unreasonably withheld);
	 
	 	3)	 	a) The contractor must be licensed and subject to Landlord’s reasonable approval, and
b) the contractor, its subcontractors, suppliers and vendors, as applicable, must provide
evidence, in form reasonably acceptable to Landlord, of the required insurance listed
below. (The contractor is hereinafter referred to as the “Contractor”).

The Allowance will be paid upon full completion of the Improvements, in the amount of the sum of
the invoices for improvements to the Premises, subject to the limit in this exhibit and upon
receipt of the invoices and all lien waivers/releases from general contractors, subcontractors,
suppliers and vendors. Notwithstanding the foregoing sentence, Landlord will pay the Contractor
directly on a draw basis if during the construction of the Tenant Improvements, Tenant
periodically submits to Landlord the invoices and all lien waivers/releases from general
contractors, subcontractors, suppliers and vendors and certifies that they are correct.

All Improvements must be permitted by West Valley City and comply with all applicable governmental
regulations and codes.

     The following are requirements of First Industrial, L.P., a Delaware Limited Partnership for
contractor insurance policies and Certificates of Insurance:

	1)	 	COMMERCIAL GENERAL LIABILITY INCLUDING PERSONAL INJURY
	 
	 	 	$1,000,000.00 Per Occurrence
	 
	 	 	$2,000,000.00 General Aggregate
	 
	 	 	Commercial General Liability insurance, written on an occurrence basis, must include
coverage for Premises-Operations, Products/Completed Operations Hazard, Contractual
Liability, Broad Form property Damage, Separation of Insureds, Independent Contractors
and Personal Injury Liability.
	 
	 	 	Commercial General Liability must include coverage for Personal Injury Coverage (False
Arrest, Detention or Imprisonment, Malicious Prosecution, Libel, Slander, Defamation
or violation of Right of Privacy, Wrongful Entry or Eviction or other Invasion or
Right of Private Occupancy).
	 
	2)	 	WORKER’S COMPENSATION AND EMPLOYERS LIABILITY
	 
	 	 	Workers Compensation Insurance meeting the minimum statutory limits for the state in
which the Premises is located and this Contract applies, including benefits provided
under coverage B — Employers Liability — $500,000.00.
	 
	3)	 	AUTOMOBILE LIABILITY INSURANCE

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	 	 	Automobile Liability insurance covering owned, non-owned and hired automobiles, trucks
and trailers used by the Contractor – This insurance shall provide coverage not less than
that of a standard comprehensive automobile liability policy with limits not less than
$1,000,000 combined single limit.
	 
	4)	 	ADDITIONAL INSURED PARTIES SHALL READ AS FOLLOWS:
	 
	 	 	First Industrial Development Services, Inc. is named as additional insured under
Contractor’s policy of Commercial General Liability and Automobile Liability Insurance
policies with respect to the Contract.
	 
	5)	 	CERTIFICATE IS ALSO TO INCLUDE:

All coverage shall apply to all locations where the Contractor is performing services for the
Tenant. All such insurance shall be primary and non-contributory and in the event of any
cancellation or material change in coverage notice must be given at least thirty (30) days in
advance to Landlord. All companies writing policies shall be a minimum of A.M. Best’s rated A-VII
or higher. The following wording must apply in the cancellation provision of the certificate:
Should any of the above described policies be cancelled before the expiration date thereof, the
issuing company will mail thirty (30) days written notice to the certificate holder name to the
left. The policies carried by Tenant’s general contractor, its subcontractors, suppliers and
vendors, as applicable, shall provide for waivers of subrogation by the insurers consistent with
the following;

WAIVER OF SUBROGATION. Notwithstanding anything to the contrary, Landlord and Contractor
mutually waive their respective rights of recovery against each other and each other’s officers,
directors, constituent partners, members and employees, and Contractor further waives such rights
against (a) Tenant, and (b) each lender under any mortgage or deed of trust or other lien
encumbering the subject Premises (or any portion thereof or interest therein), to the extent any
loss is insured against or required to be insured against herein,
including, but not limited to,
losses, deductibles or self-insured retentions covered by Landlord’s, Tenant’s or Contractor’s
commercial property, general liability, automobile liability or workers’ compensation policies
described above, This provision is intended to waive, fully and for the benefit of Landlord, Tenant
and Contractor and all rights and claims that might give rise to a right of subrogation by any
insurance carrier. Each party shall cause its respective insurance policy(ies) to be endorsed to
evidence compliance with such waiver.

ADDITIONAL PROVISIONS OF WORK AGREEMENT

1. Contractor shall, at Contractor’s expense:

(a) Except as otherwise expressly provided in this Agreement, supply and pay for all labor,
services, materials (which unless otherwise specified shall be new), supplies, tools, rigging,
scaffolding, equipment, trucks, light, power, water, heat, utilities, machinery, facilities, and
all other things to be used, directly or indirectly, in the performance of or in connection with
the Work, and hold Landlord harmless against all claims, items, and demands in connection therewith
and against all consequent costs, expenses and damages.

(b) Fully protect, indemnify and hold harmless the Landlord, Landlord’s consultants, agents and
employees of any of them, Tenant, Tenant’s consultants, agents and employees of any of them, from
and against each and every claim, demand or cause of action, and any liability, cost, expense,
damage or loss in connection therewith, including, but not limited to, attorneys’ fees, which may
be made or asserted by Contractor, Contractor’s employees, agents, subcontractors, or by third
parties, on account of personal injury, sickness, disease or death, or on account of property
damage, except such as may result solely from Landlord’s gross negligence.

(c) Procure the insurance coverages set forth below insuring Contractor, its employees, agents and
designees and Landlord and Tenant and shall maintain such coverages in full force and effect as
specified in this Paragraph(c). The Contractor shall include the Landlord and Tenant as additional

4

 

insured to the insurance policies described below. The insurance coverage afforded under these
policies shall be primary and not contributing with any insurance carried independently by the
Landlord. The insurance specified below shall be placed with insurance companies with an A.M. Best
Rating of A-VII or better and authorized to do business in the jurisdiction in which the project is
located. Such policies shall incorporate a provision requiring the giving of notice to Landlord
and Tenant at least 30 days prior to the cancellation, non-renewal or material modification of any
such policies. The Contractor shall promptly furnish the Landlord and Tenant with certificates and
endorsements, as applicable, evidencing the policies and renewals thereof obtained pursuant to this
Paragraph 1(c) and shall not commence any services under this Agreement until such insurance is
obtained.

i) Commercial, General Liability Insurance (including broad-form contractual liability and
completed operations, explosion, collapse, underground hazards, elevator liability, protective
liability, products liability) in the amount of $2,000,000 per occurrence, written on a per project
basis.

ii) Builder’s Risk Insurance protecting Landlord and Tenant against all risks of direct physical
loss or damage to the premises described on Exhibit A, including debris clean-up and removal, extra
expense and business interruption.

iii) Comprehensive Automobile Liability Insurance, including owned, hired and non-owned vehicles,
if any, in the amount of $1,000,000.00 combined single limit including coverage for bodily injury,
including personal injury resulting from Contractor’s acts and omissions, and property damage.

iv) Worker’s Compensation Insurance in the amount of the statutory maximum with an employer’s
liability coverage of at least $500,000.00.

In addition to the insurance hereinabove provided, Contractor shall maintain in effect Broad Form
Excess Liability Coverage to insure Contractor and the Landlord and Tenant for not less than One
Million Dollars ($1,000,000) in excess of the underlying limits set forth above. If Contractor
fails to furnish and maintain insurance as required by this Paragraph 1(c), Landlord or Tenant may
purchase similar insurance on behalf of Contractor, and Contractor shall pay the cost thereof to
Landlord, or Tenant as the case may be, upon demand therefor and shall furnish to Landlord, or
Tenant as the case may be, any information needed to obtain such insurance.

Insurance policies shall be kept in full force and effect until the date of final payment to
Contractor for the Work, or portion thereof; designated herein, except the Completed Operations
coverage, which shall extend an additional three (3) years thereafter. The requirement to provide
certificates and/or endorsements as referenced above shall survive completion of the Work and final
payment therefore.

(d) Procure from the proper authority all permits necessary for hauling of oversized or overweight
material and equipment, building permits, licenses and inspections which may be required in the
performance of the Work, and pay all excise, license, occupation, and other taxes which may become
payable to any governmental authority by reason of the Work, including all taxes upon the sale,
use, storage, consumption and/or fabrication of the materials, supplies, equipment and other things
furnished by Contractor as herein provided.

(e) Continuously maintain from the time the Work is commenced by Contractor until final completion
thereof, adequate protection of all the Work from damage, and take such measures, as may be
necessary to adequately protect all persons and Landlord’s and Tenant’s property and property of
others from injury or loss arising out of the Work and provide and maintain all passageways, guard
fences, lights and such other facilities for the protection of persons and property as may be
required by any public authority or local conditions. Contractor shall, and shall cause its
subcontractors to, comply with all applicable laws, ordinances, rules, regulations and orders of
any public authority relating to the terms and conditions of employment of any employee who is
employed in connection with the Work, including without limitation, the applicable provisions of
the Fair Labor Standards Act, the Fair Employment Practices Law and the Equal Pay Act. Contractor
shall not discriminate against any employee or applicant for employment because of race, creed,
color, sex or national origin, disability or sexual orientation, and shall afford equal employment
opportunities without discrimination because of race, creed, color, sex, national origin,
disability or sexual orientation. The Contractor shall take all necessary precautions for the
safety of its employees on the Site and other persons who may be affected by the Work and shall
comply with all applicable provisions of federal, state and municipal safety laws

5

 

to prevent accidents or injury to persons on, about or adjacent to the Site. Without limiting the
foregoing, Contractor and its subcontractors shall comply with regulations of OSHA.

(f) Perform and complete the Work in a good and workmanlike manner satisfactory and acceptable to
Landlord and Tenant, and in compliance with all federal, state, county/parish and municipal laws,
rules, regulations, orders and ordinances applicable to the performance of the Work or incidents
thereto.

(g) At all times while on Landlord’s property, observe and be subject to such rules and
regulations as Landlord from time to time may promulgate and compel observance thereof by
Contractor’s employees, agents and subcontractors and others entering upon the Site in the
performance of or in connection with the Work, said rules and regulations shall include those now
in force prohibiting smoking, maintenance of open fires, and the like. Contractor shall keep the
Site free from accumulation of waste materials, rubbish and surplus materials caused by operations
under this Agreement.

(h) Comply, and cause Contractor’s employees, agents and subcontractors and others entering upon
Landlord’s property in the performance of the Work or in connection therewith to comply, with all
applicable federal, state, county/parish, and municipal laws, ordinances, rules and regulations.

(i) Upon completion of the Work, procure from the proper authority a certificate of occupancy or
other occupancy permit for Tenant’s occupancy of the Site.

2. Contractor acknowledges that prior to the execution of this Agreement Contractor has made
sufficient inspections, examinations and tests to determine the difficulties and hazards incident
to the Work, whether arising from the location of the Work, conditions of the Site, proximity of
the Work to adjacent facilities, equipment, tanks, buildings, and other structures, completing
utility service lines or otherwise, and has determined to Contractor’s satisfaction the nature and
extent of all such difficulties and hazards.

3. Contractor shall not assign this Agreement or subcontract the whole or any part of the Work,
without Landlord’s prior written consent. Landlord’s consent to any such assignment or subcontract
shall not relieve Contractor or Contractor’s surety, if any, of any liability for the full and
faithful performance of this Agreement according to its terms and conditions.

4. Contractor shall be responsible for the quality of the Work performed and materials used, and
warrants that they will be first class in every respect. Landlord or Tenant shall at all times
have access to the Work and Contractor shall provide proper facilities for such access and for
inspection by Landlord or Tenant. Nothing herein contained shall be construed to relieve
Contractor of performance of the obligations imposed by Paragraph 1 hereof.

5. Landlord’s liability under this Agreement is expressly limited to the amount to be paid to
Contractor set forth on the face of this Agreement, which is payable only after Contractor has
fully performed all of Contractor’s covenants and agreements and the conditions set forth in this
Agreement.

6. Landlord shall not be liable in damages or otherwise if, by reason of an act of God, public
enemy, strike, lockout, boycott picketing, riot, insurrection, fire, extreme adverse weather
conditions, or any governmental order, rule, regulation or ordinance (“Force Majeure Event”), it
shall be delayed in, or prevented from, furnishing any materials, equipment, facilities, services
to be furnished by Landlord pursuant to the terms of this Agreement.

7. In the event Contractor fails to commence the Work on the day herein provided or after such
commencement, abandons the Work, or for any reason suspends or refuses to continue performance of
the Work for a period of five (5) days (unless prevented from commencing or continuing the Work by
a Force Majeure Event or by a default by Landlord of its obligation hereunder to pay Contractor for
proper and timely performance of the Work (“Landlord Delay”)), or if Contractor shall otherwise
fail to carry out the Work in accordance with this Agreement, Landlord shall have the right in
addition to any other right or remedy of Landlord hereunder or at law or in equity, to terminate
this Agreement upon seven (7) days notice to Contractor (provided, however, in no event shall
Contractor be entitled to any notice or cure period with respect to its failure to complete the
Work by the Completion Date) without any further obligation from Landlord to Contractor.
Alternatively, at Landlord’s option, Landlord may terminate the employment of Contractor, take
possession of the Site and take over the Work and all materials and supplies furnished by
Contractor and complete the Work, or cause the same to be completed, at the cost and expense of
Contractor. In any event, Landlord shall also have the right to retain and use in the

6

 

performance of the Work all tools and equipment employed, or which were to have been employed, by
Contractor in the Work which at the time are located at the Site. If Landlord shall exercise the
right to use Contractor’s tools and equipment as aforesaid, Landlord shall provide Contractor a
reasonable rental therefor. Contractor, at Contractor’s expense, shall promptly remove such tools
and equipment upon receipt of notice from Landlord to do so.

8. In the event Contractor is prevented from continuing or completing the Work as herein provided
for a period of more than fifteen (15) days because of a Force Majeure Event or Landlord Delay, and
Contractor shall have sent a written notice to Landlord claiming the existence of a situation
constituting a Force Majeure Event or Landlord Delay, with supporting documentation, within 3 days
after the event occurs for which such claim is made, then, Contractor shall not be liable to
Landlord in damages on account thereof, but the Landlord shall have the right at its election to
terminate this Agreement and shall pay to Contractor, in lieu of the consideration herein provided,
the actual cost to Contractor of all materials, supplies, equipment, and labor incorporated in the
Work at the time of the exercise of such election to terminate, plus ten percent (10%) of such
material and direct labor cost to cover overhead and profit. If the Landlord does not elect to
terminate this Agreement as aforesaid, then the time for completing the Work as herein provided
shall be extended on a day for day basis for such time as Contractor is so prevented from
completing the Work as reasonably determined by Landlord.

9. Contractor accepts full and exclusive responsibility and liability for payment of federal and
state payroll taxes and for contribution for unemployment insurance, old age pensions, annuities,
retirement, and other benefits, imposed or assessed under any provision of any law, state or
federal, and measured by wages, salaries or other remuneration paid or payable by Contractor to
employees of Contractor engaged in the Work or in any operation incidental thereto, and agrees that
each subcontractor that performs any part of the Work will accept the same responsibility and
liability with respect to employees of such subcontractor. Contractor further agrees that
Contractor and all such subcontractors will enter into any agreement prescribed by any federal or
state governmental body or authority to effectuate the purposes hereof and will comply with all
valid federal and state administrative regulations respecting assumption of liability for such
taxes and contributions. Contractor further agrees to indemnify and save Landlord and Tenant
harmless against all claims, taxes, penalties, interest, and costs which may be made or assessed
against Landlord under any such law, or under any rule or regulations thereunder, with respect to
employees of Contractor and or of any subcontractor.

10. No modification of this Agreement and no authorization for extras or additions or for
eliminations or changes in specifications shall be binding on Landlord unless it is in writing and
signed by a duly authorized representative of Landlord.

11. Landlord or Tenant, at any time during the progress of the Work, shall have the right, without
invalidating this Agreement, to order extra Work or make changes by altering, adding to, or
deducting from the Work, but no such extra Work or change shall be undertaken by Contractor unless
a written change order therefor is first given by Landlord or Tenant to Contractor, incorporating
therein the increase or decrease, as the case may be, in the price to be paid to Contractor
pursuant to this Agreement for such extra Work and/or changes and a revised time for the completion
of the Work under this Agreement (if revised time is required).

12. If any payment provided for hereunder is to be made on the basis of Contractor’s cost or other
flexible billing basis, Landlord or Tenant shall have the right to audit Contractor’s books and
records relating to such costs. Contractor agrees to maintain such books and records for a period
of two years from the date such costs were incurred and to make such books and records available to
Landlord or Tenant at any reasonable time or times within such two-year period for Landlord’s or
Tenant’s use in making such audits.

13. Notwithstanding any provision hereof to the contrary, but without limitation of Landlord’s
rights and remedies under this Agreement, Landlord shall not be obligated to make any payment to
Contractor if and to the extent that any one or more of the following conditions exist: (a)
Contractor has failed to perform any of its obligations hereunder; or (b) any part of such payment
is attributable to Work which is defective or which has not been performed in accordance with this
Agreement or in compliance with applicable codes, rules, laws and regulations.

7

 

14. The Contractor shall promptly correct Work rejected by the Landlord or Tenant or known by the
Contractor to be defective or failing to conform to the requirements of this Agreement, whether
observed before or after completion and whether or not fabricated, installed or completed. The
Contractor shall bear costs of correcting such rejected Work, including additional testing and
inspections. Contractor hereby guaranties that all Work shall be free from all defects in
workmanship, materials, equipment and labor for a period of 1 year after completion of the Work.
If, within the applicable warranty period, or after the Completion Date or, after the date for
commencement of warranties established in a written agreement between the Landlord and the
Contractor, or by terms of an applicable special warranty required by this Agreement, any of the
Work is found to be not in accordance with the requirements of this Agreement, the Contractor shall
correct it promptly after receipt of a written notice from the Landlord or the Tenant to do so
(such notice shall be given by Landlord or Tenant no later than 30 days after the aforesaid
warranty period). In the event Landlord or Tenant so notifies Contractor that any portion of the
Work is defective, the warranty of Contractor hereunder shall survive until such allegedly
defective Work is corrected, notwithstanding that the warranty period may have lapsed. The
provisions of this Paragraph 14 apply to Work done by subcontractors as well as Work done by direct
employees of Contractor. Promptly after the completion of the Work, Contractor shall assign to
Landlord or Tenant, as the case may be, any and all third party guarantees or warranties provided
to Contractor in connection with the Work.

15. The Landlord or the Tenant reserves the right to perform construction or operations related to
the project of which the Work constitutes a part with the Landlord’s own forces, and to award
separate contracts in connection with other construction or operations at the location of the Work.
The Contractor shall afford the Landlord’s or Tenant’s separate contractors reasonable opportunity
for introduction and storage of their materials and equipment and performance of their activities
and shall coordinate the Contractor’s construction and operations with theirs. Landlord and
Contractor acknowledge and agree that Landlord and/or Tenant, may perform fixturing and other
activities at the Site prior to the completion of the Work. Contractor covenants and agrees to use
good faith, reasonable efforts to accommodate such activities by the employees, agents,
representatives, contractors and subcontractors of Landlord and/or Tenant, as applicable, such that
the activities may be completed on or prior to their scheduled completion. Contractor covenants
and agrees to work in good faith with Landlord and Tenant and their respective contractors, agents,
and material suppliers, as applicable, to develop a schedule for coordination of such activities.

16. Notwithstanding anything to the contrary contained herein, Landlord shall at any time have the
right to terminate this Agreement with Contractor, without cause and in Landlord’s sole discretion.
In connection with such termination Landlord shall be entitled to (a) take possession of the Site
and all improvements, materials and other items previously paid for pursuant to this Agreement or
to be paid in connection with this termination; (b) accept assignment of subcontracts; and (c)
finish the Work by whatever method Landlord may deem necessary. In the event of such termination
under this Paragraph 16, Contractor shall be entitled to receive the applicable proportionate
amount of the direct cost of the Work actually performed and completed plus 10% of such cost to
cover overhead and profit, provided Contractor delivers to Landlord (i) proper invoices and other
evidence of amounts owing hereunder, (ii) all warranties, guaranties, manuals and other documents
relating to the Work and materials for which Contractor is being reimbursed as is required to
properly convey or transfer same to Landlord, and (iii) Contractor’s sworn statement and lien
waivers from Contractor and applicable subcontractors relating to such Work.

17. If any part of the Work provided for by this Agreement was commenced by Contractor under oral
agreement prior to the execution of this Agreement, this written Agreement shall apply thereto in
the same manner as if made before the Work commenced.

18. This Agreement represents the entire and integrated agreement between the parties, and
supersedes and takes precedence over all prior negotiations, representations, agreements, documents
relating to the subject matter hereof, either written or oral.

8

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