Document:

exv10w6

Table of Contents

Exhibit 10.6

BUILDING LEASE

BETWEEN

GR DEVELOPMENT ONE LLC, LANDLORD

AND

HEALTH GRADES, INC. TENANT

 

Table of Contents

TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 
	Article 1 Definitions, Demise, Premises, Term, Rent	 	 	1	 
	 
	 	1.1	 	Definitions	 	 	1	 
	 
	 	1.2	 	Demise	 	 	3	 
	 
	 	1.3	 	Possession	 	 	3	 
	 
	 	1.4	 	Acceptance Letter	 	 	4	 
	 
	 	1.5	 	Base Rent	 	 	4	 
	 
	 	1.6	 	Interest on Late Payments	 	 	4	 
	 
	 	1.7	 	Late Payment Charge	 	 	4	 
	 
	 	1.8	 	Additional Rent	 	 	5	 
	 
	 	1.9	 	Common Areas	 	 	5	 
	 
	 	1.10	 	Use	 	 	5	 
	 
	 	 	 	 	 	 	 	 
	Article 2 Improvements, Alterations and Additions	 	 	6	 
	 
	 	2.1	 	Improvements	 	 	6	 
	 
	 	2.2	 	Alterations and Additions	 	 	8	 
	 
	 	 	 	 	 	 	 	 
	Article 3 Operating Expenses	 	 	9	 
	 
	 	3.1	 	Tenant's Payment of Operating Expenses	 	 	9	 
	 
	 	3.2	 	Operating Expenses	 	 	9	 
	 
	 	3.3	 	Estimates and Payments	 	 	12	 
	 
	 	 	 	 	 	 	 	 
	Article 4 Tenant’s Covenants and Rights	 	 	13	 
	 
	 	4.1	 	Parking	 	 	13	 
	 
	 	4.2	 	Assignment and Subletting	 	 	14	 
	 
	 	4.3	 	Care of Premises	 	 	16	 
	 
	 	4.4	 	Compliance with Law	 	 	16	 
	 
	 	4.5	 	Tenant's Insurance	 	 	16	 
	 
	 	4.6	 	Protection Against Insurance Cancellation	 	 	18	 
	 
	 	4.7	 	Landlord's Insurance	 	 	18	 
	 
	 	4.8	 	Subrogation	 	 	18	 
	 
	 	4.9	 	Indemnification and Waiver	 	 	19	 
	 
	 	4.10	 	Utilities	 	 	20	 
	 
	 	4.11	 	Personal Property Taxes	 	 	20	 
	 
	 	4.12	 	Liens	 	 	20	 
	 
	 	4.12	 	Security Deposit	 	 	21	 
	 
	 	4.14	 	No Waste	 	 	21	 
	 
	 	4.15	 	Signs	 	 	21	 
	 
	 	4.16	 	Auctions	 	 	22	 
	 
	 	4.17	 	Tenant's Financial Covenant	 	 	22	 
	 
	 	 	 	 	 	 	 	 
	Article 5 Landlord’s Covenants and Rights	 	 	22	 
	 
	 	5.1	 	Quiet Enjoyment	 	 	22	 
	 
	 	5.2	 	Landlord's Services	 	 	22	 
	 
	 	5.3	 	Alterations by Landlord	 	 	23	 
	 
	 	5.4	 	Entry by Landlord	 	 	24	 
	 
	 	5.5	 	 Minimize Interference	 	 	24	 
	 
	 	5.6	 	Landlord's Right to Cure	 	 	24	 
	 
	 	5.7	 	Landlord Reservations	 	 	24	 
	 
	 	 	 	 	 	 	 	 
	Article 6 Eminent Domain, Casualty, Hazardous Materials	 	 	25	 

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	 	6.1	 	Eminent Domain.	 	 	25	 
	 
	 	6.2	 	Damage or Destruction	 	 	25	 
	 
	 	6.3	 	 Hazardous Materials	 	 	27	 
	 
	 	6.4	 	Hazardous Materials -- Landlord's Obligations	 	 	29	 
	 
	 	 	 	 	 	 	 	 
	Article 7 Events of Default, Remedies	 	 	29	 
	 
	 	7.1	 	Events of Default	 	 	29	 
	 
	 	7.2	 	Landlord's Remedies upon Default	 	 	30	 
	 
	 	7.3	 	Bankruptcy	 	 	33	 
	 
	 	 	 	 	 	 	 	 
	Article 8 Miscellaneous Provisions	 	 	34	 
	 
	 	8.1	 	Holding Over	 	 	34	 
	 
	 	8.2	 	Notices	 	 	34	 
	 
	 	8.3	 	Authority of Tenant	 	 	34	 
	 
	 	8.4	 	 Financial Statements	 	 	35	 
	 
	 	8.5	 	Authorities for Action	 	 	35	 
	 
	 	8.6	 	Brokerage	 	 	35	 
	 
	 	8.7	 	Definition of Landlord	 	 	35	 
	 
	 	8.8	 	 Entire Agreement	 	 	35	 
	 
	 	8.9	 	Force Majeure	 	 	36	 
	 
	 	8.10	 	Severability	 	 	36	 
	 
	 	8.11	 	No Setoff	 	 	36	 
	 
	 	8.12	 	Relationship of Parties	 	 	36	 
	 
	 	8.13	 	Successors Bound	 	 	36	 
	 
	 	8.14	 	Interpretation	 	 	36	 
	 
	 	8.15	 	Joint and Several Obligation	 	 	37	 
	 
	 	8.16	 	Reservation and Easements	 	 	37	 
	 
	 	8.17	 	Limitation of Landlord Liability	 	 	37	 
	 
	 	8.18	 	Short Form Lease	 	 	37	 
	 
	 	8.19	 	Landlord Assignment of Rents, and Lease	 	 	37	 
	 
	 	8.20	 	Rules and Regulations.	 	 	38	 
	 
	 	8.21	 	Estoppel Certificate	 	 	38	 
	 
	 	8.22	 	Mortgagee Amendments and Notices	 	 	38	 
	 
	 	8.23	 	Subordination, Nondisturbance and Attornment	 	 	39	 
	 
	 	8.24	 	Attorneys' Fees	 	 	39	 
	 
	 	8.25	 	 Landlord's Failure to Consent	 	 	39	 
	 
	 	8.26	 	No Waiver	 	 	39	 
	 
	 	8.27	 	 No Merger	 	 	40	 
	 
	 	8.28	 	JURY TRIAL AND COUNTERCLAIM WAIVER	 	 	40	 
	 
	 	8.29	 	Guaranty of Lease	 	 	40	 
	 
	 	8.30	 	 Time is of Essence	 	 	40	 
	 
	 	 	 	 	 	 	 	 
	Article 9 Options	 	 	40	 
	 
	 	9.1	 	Extension Options	 	 	40	 
	 
	 	9.2	 	Right of First Refusal	 	 	41	 

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BUILDING LEASE

     THIS BUILDING LEASE (“Lease”) is made as of this ___day of December, 2004, by and between GR
DEVELOPMENT ONE LLC, a Colorado limited liability company (“Landlord”), and HEALTH GRADES, Inc., a
Delaware corporation (“Tenant”).

ARTICLE 1

DEFINITIONS, DEMISE, PREMISES, TERM, RENT

     1.1 Definitions. In addition to the terms defined elsewhere in this Lease, the following
terms shall have the meanings hereinafter set forth throughout this Lease

          (a) “Additional Rent” shall mean all sums payable by Tenant under this Lease other than Base
Rent.

          (b) “Base Rent” shall mean the base rent payable by Tenant during the Term, as set forth in
Section 1.5 and Exhibit A of this Lease.

          (c) “Building” shall mean the commercial office structure together with all appurtenant
improvements, situated on the Property, and known generally as Golden Ridge Building I, 500 Golden
Ridge Road, Golden, Colorado 80403.

          (d) “Commencement Date” shall mean the date the Term commences, which shall be February 15,
2005.

          (e) “Expiration Date” shall mean the last day of the calendar month that is sixty-three (63)
full months following the Commencement Date, unless the Lease is earlier terminated or the Term is
renewed as set forth in Article 9.

          (f) “Gross Building Area” shall mean the total number of square feet contained in the gross
building area of the Building, which is deemed to fifty-seven thousand six hundred (57,600) square
feet. If there is a significant change in the Gross Building Area as a result of an addition to
the Building, partial destruction thereof, modification to Building design, or similar
circumstances, which causes a reduction or increase thereto on a permanent basis, Landlord’s
architect shall redetermine the Gross Building Area, and Landlord shall make such adjustments in
the computations required under this Lease as shall be necessary to account for the change.

          (g) “Landlord’s Notice Address” shall mean GR Development One LLC, c/o NDG I Management Inc.,
1621 18th Street, Suite 250, Denver, Colorado 80202, Attn: Greg C. Venn, President.

          (h) “Lease Year” shall mean each consecutive twelve (12) month period during the Term (as
defined in Section 1.1(cc) following the Commencement Date.

          (i) “Parking Areas” shall mean all of the parking areas available in the REOA Common Area for
use by Tenant, as set forth in the REOA.

          (j) “Parking Spaces” shall mean the designated spaces for parking automobiles made available
to Tenant under this Lease, as set forth in the attached Exhibit B-1.

          (k) “Permitted Uses” shall mean those uses which Tenant may make of the Premises as specified
in Section 1.10.

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          (l) “Premises” shall mean that portion of the Building leased to Tenant hereunder, as shown on
the floor plan attached hereto as part of Exhibit B and incorporated into this Lease, and known
generally as Suite 100, together with the non-exclusive use of all Building common areas.

          (m) “Property” shall mean that certain real property on which the Building is situated, more
particularly described as Lot 1, Block 1, Golden Ridge Subdivision Filing No. 6, City of Golden,
Jefferson County, Colorado.

          (n) “REOA” shall mean the Reciprocal Easement and Operations Agreement recorded June 8, 2000
at Reception Number F1068124 in the real estate records of the Clerk and Recorder of Jefferson
County, Colorado, as amended thereafter by recorded instrument.

          (o) “REOA Common Area” shall mean the Common Area of all of the property that is subject to
the REOA, as defined in the REOA.

          (p) “REOA Costs” shall mean the total of all “Common Area Maintenance Costs” as defined in the
REOA. Tenant shall pay its proportionate share of REOA Costs as set forth in Section 3.1. REOA
Costs are subject to adjustment as provided in the REOA.

          (q) “Rent” shall include Base Rent and Additional Rent.

          (r) “Rentable Area” of the Premises is deemed to be twenty-eight thousand six hundred
fifty-seven (28,657) rentable square feet, except as otherwise set forth herein.

          (s) “Rent Payment Address” shall mean c/o NexCore Properties LLC, 2620 E. Prospect Road, Suite
100, Fort Collins, Colorado 80525.

          (t) “Security Deposit” shall mean the security as set forth in Section 4.13.

          (u) “Service Facilities” shall mean the sidewalks and stairways adjacent to the Building and
the trash enclosures serving the Building.

          (v) “Special Amenities” shall mean Building specific amenities located on the REOA Common Area
or attached to the Building, such as Tenant identification signs, postal or delivery boxes, bicycle
racks, patios, outdoor seating areas, public telephones, benches or public transportation shelters,
recreational facilities, fountains, artwork, and landscaping which is not of a nature, type or
extent commonly installed throughout the REOA Common Area.

          (w) “Substantial Completion” shall mean that, with the exception of punch-list items that
would not prevent the use or occupancy of the Premises for the Permitted Uses, the Tenant
Improvements shall have been completed in accordance with the Tenant Improvement Plans and
Specifications and all mechanical systems serving or affecting the Premises shall then be in
working order, excluding any work required to be performed by Tenant to connect its equipment,
furniture systems, or both to such mechanical systems in order to obtain a Certificate of Occupancy
for the Premises. The date of Substantial Completion is projected to be February 15, 2005.

          (x) “Tenant Improvements” shall mean the improvements to the Premises to be shown on the
Tenant Plans and Specifications as defined in Section 2.1

          (y) “Tenant Improvement Plans and Specifications” shall mean the final plans and
specifications for the Tenant Improvements, as referenced in Exhibit C attached hereto.

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          (z) “Tenant Improvement Standards” shall mean the minimum standards for Tenant Improvements,
as set forth in Exhibit D attached hereto.

          (aa) “Tenant’s Notice Address” shall mean 500 Golden Ridge Road, Suite 100, Golden Colorado
80403, Attention Mike Shanks. Prior to the Commencement Date, a copy shall also be sent to CB
Richard Ellis, 4800 South Syracuse Street, Suite 100, Denver, Colorado 80237, Attention: Ty
Ritchie.

          (bb) “Tenant’s Pro Rata Share “ shall mean the proportionate shares of Maintenance and
Operating Costs and REOA Costs payable by Tenant as Additional Rent in the percentages as set forth
Section 3.1.

          (cc) “Term” The Term of this Lease shall commence at 12:01 on the Commencement Date and shall
expire at 11:59 p.m. on the last day of the month that is sixty-three (63) full months after the
Commencement Date, unless the Term is earlier terminated pursuant to any of the other provisions of
the Lease. If for any reason the Commencement Date falls on a day other than the first day of a
month, the Term shall include the period from the Commencement Date to the first day of the next
month and shall extend thereafter for sixty-three (63) months, or as otherwise extended in
accordance with the renewal option described in Article 9.

          (dd) “Utility Room” shall mean that space designated on Exhibit B hereto as the “Utility
Room,” which shall be utilized for the installation and maintenance of mechanical, electrical and
communications equipment serving the Premises and other leased areas of the Building.

     1.2 Demise. Subject to and upon the terms and conditions set forth herein, Landlord
hereby leases to Tenant and Tenant hereby leases from Landlord the Premises located in the Building
for the period commencing on the Commencement Date and ending on the Expiration Date, together with
a non-exclusive right to use the REOA Common Areas.

     1.3 Possession.

          (a) Delivery of Possession. The Premises are currently occupied by The Integer Group,
LLC (“Integer”), pursuant to a Building Lease dated May 10, 2000, as subsequently amended (the
“Integer Lease”). Landlord has entered into an agreement with Integer to terminate the Integer
Lease and to have Integer vacate the Premises effective as of January 10, 2005. Landlord shall use
reasonable efforts to ensure that Integer vacates the Premises on or before January 10, 2005, and
shall allow Tenant early access to the Premises as soon as reasonably practicable following the
date Integer vacates (the “Early Access Date”). The Premises shall be tendered to Tenant, and
Tenant shall accept tender of the Premises, in their “as-is, where-is” condition, without
representation or warranty of any kind, except as may otherwise be specifically set forth herein.
Landlord shall give Tenant and Tenant’s agents and contractors reasonable access to the Premises
beginning on the Early Access Date for the construction of the Tenant Improvements, and Tenant
agrees that minor inconveniences that do not unreasonably interfere with Tenant’s construction
(e.g., small amounts of personal property that may have been left behind by Integer) shall not be
deemed a delay in Landlord’s delivery of the Premises. The period from the Early Access Date to
the Commencement Date is referred to herein as the “Early Access Period”. All terms and conditions
of this Lease shall apply during the Early Access Period; provided, however, that Tenant shall not
be obligated to pay Base Rent or Additional Rent until the Commencement Date. Tenant agrees that
Landlord shall not be liable in any way for any injury, loss or damage which may occur to any of
Tenant’s property or installations in the Premises during the Early Access Period, the same being
at Tenant’s sole risk, except where such injury, loss or damage is caused by Landlord’s or its
agents’, contractors’, suppliers’ or workmen’s gross negligence. Tenant agrees to protect, defend,
indemnify and hold harmless Landlord from all liabilities, costs, damages, fees and expenses,
including reasonable attorney fees, arising out of or connected with the activities of Tenant or
its agents, contractors, suppliers or workmen in or about the Premises, the Building, the Property
or the REOA Common Area during the Early Access Period. Tenant shall pay any extraordinary
Operating Costs arising during the Early Access Period which exceed the Operating Costs Landlord
would have incurred in the absence of Tenant’s early access. Landlord agrees to protect, defend,
indemnify and hold harmless Tenant from all liabilities,

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costs, damages, fees and expenses, including reasonable attorney fees, arising out of or
connected with the activities of Landlord or its agents, contractors, suppliers or workmen in or
about the Premises during the Early Access Period, that unreasonably interfere with the Tenant’s
construction activities; provided, however, that nothing contained herein shall be deemed to limit
Landlord’s ability to perform or have performed any scheduled or emergency Building maintenance
activities.

          (b) Delay in Possession. If Landlord cannot deliver possession of the Premises to
Tenant by January 10, 2005 for any reason, Landlord shall not be subject to any liability for the
delay; provided, however, that if Integer fails to vacate the Premises by such date, then for each
day of delay in delivery beyond January 10, 2005, Landlord shall abate Tenant’s Base Rent (but not
Additional Rent) obligations by $667.78 for each day of delay, such amount being equal to the per
diem annualized Base Rent payable hereunder during the first Lease Year. If Landlord does not
deliver possession of the Premises by February 15, 2005, for reasons within Landlord’s reasonable
control, Tenant may cancel this Lease, at Tenant’s option, upon thirty (30) days written notice to
Landlord; provided, however, upon receipt of Tenant’s notice, Landlord shall have thirty (30) days
to deliver possession of the Premises. If Landlord delivers possession of the Premises within such
thirty (30) day period, this Lease shall continue in full force and effect. If Landlord does not
deliver possession of the Premises within such thirty (30) day period for reasons within Landlord’s
reasonable control, the Lease shall be terminated and the parties relieved from any further
liability hereunder.

     1.4 Acceptance Letter. Within ten (10) days after the Commencement Date, Tenant and
Landlord shall execute an acceptance letter substantially in the form of Exhibit E attached hereto
(the “Acceptance Letter”), setting forth the Commencement Date and other information required
therein, but the failure or refusal by Tenant to execute the Acceptance Letter shall not affect the
Commencement Date.

     1.5 Base Rent. Tenant shall pay Base Rent for the Premises to Landlord, in the amounts set
forth in the Base Rent Schedule attached hereto as Exhibit A and incorporated into this Lease,
without any setoff, offset or deduction whatsoever, and without any abatement except as provided in
Sections 1.3(b) and 6.2(e). Provided Tenant has not committed an Event of Default, the first
ninety (90) days of Base Rent (but not Additional Rent) shall be abated, and Tenant’s obligation to
pay Base Rent shall commence ninety (90) days following the Commencement Date. All payments of
Base Rent shall be due in advance on the first day of each calendar month during the term of this
Lease. The payments shall be made in equal monthly installments, except that Base Rent for any
period that is for less than one month shall be prorated on a per diem basis, and in the case of
the first payment shall be made in advance for the remaining fraction of the month and the next
full month. Payments shall be made to Landlord, in lawful money of the United States of America,
at the address of Landlord set forth in Section 1.1(g) above, or such place as Landlord may from
time to time designate in writing. Beginning with the first day of the second Lease Year and
thereafter on the first day of each Lease Year during the Term and any Extension Term, Base Rent
shall escalate by two and one-half percent (2.5%) over the Base Rent for the prior Lease Year.
This escalation is already reflected in the Base Rent Schedule for the Term set forth on Exhibit A,
but will apply to any Extension Term or to the lease of any additional space added to the Premises.

     1.6 Interest on Late Payments. Any Rent or other amount due from Tenant to Landlord under
this Lease not paid within five (5) days of when due shall bear interest from the date due,
computed on a daily basis, until the date paid, at the rate of one and one-half percent (1-1/2%)
per month until paid, but the payment of the interest shall not excuse nor cure any default by
Tenant under this Lease. The failure to charge or collect default interest in connection with any
one or more late payments shall not constitute a waiver of Landlord’s right to charge and collect
default interest in connection with any other similar or like late payments. The covenants in this
Lease to pay Rent shall be independent of any other covenant set forth in this Lease.

     1.7 Late Payment Charge. Further, and notwithstanding the interest charges provided for in
the preceding Section 1.6, if any Rent or other amounts owing hereunder are not paid within ten
(10) days of when due, Landlord and Tenant agree that Landlord will incur additional administrative
and financial expenses and inconveniences the amount of which will be difficult if not impossible
to determine. Accordingly, Tenant shall

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pay to Landlord an additional one-time late charge for any late payment in the amount of five
percent (5%) of the amount of the late payment. If Tenant shall have failed to timely pay Rent
when due more than two times in any twelve (12) month period, the foregoing time period shall be
reduced from ten (10) days to five (5) days for any future late payments

     1.8 Additional Rent. All sums other than Base Rent payable by Tenant under this Lease
shall be payable as Additional Rent and shall be payable on demand unless other payment dates are
set forth herein. Landlord shall have the same rights and remedies with respect to the failure by
Tenant to pay Additional Rent as Landlord has with respect to the failure by Tenant to pay Base
Rent.

     1.9 Common Areas.

          (a) Non-Exclusive Use. The REOA Common Area shall be available for the non-exclusive
use of Tenant during the Term of this Lease, subject to the requirements and limitations of the
REOA.

          (b) REOA Common Area Changes. Landlord shall have the right, in Landlord’s sole
discretion, from time to time:

               (i) To make changes to the REOA Common Area, including, without limitation, changes in the
location, size, shape, number, and appearance thereof, including but not limited to driveways,
entrances, Parking Area, loading and unloading areas, ingress, egress, direction of traffic,
decorative walls, landscaped areas and walkways; provided however that such changes shall not
substantially preclude Tenant’s access to or use of the Premises, and provided that Landlord shall
at all times provide Parking Spaces as required by applicable law.

               (ii) To close temporarily any of the REOA Common Area for maintenance purposes so long as
reasonable access to the Premises remains available.

               (iii) To do and perform such other acts and make such other changes in, to or with respect to
the REOA Common Area as Landlord may deem to be appropriate, provided that such changes shall not
have a materially adverse effect upon Tenant’s access to or use of the Premises.

          (c) Utility Room. Neither Tenant nor any other tenant of the Building shall enter the
Utility Room or use it for any equipment, wiring, storage, or other uses. The Utility Room is
solely for the installation and maintenance by Landlord of mechanical, electrical and
communications equipment serving the Premises and other leased areas of the Building.

     1.10 Use.

          (a) Permitted Use. The Premises shall be used and occupied by Tenant solely for
general and administrative offices and other lawful purposes ancillary to the business of Tenant
and for no other purpose without the prior written consent of Landlord, which consent may be
withheld for any or for no reason.

          (b) Use Restrictions. Tenant shall not conduct any business activity in the Premises
prior to the Commencement Date. Tenant shall not suffer or permit anyone, except in an emergency,
to go up on the roof of the Building. Tenant shall not at any time use, occupy or suffer or permit
the use or occupancy of the Premises, nor shall Tenant, its contractors, agents, employees,
managers or invitees, use or occupy the Building, Property or REOA Common Area, or store anything
therein in any manner that in the reasonable judgment of Landlord:

               (i) Is not an Permitted Use of the Premises.

               (ii) Violates the REOA.

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               (iii) Causes or may cause injury to the Premises, Building, or REOA Common Area; or any
equipment, facilities or systems therein.

               (iv) Will in any way conflict with any applicable law, statute, ordinance or governmental rule
or regulation now in force or which may hereafter be enacted or promulgated. The judgment of any
court of competent jurisdiction or the admission of Tenant in an action against Tenant whether
Landlord be a party to the action or not, that Tenant has violated any law, statutes, ordinance, or
governmental rule, regulation, or requirement, shall be conclusive of that fact as between Landlord
and Tenant.

               (v) Will in any way increase the existing rate of, or adversely affect, or cause a
cancellation of, any fire or other insurance policies covering the Building or any of its contents.

               (vi) Impairs or tends to impair the character, reputation or appearance of the Building or the
REOA Common Area as a first class building and common area.

               (vii) Constitutes a public or private nuisance.

               (viii) Interferes with the use of the REOA Common Area by other occupants of buildings covered
by the REOA, but this restriction shall not prevent the limited use of the REOA Common Area for
occasional, special marketing or social events, subject to the prior approval of the Maintenance
Director for the REOA and of Landlord, and upon such reasonable conditions as they shall impose.

          (c) Occupancy Restriction. The aggregate number of people (including without
limitation, full-time employees, part-time employees, independent contractors and agents of Tenant)
which may use or perform services or activities in the Premises shall not exceed a ratio of one (1)
person for each two hundred (200) square feet of Rentable Area, regardless of whether such people
“office share,” “job share” or work in shifts. Tenant may, from time to time, allow invitees,
guests, non-resident and home-based employees, and repair workers to enter the Premises for the
purposes of meeting with employees and making repairs, and the presence of such people shall not be
included in the aforementioned calculation. For purposes of this Section 1.10(c), a “non-resident
employee” shall be an employee of Tenant whose primary physical residence is located outside the
State of Colorado, and “home-based employee” shall be an employee of Tenant who works primarily
from locations other than the Premises, and in any event, less than four (4) hours per week from
the Premises. Nothing in this Section 1.10(c) shall be deemed to increase the number of Parking
Spaces available to Tenant as set forth in Section 4.1.

ARTICLE 2

IMPROVEMENTS, ALTERATIONS AND ADDITIONS

     2.1 Improvements.

          (a) Tenant Improvements. Tenant shall undertake and construct the Tenant Improvements
substantially in accordance with the Tenant Improvement Plans and Specifications to be attached
hereto as Exhibit C. Without limiting Tenant’s obligations as set forth elsewhere in this Lease,
Tenant shall use only such contractors as have been expressly approved by Landlord, which approval
shall not be unreasonably withheld. Tenant shall furnish Landlord with electronic (AutoCAD) and
paper sets of as-built plans or “Record Drawings” delineating the work completed and in place, and
Tenant shall pay when due all claims for labor or materials furnished or alleged to have been
furnished to or for Tenant at or for use in the Premises.

          (b) Americans With Disabilities Act. Tenant shall cause its contractors and
architects to comply with the Americans With Disabilities Act, 42 U.S.C. §12101 et seq., and the
regulations promulgated as 28 CFR Part 36 as interpreted and enforced at the time of Substantial
Completion in the jurisdiction in which the Property is located (“ADA”). Landlord and its
architect reserve the right to determine whether the Tenant Improvements are ADA compliant.

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          (c) Tenant Improvement Plans and Specifications. 

               (i) Space Plan. Landlord has provided Tenant with the first draft of a space plan for
the Premises (the “Space Plan.” Changes to the Space Plan made by Landlord will be charged to
Tenant at the hourly rates incurred by Landlord for such design services, which charges will be
paid by Tenant promptly upon receipt of Landlord’s invoice.

               (ii) Tenant Improvement Plans and Specifications. All Tenant Improvements shall be in
conformity with the Tenant Improvement Standards set forth on Exhibit D. Tenant shall submit to
Landlord such information as is reasonably necessary to enable Landlord to approve the Tenant
Improvement Plans and Specifications for attachment to this Lease as Exhibit C. The Tenant
Improvement Plans and Specifications shall be prepared as soon as reasonably practicable after
submission by Tenant of all information necessary for Landlord to approve the same. Tenant agrees
to, and shall devote such time in consultation with Tenant’s architect and such consultants as they
may reasonably deem necessary to finalize the Tenant Improvement Plans and Specifications and to
approve them in writing on or before Tenant begins construction. The Tenant Improvement Plans and
Specifications shall be subject to the final approval of Landlord, which shall not unreasonably be
withheld. Landlord’s approval shall be evidenced by Landlord’s signature on the documents.

          (d) Tenant Improvement Allowance. Landlord shall provide Tenant an allowance (“Tenant
Improvement Allowance”) of ten dollars ($10.00) per Rentable Square Foot (multiplied by 28,657
Rentable Square Feet), for the design and construction of Tenant Improvements, which shall be
disbursed in accordance with the Disbursement Terms attached hereto as Exhibit C-1. The Tenant
Improvement Allowance may be utilized for space planning, construction drawings and hard
construction costs, which costs may include, without limitation, all painting, carpeting,
re-metering fees and costs, and auxiliary server room cooling systems, but not for Tenant’s moving
expenses, interior design and decorating, furnishings, trade fixtures, office equipment, or
technology hardware or software. Notwithstanding the foregoing, Tenant may allocate up to: (i)
thirty-five cents (35¢) per Rentable Square Foot (multiplied by 28,657 Rentable Square Feet) for
cabling and data cabling, and (ii) two dollars ($2.00) per Rentable Square Foot (multiplied by
28,657 Rentable Square Feet) to acquire the existing furniture owned by Integer and currently
located with the Premises; provided that such acquisition shall be pursuant to a separate agreement
between Tenant and Integer, and Landlord makes no representation or warranty with respect to the
availability, condition or any other aspect of the Integer furniture, except that Landlord
acknowledges that such furniture shall be the sole personal property of Tenant, free and clear of
any liens in favor of Landlord. Tenant shall pay Landlord a construction coordination fee of fifty
cents (50¢) per Rentable Square Foot (multiplied by 28,657 Rentable Square Feet), which fee shall
be charged against the Tenant Improvement Allowance.

          (e) Unused Allowance. Any portion of the Tenant Improvement Allowance not utilized by
Tenant shall be forfeited.

          (f) Excess Tenant Improvement Costs. Tenant shall pay all costs of designing and
constructing the Tenant Improvements that exceed the total Tenant Improvement Allowance. At any
time from ten (10) days prior to the commencement of construction of the Tenant Improvements and
continuing during construction of the Tenant Improvements, if Landlord reasonably estimates, based
on its experience, on industry standards, or on cost estimates for the Tenant Improvements, that
the cost to complete the Tenant Improvements will exceed the Tenant Improvement Allowance, then
Landlord may require Tenant to deposit with Landlord, within five (5) days after request, an amount
equal to that which Landlord estimates to be the excess cost for Tenant Improvements. At the time
such funds are to be deposited, Tenant shall also provide to Landlord evidence reasonably
satisfactory to Landlord that Tenant has, or has unrestricted access to, the balance of the excess
Tenant Improvement cost as estimated by Landlord.

          (g) Tenant Improvement Changes. After execution of this Lease, no material changes or
modifications shall be made to the Tenant Improvement Plans and Specifications except by written
change order

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approved and signed by Landlord. Landlord shall not unreasonably withhold its approval.
Landlord may, however, condition its approval upon, among others, the following factors: (i)
Tenant’s agreement to extend the length of the initial Term of this Lease, (ii) Tenant’s agreement
to reduce the Tenant Improvement Allowance, or (iii) Tenant’s agreement to remove finishes that do
not meet the Tenant Improvement Standards and replace them with finishes that do upon termination
of this Lease.

          (h) Acceptance of Premises. By acceptance of Landlord’s tender of the Premises,
Tenant shall be deemed conclusively to have accepted the Premises in their “as-is, where-is”
condition. Landlord shall not be responsible for, nor have any liability for loss or damage to the
Tenant Improvements, or any fixtures, equipment or other property of Tenant or others installed or
placed in the Premises or the Building by Tenant or on Tenant’s behalf, by its servants, employees,
agents or independent contractors, except when caused by Landlord’s or Landlord’s agents’ gross
negligence or willful misconduct.

          (i) Representatives. The following persons shall serve as representatives of Landlord
and Tenant, respectively, during the construction of Tenant Improvements, and they shall be
authorized to make such decisions, give such approvals and disapprovals, and execute such documents
as shall be required for the timely construction of the Tenant Improvements.

               (i) Landlord’s Representative. Landlord’s Representative shall be Jarrod Daddis, or such
other person as Landlord shall designate in a written notice to Tenant.

               (ii) Tenant’s Representative. Tenant’s Representative shall be Mike Shanks, or such other
person(s) as Tenant shall designate in a written notice to Landlord. Tenant’s Representative shall
have full authority to make decisions, give approvals and disapprovals, and execute documents on
Tenant’s behalf with respect to the Tenant Improvements and all other matters with respect to this
Lease.

          (j) Ownership of Tenant Improvements. All Tenant Improvements shall be the property
of Landlord and shall remain upon and be surrendered with the Premises at the expiration of the
Lease term, unless Landlord requires their removal. Landlord shall give written notice to Tenant
on or before the time Tenant Improvements are approved if Landlord will require Tenant to remove
any Tenant Improvements. Before the expiration of the Lease, Tenant shall remove all Tenant
Improvements identified at the time of approval and shall restore the Premises to the condition
existing prior to the installation of such Tenant Improvements, ordinary wear and tear excepted.

     2.2 Alterations and Additions.

          (a) Construction. Tenant shall not, without Landlord’s prior written consent make any
alterations, improvements, additions, utility installations or repairs in, on or about the
Premises, or the Building (collectively “Alterations”) unless the Alterations cost less than
$30,000 each and less than $100,000 cumulatively per annum and do not impact or involve any
structural components of the Building and do not involve penetrations of the exterior or roof of
the Building. All such construction shall, at a minimum, be in conformity with the Minimum Tenant
Improvement Standards set forth on Exhibit D. The term “utility installation” shall mean power
panels, electrical distribution systems, plumbing, gas distribution systems, backup power systems,
lighting fixtures, air conditioning, and telecommunication wiring and equipment installation. At
the expiration of the Term, Landlord may require the removal of any or all of the Alterations and
the restoration of the Premises and the Building to their prior condition, at Tenant’s expense.
For all Alterations requiring Landlord’s prior approval, Tenant shall use only such contractor as
has been expressly approved by Landlord which approval shall not be unreasonably withheld, and
Landlord may require Tenant to provide Landlord, at Tenant’s sole cost and expense, a lien and
completion bond in an amount equal to one and one-half times the estimated cost of such
Alterations, to insure Landlord against any liability for mechanic’s and materialmen’s liens and to
insure completion of the work. Should Tenant make any Alterations requiring Landlord’s consent
without the prior approval of Landlord, or use a contractor not expressly approved by Landlord,
Landlord may, in addition to

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declaring a default by Tenant, require that Tenant remove any part or all of the same at any
time during the Term of this Lease.

          (b) Permits and Approvals. Tenant shall acquire and comply with all necessary permits
and approvals from all applicable governmental agencies for work requiring governmental permits or
approval. Promptly upon the completion of all such work, Tenant shall furnish Landlord with a copy
of each permit, with signatures indicating final governmental approval of the work, and Tenant
shall furnish Landlord with a set of as-built plans, showing the work in place. Tenant shall pay
when due all claims for labor or materials furnished or alleged to have been furnished to or for
Tenant at or for use in the Premises, which claims are or may be secured by any mechanic’s or
materialman’s lien against the Premises, the Building, the Property, the REOA Common Area, or any
interest therein. Tenant shall give Landlord not less than ten (10) days notice prior to the
commencement of any work in the Premises that requires a governmental permit or approval. Tenant
shall post notices of Landlord’s non-responsibility for payment for any Tenant Improvements or
Tenant’s Alterations in or on the Premises or the Building as provided by law, and Landlord shall
have the right to post such notices irrespective of whether Tenant fails to do so. Tenant shall be
subject to Section 4.12 with respect to all Alterations.

          (c) Ownership of Alterations. All Alterations which may be attached to the Premises
by Tenant, including, but not limited to, floor coverings, paneling, doors, drapes, built-ins,
moldings, sound attenuation, and lighting and telephone or communication systems, conduit, wiring
and outlets, shall be made and done in a good and workmanlike manner and of good and sufficient
quality and materials and shall be the property of Landlord and remain upon and be surrendered with
the Premises at the expiration of the Lease term, unless Landlord requires their removal.
Notwithstanding the provisions of this Section 2.2(c), Tenant’s personal property and equipment
(including, without limitation, Tenant’s trade fixtures, the furniture purchased from Integer,
Tenant’s other personal property and equipment), other than that which is affixed to the Premises
so that it cannot be removed without material damage to the Premises or the Building, shall remain
the property of Tenant and may be removed by Tenant subject to the provisions of Section 4.3(b).

ARTICLE 3

OPERATING EXPENSES

     3.1 Tenant’s Payment of Operating Expenses. During the first year of the Term, Tenant
shall pay as Additional Rent 44.54% of Maintenance and Operating Costs for the Premises and
Building, plus 15.52% of REOA Costs accruing after the Commencement Date (collectively “Operating
Expenses”), which shall be payable in the manner, at the time and in the amounts set forth below.
Beginning on the first day of the second year of the Term, Tenant shall pay as Additional Rent
49.75% of Maintenance and Operating Costs for the Premises and Building, plus 17.33% of REOA Costs.

     3.2 Operating Expenses.

          (a) Maintenance and Operating Costs. The term “Maintenance and Operating Costs” shall
mean the aggregate of those costs and expenses paid or incurred by or on behalf of Landlord on or
after the Commencement Date (whether directly or through independent contractors) relating to the
ownership, maintenance and operation of the Building and the Property. Landlord agrees to make
reasonable efforts to minimize Maintenance and Operating Costs, provided that such efforts are
consistent with Landlord’s intent to operate and maintain the Building in a first class manner.
Without limiting the generality of the foregoing, Maintenance and Operating Costs shall include the
following:

               (i) Taxes. The term “Taxes” shall mean all taxes, fees and assessments and governmental
charges levied, whether by federal, state, county, municipal, or other taxing districts or
authorities presently or hereafter created, taxing the Building or the Property and any other
taxes, fees, charges or assessments attributable to the Building or its operation that Landlord
shall be required to pay. Taxes shall include any excise, privilege, gross receipts or sales tax
levied on the rentals or the receipt thereof. If and to the

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extent that due to a change in the method of taxation or assessment, any franchise, capital
stock, capital, rent, income, profit or other tax or charge shall be a substitute for or supplement
to any of the foregoing, then all such items shall be included within the term Taxes for the
purposes of this Lease. All expenses, including reasonable attorneys’ fees and disbursements,
experts’ and other witnesses’ fees, incurred in contesting the validity or amount of any Taxes or
in obtaining a refund of Taxes shall be considered as part of the Taxes for the year in which paid.
Without the prior written consent of Landlord, Tenant may not contest Taxes. Notwithstanding the
foregoing, Taxes shall not include Landlord’s state or federal income taxes.

               (ii) Insurance. The term “Insurance” shall mean all insurance of any type that Landlord
carries in accordance with the terms of this Lease.

               (iii) Maintenance Costs. The term “Maintenance Costs” shall mean all costs paid or incurred
in connection with the operation or maintenance of the Building or the Property, including,
without limitation, all Parking Areas (whether temporary or permanent) on the Property, access
roads, driveways, curbs, truck ways, loading areas and docks, retaining walls, lighting facilities,
service corridors, pedestrian sidewalks, stairways, plazas, malls, foundations, exterior and
demising walls, roofs over the entire Building including the Premises, courts and ramps, decorative
walls, vacant areas, landscaped and planting areas and facilities, service lines or conduits for
gas, water, electric, sewage, heating, ventilating and air conditioning services, music and
intercom equipment, fire suppression and warning systems, conduits and appurtenances for use by
Tenant in common with other tenants, and other areas and facilities related to the Property,
whether within or outside the Building and whether located on or off the Property. Maintenance
Costs shall include, but are not limited to, the following:

                    (A) All expenses incurred in connection with making the Parking Spaces on the Property
available for use by Tenant and others including, but not limited to, any management fees that
Landlord may be required to pay for such use, and all costs incurred for sweeping; cleaning; litter
control; snow and ice removal; removal and replacement of car stops; and resurfacing, repainting,
re-striping, and repair and replacement of paved surfaces and curbs.

                    (B) All expenses incurred for supplies and materials used in the operation and maintenance of
the Building including, but not limited to, uniforms, paper products, decorations, painting and
replacement of worn out or damaged building components and equipment.

                    (C) The cost of all utilities for the Premises not paid for directly by Tenant, including, but
not limited to, the cost of water, electrical service and lighting, excepting those utilities
supplied to tenants of the Building at their respective premises to the extent billed to such
tenants either directly or by means of submetering.

                    (D) The cost of all maintenance and service agreements for the Building and equipment used in
the operation of the Building, including, but not limited to, alarm service, waste disposal,
security and/or guard service, window cleaning, fire protection, sprinklers, mechanical systems
maintenance, exterminating and landscape maintenance.

                    (E) Amortization, together with interest, on the cost of installation of capital improvement
items which result in, or are intended to result in, a reduction in Maintenance Costs or which are
required to be installed under any governmental law, regulation or authority. “Interest” shall be
calculated at the lesser of (i) the annual prime rate published in the Western Edition of The Wall
Street Journal plus two percent (2%) per annum or (ii) the maximum legal rate of interest allowed
by the state in which the Building is located. All such costs shall be amortized over the
reasonable life of the capital improvement items, with the reasonable life and amortization
schedule being determined in accordance with generally accepted accounting principles, but in no
event to extend beyond the reasonable life of the Building.

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                    (F) Management fees to the extent such fees do not exceed three percent (3%) of the gross
receipts from the Building during the remaining term (as it may be extended) of the existing
NexCore Property Management agreement for the Building, after which time the property management
fees shall not exceed the market rate charged to owners of buildings of similar age and quality in
the west metropolitan Denver, Colorado area (with such fees may include, without limitation,
salaries and fringe benefits of Building employees and employees of the Building’s managing agent
to the extent chargeable to the Building), reasonable legal fees, accounting costs and
disbursements, and other professional services associated with the operation and maintenance of the
Building.

                    (G) The cost of maintenance and repair of ceilings, roof, structural components, exterior
walls, gutters, glass, plate glass, show windows, plumbing, pipes and fixtures and other equipment,
and the Building foundation, but excluding the cost of replacement of the foundation and
replacement of the exterior walls and roof as a result of obsolescence, defects in workmanship or
materials, or damage from casualty. For purposes of this section: (i) the removal and restoration
of small portions of the roof, as part of the routine and customary maintenance of the roof, shall
be considered repair and not replacement; and (ii) “defects in workmanship or materials” shall mean
workmanship or materials that, as of the time of the Building was constructed, did not meet the
minimum construction standards for similar office buildings located in the west Denver, Colorado
metropolitan area.

                    (H) The cost of all licenses, dues, permits and other governmental charge.

          (b) Exclusions from Maintenance and Operating Costs. Maintenance and Operating Costs
shall not include the following:

               (i) Depreciation and amortization on the Building except as expressly permitted elsewhere in
the Lease.

               (ii) Interest on debt or amortization payments on mortgages or deeds of trust or any other
debt for borrowed money, or ground lease payments.

               (iii) Costs associated with the operation of the business of the ownership entity which
constitutes Landlord, as distinguished from the costs of Building operations, including, but not
limited to, partnership or corporation accounting and legal matters, costs of defending any
lawsuits with any mortgagee (except as the actions of Tenant may be at issue), costs of selling,
syndicating, financing or refinancing, mortgaging or hypothecating any of Landlord’s interest in
the Building or other property subject to the REOA, costs of any disputes between Landlord and its
employees (if any) whether or not engaged directly in Building operations, disputes of Landlord
with Building or REOA management, or outside fees paid in connection with disputes with other
tenants.

               (iv) Legal fees, space planner fees, real estate broker leasing commissions and advertising
expenses incurred in connection with the original or future leasing of the Building.

               (v) Costs of restoration of, or repair to, the Building or REOA Common Area or improvements
therein as a result of the casualty or condemnation thereof for which an award has been made, to
the extent of the amount of the insurance proceeds or condemnation award.

               (vi) Any bad debt loss, rent loss or reserves for bad debt loss or rent loss.

               (vii) The salaries of executives and employees of Landlord or any affiliate above the level of
property manager (other than the Building’s engineer).

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               (viii) Fees (including legal and accounting fees), wages, salaries and other compensation or
costs for services not rendered in connection with the management, operation, security, repair or
maintenance of the Building or the property that is subject to the REOA.

               (ix) Fines and penalties, except to the extent incurred as a consequence of Tenant’s failure
to perform any of its obligations hereunder.

               (x) Any amount which would result in Landlord being reimbursed for more than one hundred
percent (100%) of its actual costs incurred in relation to the ownership, maintenance and operation
of the Building and the Property.

               (xi) Costs of tenant improvements (including capital improvements) constructed within premises
for other tenants.

               (xii) Advertising expenses for the Property or the Building.

               (xiii) Costs of purchasing new or replacement sculptures, paintings or other art works located
in the Building or on the Property, not to exceed Twenty-Five Thousand Dollars ($25,000.00) in the
aggregate during any five (5) year period.

               (xiv) Costs of capital improvements made to the Premises and by Tenant, and not otherwise paid
or reimbursed by Landlord.

               (xv) Overtime expense, late fees, penalties, interest or other expenses Landlord incurs in
curing any Landlord default hereunder.

               (xvi) Fees and costs incurred by Landlord in order to remedy any violation of any applicable
law, statute, ordinance, or governmental rule or regulation in force as of the Commencement Date
with respect to the Building or the use thereof for general office purposes.

     3.3 Estimates and Payments. Tenant agrees to pay monthly, as Additional Rent, one-twelfth
(1/12) of Landlord’s estimate of Operating Expenses for the then current calendar year. Landlord
will give Tenant written notice from time to time of such estimated amounts determined in good
faith by Landlord based upon Landlord’s operating budget, and Tenant shall pay such amounts monthly
to Landlord in the same manner and at the same time as Base Rent. Landlord will use reasonable
efforts to submit to Tenant by May 1 of each year a statement showing in reasonable detail
Operating Expenses on a per rentable square foot basis for the preceding calendar year along with a
reconciliation of estimated payments made by Tenant as compared to Tenant’s actual payments for
such calendar year (each, an “Operating Statement”). However, the failure or delay by Landlord to
provide Tenant with an Operating Statement shall not constitute a waiver by Landlord of Tenant’s
obligation to pay Operating Expenses or of Landlord’s rights to send an Operating Statement or a
waiver of its right to reconcile payments of Operating Expenses. Within thirty (30) days after
receipt of an Operating Statement, Tenant shall pay to Landlord any additional amounts owed to
Landlord as shown on the Operating Statement and Landlord shall refund to Tenant any overage held
by Landlord which exceeds one thousand dollars ($1,000). Any monies under $1,000 owed Tenant by
Landlord shall be applied by Landlord against the next accruing monthly installment(s) of Operating
Expenses due from Tenant, and if the Term has expired, shall be paid to Tenant. Tenant or its
representative shall have the right, upon not less than ten (10) days’ prior notice rendered no
later than twenty (20) days after delivery of an Operating Statement (the “Review Period”), to
review, at Tenant’s sole cost, Landlord’s books and records with respect to Operating Expenses
during normal business hours, at the location of Landlord’s books and records, but no more than
once annually with respect to any given calendar year. Unless Tenant shall take written exception
to any item contained in the Operating Statement before the expiration of the Review Period, then
Tenant will be deemed to have waived any right to object to or challenge the Operating Statement.
If timely objection is made by Tenant under this Section 3.3, Landlord and Tenant shall use
reasonable good faith efforts to resolve any such objections within thirty (30) calendar days after
the date on

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which the notice of objection was given by Tenant. If Landlord and Tenant are unable to resolve
such objection within such thirty (30) day period, Landlord and Tenant shall select a mutually
acceptable independent certified property manager that has experience in these matters (the
“Property Manager”) who shall resolve such dispute. If Landlord and Tenant fail to agree on a
Property Manager, each party shall identify its own independent certified property manager and
those two property managers shall mutually identify the Property Manager. Tenant shall prepare a
written summary (the “Summary”) of its position regarding the proper resolution of the items in
dispute. Promptly after the Property Manager has been selected, the parties shall deliver to the
Property Manager copies of the Operating Statement initially submitted by Landlord and the Summary
prepared by Tenant and shall specify to the Property Manager the individual items still in dispute.
Landlord may also elect to submit its own written summary to the Property Manager. The Property
Manager shall resolve each item in dispute and give written notice of his decision to Landlord and
Tenant within thirty (30) calendar days after his appointment. The determination made as to any
items in accordance with the foregoing procedures shall be final and binding on both Landlord and
Tenant as to such items. Any adjustment required to be made to any previous payment made by Tenant
by reason of such decision shall be made by Tenant or Landlord within ten (10) business days after
notice of the final decision has been given to Landlord and Tenant; provided, however, maintenance
and operating costs have been overstated, Landlord may elect to offset the amounts against the next
installment of Additional Rent. Landlord will bear the cost of the Property Manager if it is
determined that Landlord has overstated Tenant’s Share of Maintenance and Operating Costs for the
applicable calendar year in excess of $0.25 per square foot of Rentable Area of the Leased
Premises. Otherwise, the costs of the Property Manager will be paid by Tenant. Any payments due
under this Article 3 shall be prorated for any partial calendar year occurring during the Term.
Tenant’s obligation to pay any amounts due under this Article 3 and Landlord’s obligation to refund
any overpayments made by Tenant under this Article 3 for the final year of the Term shall survive
the Expiration Date or earlier termination of this Lease.

ARTICLE 4

TENANT’S COVENANTS AND RIGHTS

     4.1 Parking.

          (a) Tenant shall be entitled to the nonexclusive use of one hundred fifteen (115) Parking
Spaces on the Property during the Term. One hundred ten (110) of the Parking Spaces shall be
unreserved and non-exclusive, and five (5) shall be reserved for Tenant’s use only, as depicted on
Exhibit B-1. Tenant and its agents, employees, contractors, visitors, guests, invitees or
licensees shall use such Parking Spaces in compliance with the applicable provisions of this Lease
and the REOA. If Tenant exercises its Right of First Refusal for the First Refusal Space as set
forth in Section 9.2, the number of Parking Spaces available to Tenant shall be increased by four
(4) Parking Spaces per 1,000 rentable square feet contained in the First Refusal Space.

          (b) Landlord hereby acknowledges that Tenant may from time to time during the Term have the
need to use up to ten (10) additional parking spaces. Landlord agrees that if there exists from
time to time at least 2,500 rentable square feet of vacant tenant space, in the aggregate, in both
the Building and the office building located on “Lot 2” (as defined in the REOA) (the “Vacant
Space”), Landlord shall permit the Tenant to use ten (10) additional, unreserved parking spaces
(the “Additional Spaces”). Tenant’s use of the Additional Spaces shall be subject to the
applicable provisions of this Lease and the REOA. In addition, if the Vacant Space is reduced
below 2,500 rentable square feet, the number of Additional Spaces that Landlord shall make
available for Tenant’s use shall be reduced pro rata, by one space for every 250 rentable square
feet reduction in Vacant Space or portion thereof. If the Vacant Space is such that the number of
Additional Spaces from time to time available to Tenant is less than ten (10), then, without
Landlord representing or warranting that any additional parking spaces shall be available for
Tenant’s use, and without any obligation being imposed on Landlord to provide the same, Tenant may
use any available spaces in the Parking Areas, but in no event shall the total number of parking
spaces used by Tenant (including the Parking Spaces and the Additional Spaces and any other spaces)
exceed 125. Tenant’s use of any spaces in excess of the Parking Spaces and the Additional Spaces
(subject to the limit of 125), in and of itself, shall not be an event of default hereunder, but
Tenant’s use thereof

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shall be subject to other Building tenants’ rights as set forth in their respective leases,
and otherwise be in compliance with the applicable provisions of this Lease and the REOA. Landlord
shall use reasonable efforts to notify Tenant of the reduction in the Vacant Space, but its failure
to do so shall not be an event of default hereunder.

          (c) The Parking Areas furnished by Landlord shall be subject to the reasonable control and
management of Landlord or its designated agent, who may, from time to time, establish, modify and
enforce reasonable rules and regulations with respect to the Parking Areas. Landlord reserves the
right to change, reconfigure, relocate or rearrange the Parking Areas, to grant reciprocal rights
of use to occupants of other buildings covered by the REOA, to construct or repair any portion
thereof, and to restrict or eliminate the use of any Parking Areas and to do such other acts in and
to such areas as Landlord deems necessary or desirable without such actions being deemed an
eviction of Tenant or a disturbance of Tenant’s use of the Premises and without Landlord being
deemed in default, but in no event shall Landlord reduce the number of Parking Spaces to be
provided to Tenant. Further, Landlord may, in its sole discretion, convert the Parking Areas to
reserved and/or controlled parking and may require Tenant to provide or pay for the provision of
parking passes or stickers to Tenant’s employees.

          (d) If Parking Spaces are not assigned pursuant to the terms of this Lease, Landlord reserves
the right at any time to assign Parking Spaces, and Tenant shall be responsible to insure that its
employees park in the designated areas. Tenant shall, if requested by Landlord, furnish to
Landlord a complete list of the license plate numbers of all vehicles operated by Tenant, Tenant’s
employees and agents. Landlord shall not be liable for any damage of any nature to, or any theft
of, vehicles, or contents thereof, in or about the Parking Area. At Landlord’s request, Tenant
shall cause its employees and agents using Tenant’s Parking Spaces to execute an agreement
confirming the foregoing. Excessive use of the Parking Area by others shall not be a default or
breach of this Lease by Landlord, and shall not suspend or terminate any of Tenant’s obligations
under this Lease.

     4.2 Assignment and Subletting.

          (a) Landlord’s Consent Required. Tenant shall not voluntarily or by operation of law
assign, transfer, sublet, mortgage, collaterally assign, or otherwise transfer or encumber all or
any part of Tenant’s interest in the Lease or in the Premises without Landlord’s prior written
consent. Landlord’s consent to an assignment, transfer or subletting of the Premises shall not be
unreasonably withheld or delayed. Landlord’s consent to a mortgage or collateral assignment of
Tenant’s leasehold interest may be withheld by Landlord in Landlord’s sole discretion. Landlord
shall respond to Tenant’s request for consent hereunder within thirty (30) days after delivery of a
request for Landlord’s approval. Failure of Landlord to respond shall be deemed disapproval. Any
attempted assignment, transfer, subletting, mortgage, collateral assignment or encumbrance without
Landlord’s consent shall be void, and shall constitute a material default and breach of this Lease
without a requirement for notice to Tenant under any provision of this Lease. “Transfer” within
the meaning of this Section 4.2(a) shall include any merger, reorganization, or similar transaction
to which the Tenant’s consent is required, the sale or transfer of all or substantially all of
Tenant’s assets or the transfer of fifty-one percent (51%) or more of Tenant’s stock; provided,
however, that a Transfer shall not require Landlord’s consent if the senior unsecured debt of the
acquiring or surviving entity has a rating of A+ by Standard and Poor’s Rating Services after
completion of the Transfer, and the acquiring or surviving entity either assumes all of Tenant’s
obligations hereunder or confirms its continuing responsibility for Tenant’s obligations hereunder,
as appropriate.

          (b) Consent Exceptions. Notwithstanding the provisions of Section 4.2(a) above, Tenant may,
without obtaining Landlord’s consent, assign all of its rights (but not less than all of its
rights), or sublet a portion of the Premises, to any entity which is at least fifty-one percent
(51%) owned by Tenant or a parent of Tenant (“Affiliate”) or in connection with any merger or
reorganization of Tenant with an Affiliate or a sale of all of Tenant’s assets to an Affiliate,
provided that Landlord receives at least thirty (30) days’ advance written notice of the
transaction.

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          (c) Terms and Conditions — Assignment and Subletting.

               (i) No assignment or subletting shall release Tenant of Tenant’s obligations hereunder or
alter the primary liability of Tenant to pay all Base Rent and Additional Rent due under this Lease
and to perform all obligations to be performed by Tenant under this Lease.

               (ii) Upon any default under this Lease, Landlord may proceed directly against Tenant or any
one else responsible for the performance of this Lease, including the subtenant, without first
exhausting Landlord’s remedies against any other person or entity responsible therefor to Landlord,
or any security held by Landlord or Tenant. Landlord’s written consent to any assignment or
subletting of the Premises by Tenant shall not constitute an acknowledgment that no default then
exists under this Lease of the obligations to be performed by Tenant nor shall such consent be
deemed a waiver of any then existing default, except as may be otherwise stated in writing by
Landlord at the time. No assignment of this Lease shall be effective unless and until Tenant shall
deliver to Landlord an agreement in form and substance satisfactory to Landlord pursuant to which
such assignee assumes and agrees to be bound by all of the terms, covenants, conditions, provisions
and agreements of this Lease. No sublease entered into by Tenant shall be effective unless it
contains an agreement of Subtenant to be bound by all of the terms, covenants, conditions,
provisions and agreements of this Lease applicable to the subleased portion of the Premises.
Tenant shall use only such form of sublease as has been approved by Landlord, which approval shall
not unreasonably be withheld, and once approved by Landlord, such sublease shall not be changed or
modified without Landlord’s prior written consent, which shall not unreasonably be withheld.

               (iii) Tenant shall not assign or sublease to any person or entity that is a tenant of Landlord
in any building in the Golden Ridge office park at the time of such assignment or sublease.

          (d) Additional Terms and Conditions — Subletting. The following provisions shall be
deemed included in all subleases under this Lease whether or not expressly set forth or
incorporated therein:

               (i) Tenant hereby assigns and transfers to Landlord all rentals and income arising from any
sublease or assignment made by Tenant. Landlord may collect such rent and income and apply it
toward Tenant’s obligations under this Lease. Tenant shall pay to Landlord fifty percent (50%) of
the amount of such rent and income which exceeds Base Rent and Additional Rent due under this Lease
with respect to the subleased or assigned portion of the Premises (“Excess Rent”), after recovery
by Tenant of any costs incurred and paid by Tenant in connection with such assignment or sublease,
including, without limitation, all reasonable broker’s fees and commissions, marketing costs, and
finish allowances. Excess Rent shall not include any amounts received by Tenant from the rental or
sale of Tenant’s personal property, equipment or furniture, provided such rental or sale is
pursuant to a bona fide transaction with a permitted subtenant or assignee. Landlord shall not, by
reason of the collection of the rents or other sums due from an assignee or a subtenant, be deemed
liable to the assignee or subtenant for any failure of Tenant to perform and comply with any of the
Tenant’s obligations to such assignee or subtenant. Tenant hereby irrevocably authorizes and
directs any such assignee or subtenant, upon receipt of a written notice from Landlord stating that
a default exists in the performance of Tenant’s obligations under this Lease, to pay to Landlord
the rents due and to become due under the assignment or sublease. Tenant agrees that such assignee
or subtenant shall have the right to rely upon any such statement and request from Landlord, and
that such assignee or subtenant shall pay such rents to Landlord without any obligation or right to
inquire as to whether such default exists and notwithstanding any notice from or claim from Tenant
to the contrary. Tenant shall have no right or claim against the assignee, subtenant or Landlord
for any rents so paid to Landlord.

               (ii) Any assignee and any subtenant shall, by reason of entering into an assignment or
sublease under this Lease, be deemed, for the benefit of Landlord, to have assumed and agreed to
conform and comply with each and every obligation herein to be performed by Tenant other than such
obligations as are contrary to or inconsistent with provision contained in a sublease to which
Landlord has expressly consented in

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writing. No subtenant shall further assign or sublet all or any part of the Premises without
Landlord’s prior written consent, which may be withheld in Landlord’s sole discretion.

               (iii) Landlord agrees to deliver a copy of any notice of default by Tenant to the subtenant.
Such subtenant shall have the right to cure a default of Tenant within five (5) days after service
of said notice of default upon such subtenant, and the subtenant shall have a right of
reimbursement and offset from and against Tenant for any such defaults cured by the subtenant.

     4.3 Care of Premises.

          (a) Tenant’s Maintenance. Subject to the provisions of Sections 6.1 and 6.2 hereof,
Tenant shall maintain and repair the Premises, including all interior glass and exterior entryway
glass serving the Premises, in good order and repair and shall preserve them in the condition
delivered to Tenant on the Commencement Date, normal wear and tear excepted. Tenant shall not
permit or commit waste of the Premises, Service Facilities, Special Amenities, Building, Property
or the REOA Common Area. Tenant shall be responsible for cleaning, repainting and redecorating the
Premises, cleaning drapes or other window coverings and carpets at reasonable intervals as needed,
and making repairs, replacements and alterations as needed, in a good and workmanlike manner in
accordance with the terms and provisions of this Lease, including those governing the performance
of any Alterations to the Premises, using contractors approved by Landlord in its reasonable
judgment, and materials of equal or better quality and utility to the original work. Tenant shall
be responsible for replacing lamps and bulbs in lighting fixtures within the Premises. Tenant
shall repair or replace, at Tenant’s sole cost, to the extent not covered by insurance, any damage
done to the Building or the Property or any part thereof caused by Tenant or Tenant’s agents,
employees, contractors, invitees or visitors. Landlord may, at its option, upon reasonable notice,
elect to have Landlord perform any maintenance or repairs, the cost of which is otherwise Tenant’s
responsibility hereunder, and the cost of any such maintenance or repair shall then be included as
an Operating Cost under this Lease.

          (b) Surrender of the Premises. On the last day of the term of this Lease, or on any
earlier termination, Tenant shall peaceably and quietly quit and surrender the Premises to Landlord
in the same condition as received on the Commencement Date, clean and free of debris, excepting
only ordinary wear and tear and insured loss by fire or other casualty. Any damage or
deterioration of the Premises shall not be deemed ordinary wear and tear if the same could have
been prevented by prudent maintenance practices by Tenant. Tenant shall repair any damage to the
Premises, subject to reasonable wear and tear and insured casualty loss. Except as otherwise
stated in this Lease, Tenant shall leave in the Premises all the air lines, power panels,
electrical distribution systems, lighting fixtures, air conditioning, window coverings, wall
coverings, carpets, wall paneling, ceilings, plumbing, and all Tenant Improvements and Alterations
not required to be removed, in good operating condition, subject to ordinary wear and tear.

     4.4 Compliance with Law. Tenant, at its sole expense, shall comply with all laws, orders
and regulations of federal, state, county and municipal authorities and with any directive of any
public officer or officers pursuant to law which shall impose any violation, order or duty upon
Landlord or Tenant with respect to the Premises or the Building or the use or occupation of the
Premises or the Building. Notwithstanding the above, Landlord shall be solely responsible for all
costs incurred with conforming the Landlord Improvements as of the Commencement Date, with all
laws, orders and regulations in existence as of the Commencement Date except as specifically
related to Tenant’s operations carried out on the Premises.

     4.5 Tenant’s Insurance.

          (a) Coverages. Tenant shall procure and maintain throughout the Term of this Lease,
at its sole cost and expense, the following insurance:

               (i) Commercial general liability insurance, including but not limited to premises, operations,
and products liability, personal injury liability, contractual liability, and property damage
liability

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coverage at the Building and the business conducted by Tenant thereon. Such insurance shall
have a combined single limit of not less than one million dollars ($1,000,000) per occurrence and
two million dollars ($2,000,000) in the aggregate for all occurrences within each policy year. The
Policy shall name Landlord, Landlord’s mortgagees with an insurable interest, and the Maintenance
Director under the REOA, as additional insureds.

               (ii) Fire and extended coverage insurance covering all items which Tenant may remove from the
Premises at the end of the Term, including but not limited to Tenant’s personal property, wall
coverings, floor coverings, window coverings, alterations, furniture, equipment, and lighting,
against loss or damage by fire, water, windstorms, hail, earthquakes (if applicable), explosion,
riot, damage from aircraft and vehicles, smoke damage, vandalism and malicious mischief and such
other risks as are from time to time covered under “extended coverage” endorsements and special
extended coverage endorsements commonly known as “all risk” endorsements, in an amount equal to the
full replacement value thereof from time to time and containing the waiver of subrogation required
in Section 4.8 of this Lease. The policy shall name Landlord and Landlord’s mortgagee(s) as loss
payees.

               (iii) State Worker’s Compensation Insurance in the statutorily mandated limits and Employers
Liability Insurance with limits of not less than five hundred thousand dollars ($500,000).

               (iv) A business automobile liability policy with a combined single limit of one million
dollars ($1,000,000).

               (v) Rental loss or business interruption insurance in an amount that will enable Tenant to
keep and perform all of Tenant’s obligations under this Lease for a period of twelve (12) months.

               (vi) Umbrella or Excess Liability Insurance in the amount of not less than three million
dollars ($3,000,000) over the each of the liability policy limits set forth in this Section, naming
Landlord as an additional insured.

          (b) Policies. The foregoing minimum limits of insurance coverage shall not limit the
liability of Tenant for its acts or omissions as provided in this Lease. All insurance required
hereunder shall be placed with companies which are rated A-:VII or better by Best’s Insurance Guide
and authorized to do business in the state in which the Building is located. All such policies
shall be written as primary policies not contributing with and not supplemental to the coverage
that Landlord may carry, with deductibles not to exceed one percent (1%) of the amount of coverage.
Tenant shall be responsible for the payment of any deductible in the event of an insured loss.
Tenant shall deliver certificates for all such policies prior to the Commencement Date, or, in the
case of renewals thereto, fifteen (15) days prior to the expiration of the prior insurance policy,
together with evidence that such policies are fully paid for, and that no cancellation, material
change or non-renewal thereof shall be effective except upon fifteen (15) days’ prior written
notice from the insurer to Landlord. If Tenant shall fail at any time to procure and/or maintain
the insurance required herein, Landlord may, at its option, upon five (5) days’ prior notice to
Tenant (which may be oral or written) procure such insurance on Tenant’s behalf and the cost
thereof shall be payable upon demand, as Additional Rent. Payment by Landlord of any insurance
premium or the carrying by Landlord of any such insurance policy shall not be deemed to waive or
release the default of Tenant with respect thereto.

          (c) Tenant Construction. Tenant shall require that any contractor retained by Tenant
to construct Tenant Improvements or any Alterations shall carry at least the following insurance:

               (i) Builder’s risk insurance for the full cost of any Tenant Improvements or Alterations
constructed by Tenant or Tenant’s contractors.

               (ii) State Worker’s Compensation Insurance in the statutorily mandated limits and Employers
Liability Insurance with limits of not less than five hundred thousand dollars ($500,000), or such
greater amount as Landlord may from time to time require.

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               (iii) Commercial general liability insurance, including but not limited to premises liability,
independent contractor’s protective liability, completed operations and products liability,
personal injury liability, contractual liability, property damage liability, and explosion,
collapse and underground damage liability. Such insurance shall have a combined single limit of
not less than one million dollars ($1,000,000) per occurrence and two million dollars ($2,000,000)
in the aggregate for all occurrences within each policy year, or such greater amounts as Landlord
may from time to time reasonably require.

               (iv) Comprehensive automobile liability insurance to cover owned automobiles, automobiles
under a long-term lease, hired automobiles, employer’s non-ownership liability, medical payments
and uninsured motorists. The limits of liability shall be no less than one million dollars
($1,000,000) for each occurrence for bodily injury and personal injury.

               (v) Umbrella or Excess Liability Insurance in the amount of not less than three million
dollars ($3,000,000) over the each of the liability policy limits set forth in this Section, naming
Landlord as an additional insured.

     4.6 Protection Against Insurance Cancellation. If any insurance policy on the Building or
any part thereof shall be canceled or if cancellation shall be threatened, or if the coverage shall
be reduced or be threatened to be reduced, in any way by reason of the use or occupancy of the
Premises or any part thereof by Tenant, any assignee or subtenant of Tenant, or by anyone permitted
by Tenant to be upon the Premises, and if Tenant fails to take reasonable efforts to remedy the
condition giving rise to the cancellation, threatened cancellation, reduction, or threatened
reduction of coverage within forty-eight (48) hours after notice or to complete the remedy within
five (5) days after notice, Landlord may, at its option, enter upon the Premises and attempt to
remedy the condition, and Tenant shall forthwith pay the cost to Landlord as Additional Rent.
Landlord shall not be liable for any damage or injury caused to any property of Tenant or of other
persons located on the Premises as a result of such entry. If Landlord is unable to remedy the
offensive conditions if it chooses to attempt same, the Landlord shall have all of the remedies
provided for in this Lease in the event of a default by Tenant. Notwithstanding the foregoing
provisions of this Section 4.6, if Tenant fails to remedy the condition, Tenant shall be in default
and Landlord shall have no obligations to attempt to remedy.

     4.7 Landlord’s Insurance. Landlord shall obtain all risk coverage on the Building,
Property and Tenant Improvements and Alterations that Tenant is required to leave in place at the
end of the Term, but not Tenant’s personal property or equipment, in an amount equal to the full
replacement value thereof from time to time. Landlord shall purchase general liability insurance
in the amount of five million dollars ($5,000,000) covering all areas in the Building and the
Property other than those required to be insured by individual tenants. Landlord may also purchase
rental income insurance, and such other insurance as may be required by the REOA, or as Landlord
reasonably determines to be necessary from time to time. The cost of the above insurance shall be
treated as an Operating Expense and paid by Tenant pursuant to the provisions of this Lease. All
losses will be payable to Landlord. Tenant shall not be named in any such policies carried by
Landlord and shall have no right to any proceeds of the policies.

     4.8 Subrogation. Notwithstanding anything to the contrary contained herein, Landlord and
Tenant hereby mutually waive and release their respective rights of recovery against one another
and their officers, agents and employees for any damage to real or personal property, including
resulting loss of use, interruption of business, and other expenses occurring as a result of the
use or occupancy of the Premises or the Building to the extent that the loss or damage is either
covered by the injured party’s insurance or is required to be covered by the injured party’s
insurance pursuant to this Lease. Landlord and Tenant agree that all policies of insurance
obtained by them pursuant to the terms of this Lease shall contain provisions or endorsements
thereto waiving the insurer’s rights of subrogation with respect to claims against the other, and,
unless the policies permit waiver of subrogation without notice to the insurer, each shall notify
its insurance companies of the existence of the waiver and indemnity provisions set forth in this
Lease.

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     4.9 Indemnification and Waiver.

          (a) Tenant’s Indemnification. Except to the extent caused by the gross negligence or willful
misconduct of the Indemnitees, Tenant shall indemnify, defend and hold harmless Landlord and its
officers, directors, employees, attorneys and agents (collectively, the “Indemnitees”) from and
against any and all claims, demands, causes of action, judgments, costs, expenses, and all losses
and damages incurred by the Indemnitees (excluding consequential but including punitive damages) to
the extent arising from Tenant’s use of the Premises or from the conduct of its business or from
any activity, work, or other acts or things done, permitted or suffered by Tenant in or about the
Premises, or the Building, and shall further indemnify, defend and hold harmless the Indemnitees
from and against any and all claims arising from any breach or default in the performance of any
obligation on Tenant’s part to be performed under the terms of this Lease, or arising from any act,
omission or negligence or willful or criminal misconduct of Tenant, or any officer, agent,
employee, or independent contractor, guest, or invitee thereof, and from all costs, reasonable
attorney fees and disbursements, and liabilities incurred in the defense of any such claim or any
action or proceeding which may be brought against, out of or in any way related to this Lease.
Upon notice from Landlord, Tenant shall defend any such claim, demand, cause of action or suit at
Tenant’s expense by counsel satisfactory to Landlord in its reasonable discretion. Landlord
waives all claims against Tenant for consequential damages arising from any cause whatsoever. The
provisions of this Section 4.9 shall survive the expiration or earlier termination of this Lease.

          (b) Waiver of Landlord Liability. As a material part of the consideration to Landlord for
this Lease, Tenant hereby assumes all risk of damage to property or injury to persons in, upon or
about the Premises from any cause, and Tenant hereby waives all claims with respect thereto against
Landlord, except if caused by the gross negligence or willful misconduct of Landlord or its
officers, directors, employees, agents or contractors, and Tenant waives all claims against
Landlord for consequential damages arising from any cause whatsoever. Tenant shall give prompt
notice to Landlord in case of casualty or accidents in the Premises. Landlord or its agents shall
not be liable for any loss or damage to persons or property resulting from fire, explosion, falling
plaster, smoke, steam, gas, electricity, water or rain which may leak from any part of the Building
or from the pipes, appliances or plumbing works therein or from the roof, street or subsurface or
from any other places resulting from dampness or any other cause whatsoever, or from the acts or
negligence of any other tenant or any officer, agent, employee, contractor or guest of any such
tenant, except personal injury or loss or damage to property, and then to the extent caused by or
due to the gross negligence or willful misconduct of Landlord or its agents, employees or
contractors. In addition, Landlord or its agents shall not be liable for: (i) interference with
the electrical service, ventilation, utilities or other services to the Premises, unless caused by
the gross negligence or willful misconduct of Landlord, its agents, employees, or contractors or
(ii) for any latent defect in the Premises or Building; or (iii) any loss or damage for which
Tenant is required to insure, or (iv) any loss or damage resulting from any construction,
Alterations or repair required or permitted to be performed by Tenant under this Lease, or (v) any
consequential or special damages.

          (c) Landlord’s Indemnification. Landlord shall indemnify, defend and hold harmless Tenant and
its officers, directors, employees, attorneys and agents (collectively, the “Tenant Indemnitees”)
from and against any and all claims, demands, causes of action, judgments, costs, expenses, and all
losses and damages incurred by the Tenant Indemnitees (excluding consequential but including
punitive damages) arising from the gross negligence or willful misconduct of Landlord, or any
officer, agent, employee, independent contractor, guest, or invitee thereof; from Landlord’s
ownership, use, repair maintenance or operation of the Common Areas (provided Landlord is insured
against the same); and from all costs, reasonable attorney fees and disbursements, and liabilities
incurred by the Tenant Indemnitees in the defense of any such claim or any action or proceeding
which may be brought against, out of or in any way related to this Lease. Upon notice from Tenant,
Landlord shall defend any such claim, demand, cause of action or suit at Landlord’s expense by
counsel satisfactory to Tenant in its reasonable discretion. The provisions of this Section shall
survive the expiration or earlier termination of this Lease.

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     4.10 Utilities.

          (a) Communications. Tenant shall separately arrange with the applicable local public
authorities or utilities, as the case may be, for the furnishing of and payment for all telephone,
cable or other communications equipment and services as may be required by Tenant in the use of the
Premises. Tenant shall directly pay for such telephone, cable and communications equipment and
services, including the establishment and connection thereof, at the rates charged for the
equipment and services by the provider, and the failure of Tenant to obtain or to continue to
receive the services for any reason whatsoever shall not relieve Tenant of any of its obligations
under this Lease.

          (b) Connections. Tenant shall separately arrange with the applicable local public
authorities or utilities, as the case may be, for the furnishing of and payment for all
electricity, gas or other power as may be required by Tenant in the use of the Premises and the
Building. Tenant shall directly pay for such utilities, including the establishment and connection
thereof, at the rates charged for the services by the provider, and the failure of Tenant to obtain
or to continue to receive the services for any reason whatsoever shall not relieve Tenant of any of
its obligations under this Lease. Tenant shall not make connection to the utilities except by or
through existing outlets and shall not install or use machinery or equipment in or about the
Premises that uses excess water, lighting or power, or suffer or permit any act that causes extra
burden upon the utilities or services.

          (c) Twenty-Four Hour HVAC. Tenant shall have twenty-four access to the Premises and
may make use of all Building equipment serving the Premises on a twenty-four hour basis, seven days
per week, provided that Tenant shall pay all utility charges incurred for such use.

          (d) Liability. There shall be no abatement of Rent and Landlord shall not be liable
in any respect whatsoever for the inadequacy, stoppage, interruption or discontinuance of any
utility or service due to riot, strike, labor dispute, breakdown, accident, repair or other causes
which are not reasonably within Landlord’s control.

     4.11 Personal Property Taxes. Tenant shall pay before delinquency any taxes upon Tenant’s
leasehold improvements, equipment, furniture, fixtures, and any other personal property located in
the Premises. If any such personal property shall be assessed and taxed with the real property,
Tenant shall pay to Landlord its share of such taxes within ten (10) days after Landlord’s delivery
to Tenant of a statement in writing setting forth the amount of such taxes applicable to Tenant’s
personal property.

     4.12 Liens.

          (a) Prohibition. Tenant shall keep the Premises, the Building, the Property and the
REOA Common Area, free from any liens arising out of any work performed, materials furnished, or
obligations incurred by or on behalf of Tenant, except if such work is performed by Landlord on
Tenant’s behalf. At Landlord’s option, Tenant shall provide, at Tenant’s sole cost, a payment and
performance and/or completion bond in an amount equal to one hundred fifty percent (150%) of the
estimated cost of Tenant Improvements or Alterations to be constructed by Tenant, and otherwise in
form and substance reasonably satisfactory to Landlord. Should any mechanic’s or other lien be
filed against the Premises, the Building, the Property, or the REOA Common Area, by reason of
Tenant’s or its agents’ or contractors’ acts or omissions or because of a claim against Tenant,
Tenant shall cause the same to be canceled and discharged of record by bond or otherwise within
twenty (20) days after the filing thereof. Should Tenant fail to discharge such lien within the
twenty (20) day period, Landlord may cure same, in which event Tenant shall reimburse Landlord, on
demand, as Additional Rent, for the amount of the lien or the amount of the bond, if greater, plus
all administrative costs incurred by Landlord in connection therewith. The remedies provided
herein shall be in addition to all other remedies available to Landlord.

          (b) Liability to Third Parties. Nothing contained in this Lease shall be construed as
constituting the consent or request of Landlord, express or implied, to, or for the performance by,
any contractor, laborer, materialman or vendor of any labor or services or for the furnishing of
any materials for any construction,

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alteration, addition, repair or demolition of or to the Premises or any part thereof. Tenant
and any subtenants shall have no power to do any act or make any contract which may create or be
the foundation of any lien, mortgage or other encumbrance upon the reversionary or other estate of
Landlord, or any interest of Landlord in the Premises, the Building, the Property or the REOA
Common Area. Notice is hereby given that Landlord is not and shall not be liable for any labor,
services or materials furnished or to be furnished to Tenant or to anyone holding the Premises or
any part thereof, and that no mechanics’ or other liens for any such labor, services or materials
shall attach to or affect the interest of Landlord in and to the Premises, the Building or the
Property.

     4.13 Security Deposit. Tenant agrees to provide, on or before January 10, 2005, and keep
in full force and effect as security for the full and faithful performance of all its obligations
hereunder a letter of credit (the “LOC”) substantially in the form attached hereto as Exhibit F,
issued by a financial institution or institutions reasonably approved by Landlord, against which
Landlord shall be irrevocably authorized to draw, and which shall renew automatically for
successive one year periods for the entire Term. The amount of the LOC shall be five hundred
thousand dollars ($500,000.00) for the first two (2) Lease Years. For purposes of this Lease,
Silicon Valley Bank is deemed by Landlord to be an acceptable financial institution. Beginning on
the third (3rd) anniversary of the Commencement Date, and again on each anniversary of the
Commencement Date thereafter, provided that Tenant is not then in default (including, without
limitation, the Financial Covenants set forth in Section 4.17) beyond any applicable notice and
cure period, and if the Landlord has not drawn the LOC (if previously required) at any time during
the Term, then the total amount of the LOC shall be reduced by $165,000.00 from that required
during the immediately preceding Lease Year; provided, however, in no event shall the LOC be
reduced to an amount below the amount of one month’s Base Rent and Additional Rent in effect at the
time. If the LOC is not renewed within thirty (30) days prior to its expiration, or if the issuer
thereof notifies Landlord that it will not be renewing an automatically-renewing letter of credit
(an “Expiring LOC”), then Landlord shall be entitled to draw down the entire Expiring LOC and
retain the proceeds as a cash Security Deposit. Prior to drawing down an Expiring LOC, Landlord
shall give Tenant notice of its intent to do so, and if Tenant gives Landlord a replacement LOC not
less than fifteen (15) days prior to the expiration of the Expiring LOC, then Landlord shall not
draw down the Expiring LOC. In no event shall Landlord be required to forbear drawing on an
Expiring LOC beyond its expiration date. If Landlord uses any of the LOC, Tenant shall, within ten
(10) days after notice from Landlord, fully restore any amounts applied by Landlord to cure
Tenant’s default. If Tenant does not restore the Replacement LOC to the required amount within
thirty (30) days after demand by Landlord, by providing additional letters of credit in the amount
of the deficit, then such failure shall be an Event of Default. So long as no uncured Event of
Default exists at the end of the Lease term, as the same may be extended, all original letters of
credit then being held by Landlord shall be returned to Tenant, who shall return them to the
persons who posted them.

     4.14 No Waste. Tenant shall not commit, suffer, nor permit any waste, damage,
disfiguration, or injury to the Premises, the Building, the Property or the REOA Common Areas or
the fixtures and equipment located in or on the Building, or permit or suffer any overloading of
the floors and shall not place any safes, heavy business machines, or other heavy things in the
Premises other than as specifically provided for in the Tenant Improvement Plans and
Specifications, without first obtaining the written consent of Landlord and, if required by
Landlord, of Landlord’s architect.

     4.15 Signs.

          (a) Landlord’s Consent. Tenant, at its sole expense, may erect or install one
exterior sign on Tenant’s main entrance door, and such interior signs as Tenant shall desire in the
Premises. Tenant may, at Tenant’s expense, install one sign on the exterior of the Building in
accordance with a sign plan submitted to and approved in advance by Landlord, in a location
designated by Landlord. The main entrance door sign, and any interior signs visible from the
exterior of the Building, shall coordinate with the signs for other Buildings subject to the REOA
and shall be subject to Landlord’s approval as to size, design, location and lighting, which
approval shall not be unreasonably withheld. All signs and placards visible from the exterior of
the Premises must comply with the sign criteria promulgated by Landlord from time to time, all
applicable laws, and any restrictions in the

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REOA. Tenant shall pay all costs of fabrication, installation and maintenance of the
storefront sign and any signs installed in the Premises. Landlord may provide monument signs as
provided in the REOA.

          (b) Removal. Prior to vacating the Premises, Tenant shall, at its sole cost and
expense, remove its sign(s) and placards from the Premises and the Building, and upon the removal
or alteration of any of its sign(s) and placards for any reason, Tenant shall repair, paint,
restore or replace the surface beneath such signs or placards damaged by such removal. If Tenant
fails to comply with its sign removal and restoration obligations, Landlord may, without liability,
enter upon the Premises or the Building, and perform Tenant’s sign removal and restoration
obligations, all at Tenant’s expense.

     4.16 Auctions. Tenant shall not conduct, nor permit to be conducted, either voluntarily or
involuntarily, any auction upon the Premises, the Building, the Property, or the REOA Common Area
without first having obtained Landlord’s prior written consent. Notwithstanding anything to the
contrary in this Lease, Landlord shall not be obligated to exercise any standard of reasonableness
in determining whether to grant such consent. The holding of any auction on the Premises, the
Building, or the REOA Common Area in violation of this Section 4.16 or in violation of the REOA
shall constitute a material default of this Lease.

     4.17 Tenant’s Financial Covenant. Tenant shall not permit its annual consolidated net
income before extraordinary items (as determined pursuant to generally accepted accounting
principles) for each fiscal year, to be less than one million dollars ($1,000,000) (“NIBEI”).
Tenant’s failure to comply with this Section 4.17 shall preclude Tenant at all times thereafter
from reducing the amount available under the Letter of Credit from its then current amount as more
fully set forth in Section 4.13 above.

ARTICLE 5

LANDLORD’S COVENANTS AND RIGHTS

     5.1 Quiet Enjoyment. Upon performance by Tenant of all of the terms, covenants,
obligations, conditions and provisions hereof on Tenant’s part to be kept and performed, Tenant
shall have, hold and enjoy the Premises, subject and subordinate to the terms and conditions of
this Lease.

     5.2 Landlord’s Services. Subject to the payment by Tenant of Base Rent and any Additional
Rent, Landlord shall provide the following services, to be charged as Operating Expenses:

          (a) Services To Premises. Landlord shall provide such equipment and fixtures as are
specified in the Building Plans and Specifications (and the Tenant Improvement Plans and
Specifications if Landlord constructs the Tenant Improvements) to provide the Premises with heat,
ventilation, cooling, lighting, electrical service and domestic running water.

          (b) Services To Building. Landlord shall provide domestic water and wastewater
disposal to the Building in such quantities as Landlord may reasonably deem necessary from time to
time to operate the Building. Landlord shall maintain as necessary, repair and replace the
foundations, interior and exterior structural members, exterior walls, exterior glass, roof, and
the systems, facilities and equipment directly necessary for the provision by Landlord of the
services described in this Section (unless same are installed by or are the property of Tenant).

          (c) Services to REOA Common Area. Landlord shall provide those items and services to
the Property and REOA Common Area that are required under the REOA.

          (d) Interruption of Service. Unless the same is the result of Landlord’s gross
negligence, Landlord shall not be liable for damages or in any other way in the event of loss,
damage, failure, interruption, defect or change in the quantity or character or supply of
electricity furnished to the Premises or of any other utility or service, including, but not
limited to, air conditioning, heat or water, and Tenant agrees that such supply may be interrupted
for inspection, repairs, replacement or in case of emergency; nor shall the foregoing be

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construed as a constructive eviction of Tenant, or excuse Tenant from failing to perform any
of its obligations hereunder. In no event shall Landlord be liable for any consequential damages
suffered or incurred by Tenant, irrespective of the cause of service interruption. Landlord shall
use its best efforts to provide Tenant as much advance notice as reasonably possible of any
interruption.

          (e) Limitations. Landlord’s provision of services shall be limited by the following:

               (i) Landlord shall only be required to maintain such services as are reasonably possible under
the circumstances in the event all or any part of such systems, facilities and equipment are
destroyed, damaged or impaired until completion of the necessary repair or replacement.

               (ii) Landlord may temporarily discontinue any services at such times as may be necessary or
advisable due to causes beyond the reasonable control of Landlord or for purposes of maintenance,
repair, replacement, testing or examination.

               (iii) Landlord shall use reasonable diligence in carrying out its obligations under this
Section.

               (iv) No reduction or discontinuance of the services described in this Section shall be
construed as an eviction of Tenant or release Tenant from any of its obligations under this Lease,
except as otherwise provided in Article 6.

               (v) Landlord shall have no liability to Tenant, its employees, agents, invitees or licensees
for damages or consequential damages or in any other way for losses due to any criminal act or for
damages done by unauthorized persons on the Premises, the Building, the Property, the REOA Common
Area, and Landlord shall not be required to insure against any such losses. Tenant shall cooperate
fully in Landlord’s efforts to maintain security in the Building and shall follow all regulations
promulgated by Landlord.

          (f) Security Measures. Tenant hereby acknowledges that Landlord shall have no
obligation whatsoever to provide guard service or other security measures for the benefit of the
Premises, the Building, the Property or the REOA Common Area. Tenant assumes all responsibility
for the protection of Tenant, its agents, its employees and invitees and the property of Tenant and
of Tenant’s agents and invitees from acts of third parties. Nothing contained herein shall prevent
Landlord, at Landlord’s sole option, from providing security protection for the Building or any
part thereof, in which event the cost thereof shall be recoverable by Landlord as an Operating
Expense under this Lease.

     5.3 Alterations by Landlord.

          (a) Landlord may from time to time:

               (i) Make repairs, replacements, changes or additions to the structure, systems, facilities and
equipment in the Premises or Building where necessary to service the Premises or other parts of the
Building.

               (ii) Make changes in or additions to any part of the exterior of the Building.

               (iii) Change or alter the location of any areas of the REOA Common Area, including but not
limited to the Parking Areas, which may, from time to time, be designated by Landlord for use
during normal business hours by Tenant in common with other occupants of the properties within the
REOA Common Area.

               (iv) Change the name, address or title of the Building or Property upon not less than ninety
(90) days’ prior written notice.

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               (v) Provide and install graphics on the Building as Landlord shall reasonably deem
appropriate.

               (vi) Place such identification and directional signs, notices or displays as Landlord
reasonably deems necessary or advisable upon the roof or exterior of the Building, or in the REOA
Common Area.

          (b) In connection therewith, Landlord and/or its representatives may enter the Premises and
other areas of the Building with such materials as Landlord may deem reasonably necessary, and may
erect scaffolding and all other necessary structures in or about the Premises or the Building.
Tenant waives and releases any claims for damage including loss of business resulting therefrom.

     5.4 Entry by Landlord.

          (a) Landlord and Landlord’s agents and representatives shall have the right to enter the
Premises at any time in case of an emergency, and at all reasonable times for any purpose permitted
pursuant to the terms of this Lease, including, but not limited to, examining the Premises; making
such repairs or alterations therein as may be necessary or appropriate in Landlord’s sole judgment
for the safety and preservation thereof; erecting, installing, maintaining, repairing or replacing
wires, cables, conduits, vents, ducts, risers, pipes, HVAC equipment, electrical equipment,
communications equipment, or plumbing equipment running in, to, or through the Premises; showing
the Premises to prospective purchasers or mortgagees and, during the last year of the Term,
prospective tenants; and posting notices of non-responsibility. Landlord shall use reasonable
efforts to give advance notice of its entry into the Premises.

           (b) Tenant shall give Landlord a key for all of the doors for the Premises, excluding Tenant’s
vaults, safes and files. Landlord shall have the right to use any and all means to open the doors
to the Premises in an emergency in order to obtain entry thereto without liability to Tenant. Any
entry to the Premises by Landlord by any of the foregoing means, or otherwise, shall not be
construed or deemed to be a forcible or unlawful entry into or a detainer of the Premises, or an
eviction, partial eviction or constructive eviction of Tenant from the Premises or any portion
thereof, and shall not relieve Tenant of its obligations under this Lease.

     5.5 Minimize Interference. In performing its covenants under this Article, Landlord shall
use reasonable efforts to minimize interference with the conduct of Tenant’s business in connection
with the performance by Landlord of any work or the provision of any services required or permitted
pursuant to the terms of this Lease, but Landlord shall not be required to use overtime or premium
time labor nor shall Landlord be required to perform work during other than normal business hours.

     5.6 Landlord’s Right to Cure. All agreements and provisions to be performed by Tenant
under any of the terms of this Lease shall be at Tenant’s sole cost and expense if so provided
herein and without any abatement of Base Rent or any Additional Rent unless otherwise provided. If
Tenant shall fail to perform any act or to pay any sum of money (other than Base Rent) required to
be performed or paid by it hereunder, or shall fail to cure any default and such failure shall
continue beyond any applicable notice and grace period set forth herein, then Landlord may, at its
option, and without waiving or releasing Tenant from any of its obligations hereunder, make such
payment or perform such act on behalf of Tenant. All sums paid and all costs incurred by Landlord
in taking such action shall be deemed Additional Rent and shall be paid to Landlord on demand.

     5.7 Landlord Reservations. Landlord reserves and retains all rights to make use of the
surface, subsurface and airspace above the surface of the Property and of the interior, exterior
and roof of the Building, except as specifically granted to Tenant under this Lease. Landlord
shall have the right to grant any easements, licenses or other rights of use on, over, under and
above the Property and within or upon the Building for such purposes as Landlord determines,
provided that such grant will not materially interfere with or materially adversely affect Tenant’s
use or quiet enjoyment of the Premises

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ARTICLE 6

EMINENT DOMAIN, CASUALTY, HAZARDOUS MATERIALS

     6.1 Eminent Domain.

          (a) If, during the Term, all of the Premises shall be taken (or temporarily taken for a period
of six (6) months or more) by a public authority under any statute or by right of eminent domain,
or purchased under threat of such taking, this Lease shall automatically terminate on the date on
which the condemning authority takes possession of the Premises (“Date of Taking”).

          (b) If, during the Term, part of the Building is so taken or purchased, and if, in the
reasonable opinion of Landlord, substantial alteration or reconstruction of the Building is
necessary or desirable as a result thereof, whether or not the Premises are or may be affected,
Landlord shall have the right to terminate this Lease by giving Tenant at least thirty (30) days’
written notice of such termination, and thereupon this Lease shall terminate on the date set forth
in such notice.

          (c) Notwithstanding the foregoing, if more than one-third (1/3) of the Rentable Area of the
Premises of the Parking Spaces are so taken or purchased, Tenant shall have the right to terminate
this Lease by giving Landlord notice no later than thirty (30) days after the Date of Taking, and
thereupon this Lease shall terminate on the last day of the month following the month in which
notice is given.

          (d) If a portion of the Premises is so taken, and no rights of termination herein conferred
are timely exercised, the Term of this Lease shall expire with respect to the portion so taken on
the Date of Taking. In such event, the Base Rent and any Additional Rent with respect to such
portion so taken shall abate on such date or on such later date as Tenant shall deliver possession
thereof, and the Base Rent and any Additional Rent thereafter payable with respect to the remainder
of the Premises shall be adjusted pro rata by Landlord in order to account for the reduction in the
Rentable Area of the Premises. Landlord shall restore and redemise the Premises to the extent
required to exclude from the Premises that portion so taken; provided, however, that Landlord’s
obligation to restore and redemise the remainder of the Premises shall be limited to the funds
available to Landlord from the condemnation award or other consideration paid for the affected
portion of the Premises.

          (e) Upon any such taking or purchase, Landlord shall be entitled to receive and retain the
entire award or consideration for the affected portion of the Building, and Tenant shall not have
or advance any claim against Landlord for the value of its property or its leasehold estate or the
unexpired Term of the Lease, or for costs of removal or relocation, or business interruption
expense or any other damages arising out of such taking or purchase. Nothing herein shall give
Landlord any interest in or preclude Tenant from seeking and recovering for its own account from
the condemning authority any award or compensation attributable to the taking or purchase of
Tenant’s improvements, chattels or trade fixtures, or the removal or relocation of its business and
effects, or the interruption of its business; provided that any such award or compensation shall
not reduce the amount of the award otherwise payable to Landlord. If any such award made or
compensation paid to either party specifically includes an award or amount for the other, the party
first receiving the same shall promptly account therefor to the other.

     6.2 Damage or Destruction.

          (a) Definitions.

               (i) “Premises Damage” shall mean if the Premises are damaged or destroyed to any extent but
there has not been a Building Total Destruction.

               (ii) “Building Partial Damage” shall mean the Building is damaged or destroyed to the extent
that the cost to repair is less than thirty percent (30%) of the then Replacement Cost of the
Building.

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               (iii) “Building Total Destruction” shall mean the Building is damaged or destroyed to the
extent that the cost to repair is thirty percent (30%) or more of the then Replacement Cost of the
Building.

               (iv) “Insured Loss” shall mean damage or destruction which was caused by an event covered by
insurance required under this Lease, and which is acknowledged in writing by the relevant insurance
company to be a covered loss under the insurance policy. The fact that an Insured Loss has a
deductible amount shall not make the loss an uninsured loss.

               (v) “Replacement Cost” shall mean the amount of money necessary to be spent in order to repair
or rebuild the damaged area to the condition that existed immediately prior to the damage
occurring, including Tenant Improvements, but excluding Tenant’s Alterations, fixtures or equipment
that are removable by Tenant upon the termination of this Lease.

          (b) Premises Damage; Building Partial Damage.

               (i) Insured Loss: Subject to the provisions of Sections 6.2(c), 6.2(d) and 6.2(e), if at any
time during the term of this Lease there is damage which is an Insured Loss and which falls into
the classification of either Premises Damage or Building Partial Damage, then Landlord, shall as
soon as reasonably possible and to the extent the required materials and labor are readily
available through usual commercial channels, at Landlord’s expense, repair or replace such damage
(but not Tenant’s Alterations, fixtures or equipment that are removable by Tenant upon the
termination of this Lease). Notwithstanding the above, Landlord’s obligation to restore (1) shall
be limited to the amount of funds available to Landlord from any casualty insurance policy proceeds
actually paid to Landlord for such repair work and (2) shall at all times be subject to obtaining
all necessary approvals from all applicable governmental entities, and the holder of any Mortgage
and the willingness of such holder to make the proceeds of casualty insurance policies available to
Landlord for such purposes. Landlord shall not be liable for any delay that is beyond the
reasonable control of Landlord in the completion of the repair and restoration of the Premises.

               (ii) Uninsured Loss: Subject to the provisions of Sections 6.2(d) and 6.2(e), if at any time
during the term of this Lease there is damage which is not an Insured Loss and which falls within
the classification of Premises Damage or Building Partial Damage, unless caused by a negligent or
willful act of Tenant (in which event Tenant shall make the repairs at Tenant’s expense), which
damage prevents Tenant from making any substantial use of the Premises, Landlord may at Landlord’s
option either (1) repair such damage as soon as reasonably practicable at Landlord’s expense, in
which event this Lease shall continue in full force and effect, or (2) give written notice to
Tenant within sixty (60) days after the date of the occurrence of such damage of Landlord’s
intention to cancel and terminate this Lease as of the date of the occurrence of such damage, in
which event this Lease shall terminate as of the date of the occurrence of such damage.

          (c) Building Total Destruction. Subject to the provisions of Sections 6.2(d) and
6.2(e), if at any time during the term of this Lease there is damage, whether or not it is an
Insured Loss, which falls into the classification of Building Total Destruction, then Landlord may
at Landlord’s option either (1) repair such damage or destruction as soon as reasonably practicable
at Landlord’s expense (to the extent the required materials are readily available through usual
commercial channels) to its condition existing at the time of the damage, including Tenant
Improvements, but excluding Tenant’s Alterations, fixtures or equipment that are removable by
Tenant upon the termination of this Lease, and this Lease shall continue in full force and effect,
or (2) give written notice to Tenant within ninety (90) days after the date of occurrence of such
damage of Landlord’s intention to cancel and terminate this Lease, in which case this Lease shall
terminate as of the date of the occurrence of such damage.

          (d) Damage Near End of Term.

               (i) Subject to Section 6.2(d)(ii), if at any time during the last twelve (12) months of the
term of this Lease there is an occurrence of Premises Damage or Building Partial Damage, Landlord
may at Landlord’s option cancel and terminate this Lease as of the date of occurrence of such
damage by giving written

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notice to Tenant of Landlord’s election to do so within thirty (30) days after the date of
occurrence of such damage.

               (ii) Notwithstanding Section 6.2(d)(i), if Tenant has an option to extend or renew this Lease,
and the time within which said option may be exercised has not yet expired, Tenant shall exercise
such option, if it is to be exercised at all, no later than twenty (20) days after the occurrence
of an Insured Loss falling within the classification of Premises Damage or Building Partial Damage
during the last twelve (12) months of the term of this Lease. If Tenant duly exercises such option
during said 20-day period, Landlord shall, at Landlord’s expense, repair such damage, including
Tenant Improvements, but excluding Tenant’s Alterations, fixtures or equipment that are removable
by Tenant upon the termination of this Lease, as soon as reasonably practicable, and this Lease
shall continue in full force and effect. If Tenant fails to exercise such option during said
20-day period, then Landlord may at Landlord’s option terminate and cancel this Lease as of the
expiration of said 20-day period by giving written notice to Tenant of Landlord’s election to do so
within ten (10) days after the expiration of said 20-day period, notwithstanding any term or
provision in the grant of option to the contrary.

          (e) Abatement of Rent; Tenant’s Remedies.

               (i) If Landlord repairs or restores the Building or Premises pursuant to the provisions of
this Section 6.2, and any part of the Premises are not usable (including loss of use due to loss of
access or essential services), the Base Rent and Additional Rent payable hereunder for the period
during which such damage, repair or restoration continues shall be abated, provided (1) the damage
was not the result of the negligence of Tenant, and (2) such abatement shall only be to the extent
the operation and profitability of Tenant’s business as operated from the Premises is adversely
affected. Except for said abatement of Rent, if any, Tenant shall have no claim against Landlord
for any damage suffered by reason of any such damage, destruction, repair or restoration.

               (ii) If Landlord shall be obligated to repair or restore the Premises or the Building under
the provisions of this Section 6.2 and shall not commence such repair or restoration within ninety
(90) days after such occurrence, or if Landlord shall not complete the restoration and repair
within twelve (12) months after such occurrence, Tenant may at Tenant’s option cancel and terminate
this Lease by giving Landlord written notice of Tenant’s election to do so at any time prior to the
commencement or completion, respectively, of such repair or restoration. In such event this Lease
shall terminate as of the date of such notice.

               (iii) Tenant agrees to cooperate with Landlord in connection with any such restoration and
repair, including but not limited to, the approval and/or execution of plans and specifications
required.

          (f) Waiver. Landlord and Tenant waive the provisions of any statute which relates to
termination of leases when leased property is destroyed and agree that such event shall be governed
by the terms of this Lease.

          (g) Notice of Damage. Tenant shall give immediate written notice to Landlord of any
damage caused to the Premises by fire or other casualty.

     6.3 Hazardous Materials. Tenant represents, warrants, and covenants to Landlord that:

          (a) Tenant and the Premises will remain in compliance with all applicable laws, ordinances,
and regulations (including consent decrees and administrative orders) relating to public health and
safety and protection of the environment, including those statutes, laws, regulations, and
ordinances identified in Section 6.3(g) all as amended and modified from time to time
(collectively, “Environmental Laws”). All governmental permits relating to the use or operation of
the Premises required by applicable Environmental Laws are and will remain in effect, and Tenant
will comply with them.

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          (b) Tenant will not permit to occur any release, generation, manufacture, storage, treatment,
transportation, or disposal of “Hazardous Material,” as that term is defined in Section 6.3(g)
(except in commercially reasonable quantities as necessary for the Permitted Use (e.g., toner,
batteries, office cleaning supplies, etc.) and then only in compliance with all Environmental Laws)
on, in, under, or from the Premises. Tenant will promptly notify Landlord, in writing, if Tenant
has or acquires notice or knowledge that any Hazardous Material has been or is threatened to be
released, discharged, disposed of, transported, or stored on, in, under, or from the Premises; and
if any Hazardous Material is found on the Premises, Tenant, at its own cost and expense, will
immediately take such action as is necessary to detain the spread of and remove the Hazardous
Material to the complete satisfaction of Landlord and the appropriate governmental authorities.
This Section shall not preclude Tenant from having on the Premises and utilizing, without
notification to Landlord, small quantities of Hazardous Materials for cleaning and maintaining the
Premises or in connection with Tenant’s Permitted Uses of the Premises, all of which Tenant agrees
to use and dispose of in strict accordance with all applicable laws.

          (c) Tenant will immediately notify Landlord and provide copies upon receipt of all written
complaints, claims, citations, demands, inquiries, reports, or notices relating to the condition of
the Premises or compliance with Environmental Laws. Tenant will promptly cure and have dismissed
with prejudice any such actions and proceeding to the satisfaction of Landlord. Tenant will keep
the Premises free of any lien imposed pursuant to any Environmental Laws.

          (d) Landlord will have the right at all reasonable times and from time to time to conduct
environmental audits of the Premises, and Tenant will cooperate in the conduct of each audit. The
audits will be conducted by a consultant of Landlord’s choosing. If any Hazardous Material is
detected or if a violation of any of the warranties, representations, or covenants contained in
this paragraph is discovered, the fees and expenses of such consultant will be borne by Tenant and
will be paid as Additional Rent under this Lease on demand by Landlord.

          (e) If Tenant fails to comply with any of the foregoing warranties, representations, and
covenants, Landlord may cause the removal (or other cleanup acceptable to Landlord) of any
Hazardous Material from the Premises. The costs of Hazardous Material removal and any other
cleanup (including transportation and storage costs) will be Additional Rent under this Lease,
whether or not a court has ordered the cleanup, and such costs will become due and payable on
demand by Landlord. Tenant will give Landlord, its agents, and employees access to the Premises to
remove or otherwise clean up any Hazardous Material. Landlord, however, has no affirmative
obligation to remove or otherwise clean up any Hazardous Material, and this Lease will not be
construed as creating any such obligation.

          (f) Tenant agrees to indemnify, defend (with counsel reasonably acceptable to Landlord and at
Tenant’s sole cost), and hold Landlord and Landlord’s affiliates, shareholders, directors,
officers, members, managers, employees and agents free and harmless from and against all losses,
liabilities, obligations, penalties, claims, litigation, demands, defenses, costs, judgments,
suits, proceedings, damages (including consequential damages), disbursements or expenses of any
kind (including attorneys’ and experts’ fees and expenses and fees and expenses incurred in
investigating, defending, or prosecuting any litigation, claim, or proceeding) that may at any time
be imposed upon, incurred by, or asserted or awarded against Landlord or any of them in connection
with or arising from or out of:

               (i) Any Hazardous Material put on, in or under any portion of the Premises, the Building, the
Property or the REOA Common Area by Tenant, its officers, managers, employees, agents, contractors
or invitees.

               (ii) Any misrepresentation, inaccuracy, or breach of any warranty, covenant, or agreement
contained or referred to in this paragraph.

               (iii) Any violation or claim of violation by Tenant of any Environmental Law.

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               (iv) The imposition of any lien for the recovery of any costs for environmental cleanup or
other response costs relating to the release or threatened release of Hazardous Material. This
indemnification is the personal obligation of Tenant and will survive termination of this Lease.
Tenant, its successors, and assigns waive, release, and agree not to make any claim or bring any
cost recovery action against Landlord under CERCLA, as that term is defined in Section 6.3(g), or
any state equivalent or any similar law now existing or enacted after this date. To the extent
that Landlord is strictly liable under any such law, regulation, ordinance, or requirement,
Tenant’s obligation to Landlord under this indemnity will likewise be without regard to fault on
the part of Tenant with respect to the violation or condition that results in liability to
Landlord.

          (g) For purposes of this Lease, “Hazardous Material” means: (i) “hazardous substances” or
“toxic substances” as those terms are defined by the Comprehensive Environmental Response,
Compensation, and Liability Act (CERCLA), 42 U.S.C. § 9601, et seq., or the Hazardous Materials
Transportation Act, 49 U.S.C. § 1801, all as amended after this date; (ii) “hazardous wastes” as
that term is defined by the Resource Conservation and Recovery Act (RCRA), 42 U.S.C. § 6901, et
seq., as amended after this date; (iii) any pollutant or contaminant or hazardous, dangerous, or
toxic chemicals, materials, or substances within the meaning of any other applicable federal,
state, or local law, regulation, ordinance, or requirement (including consent decrees and
administrative orders) relating to or imposing liability or standards of conduct concerning any
hazardous, toxic, or dangerous waste substance or material, all as amended after this date; (iv)
crude oil or any fraction thereof which is liquid at standard conditions of temperature and
pressure (68 degrees Fahrenheit and 14.7 pounds per square inch absolute); (v) any radioactive
material, including any source, special nuclear or by-product material as defined at 42 U.S.C. §
2011, et seq., as amended after this date; (vi) asbestos in any form or condition; and (vii)
polychlorinated biphenyls (PCBs) or substances or compounds containing PCBs.

     6.4 Hazardous Materials — Landlord’s Obligations. Except as specifically provided
elsewhere herein, Landlord shall indemnify, defend and hold Tenant harmless, from and against any
and all claims, demands, lawsuits, actions, proceedings, judgments, orders, penalties, fines,
losses, costs, expenses, damages and liabilities, including, but not limited to, reasonable
attorney’s fees, as well as costs for any investigation, removal, remediation, cleanup and
restoration work and materials mandated by any governmental agency having jurisdiction, or third
party, from or in connection with the presence of Hazardous Materials in, on or under the Building
or the Property, unless the Hazardous Materials are present as a result of the act of Tenant, its
agents, employees or contractors; provided, however, that Landlord’s obligations under this
paragraph shall not extend to the presence of Hazardous Materials in, on, or released within the
Premises unless such presence is the result of the act of Landlord.

ARTICLE 7

EVENTS OF DEFAULT, REMEDIES

     7.1 Events of Default.

          (a) Definition. In addition to any other event specified in this Lease as an event of
default, the occurrence of any one or more of the following events during the Term (each,
individually, an “Event of Default” and collectively, “Events of Default”) shall constitute a
breach of this Lease by Tenant and Landlord may exercise the rights set forth in this Lease or as
otherwise provided at law or in equity:

               (i) Tenant shall fail to pay any Base Rent or any Additional Rent (or cure any other default
which is curable by the payment of money) within ten (10) days after the date when the same shall
become due and payable. If Tenant shall be have failed to timely pay any Base Rent or any
Additional Rent (or cure any other default which is curable by the payment of money) within ten
(10) days after the date when the same shall be become due more than two times in any twelve (12)
month period, the foregoing time period shall be reduced from ten (10) days to five (5) days.

               (ii) Tenant shall default in the performance of or compliance with any of the other covenants,
agreements, terms or conditions of this Lease to be performed by Tenant (other than any default

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curable by the payment of money), and, unless expressly provided elsewhere in this Lease that
no notice and/or opportunity to cure such default is to be afforded Tenant, such default shall
continue for a period of thirty (30) days after written notice thereof from Landlord to Tenant, or,
in the case of a default which cannot with due diligence be cured within thirty (30) days, Tenant
fails to commence such cure promptly within such thirty (30) day period and thereafter diligently
prosecute such cure to completion within ninety (90) days. Notwithstanding the above, Tenant must
immediately remedy any default that presently threatens an injury or harm to any person or
property.

               (iii) Tenant shall become insolvent within the meaning of the United States Bankruptcy Code,
as amended from time to time (the “Code”); shall have ceased to pay its debts in the ordinary
course of business; shall be unable to pay its debts as they become due; shall make a general
assignment for the benefit of creditors; shall file, take any action to file, or notify Landlord
that Tenant intends to file, a petition, case or proceeding under any section or chapter of the
Code, or under any similar law or statute of the United States or any state thereof relating to
bankruptcy, insolvency, reorganization, winding up or composition or adjustment of debts; shall be
adjudicated as a bankrupt or insolvent; shall seek to or consent to or acquiesce in the appointment
of any receiver, trustee, liquidator or other custodian of Tenant or any material part of its
properties, whether or not the same shall relate to their interests in this Lease; or Tenant shall
notify Landlord that it anticipates the occurrence of any of the foregoing conditions; or take any
other action for the purpose of effecting any of the foregoing clauses.

               (iv) The Premises are effectively abandoned by Tenant, as evidenced by Tenant’s failure to
occupy and use the Premises for a period of thirty (30) days.

               (v) Any execution or attachment is issued against Tenant or any of its property whereupon the
Premises shall be taken or occupied or attached, or attempted to be taken or occupied or attached
by someone other than Tenant, and is not vacated within thirty (30) days after it is entered.

               (vi) Tenant does or permits to be done anything which creates a lien upon the Premises or the
Building and such lien is not discharged by Tenant within fifteen (15) days after the filing
thereof.

               (vii) This Lease shall be transferred to or shall pass to or devolve upon any other person or
party except in the manner set forth in Section 4.2.

          (b) Notice. If an Event of Default relating to late payment of any sums due under
this Lease occurs more than three (3) times within any period of twelve (12) months, then,
notwithstanding that each such Event of Default shall have been cured, any further default relating
to late payment of any sums due under this Lease shall be deemed an Event of Default for which no
notice or cure period shall apply.

     7.2 Landlord’s Remedies upon Default.

          (a) Termination or Possession. Upon the occurrence of any Event of Default, Landlord
shall have the option to pursue any one or more of the following remedies without notice or demand
whatsoever, in addition to, or in lieu of, any and all remedies available to Landlord under the
laws of the state in which the Building is located:

               (i) Landlord may give Tenant written notice of its election to terminate this Lease, effective
on the date specified therein, whereupon Tenant’s right to possession of the Premises shall cease
and this Lease, except as to Tenant’s liability determined in accordance with this Lease shall be
terminated.

               (ii) Landlord and its agents may re-enter and take possession of the Premises, or any part
thereof, either by summary proceedings, or by any other applicable action or proceeding, or by
force or otherwise (without being liable for indictment, prosecution or damages therefor) and may
repossess same as Landlord’s former estate and expel Tenant and those claiming through or under
Tenant, and remove the effects of

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both or either, without being deemed guilty in any manner of trespass, and without prejudice
to any remedies for arrears of Rent or Tenant’s breach of covenants or conditions.

               (iii) Should Landlord elect to re-enter as provided herein above or should Landlord take
possession pursuant to legal proceedings or pursuant to any notice provided by law, Landlord may,
from time to time, without terminating this Lease, relet the Premises or any part thereof in
Landlord’s or Tenant’s name, but for the account of Tenant for such term or terms (which may be
more or less than the period which would otherwise have constituted the balance of the Term) and on
such terms and conditions (which may include concessions of free rent and alteration, repair and
improvement of the Premises) as Landlord, in its sole discretion, may determine, and Landlord may
collect and receive the rents therefor without relieving Tenant of any liability under this Lease
or otherwise affecting any such liability. Landlord shall use reasonable efforts to the extent
required by law, to relet the Premises but shall in no event be liable for failure to relet the
Premises or any part thereof, or, in the event of any such reletting, for refusal or failure to
collect any rent due upon such reletting, and no such refusal or failure shall operate to relieve
Tenant of any liability under this Lease or otherwise to affect any such liability. No such
re-entry or taking possession of the Premises by Landlord shall be construed as an election on
Landlord’s part to terminate this Lease unless a written notice of such intention be given to
Tenant. No notice from Landlord hereunder or under a forcible entry and detainer statute or
similar law shall constitute an election by Landlord to terminate this Lease unless such notice
specifically so states. Landlord reserves the right following any such re-entry and/or reletting
to exercise its right to terminate this Lease by giving Tenant written notice thereof, in which
event this Lease will terminate as specified in said notice.

          (b) Waiver of Notice and Right to Re-Enter. Tenant hereby waives the service of any
notice of intention to re-enter or to institute legal proceedings to that end which may otherwise
be required to be given under any present or future law. Tenant, on its own behalf and on behalf
of all persons claiming through or under Tenant, including all creditors, does further hereby waive
any and all rights which Tenant and all such persons might otherwise have under any present or
future law to redeem the Premises, or to re-enter or repossess the Premises, or to restore the
operation of this Lease, after (i) Tenant shall have been dispossessed by a judgment or by warrant
of any court or judge, or (ii) any re-entry by Landlord, or (iii) any expiration or termination of
this Lease and the Term, whether such dispossession, re-entry, expiration or termination shall be
by operation of law or pursuant to the provisions of this Lease. The words “re-enter”, “re-entry”
and “re-entered” as used in this Lease shall not be deemed to be restricted to their technical
legal meanings. In the event of a breach or threatened breach by Tenant, or any persons claiming
through or under Tenant, of any term, covenant or condition of this Lease on Tenant’s part to be
observed or performed, Landlord shall have the right to enjoin such breach and the right to invoke
any other remedy allowed by law or in equity as if re-entry, summary proceedings and other special
remedies were not provided in this Lease for such breach. The right to invoke the remedies
hereinbefore set forth are cumulative and shall not preclude Landlord from invoking any other
remedy allowed at law or in equity.

          (c) Damages.

               (i) In the event this Lease is terminated in accordance with the provisions of Section
7.2(a)(i), Tenant shall remain liable to Landlord for damages in an amount equal to the Base Rent
and any Additional Rent and any other sums due hereunder as of the date of termination of this
Lease plus the Base and any Additional Rent which would have been owing by Tenant hereunder for the
balance of the Term (collectively, the “Aggregate Gross Rent”) had this Lease not been terminated,
less the net proceeds, if any, received as a result of any reletting of the Premises by Landlord
subsequent to such termination, after deducting all of Landlord’s expenses including, without
limitation, all repossession costs, brokerage commissions, legal expenses, reasonable attorneys’
fees, expenses of employees, alteration and repair costs and expenses of preparation for such
reletting (collectively, the “Reletting Costs”). Landlord shall use reasonable efforts to relet
the Premises but shall not be obligated to: (1) attempt to relet the Premises if Landlord has other
space available in the Building; (2) relet the Premises at a rate substantially below the current
rate being charged to other tenants; or (3) incur substantial expense to remodel or refurbish the
Premises in order to accommodate prospective tenants. Landlord shall be

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entitled to collect Base Rent, any Additional Rent and all other damages from Tenant monthly
on the days on which Base Rent and any Additional Rent would have been payable hereunder if this
Lease had not been terminated. Alternatively, at the option of Landlord, in the event this Lease
is so terminated, Landlord shall be entitled to recover forthwith against Tenant, as liquidated
damages and not as a penalty, the then value of the Aggregate Gross Rent and Reletting Costs less
the aggregate rental value of the Premises for what otherwise would have been the unexpired balance
of the Term, discounted to present value at a rate of eight percent (8%) per annum. In the event
Landlord shall relet the Premises for the period which otherwise would have constituted the
unexpired portion of the Term (or any part thereof), the amount of Rent and other sums payable by
the tenant thereunder shall be deemed prima facie to be the rental value for the Premises (or the
portion thereof so relet) for the term of such reletting. Tenant shall in no event be entitled to
any rents collected or payable in respect of any reletting, whether or not such rents shall exceed
the Base Rent and any Additional Rent reserved in this Lease. Tenant shall bear the burden of
proof in any proceeding to determine the “rental value” for purposes of the above calculation.

      (ii) If Landlord does not elect to terminate this Lease, but takes possession, Tenant shall
pay to Landlord the Base Rent and any Additional Rent which would be payable hereunder if such
repossession had not occurred, less the net proceeds received by Landlord, if any, of any reletting
of the Premises by Landlord after deducting the Reletting Costs to the extent not paid to Landlord
pursuant to the following sentence. Tenant shall pay Base Rent and Additional Rent due Landlord,
monthly, on the days on which Rent would have been payable hereunder if possession had not been
retaken.

      (iii) Landlord may recover as damages the full amount of any Base Rent or Additional Rent that
may have been abated as a tenant concession or incentive pursuant to this Lease, together with
interest at the rate applicable to judgments in Colorado, from the date the abated installment of
Rent would have been due and payable but for the abatement until the date recovered by Landlord.

           (d) Cumulative Remedies. Suit or suits for the recovery of the Rent and other amounts
and damages may be brought by Landlord, from time to time, at Landlord’s election, and nothing in
this Lease shall be deemed to require Landlord to await the date when this Lease would have expired
had there been no default by Tenant, or no termination, as the case may be. Each right and remedy
provided for in this Lease shall be cumulative and shall be in addition to every other right or
remedy provided for in this Lease or now or hereafter existing at law or in equity or by statute or
otherwise, including, but not limited to, suits for injunctive relief and specific performance.
The exercise or beginning of the exercise by Landlord of any one or more of the rights or remedies
provided for in this Lease or now or hereafter existing at law or in equity or by statute or
otherwise shall not preclude the simultaneous or later exercise by Landlord of any or all other
rights or remedies provided for in this Lease or now or hereafter existing at law or in equity or
by statute or otherwise. All such rights and remedies shall be considered cumulative and
nonexclusive. All costs incurred by Landlord in connection with collecting any Rent or other
amounts and damages owing by Tenant pursuant to the provisions of this Lease, or to enforce any
provision of this Lease, including reasonable attorneys’ fees from the date such matter is turned
over to an attorney, whether or not one or more actions are commenced by Landlord, shall also be
paid by Tenant to Landlord.

           (e) Miscellaneous.

                  (i) This Lease shall continue in effect for so long as Landlord does not terminate it (or
Tenant does not terminate it pursuant to Section 6.1(c)), and Landlord may enforce all its rights
and remedies under this Lease, including the right to recover the Base Rent and any Additional
Rent, as the same becomes due under this Lease. Acts of maintenance or preservation or efforts to
relet the Premises or the appointment of a receiver upon the initiative of Landlord to protect
Landlord’s interest under this Lease shall not constitute a termination of Tenant’s rights to
possession unless Landlord shall have specifically elected to terminate this Lease.

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      (ii) No payments of money by Tenant to Landlord after the expiration or other termination of
this Lease after the giving of any notice by Landlord to Tenant shall reinstate or extend the Term,
or make ineffective any notice given to Tenant prior to the payment of such money. After the
service of notice or the commencement of a suit, or after final judgment granting Landlord
possession of the Premises, Landlord may receive and collect any sums due under this Lease, and the
payment thereof shall not make ineffective any notice, or in any manner affect any pending suit or
any judgment theretofore obtained.

      (iii) If Tenant is in default under the terms hereof, Landlord shall have the right to remove
all the Tenant’s property from the Premises and dispose of said property in such a manner as
determined best by Landlord, at the sole cost and expense of Tenant and without liability of
Landlord for the actions so taken.

          (f) Cash Deposit. In addition to Landlord’s rights set forth above, if Tenant fails
to pay any Base Rent or Additional Rent due hereunder within the time period set forth in Section
7.1(a)(i) above more than two (2) times during any 12-month period, then upon the occurrence of the
third or any subsequent default in the payment of monies during a 12-month period, Landlord at its
sole option, shall have the right to require that Tenant, as a condition precedent to curing such
default, pay to Landlord, in cash or its equivalent, in advance, the Base Rent and Landlord’s
estimate of all Additional Rent which will become due and owing hereunder by Tenant for a period of
six (6) months. All amounts shall be paid by Tenant within thirty (30) days after notice from
Landlord demanding the same. All monies so paid shall be retained by Landlord, without interest,
for the balance of the Primary term and any extension thereof, and shall be applied by Landlord to
the last due amounts owing hereunder by Tenant. If, however, Landlord’s estimate of the Base Rent
and Additional Rent for which Tenant is responsible hereunder are inaccurate, when such error is
discovered Landlord shall pay to Tenant, or Tenant shall pay to Landlord, within thirty (30) days
after written notice thereof the excess or deficiency, as the case may be, which is required to
reconcile the amount on deposit with Landlord with the actual amounts for which Tenant is
responsible.

          (g) No Waiver. No failure by Landlord to insist upon the strict performance of any
agreement, term, covenant or condition of this Lease or to exercise any right or remedy consequent
upon a breach, and no acceptance of full or partial payment of Rent during the continuance of any
breach, shall constitute a waiver of any breach or of the agreement to be performed or complied
with by Tenant, and no breach shall be waived, altered or modified except by written instrument
executed by Landlord. No waiver of any breach shall affect or alter this Lease, but each and every
agreement, term, covenant and condition shall continue in full force and effect with respect to any
other then existing or subsequent breach. Notwithstanding any termination of this Lease, the same
shall continue in force and effect as to any provisions which require observance or performance by
Landlord or Tenant subsequent to such termination.

     7.3 Bankruptcy. Landlord and Tenant understand that, notwithstanding certain provisions to
the contrary contained herein, a trustee or debtor in possession under the Code may have certain
rights to assume or assign this Lease. Landlord and Tenant further understand that, in any event,
Landlord is entitled under the Code to adequate assurances of future performance of the terms and
provisions of this Lease. The parties hereto agree that, with respect to any such assumption or
assignment, the term “adequate assurance” shall include at least the following:

          (a) In order to assure Landlord that the proposed assignee will have the resources with which
to pay all Base Rent and Additional Rent payable pursuant to the terms hereof, any proposed
assignee must have, as demonstrated to Landlord’s satisfaction, a net worth (as defined in
accordance with generally accepted accounting principles consistently applied) of not less than the
net worth of Tenant on the date this Lease became effective, increased by seven percent (7%),
compounded annually, for each year from the Commencement Date through the date of the proposed
assignment. The financial condition and resources of Tenant were a material inducement to Landlord
in entering into this Lease.

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          (b) Any proposed assignee must have been engaged in the conduct of business for the five (5)
years prior to any such proposed assignment, which business does not violate the Permitted Uses,
and such proposed assignee shall continue to engage in the Permitted Uses. Landlord’s asset will
be substantially impaired if the trustee in bankruptcy or any assignee of this Lease makes any use
of the Premises other than the Permitted Uses.

          (c) Any proposed assignee of this Lease must assume and agree to be personally bound by the
terms, covenants and provisions of this Lease.

ARTICLE 8

MISCELLANEOUS PROVISIONS

     8.1 Holding Over . If Tenant remains in possession of the Premises after the expiration or
other termination of the Term, then, at Landlord’s option, Tenant shall be deemed to be occupying
the Premises as a month-to-month tenant pursuant to all of the provisions of this Lease, but at a
monthly Base Rent equal to one hundred fifty percent (150%) the sum of the Base Rent payable
hereunder during the last month of the Term. Such month-to-month tenancy may be terminated by
Landlord or Tenant effective as of the last day of any calendar month by delivery to the other of
notice of such termination ten (10) days prior to the first day of such calendar month. Tenant
shall defend, indemnify and hold Landlord harmless from and against any and all claims, losses and
liabilities, including reasonable attorney fees, for damages resulting from failure to surrender
possession upon the Expiration Date or sooner termination of the Term, including, without
limitation, any claims made by any succeeding tenant, and such obligations shall survive the
expiration or sooner termination of this Lease.

     8.2 Notices.

          (a) Any and all notices required or which either party herein may desire to give to the other
(each, a “Notice”) shall be made in writing and shall be given by certified or registered mail,
postage prepaid, return receipt requested, or by a nationally recognized overnight courier, such as
Federal Express or Airborne Express, or by personal service, or by electronic facsimile with proof
of receipt, and shall be deemed to be given on the third business day after the date of posting in
a United States Post Office or branch post office or one day after delivery to the overnight
courier, or upon effecting personal service, or by electronic facsimile with proof of receipt, and
shall be delivered to Landlord’s Notice Address or Tenant’s Notice Address, as appropriate. The
parties agree that copies of all Notices to be delivered to Landlord and Tenant hereunder shall be
simultaneously delivered to the specified addresses for copies set forth in Section 1.1, if any.
Either party may, by notice as aforesaid actually received, designate a different address or
addresses for communications intended for it. Anything contained herein to the contrary
notwithstanding, any bills or invoices for Base Rent, any Additional Rent or any Landlord’s
Operating Statement may be given by hand or by mail (which need not be registered or certified)
and, if so given, shall be deemed given on the date of delivery or refusal, if by hand, or on the
third (3rd) business day following the date of posting, if mailed.

          (b) Notices given hereunder by any party may be given by legal counsel for such party or by
Landlord’s agent. The foregoing notice provisions shall in no way prohibit notice from being given
as provided in the rules of civil procedure of the state in which the Building is located, as the
same may be amended from time to time and any notice so given shall constitute notice herein.

     8.3 Authority of Tenant.

          (a) If Tenant is a corporation, each individual executing this Lease on behalf of said
corporation represents and warrants that he or she is duly authorized to execute and deliver this
Lease on behalf of said corporation in accordance with a duly adopted resolution of the Board of
Directors or the By-Laws of said corporation, and that this Lease is binding upon said corporation
in accordance with its terms. In addition, Tenant

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shall, at the time of execution of this Lease, deliver to Landlord a certified copy of a
resolution of the Board of Directors of said corporation authorizing or ratifying the execution of
this Lease.

        (b) If Tenant is a limited liability company, partnership, joint venture, or other
unincorporated association, each individual executing this Lease on behalf of Tenant represents and
warrants that he or she is duly authorized to execute and deliver this Lease on behalf of Tenant,
and that this Lease is binding upon Tenant in accordance with its terms. Tenant shall, at the time
of execution of this Lease, deliver to Landlord a document to this effect.

     8.4 Financial Statements. Tenant shall, when requested by Landlord furnish to Landlord a
true and accurate statement of its financial condition for its most recent fiscal year, prepared in
conformity with generally recognized accounting principles. Landlord agrees to treat Tenant’s
financial statements as confidential and agrees to disclose them only to prospective purchasers of
the Premises or to prospective lenders.

     8.5 Authorities for Action. Landlord may act through its managing agent for the Building
or through any other person who may from time to time be designated by Landlord in writing. Tenant
shall designate in writing one or more persons to act on its behalf and may from time to time
change such designation by written notice to Landlord. In the absence of any such designation, the
person or persons executing this Lease on behalf of Tenant shall be deemed to be authorized to act
on behalf of Tenant in any matter provided for herein.

     8.6 Brokerage. Tenant represents and warrants that it has dealt only with CB Richard
Ellis, as Tenant’s agent, and/or with Landlord and its agent, Frederick Ross Company, and no other
broker or agent, in connection with the negotiation or execution of this Lease. Tenant agrees to
indemnify and hold Landlord harmless from and against any and all damage, loss, cost or expense
including, without limitation, all attorneys’ fees and disbursements incurred by reason of any
claim of or liability to any other broker or other person for commissions or other compensation or
charges with respect to the negotiation, execution and delivery of this Lease incurred as a result
of Tenant’s actions or commitments, and such obligations shall survive the expiration or sooner
termination of this Lease.

     8.7 Definition of Landlord. The term “Landlord” as used in this Lease shall mean only the
owner of the Building at the time in question. In the event of any transfer of title to or lease
of the Building, the transferor shall be entirely freed and relieved of all covenants and
obligations of Landlord to be performed thereafter (whether express or implied) without further
agreement between the parties or their successors in interest and Tenant shall look solely to the
successor in interest of the transferor as Landlord under this Lease; provided, however, that any
funds in the hands of the Landlord in which Tenant has an interest shall be delivered to Landlord’s
successor in interest. This Lease shall not be affected by such transfer or lease, and Tenant
agrees to attorn to the transferee or assignee, such attornment to be effective and self-operative
without the execution of any further instrument by the parties to this Lease.

     8.8 Entire Agreement.

          (a) No Representations or Warranties. This Lease contains the entire agreement of the
parties. Except as expressly contained herein, neither Landlord nor Landlord’s agent or attorneys
have made representations, warranties or promises with respect to the Premises, the Building, the
Property, the REOA Common Area, the Golden Ridge office park, or this Lease. Tenant acknowledges
and agrees that Tenant has not relied upon any statements, representations, agreements or
warranties except those expressed in this Lease.

          (b) Signatures and Amendments. The submission of this document for examination and
review does not constitute an option, an offer to lease space, or an agreement to lease space.
This document shall have no binding effect on the parties hereto unless and until executed and
delivered by both Landlord and Tenant and will be effective only upon Landlord’s execution and
delivery of same. No amendment or modification of this Lease shall be binding or valid unless
expressed in writing and executed and delivered by Landlord and Tenant..

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     8.9 Force Majeure. Any non-monetary obligation of Landlord or Tenant which is delayed or
not performed due to Acts of God, strike, riot, shortages of labor or materials, war (whether
declared or undeclared), governmental laws, regulations or restrictions, governmental action, or
lack thereof, or any other causes of any kind whatsoever which are beyond Landlord’s or Tenant’s
reasonable control, shall not constitute a default hereunder and shall be performed within a
reasonable time after the end of such cause for delay or nonperformance.

     8.10 Severability. If any term or provision of this Lease or the application thereof to
any person or circumstances shall be declared by a judicial body to be illegal, invalid or
unenforceable, the remainder of this Lease, or the application of such term or provision to persons
or circumstances other than those to which it is held invalid or unenforceable, shall not be
affected thereby, and all other terms and provisions of this Lease shall be valid and enforced to
the fullest extent permitted by law.

     8.11 No Setoff. This Lease shall be construed as though the covenants herein between
Landlord and Tenant are independent, and Tenant shall not be entitled to any setoff, offset,
abatement or deduction from Base Rent or Additional Rent due Landlord hereunder if Landlord fails
to perform its obligations hereunder; provided, however, the foregoing shall in no way impair the
right of Tenant to commence a separate action against Landlord for any violation by Landlord of the
provisions hereof or to which Tenant has not waived any claim pursuant to the provisions of this
Lease so long as notice is first given to Landlord and any holder of a Mortgage, and a reasonable
opportunity is granted to Landlord and such holder to correct such violation. In no event shall
Landlord, or any holder of a Mortgage be responsible for any consequential damages incurred by
Tenant, including, without limitation, lost profits or interruption of business, as a result of any
default by Landlord.

     8.12 Relationship of Parties. Nothing contained in this Lease shall create any
relationship between the parties hereto other than that of Landlord and Tenant, and it is
acknowledged and agreed that Landlord shall not be deemed to be a partner of Tenant in the conduct
of its business, or a joint venturer or a member of a joint or common enterprise with Tenant.

     8.13 Successors Bound. Except as otherwise specifically provided herein, the terms,
covenants and conditions contained in this Lease shall bind and inure to the benefit of the
respective heirs, successors, executors, administrators and assigns of each of the parties hereto.

     8.14 Interpretation.

        (a) Whenever in this Lease any words of obligation or duty are used, such words or expressions
shall have the same force and effect as though made in the form of a covenant.

        (b) Words of any gender used in this Lease shall be deemed to include any other gender, and
words in the singular shall be deemed to include the plural, when the context requires.

        (c) All pronouns and any variances thereof shall be deemed to refer to the neuter, masculine,
feminine, singular or plural, when the context requires.

        (d) No remedy or election given pursuant to any provision in this Lease shall be deemed
exclusive unless so indicated, but each shall, wherever possible, be cumulative with all other
remedies at law or in equity as otherwise specifically provided herein.

        (e) If and to the extent that, any of the provisions of any amendment, modification or rider
to this Lease conflict or are otherwise inconsistent with any of the preceding provisions of this
Lease, or of the Rules and Regulations appended to this Lease, whether or not such inconsistency is
expressly noted in such amendment, modification or rider, the provisions of such amendment,
modification or rider shall prevail, or in case of any inconsistency with the Rules and
Regulations, such Rules and Regulations shall be deemed to be waived with respect to Tenant to the
extent of such inconsistency.

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     (f) The parties mutually agree that the headings and captions contained in this Lease are
inserted for convenience of reference only.

     (g) This Lease shall be construed in accordance with the laws of the state in which the
Building is located.

     (h) Landlord and Tenant each acknowledge and warrant that each has been represented by
independent counsel and has executed this Lease after being fully advised by said counsel as to its
effect and significance. This Lease is the result of negotiations between the parties and their
respective attorneys and shall be construed in an even and fair manner, regardless of the party who
drafted this Lease, or any provision thereof.

     (i) In all instances where Tenant is required by the terms and provisions of this Lease to pay
any sum of money or to do any act at a particular indicated time or within any indicated period, it
is understood and agreed that time is of the essence.

     8.15 Joint and Several Obligation. [Intentionally left blank.]

     8.16 Reservation and Easements. Landlord reserves and retains all rights to make use of
the surface, subsurface and airspace above the surface of the Property and of the Building, except
as specifically granted to Tenant under this Lease. Landlord shall have the right to grant any
easements, licenses or other rights of use on, over, under and above the Property or the Building
for such purposes as Landlord determines, provided that such grant will not materially interfere
with or adversely affect Tenant’s use or quiet enjoyment of the Premises. This Lease does not grant
any rights to light, view, or air to, from or over the Premises to the extent such items are
affected by activities occurring off the Premises. Any diminution or shutting off of light, view,
or air by any structure which is now or hereafter erected on or off the Property shall not affect
this Lease or impose any liability on Landlord.

     8.17 Limitation of Landlord Liability. In no event shall Landlord be liable to Tenant for
any failure of other tenants in the Building to occupy their spaces or operate their businesses, or
for any loss or damage that may be occasioned by or through the acts or omissions of other tenants.
Notwithstanding anything to the contrary provided in this Lease, neither Landlord, nor any member,
general or limited partner in or of Landlord, whether direct or indirect, nor any direct or
indirect member or partner in such members or partners, nor any disclosed or undisclosed officers,
managers, shareholders, principals, directors, employees, partners, servants or agents of Landlord,
nor any of the foregoing, nor any investment adviser or other holder of any equity interest in
Landlord, their successors, assigns, agents, or any mortgagee in possession shall have any personal
liability with respect to any provisions of this Lease. If Landlord is in breach or default with
respect to its obligations or otherwise, Tenant shall look solely to Landlord’s interest in the
Building for the satisfaction of Tenant’s remedies and any judgment or award entered against
Landlord.

     8.18 Short Form Lease. Tenant shall not record this Lease or a memorandum hereof without
the prior written consent of Landlord. Upon Landlord’s request, Tenant agrees to execute and
acknowledge a short form lease in recordable form, indicating the names and addresses of Landlord
and Tenant, a description of the Premises, the Term, the Commencement and Expiration Dates, and
options for renewal, if any, but omitting Rent and other terms of this Lease. Further, upon
Landlord’s request, Tenant agrees to execute and acknowledge a termination of lease in recordable
form to be held by Landlord until the Expiration Date or sooner termination of the Term.

     8.19 Landlord Assignment of Rents, and Lease.

   (a) Landlord may assign the Rents and its interest in this Lease to the holder of any
Mortgage.

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   (b) In the event of such an assignment, Tenant shall give the holder of such Mortgage a copy
of any request for performance by Landlord or any notice of default by Landlord; and, in the event
Landlord fails to cure any such default, Tenant shall give such holder a reasonable period,
commencing on the last day on which Landlord could cure such default, in which to cure same.

     8.20 Rules and Regulations.

   (a) The rules and regulations set forth in Exhibit G attached hereto and incorporated into
this Lease (the “Rules and Regulations”) have been adopted by Landlord for the safety and
convenience of all tenants and other persons in the Building. Tenant shall at all times comply
with, and shall cause its employees, agents, contractors, licensees and invitees to comply with,
the Rules and Regulations from time to time in effect. Landlord may, from time to time, amend,
delete or add to the Rules and Regulations, provided that any such modification:

      (i) Shall not be inconsistent with any other provision of this Lease.

      (ii) Shall be reasonable and have general application to all tenants in the Building.

      (iii) Shall be effective only upon delivery of a copy thereof to Tenant at the Premises or
posting same in a conspicuous place within the Building.

   (b) Landlord shall use reasonable efforts to secure compliance by all tenants and
other persons with the Rules and Regulations from time to time in effect, but shall not be liable
to Tenant for failure of any person to comply with such Rules and Regulations. Any failure by
Landlord to enforce any of the Rules and Regulations will not constitute a waiver of same with
respect to Tenant. Landlord reserves the right, in its sole discretion, to waive, either
temporarily or permanently, application of the Rules and Regulations to any particular tenant in
the Building.

     8.21 Estoppel Certificate. At any time and from time to time upon written request by
Landlord, Tenant hereby agrees to deliver within ten (10) days after request, a certificate to
Landlord or to any present or proposed mortgagee or purchaser designated by Landlord, in the form
supplied, certifying: (i) that Tenant has accepted the Premises (or, if Tenant has not done so,
that Tenant has not accepted the Premises, and specifying the reasons therefor); (ii) that this
Lease is in full force and effect and has not been modified (or if modified, setting forth all
modifications), or, if this Lease is not in full force and effect, the certificate shall so specify
the reasons therefor; (iii) the Commencement Date, the Expiration Date and the terms of any
extension options of Tenant; (iv) the date to which the Base Rent and any Additional Rent have been
paid under this Lease and the amount thereof then payable; (v) the amount of the Security Deposit
and prepaid Rent, if any, being held by Landlord; (vi) whether there are then any existing defaults
by Landlord in the performance of its obligations under this Lease, and, if there are any such
defaults, specifying the nature and extent thereof; (vii) that no notice has been received by
Tenant of any default under this Lease which has not been cured, except as to defaults specified in
the certificate; (viii) the capacity of the person executing such certificate, and that such person
is duly authorized to execute the same on behalf of Tenant; (ix) the amount of the then current
Base Rent; and (x) any other information reasonably requested by Landlord, its present or proposed
purchaser, or the holder of any Mortgage.

     8.22 Mortgagee Amendments and Notices.

   (a) Mortgagee Amendment. Throughout the Term, Tenant agrees to furnish such financial
information or financial statements as shall be reasonably requested by any present or future or
prospective holder of a Mortgage upon the Building or Property. If any present or future or
prospective holder of a Mortgage upon the Building or Property shall require a non-material change
or changes in this Lease as a condition of its approval of this Lease or the provision of
financing, Tenant shall execute such amendment provided that it shall not materially alter or
increase any of Tenant’s obligations under this Lease. If, within thirty (30) days after notice

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from Landlord, Tenant fails or refuses to execute the amendment or amendments of this Lease
effecting such change or changes as are stated by Landlord to be necessary to secure the approval
of such present or future or prospective holder of a Mortgage, Tenant shall be in default
hereunder.

   (b) Mortgagee Notice. In the event of any act or omission by Landlord under this
Lease which would cause Landlord to be in default or give Tenant the right to terminate this Lease
or to claim a partial or total eviction, Tenant will not exercise any such right until Tenant has
given thirty (30) days written notice (by United States certified mail, postage prepaid) of such
act or omission to Landlord, to the holder of any mortgage or deed of trust on the Premises, and to
the assignee of any collateral assignment of this Lease (whose names and addresses Landlord agrees
will be furnished to Tenant on request), and the holder of any Mortgage following the giving of
such notice, shall have failed with reasonable diligence to commence cure within thirty (30) days
of delivery of such notice and thereafter to pursue reasonable action to remedy the act or
omission.

     8.23 Subordination, Nondisturbance and Attornment.

          (a) Subordination and Nondisturbance. This Lease, and any Option or right of first
refusal granted hereby, at Landlord’s option, shall be subordinate to any ground lease, mortgage,
deed of trust, or any other hypothecation or security now or hereafter placed upon the Building
(collectively “Mortgage”) and to any and all advances made on the security thereof and to all
renewals, modifications, consolidations, replacements and extensions thereof. Notwithstanding such
subordination, Tenant’s right to quiet possession of the Premises shall not be disturbed if Tenant
is not in default and so long as Tenant shall pay all Base Rent and Additional Rent and shall
observe and perform all of the provisions of this Lease, unless this Lease is otherwise terminated
pursuant to its terms. If any mortgagee, trustee or ground lessor shall elect to have this Lease
and any Options granted hereby be senior to the lien of its mortgage, deed of trust or ground
lease, and shall give written notice thereof to Tenant, this Lease and such Options shall be deemed
senior to such mortgage, deed of trust or ground lease, whether this Lease or such Options are
dated prior or subsequent to the date of said mortgage, deed of trust or ground lease or the date
of recording thereof.

          (b) Documentation. Tenant agrees to execute any commercially reasonable documents,
consistent with the terms and conditions of this Lease, required to effectuate an attornment, a
subordination, or to make this Lease or any Option granted herein prior to the lien of any
mortgage, deed of trust or ground lease, as the case may be. Tenant’s failure to execute such
documents within ten (10) days after written demand shall constitute a material default by Tenant
hereunder without further notice to Tenant or, at Landlord’s option, Landlord shall execute such
documents on behalf of Tenant as Tenant’s attorney-in-fact. Tenant does hereby make, constitute
and irrevocably appoint Landlord as Tenant’s attorney-in-fact and in Tenant’s name, place and
stead, to execute such documents in accordance with this Section.

     8.24 Attorneys’ Fees. If any party breaches this Lease, the other party shall be entitled
to collect its reasonable attorneys’ fees, arbitration fees, court costs, expert witness fees, and
other incidental expenses from the breaching party incurred to enforce this Lease whether or not a
suit has been commenced, all in addition to any other remedies or damages that may be available.

     8.25 Landlord’s Failure to Consent. If Tenant shall request Landlord’s consent hereunder
and Landlord shall fail or refuse to give such consent, Tenant shall not be entitled to any damages
for the withholding of its consent, it being intended that Tenant’s sole remedy shall be an action
for specific performance or injunction and that such remedy shall be available only in those cases
where Landlord has expressly agreed in writing not to unreasonably withhold its consent or where,
as a matter of law, Landlord may not unreasonably withhold its consent.

     8.26 No Waiver. The failure of Landlord to exercise its rights in connection with this
Lease or any breach or violation of any term, covenant or condition herein contained shall not be
deemed to be a waiver of such term, covenant or condition or any subsequent breach of the same or
any other term, covenant or condition herein contained. The subsequent acceptance of Base Rent and
any Additional Rent hereunder by Landlord shall not be

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deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this
Lease other than the failure of Tenant to pay the particular amount of Base Rent or any Additional
Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of
acceptance of such monies.

     8.27 No Merger. The voluntary or other surrender of possession of the Premises by Tenant,
or a mutual cancellation of this Lease, shall not result in a merger of Landlord’s and Tenant’s
estates, and shall, at the option of Landlord, either terminate any or all existing subleases or
subtenancies, or operate as an assignment to Landlord of any or all of such subleases or
subtenancies.

     8.28 JURY TRIAL AND COUNTERCLAIM WAIVER. LANDLORD AND TENANT HEREBY WAIVE TRIAL BY JURY IN
ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR
THEIR SUCCESSORS IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE
RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM
FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY.

     8.29 Guaranty of Lease. [Reserved].

     8.30 Time is of Essence. Time is of the essence with respect to the obligations to be
performed under this Lease.

ARTICLE 9

OPTIONS.

     9.1 Extension Options.

          (a) Options to Extend. Provided that Tenant is not in default under this Lease and
provided that the rights granted in this Article 9 have not otherwise been terminated, Tenant shall
be entitled to two successive extension options, each option to have a duration of two (2) years
(each referred to as an “Option to Extend”). If Tenant desires to exercise an Option to Extend,
Tenant shall give notice to Landlord at least nine (9) months prior to the end of the Term in the
case of the first Option to Extend, and at least nine (9) months prior to the expiration of the
Term of the first Option to Extend in the case of the second Option to Extend. If Tenant exercises
an Option to Extend, the Term shall be extended by an additional two years and all of the terms and
provisions of the Lease shall remain the same, except that Base Rent shall be determined as set
forth in Section 9.1(b) below. Tenant’s failure to exercise its first Option to Extend shall
render the second Option to Extend void and of no effect.

          (b) Fair Market Rent. The Base Rent payable for each extension of the Term under an
Option to Extend shall be the Fair Market Rent for the Premises as of the Commencement Date of each
Option to Extend. Fair Market Rent shall be defined as the effective net rental rate for the
Premises, taking into consideration annual escalations and all concessions, abatements and
allowances offered to tenants of comparable size and credit by owners of buildings of similar age
and quality in the West Metropolitan Denver, Colorado area, provided that in no event shall Base
Rent for an extension term be less than Base Rent paid during the last Lease Year of the then
current Term. Landlord will give Tenant written notice of its determination of Fair Market Rent
for an extension term within thirty (30) days of Tenant’s delivery to Landlord of a notice that
Tenant is exercising an extension option. Landlord and Tenant will attempt to negotiate the Fair
Market Rent during the thirty (30) day period following Landlord’s delivery to Tenant of Landlord’s
determination of Fair Market Rent.

          (c) Arbitration. If Landlord and Tenant are unable to agree upon a Fair Market Rent
during such negotiation period, then Fair Market Rent shall be determined by binding arbitration in
Denver, Colorado. The arbitration shall be conducted in accordance with such rules as may be agreed
upon by Landlord and Tenant, or failing agreement within thirty (30) days after arbitration is
demanded, then in accordance with the Commercial Arbitration Rules of the American Arbitration
Association (“AAA”) in effect on the date of the arbitration

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demand. The arbitration proceeding shall be conducted by one (1) arbitrator unless the demand
for arbitration specifies it is to be heard by three (3) arbitrators, in which case three (3)
arbitrators shall be appointed. Persons eligible to serve as arbitrators shall be members of the
AAA Large Complex Case Panel or CPR Panel of Distinguished Neutrals, or who have professional
credentials similar to those persons listed on such AAA or CPR Panels. The arbitrators shall have
no authority to render an award which is less than the Base Rent paid during the last Lease Year of
the then current Term. Unless Landlord and Tenant agree otherwise, discovery shall be limited to
an exchange of directly relevant documents, but shall include a written report from any testifying
expert retained by a party. Depositions will not be taken, except of experts, or as needed in lieu
of a live appearance, or upon mutual agreement of the parties. The arbitrator(s) shall resolve any
discovery disputes. The arbitrator(s) and counsel of record shall have the power of subpoena
process as provided by law. Landlord or Tenant may apply to any court of competent jurisdiction in
the State of Colorado for an order confirming, modifying or vacating an award in accordance with
Colorado statutes governing such applications, which order shall be a final and non-appealable
judgment. Pending arbitration and the entry of an order by a court of competent jurisdiction,
Tenant shall pay the Base Rent payable during the last lease year of the then current Term. If the
arbitrator(s) determine that Fair Market Rent is higher than the Base Rent being paid by Tenant,
then the arbitrator(s) award shall include the difference between the amount actually paid by
Tenant and the amount awarded, with interest at the rate applicable to judgments under Colorado
law. Each party shall pay its own costs and attorney fees in connection with the arbitration, and
they shall equally share the cost of the arbitrator(s) and the arbitration.

     9.2 Right of First Refusal.

          (a) First Refusal Space. At all times during the primary sixty-three (63) month Term
of this Lease, but not during any renewal or extension thereof, Landlord shall give Tenant the
right, at Tenant’s option, to lease any block of space in the Building which shall not exceed, in
the aggregate, seven thousand two hundred (7,200) rentable square feet (the “First Refusal Space”),
upon the same terms and conditions as contained in any bona fide offer to lease any First Refusal
Space received by Landlord and which Landlord desires to accept, except for any upward adjustment
in Base Rent necessary because of a material disparity in the credit worthiness of the third party
offeror as compared to Tenant and provided that Tenant’s then-current NIBEI shall be
proportionately greater than that set forth in Section 4.17, based upon the number of rentable
square feet contained in the First Refusal Space. By way of example, if the First Refusal Space is
7,200 rentable square feet, the Tenant’s then current NIBEI must have increased by 25.12%, or then
be $1,251,200, calculated by dividing the rentable area of the First Refusal Space by the original
Rentable Area of the Premises. Promptly after Landlord has decided that it desires to accept a
bona fide offer from a prospective Tenant to Lease any First Refusal Space, Landlord shall give
written notice to Tenant of the full details of the offer, including its base rent, commencement
date, size, location and any concessions that Landlord is willing to grant to such third party.
All rights granted to Tenant under this Section 9.2 shall be subject to any existing rights of
first refusal or offer that Landlord shall have previously granted to other tenants in the
Building.

          (b) Acceptance of First Refusal Space. Within three (3) business days after Landlord
has delivered to Tenant a notice of the First Refusal Space offer, Tenant may exercise this right
of first refusal by delivering its written notice so stating to Landlord. Provided that Tenant is
not in default at the time of exercise nor at the time of commencement of the lease of the First
Refusal Space, this Lease shall be amended by addition of the First Refusal Space to the Premises
on the following terms:

      (i) Base Rent for the First Refusal Space shall be equal to the amount set out in Landlord’s
notice of First Refusal Space, adjusted upward for any material disparity in the credit worthiness
of the third party offeror as compared to Tenant.

      (ii) The lease term for the First Refusal Space shall commence on the commencement date
specified in Landlord’s notice unless another date is agreed to by Landlord and Tenant. The lease
term for the First Refusal Space shall end on the expiration or earlier termination of the primary
sixty-three

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(63) month term of the Lease, not including any renewal or extension options which may be
contained in the Lease, which options will thereafter be applicable to the First Refusal Space.

      (iii) The space added to the Lease hereby must be all of and nothing but the First Refusal
Space as to which the notice was given.

      (iv) Tenant shall take the First Refusal Space in “as is” condition unless otherwise stated in
the notice or unless otherwise mutually agreed between Landlord and Tenant.

      (v) Any expansion, extension or early termination rights provided for under this Lease shall
not be included in any lease of First Refusal Space to Tenant unless expressly set forth in the
First Refusal Space notice.

      (vi) Except as otherwise provided in the First Refusal Space notice, all other terms shall be
as set forth in this Lease.

          (c) If Tenant fails timely to exercise this right of first refusal as to any First Refusal
Space, Landlord shall be free to enter into the proposed lease for the First Refusal Space with the
third party offeror upon terms not materially more favorable to the third party offeror than those
offered to Tenant.

          (d) Within fifteen days of receipt from Landlord, Tenant shall execute and deliver to Landlord
such documents as Landlord may reasonably request to evidence any lease of space under this Section
9.2 or any failure of Tenant to exercise its right of first refusal.

     IN WITNESS WHEREOF, Landlord and Tenant have respectively executed this Lease as of the day
and year first above written.

  	 	 	 	 
	TENANT:	 	LANDLORD:
	HEALTH GRADES,
          INC., a Delaware corporation 
	 	GR DEVELOPMENT ONE LLC, a Colorado limited liability company
	 
	 	 	 
	By:       ___________________________
        
	 	By: 	GR Construction LLLP,
        a Colorado limited
	 
	 	 	liability
        limited partnership, Its Manager
	  
	 	 	 
	Name:     _________________________
        
	 	By:	NDG I Management Inc., a Colorado corporation,
      
	  
	 	 	Its General Partner
	Title:       _________________________
        
	 	By:  	_______________________________________

                Gregory
        C. Venn, Its President
	 
	 	 	

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	STATE OF COLORADO

	 	)	 
	

	 	)	ss.
	COUNTY OF ______________________

	 	)	 	 	 

     The foregoing instrument was acknowledged before me this_______day of_____________, 20_____, by_________________________, as_________________________of_________________________.

          Witness my hand and official seal.

My commission expires:          _____________________________

__________________________________

Notary Public

	 	 	 	 
	STATE OF COLORADO

	 	)	 
	

	 	)	ss.
	COUNTY OF ______________________

	 	)	 	 	 

     The foregoing instrument was acknowledged before me this_____day of__________, 20_____, by Gregory C. Venn, President of NDG I Management Inc., General Partner of GR Construction LLLP, as
Manager of GR DEVELOPMENT ONE LLC.

     Witness my hand and official seal.

My commission expires:          _____________________________

__________________________________

Notary Public

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EXHIBITS

	 	 	 	 
	 	EXHIBIT A

	 	Base Rent Schedule
	 
	 	EXHIBIT B

	 	Premises Depiction
	 
	 	EXHIBIT B-1

	 	Parking Spaces
	 
	 	EXHIBIT C

	 	Tenant Plans and Specifications
	 
	 	EXHIBIT C-1

	 	Disbursement Terms
	 
	 	EXHIBIT D

	 	Tenant Improvement Standards
	 
	 	EXHIBIT E

	 	Premises Acceptance Letter
	 
	 	EXHIBIT F

	 	Tenant Letter of Credit
	 
	 	EXHIBIT G

	 	Rules and Regulations

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EXHIBIT A

BASE RENT SCHEDULE

For Lease Between

GR DEVELOPMENT ONE LLC, “Landlord”

and

HEALTH GRADES, INC., “Tenant”

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	 	 	Rentable Square	 	Base Rent	 	 	 	 
	Mo.	 	Footage (RSF)	 	per RSF	 	Annual Base Rent	 	Monthly Base Rent
	1-3

	 	 	25,657	 	 	$	0.00	 	 	$	243,741.50	 	 	$	0.00	 
	 	 	 	 	 	 	 	 	 
	4-12

	 	 	25,657	 	 	$	9.50	 	 	$	243,741.50	 	 	$	20,311.79	 
	 	 	 	 	 	 	 	 	 
	13-24

	 	 	28,657	 	 	$	9.74	 	 	$	279,119.18	 	 	$	23,259.93	 
	 	 	 	 	 	 	 	 	 
	25-36

	 	 	28,657	 	 	$	9.98	 	 	$	285,996.86	 	 	$	23,833.07	 
	 	 	 	 	 	 	 	 	 
	37-48

	 	 	28,657	 	 	$	10.23	 	 	$	293,161.11	 	 	$	24,430.09	 
	 	 	 	 	 	 	 	 	 
	49-60

	 	 	28,657	 	 	$	10.49	 	 	$	300,611.93	 	 	$	25,051.00	 
	 	 	 	 	 	 	 	 	 
	61-63

	 	 	28,657	 	 	$	10.75	 	 	$	308,062.75*	 	 	$	25,671.90	 
	 	 	 	 	 	 	 	 	 

	*	 	Annual Rent to be prorated for months remaining in Term.

 

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EXHIBIT B

PREMISES / SUITE 100

For Lease Between

GR DEVELOPMENT ONE LLC, “Landlord”

and

HEALTH GRADES, INC., “Tenant”

 

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EXHIBIT B-1

PARKING

For Lease Between

GR DEVELOPMENT ONE LLC, “Landlord”

and

HEALTH GRADES, INC., “Tenant”

(to be inserted)

 

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EXHIBIT C

TENANT IMPROVEMENT PLANS & SPECIFICATIONS

For Lease Between

GR DEVELOPMENT ONE LLC, “Landlord”

and

HEALTH GRADES, INC., “Tenant”

(to be attached)

 

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EXHIBIT C-1

DISBURSEMENT TERMS

For Lease Between

GR DEVELOPMENT ONE LLC, “Landlord”

and

HEALTH GRADES, INC., “Tenant”

Landlord shall disburse the Tenant Improvement Allowance following receipt of properly submitted
applications for payment, subject to the maximum amount of the Tenant Finish Allowance, and based
on the following:

1. Not later than the 15th day of each month, Tenant shall submit to Landlord’s Representative for
approval an application for payment for Tenant Improvements completed as of the end of the prior
month, including a schedule of values for all Tenant Improvements completed to date (each, an
“Application”).

2. Each Application shall be based on an approved schedule of values incorporated into the Lease or
the Exhibits thereto. The schedule of values shall allocate the total costs among the various
portions of the Tenant Improvements, shall be prepared in such form and supported by such data to
substantiate its accuracy as Landlord’s Representative may reasonably require, and shall be used as
a basis for reviewing the Application. Landlord’s Representative shall have the right to inspect
the work to confirm that the Application reflects the value of the work actually performed.

3. Subject to the applicable provisions hereof, Landlord’s progress payments shall represent a
percentage of the amount set forth in each Application, less a 10% retainage (the “Retainage”).
After the Landlord and Tenant have agreed upon an estimate of the total cost, the parties shall
divide the total cost estimate by the Rentable Square Footage of the Premises (the “PSF Total
Cost”). The parties shall then divide the per square foot Tenant Finish Allowance (“TFA”) provided
under the Lease (i.e., $10.00 per square foot) by the PSF Total Cost. The resulting percentage,
not to exceed 100% (the “TFA Percentage”), shall be multiplied by the total Application amount to
determine the Landlord’s then-current progress payment amount. By way of example, if the PSF Total
Cost is $20.00, the TFA Percentage would be 50%. If Tenant were to submit a $1000.00 Application
for payment, Landlord would make a progress payment of $450.00, determined as follows: $1000 x
(10/20) x .9 = $450, less any applicable Deficiency Notice items.

4. With each Application, Tenant shall present to Landlord: (i) evidence of payment by Tenant to
such contractors, subcontractors, materialmen and professional services providers (provided that
such evidence shall not be required with Tenant’s first Application), (ii) statutory conditional
lien waivers (in form acceptable to Landlord in its reasonable discretion), and (iii) copies of all
applicable invoices, purchase agreements, work agreements or other related documentation evidencing
the services rendered.

5. A properly documented and completed Application shall be deemed certified and approved for
payment within ten (10) days after the Landlord’s Representative receives the Application unless,
before that time, Landlord’s Representative prepares and issues a written statement (the
“Deficiency Notice”) specifying those items that are not approved and certified for payment by
reason of the Application’s failure to comply with the requirements of the construction documents.
The Deficiency Notice may be provided in any reasonable manner, including handwritten annotations
on a copy of the Application returned to Tenant. In addition to retention as provided in this
Exhibit, Landlord may withhold from a payment otherwise due, an amount equal to the direct expenses
Landlord reasonably expects to incur on account of the items identified in the Deficiency Notice or
any amendment thereto. Landlord will make appropriate adjustments to withholding of Deficiency
Notice items after final disposition of the matter, condition, event or claim that resulted in such
withholding. If sums were withheld in connection with a prior Application, and the reasons for
such withholding have been corrected, the amount so withheld may be included as part of the current
Application. Landlord shall have the right to amend any previously provided Deficiency Notice, in
whole or in part, based on

 

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mistake, newly discovered information, or other grounds permitted by law, and such amendment shall
apply to any Application under consideration at the time of such amendment. Any Deficiency Notice
shall be deemed issued when deposited with the U.S. Postal Service addressed to Tenant, faxed to
Tenant (with electronic confirmation of receipt), or personally delivered to Tenant.

6. Within ten (10) days after submission of each Application, the approved and certified amount
thereof shall be paid, less retention, provided the Application complies with all requirements for
Landlord’s approval, this Exhibit, the construction contract and the construction documents. In
Landlord’s discretion, progress payments may be made by joint checks payable to Tenant and Tenant’s
Architect, Tenant’s Contractor or other party. Joint checks shall be binding on all payees upon
receipt by any payee. Landlord’s issuance of joint checks shall not obligate Landlord in any
manner under the construction contract or other construction documents, nor shall it be construed
as obligation Landlord to disburse any funds in excess of the Tenant Improvement Allowance.

7. Payment shall only be requested and made for completed design work or work in place, and not for
uninstalled materials on site. Notwithstanding the foregoing, Tenant may request payment for
uninstalled materials on site if: (i) Tenant certifies in its Application that such materials shall
be used in completing the work; and (ii) any request for such materials shall not exceed $1,000 in
any one Application and $5000 in the aggregate for all Applications.

8. Upon receipt of written notice that the Tenant Improvements are complete, ready for inspection
and acceptance, Landlord, Tenant, Tenant’s Architect and Tenant’s Contractor shall promptly make
such inspection (the “Inspection”). Provided that the Tenant Improvements are found to be in
compliance with the construction documents and the final, approved Tenant Improvement Plans and
Specifications, subject only to any applicable withholding as provided for by this Exhibit and
punch list items, final payment, less the Retainage, shall be made within seven (7) days of
Tenant’s presentation to Landlord of an Application for final payment accompanied by all of the
following:

     (a) A certification from Tenant’s Architect that the Tenant Improvements are substantially
complete, excepting only the completion of noted punch list items.

     (b) A copy of the executed final inspection and approval (and a Certificate of Occupancy or
Temporary Certificate of Occupancy, if required) from the governmental entity having authority over
the construction of the Tenant Improvements.

     (c) A full set of operating and maintenance manuals for the Tenant Improvements.

     (d) A full, accurate set of as-built drawings prepared and certified as correct by Tenant’s
Architect, including a copy of such documents in electronic format.

     (e) Fully executed final conditional lien waivers and releases from all contractors,
subcontractors, and suppliers.

     (f) A written warranty from Tenant’s Contractor as provided below, and an assignment of all
manufacturers’ warranties, if applicable.

9. Tenant shall cause Tenant’s Contractor to perform all work set forth in the punch list prior to
Landlord’s final disbursement of the Tenant Improvement Allowance. Landlord shall make final
disbursement promptly after Landlord inspects and approves the completion of the punch list items
and receives the fully-executed, final, unconditional lien waivers from all contractors,
subcontractors and suppliers as set forth below.

10. Each Application for progress payments shall be accompanied by conditional waivers and releases
on progress payment, for all work furnished through the cutoff date for the current Application for
progress payment, from Tenant’s Contractor, Tenant’s Architect and from all subcontractors and
other lower tier persons and entities that have

 

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furnished work (“Lower Tier Claimants”), together with unconditional waivers and releases from all
Lower Tier Claimants through the cutoff date for the most recent progress payment made by Landlord.
The Application for final payment shall be made following completion of all punch list items,
accompanied by a conditional waiver and release on final payment from Tenant’s Contractor, Tenant’s
Architect and all Lower Tier Claimants. When Landlord is prepared to make final payment, subject
only to unconditional waivers and releases, it shall so notify Tenant in writing. Tenant shall
then replace the conditional waivers and releases from Tenant’s Contractor, Tenant’s Architect and
the Lower Tier Claimants with unconditional waivers and releases on final payment and the final
payment (including the Retainage) shall be made in exchange for such unconditional waivers and
releases. The waivers and releases on progress payments and on final payment shall be sufficient
to release the Property and Landlord from liens and all other claims arising from the work, in form
and substance reasonably acceptable to Landlord. The only “condition” contained in the conditional
waivers referenced in this Exhibit shall be Landlord’s payment of the amounts due to such Tenant’s
Contractor, Tenant’s Architect and from all Lower Tier Claimants, as the case may be.

11. Tenant agrees to indemnify, defend and hold harmless Landlord for, from and against all
expenses, including attorneys’ fees, that Landlord incurs as a result of any lien or stop notice
arising from the work and not resulting from any breach of this Exhibit by Landlord. Tenant
further agrees to furnish and record, at no cost to Landlord, all statutory and other bonds
necessary to release and discharge the Property from any such lien and to result in the release of
funds withheld by Contractor, Landlord or any lender in response to any such stop notice. If
Tenant fails to furnish and record such bond within ten (10) days of request by Landlord, Landlord
may furnish and record such bond and Tenant shall reimburse Landlord for all resulting expenses
incurred by Landlord including, but not limited to, bond premiums, recording charges and attorneys’
fees and disbursements.

12. Upon completion of construction of the Tenant Improvements, Tenant’s Contractor shall warrant
in writing to Tenant and Landlord that, for a period of one year after substantial completion, all
Tenant Improvements shall be free from defects in material or workmanship. Tenant shall be
responsible for causing the satisfactory repair and/or replacement of any portion of the Tenant
Improvements that are or become defective during such one-year period. This warranty shall be in
addition to any other warranty that may be available to Landlord or Tenant from manufacturers or
otherwise.

Tenant Improvement Allowance Draw Request

 

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EXHIBIT D

TENANT IMPROVEMENT STANDARDS

For Lease Between

GR DEVELOPMENT ONE LLC, “Landlord”

and

HEALTH GRADES, INC., “Tenant”

GOLDEN RIDGE OFFICE PARK 1 STORY BUILDINGS I & II

Tenants within the Building must adhere to the following Tenant Improvement Standards unless
specifically agreed to otherwise by Landlord. Any variances are subject to term of lease.

Wall Construction and Finish

	1.  	Demising walls shall be constructed of 20-gauge 3-5/8” metal studs at 16“ O.C. with two
layers 5/8” gypsum board on each side to the underside of structure with R-11 sound insulation
batts This wall shall also incorporate: a “slip-head detail at the top of wall construction,
fire caulk at the joint between the top track and structure, joints taped and sanded ready for
paint, and built to a two hour fire rated construction. Depending on municipality use
appropriate fire rated wall construction.
	 
	2.  	Interior walls shall be constructed of 25-gauge 3-5/8” metal studs at 24” O.C. with 5/8”
gypsum board to the underside of ceiling grid only, lateral braces to structure, and R-11
sound insulation batts. The walls of restrooms and utility closets shall: extend full height
to structure (with “slip head” design), extend gypsum board a minimum of 2” above ceiling
height in restrooms, include vertical R-11 sound insulation batts behind drywall, and
horizontally placed R-11 sound insulation batts above restroom area ceilings. All gypsum
board on restroom or janitor room side of wall shall be 5/8” water-resistant board.
	 
	3.  	Perimeter walls shall be constructed of wall furring channels (or metal studs) at 24” O.C.
with 5/8” gypsum board and R-11 insulation batts to 2” above finished ceiling, and R-11 plenum
rated insulation from above finished ceiling to underside of deck.
	 
	4.  	Windowsill stools are constructed of break metal materials 25 gauge Berridge steel in
“champagne” color with caulk or silicone manufactured by Dow Corning #1199 light bronze.
Shape of sill per base building standard.
	 
	5.  	Low walls or “half-height” walls shall be constructed of 25-gauge 3-5/8” metal studs at 16”
O.C. with 5/8” gypsum board. Provide steel supports bolted to concrete floor and stained
hardwood cap to match the Landlord’s standard door and wood color. (see “Doors, Frames &
Hardware” below)
	 
	6.  	The wall finish and paint standard for all areas is: taped and sanded smooth to level 3 and
level 4 at accent walls ready for finish of one coat primer and two coats medium grade, latex
paint (satin minimum). Metal frames to be semi-gloss enamel painted in spray method only.
	 
	7.  	The layout of interior walls that intersect with exterior windows shall occur at the vertical
mullion only with champagne anodized aluminum color to match window system.
	 
	8.  	Lobby area finishes, operable walls, and other unique space finish requirements require
review and approval of Landlord, and are specifically subject to term of lease or tenant
allowance adjustment.
	 
	9.  	Columns to be furred out with 2 1/2” metal studs and 5/8” gypsum board on all sides.

Ceilings

	1.  	Ceilings shall be continuous suspended grid systems, with exceptions only at the restrooms,
janitor closets and utility closets. The grid system consists of 15/16” wide exposed face
with roll-formed pre-finished steel cap, white only, manufacturer and model Armstrong, Prelude
XL. All restroom ceilings to be constructed of 5/8” waster resistant gypsum board over 3
5/8”, 20-gauge metal at 24” O.C. All janitor room and utility closet ceilings can be
constructed of 5/8” water-resistant gypsum board over.
	 
	2.  	The ceiling tile shall be acoustical tiles of 2’ x 4’ x 5/8”, fissured design, manufacturer
Armstrong Cortega Second Look, white with Donn DX grid and M7 wall angle. Landlord

 

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acknowledges that a majority of the ceiling of the Premises may remain open, but where tiled,
the requirements set forth herein shall apply.

	3.  	The ceiling height shall be 10’-0” off of finished floor to the bottom edge of the ceiling
tile track. Any variances shall be subject to Landlord approval.

Doors, Frames, and Hardware

	1.  	Exterior entry doors and frames shall be a champagne aluminum storefront system Kawneer 451
C.G. with #18 champagne anodized finish and Sikaflex 15LM “Sandalwood” caulk. Doors are
medium style type with standard bottom rail and height. Door lites are 1” Solex green
tempered and glass is 1” Solex green.
	 
	2.  	Interior doors and frames shall be 3’ x 8’ x 1-3/4” solid core, rotary cut, natural birch
veneer with honey stain, manufacturer and model number to match Weyerhauser #26-95, and hollow
metal frames, welded.
	 
	3.  	Exterior door hardware for pulls, panics, locksets, closers and wall stops.
	 
	4.  	Interior door hardware shall comply with office group medium grade commercial standards (7
line), and include: lever action passage sets by Sargent, with a brushed aluminum finish, 2
pair of butt type hinges, wall stops, and meeting ADA requirements.
	 
	5.  	New windows for tenants are only by approval by Landlord. Should approval be given, windows
shall be by Architectural Glass Products, frame colors is #18 champagne anodized, with head
receptor and sill flashing as one piece of extrusion. Glazing is 1” green solex IG. Caulk to
be Sikaflex 15LM “Sandalwood”.

Flooring and Miscellaneous

The following minimum standards shall apply. Landlord must approve all choices. Tenant
understands that by customizing colors, reimbursable interior design fees will be incurred.

Interior Finishes

1. Restrooms must include ceramic floor tile, ceramic wall tile at wet walls, toilet partitions,
and plastic laminate over marine grade plywood countertops.

2. Floor preparation required for the installation of coverings is Tenant’s responsibility.

3. Surface mounted entry mats to be supplied by tenant.

4. All hollow metal frames and sidelites painted by spray method only. No brush strokes.

5. All finish selections are subject to review and approval of Landlord. Tenant understands
that by customizing interior finishes, reimbursable interior design fees will be incurred.

a. Carpet, level loop 28 oz. minimum, direct glue

b. Carpet, solid color cut pile, accent 28 oz. minimum, direct glue

c. Vinyl composition tile Mannington, Armstrong, Tarkett or equal

d. 4” rubber or rubber/vinyl base Roppe, Burke, Johnsonite or equal.

e. Ceramic floor tile for restrooms, grout to match Dal Tile or equal

f. Ceramic wall tile for restroom wet walls, grout to match Dal Tile or equal

g. At areas where concrete slab on grade does not meet perimeter wall, break metal to match
window will may be places.

h. Cabinetry Formica, Nevamar, Wilsonart, Pionite or equal over marine grade plywood

i. Open shelving white melamine

j. Wall paint ICI, Benjamin Moore, Sherwin Williams or equal, satin finish

k. Doorframe paint same as above, semi-gloss finish. Frames to be painted by spray method. No
brush strokes.

l. Toilet partitions for restrooms Knickerbocker or Metpar baked enamel or equal

Window Coverings

	1.  	Window coverings at exterior windows shall be Levelor Monaco horizontal 1” aluminum
mini-blinds in color #968 — Ash Bronze.

Signage

	1.  	All signage is subject to review and approval of Landlord.

 

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Mechanical

	1.  	All new HVAC equipment shall be compatible with the Core & shell system; Manufacturer and
model number Carrier single packaged RTUs and VVTs.
	 
	2.  	Gas-fired, packaged rooftop units sized for office type usage and density. HVAC systems
designed to provide 75-degree summer and 72-degree winter as a standard, and per code.
	 
	3.  	Medium pressure supply air ductwork system manufactured to reduce air leakage through the
control workmanship and air duct sealers at joins and seams of ducting. Horizontal low
pressure distribution ductwork to grills, registers, and diffusers. Insulation will meet the
criteria required by local building and energy conservation codes on HVAC piping and ducting
systems, as well as SMACNA design and construction standards. Provide required access doors
and appurtenances to effectively test, adjust, and balance the air system, in accordance with
SMACNA standards. Provide fire safing, sound attenuation, and fire and/or smoke dampers to
result in a complete system. Optimization systems should include air economizers with power
exhaust sections. Supplemental heating and/or cooling systems to be of similar quality to
building standard. HVAC equipment and devices are subject to Landlord review and approval.
Provide phase monitors on motors.
	 
	4.  	Temperature control system is electronic, program type thermostats. Toilet exhaust system
controlled by time clock.
	 
	5.  	Connection of RTUs beyond base building minimal connections is by Tenant Finish work. A
nominal number of units operating and controlled to provide minimum heating and cooling to
space.
	 
	6.  	Multi-Tenant Spec. area to be served by the existing core & shell gas meter.
	 
	7.  	Remaining core & shell gas piping to RTU’s shall be separated from Tenant’s mechanical
systems unless otherwise directed by Landlord.

Plumbing and Fire Protection

	1.  	All new plumbing systems and equipment shall be compatible with the Core & shell systems.
	 
	2.  	Plumbing systems to comply with the UBC code for the building and local building codes.
Fixtures and equipment to also comply with ADA requirements for number and type of water
closets, urinals, lavatories, and electric water coolers. 10-gallon point of use water
heaters is acceptable. The main hot and cold water trunk lines shall be insulated. Branch
run outs to fixtures do not require insulation. Quality level of fixtures and equipment to
meet commercial grade standards. All toilet fixtures shall be floor mounted with manual flush
vacuum assist flush, wall mounted urinals to have flush valve. Provide one janitor closet
with floor sink per floor level and Tenant space. Plumbing fixtures and equipment are subject
to Landlord review and approval.
	 
	3.  	Toilet Accessories for all restrooms to include with the following specs: Grab bars, Tissue
dispenser, Feminine dispenser, Feminine disposal, Combo towel/disposal and Toilet and urinal
screen partition.
	 
	4.  	Sprinkler system design and components to conform with code and final testing of any
modifications to system witnessed by Landlord. Heads to be semi-recessed, white, manufacturer
and model number Viking Microfast HP model M or submitted equal, and centered in ceiling
tiles.
	 
	5.  	All new fire protection systems and equipment shall be compatible with the Core & shell
systems.
	 
	6.  	Fire extinguishers cabinets to match base building standard.

Electrical and Telecom

	1.  	All new electrical systems and equipment shall be compatible with the Core & shell systems.
	 
	2.  	Separate electrical sub meter required per tenant and housed in utility closet located
adjacent to multi-tenant restroom core.
	 
	3.  	Tenant electrical connections shall consist of 480Y/277 volt panels, and step-down
transformers necessary for lighting, power, and other tenant needs. Building standard light

 

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	   	fixtures are 2’ x 4’ lay-in type, 3 lamp T-8 ballast, deep cell, parabolic and fluorescent can
fixtures. Exit light installations per building code. Emergency lighting shall be per
building code. Lighting fixtures and devices are subject to Landlord review and approval. Any
variances subject to term of lease or tenant allowance adjustment.
	 
	4.  	Outlet locations to be a nominal 18” above floor with circuit designation on each device.
Panels and devices to be labeled with locations. Light switch locations to be at 48” above
floor with each room and area separately switched. Light switches shall be no more than 8
inches from the outer edge of the doorframe.
	 
	5.  	All switches and outlet plates shall be white.
	 
	6.  	Fire alarm system and smoke detector components to comply with local and national codes, as
well as ADA. Strobe material to be red and match the core and shell. Fire alarm duct
detection may be required. Sharing of fire alarm panels between tenants is not permitted.
	 
	7.  	All new telecom systems and equipment shall be compatible with the Core & shell systems.
	 
	8.  	Telecom and data cabling to be plenum rated, supported from building structure, and located
above the bottom of the bar joists. No cabling shall be laid across ceiling suspension
system. Telecom and data equipment to be located within Tenant’s space. No space is
available for this equipment in the telecom provider closet.
	 
	9.  	All boxes for cabling shall be white.
	 
	10.  	Tenant shall provide all necessary conduit for its telecom cabling from the Landlord’s core
and shell telecom room to the Tenant’s phone backboard.

General

	1.  	Space plans are subject to approval of Landlord.
	 
	2.  	Cutting and patching of building components is the responsibility of Tenant. Prior written
approval by Landlord is required to modify any component of the roof, exterior doors and
windows, structural systems (footing, foundation, steel columns, steel frame and joists, load
bearing wall panels, stairs, roof supports), and site improvements. Submit design, approved
by a Colorado PE, for structural system revisions. Provide testing of systems as required by
code (fire, electric, water, etc.).
	 
	3.  	Tenant finish work within Landlord’s building to occur after approval by Landlord of Tenant’s
plans for construction. Landlord shall use reasonable efforts to approve (or provide its
reasons for rejection) of plans within five (5) business days following receipt thereof.
These plans for construction include the mobilization plan, demolition and debris removal
plan/program, hoisting plan, utility disruption schedule, quality control program, safety
program, site-supervision program, temporary utility program, and daily clean-up program.
Tenant to also provide a copy of approved permits, fees and taxes paid in connection with
tenant finish work, prior to start of work on Premises.
	 
	4.  	Tenant to submit Certificate of Insurance to Landlord prior to any activity by Tenant and/or
Tenant’s subcontractors, suppliers, and vendors on Landlord’s property and/or Premises under
Section 4.5 of the Lease.. This also includes Tenant’s consultants and suppliers for telecom
and data needs, furniture systems, moving companies, etc.

Nothing in this Exhibit shall be deemed to amend the Lease or to impose any obligations on
Landlord to tender the Premises other than in their “as-is, where-is” condition.

End.

 

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EXHIBIT E

PREMISES ACCEPTANCE LETTER

For Lease Between

GR DEVELOPMENT ONE LLC, “Landlord”

and

HEALTH GRADES, INC., “Tenant”

____________, 2005

GOLDEN RIDGE TWO LLC

Attn: Greg C. Venn

1621 18th Street, Suite 250

Denver, Colorado 80202

	Re.	Building Lease (the “Lease”) dated ____________, 2004 between

GR DEVELOPMENT ONE LLC (“Landlord”) and HEALTH GRADES, Inc., (“Tenant”) for approximately

28,657 Rentable Square Feet at 500 Golden Ridge Road, Suite 100, Golden, Colorado 80401.

The undersigned, as Tenant, hereby confirms as of this ___day of _________2005, the
following:

	1.  	Tenant accepted the possession of the Premises in their “as-is, where-is” condition on
____________, 2005 (the “Possession Date”) and is currently occupying same.
	 
	2.  	The Commencement Date and Expiration Date, as each is defined in “the Lease,” are as follows:

	 	 	 
	     Commencement Date:

	 	_____________________, 2005
	
	     Rent Commencement Date:

	 	_____________________, 2005
	
	     Expiration Date:

	 	_____________________, 2011

	3.  	Provided Tenant is not at any time in default, the obligation to pay Base Rent will commence
90 days from the Commencement Date. The obligation to commence the payment of Additional Rent
will commence on ____________, 2005.
	 
	4.  	Landlord was not required to construct any alterations or improvements.
	 
	5.  	As of this date hereof, Landlord has fulfilled all of its obligations under the Lease.
	 
	6.  	The Rentable Area of the Premises is deemed to be 25,657 square feet for months 1-12, and
28,657 square feet for months 13-63.
	 
	7.  	The Annualized Base Rent equals Two Hundred Forty-Three Thousand Seven Hundred Forty-One
Dollars and Fifty Cents ($243,741.50) for the initial 12 months. The Base Rent shall increase
on each anniversary of the Commencement Date by 2.5%.
	 
	8.  	The Lease is in full force and effect and has not been modified, altered, or amended, except
pursuant to any instruments described above.
	 
	9.  	There are no offsets or credits against Base Rent or Additional Rent.
	 
	10.  	Tenant has no notice of any prior assignment, hypothecation, or pledge of the Lease or any
rents due under the Lease.
	 
	11.  	Notwithstanding that the Commencement Date is __________, 2005, Tenant shall be subject to
all other terms and conditions of the Lease effective as of the Early Access Date, including
but not limited to providing evidence of insurance.

ACKNOWLEDGED AND ACCEPTED THIS ______DAY OF __________, 2005.

 

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	TENANT

	 	LANDLORD
	 
	 	 
	HEALTH GRADES, INC., a Delaware

	 	GOLDEN RIDGE ONE LLC, a Colorado limited
	corporation

	 	liability company
	By: _________________________________

	 	 
By: GR Construction One LLLP, a Colorado
limited liability company
	 

	 	 
	

	 	By: NDG I Management Inc., a Colorado
	Name: ____________________________
	 	corporation, general partner
	 
	 	 
	Title: ____________________________

	 	By:  _________________________________

          Gregory C. Venn, President

 

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EXHIBIT F

SECURITY DEPOSIT

For Lease Between

GR DEVELOPMENT ONE LLC, “Landlord”

and

HEALTH GRADES, INC., “Tenant”

(Letter of Credit Attached)

THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY.

IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO

SILICON VALLEY BANK APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY

APPLICANT: HEALTH GRADES, INC.

IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF _________

DATED: ____________ ___, 2004

BENEFICIARY:

GR DEVELOPMENT ONE LLC

C/O NDGI MANAGEMENT, INC.

1621 18TH STREET, SUITE 250

DENVER, COLORADO 80202

ATTENTION: GREG C. VENN, PRESIDENT

AS “LANDLORD”

APPLICANT:

HEALTH GRADES, INC.

41 UNION BOULEVARD, SUITE 600

LAKEWOOD, COLORADO 80228

AS “TENANT”

	 	 	 
	AMOUNT:

	 	US$500,000.00 (FIVE HUNDRED THOUSAND AND NO/100 U.S. DOLLARS)
	 
	EXPIRATION DATE:

	 	FEBRUARY 15, 2006
	 
	LOCATION:

	 	SANTA CLARA, CALIFORNIA

LADIES AND GENTLEMEN:

WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO.
SVBSF___IN YOUR FAVOR. THIS LETTER OF CREDIT IS AVAILABLE BY SIGHT PAYMENT
WITH OURSELVES ONLY AGAINST PRESENTATION AT THIS OFFICE OF THE FOLLOWING DOCUMENTS:

	 	1.  	THE ORIGINAL OF THIS LETTER OF CREDIT AND ALL AMENDMENT (S), IF ANY.
	 
	 	2.  	YOUR SIGHT DRAFT DRAWN ON US IN THE FORM ATTACHED HERETO AS
EXHIBIT “A”.
	 
	 	3.  	A DATED CERTIFICATION PURPORTEDLY SIGNED BY AN AUTHORIZED
OFFICER OR REPRESENTATIVE OF THE BENEFICIARY, FOLLOWED BY HIS/HER
PRINTED NAME AND DESIGNATED TITLE, STATING EITHER OF THE
FOLLOWING:

	 	(A.)  	“AN EVENT OF DEFAULT (AS DEFINED IN THE LEASE) HAS OCCURRED BY
HEALTH GRADES, INC. AS TENANT UNDER THAT CERTAIN LEASE AGREEMENT BY AND
BETWEEN
TENANT, AND BENEFICIARY, AS LANDLORD. FURTHERMORE THIS IS TO CERTIFY THAT: (I)
LANDLORD HAS GIVEN WRITTEN NOTICE TO TENANT TO CURE THE DEFAULT AND SUCH DEFAULT
HAS NOT BEEN CURED UP TO THIS DATE OF DRAWING UNDER THIS LETTER OF CREDIT

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DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: HEALTH GRADES, INC.

	 	 	 
	______________________________
	 	__________________
	CLIENT’S SIGNATURE(S)
	 	DATE

 

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THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY.

IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO

SILICON VALLEY BANK APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY

APPLICANT: HEALTH GRADES, INC.

IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF___

DATED: _________ ____, 2004

	 	   	AND ALL APPLICABLE CURE PERIOD (IF ANY) HAS EXPIRED; AND (II) THE TERMS
AND CONDITIONS OF THE LEASE AUTHORIZE LANDLORD TO NOW DRAW DOWN ON THE
LETTER OF CREDIT.”

OR

	 	(B)  	“AT LEAST THIRTY (30) DAYS PRIOR TO THE EXPIRATION DATE OF
THIS LETTER OF CREDIT BENEFICIARY RECEIVED NOTICE THAT THE EXISTING LETTER
OF CREDIT WILL NOT BE EXTENDED.”

THE LEASE AGREEMENT MENTIONED ABOVE IS FOR IDENTIFICATION PURPOSES ONLY AND IS NOT INTENDED THAT
SAID LEASE AGREEMENT BE INCORPORATED HEREIN OR FORM PART OF THIS LETTER OF CREDIT.

PARTIAL DRAWINGS ARE ALLOWED,

THIS LETTER OF CREDIT MUST ACCOMPANY ANY DRAWINGS HEREUNDER FOR ENDORSEMENT OF THE DRAWING AMOUNT
AND WILL BE RETURNED TO THE BENEFICIARY UNLESS IT IS FULLY UTILIZED.

THE AMOUNT OF THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY DECREASED WITHOUT AMENDMENT(S) TO THE NEW
AGGREGATE AMOUNT(S) ON THE EFFECTIVE DATES BELOW, PROVIDED THAT THE AVAILABLE AMOUNT EXCEEDS THE
AGGREGATE AMOUNT(S) LISTED BELOW AND ISSUING BANK HAS NOT RECEIVED WRITTEN NOTICE FROM AN AUTHORIZED
REPRESENTATIVE OF THE BENEFICIARY BY OVERNIGHT COURIER AT LEAST TEN (10) BUSINESS DAYS PRIOR TO
ANY SCHEDULED REDUCTION DATE, ADVISING ISSUING BANK THAT APPLICANT IS IN DEFAULT AND ANY SCHEDULED
DECREASE IN THE AGGREGATE AVAILABLE AMOUNT SHOULD NOT BE EFFECTED:

	 	 	 	 	 	 
	 
	 	EFFECTIVE DATE(S)	 	 	NEW AGGREGATE AMOUNT(S)	 
	 	FEBRUARY 15, 2007

	 	 	US$335,000.00	 
	 	FEBRUARY 15, 2008

	 	 	US$170,000.00	 
	 	FEBRUARY 15, 2009

	 	 	US$45,000.00	 
	 

THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR,
WITHOUT AMENDMENT, FROM THE PRESENT OR EACH FUTURE EXPIRATION DATE UNLESS AT LEAST THIRTY (30)
DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE NOTIFY YOU BY REGISTERED MAIL/OVERNIGHT COURIER
SERVICE AT THE ABOVE ADDRESS THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE CURRENT
EXPIRATION DATE. BUT IN ANY EVENT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND MAY 31, 2010,
WHICH SHALL BE THE FINAL EXPIRATION DATE OF THIS LETTER OF CREDIT.

THE DATE THIS LETTER OF CREDIT EXPIRES IN ACCORDANCE WITH THE ABOVE PROVISION IS THE “FINAL
EXPIRATION DATE” UPON THE OCCURRENCE OF THE FINAL EXPIRATION DATE THIS LETTER OF CREDIT
SHALL FULLY AND FINALLY EXPIRE AND NO

PAGE 2

DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: HEALTH GRADES, INC.

	 	 	 
	_______________________________________
	 	______________________
	CLIENT’S SIGNATURE(S)
	 	DATE

 

Table of Contents

THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY.

IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO

SILICON VALLEY BANK APPLICATION FOR STANDBY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY

APPLICANT: HEALTH GRADES, INC.

IRREVOCABLE STAND BY LETTER OF CREDIT NO. SVBSF___

DATED: ___________ ____, 2004

PRESENTATIONS MADE UNDER THIS LETTER OF CREDIT AFTER SUCH DATE
WILL BE HONORED.

THIS LETTER OF CREDIT MAY ONLY BE TRANSFERRED IN ITS ENTIRETY BY THE ISSUING BANK UPON OUR RECEIPT
OF THE ATTACHED EXHIBIT “B” DULY COMPLETED AND EXECUTED BY THE BENEFICIARY AND ACCOMPANIED BY THE
ORIGINAL LETTER OF CREDIT AND ALL AMENDMENT(S), IF ANY, TOGETHER WITH THE PAYMENT OF OUR TRANSFER
FEE OF 1/4 OF 1% OF THE TRANSFER AMOUNT (MINIMUM US$250.00).

DRAFT(S) AND DOCUMENTS MUST INDICATE THE NUMBER AND DATE OF THIS LETTER OF CREDIT.

DOCUMENTS MUST BE DELIVERED TO US DURING REGULAR BUSINESS HOURS ON A BUSINESS DAY OR FORWARDED TO
US BY OVERNIGHT DELIVERY SERVICE TO: SILICON VALLEY BANK, 3003 TASMAN DRIVE, 2ND FLOOR, MAIL SORT
HF210, SANTA CLARA, CALIFORNIA 95054, ATTENTION: INTERNATIONAL DIVISION — STANDBY LETTER OF
CREDIT NEGOTIATION DEPARTMENT (THE “BANK’S OFFICE”).

AS USED HEREIN, THE TERM “BUSINESS DAY MEANS A DAY ON WHICH WE ARE OPEN AT OUR ABOVE ADDRESS IN
SANTA CLARA, CALIFORNIA TO CONDUCT OUR LETTER OF CREDIT BUSINESS. NOTWITHSTANDING ANY PROVISION TO
THE CONTRARY IN THE UCP (AS HEREINAFTER DEFINED), IF THE EXPIRATION DATE OR THE FINAL EXPIRATION
DATE IS NOT A BUSINESS DAY THEN SUCH DATE SHALL BE AUTOMATICALLY EXTENDED TO THE NEXT SUCCEEDING
DATE WHICH IS A BUSINESS DAY.

WE HEREBY ENGAGE WITH YOU THAT DRAFT(S) DRAWN AND/OR DOCUMENTS PRESENTED UNDER AND IN ACCORDANCE
WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO
SILICON VALLEY BANK, IF PRESENTED ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT.

THIS LETTER OF CREDIT IS SUBJECT TO THE UNIFORM CUSTOMS AND PRACTICE FOR DOCUMENTARY CREDITS (1993
REVISION), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION NO. 500 (THE “UCP”).

SILLICON VALLEY BANK.

	 	 	 
	________________________

	 	________________________
	AUTHORIZED SIGNATURE

	 	AUTHORIZED SIGNATURE

PAGE 3

DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: HEALTH GRADES, INC.

	 	 	 
	________________________________
	 	___________________
	CLIENT’S SIGNATURE(S)
	 	DATE

 

Table of Contents

THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY.

IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO

SILICON VALLEY BANK APPLICATION FOR STAND BY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY

APPLICANT: HEALTH GRADES, INC.

IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF___

DATED:  ________ ___, 2004

EXHIBIT “A”

SIGHT DRAFT/BILL OF EXCHANGE

	 	 	 
	DATE: ________________

	 	REF. NO. ________________

AT SIGHT OF THIS BILL OF EXCHANGE

PAY TO THE ORDER OF ___________________________________________________ US$ _____________________________

US DOLLARS_______________________________________________________________________________________________

“DRAWN UNDER SILICON VALLEY BANK, SANT CLARA, CALIFORNIA, IRREVOCABLE STANDBY LETTER OF CREDIT
NUMBER NO. SVBSF _____________ DATED ____________ ____, 2004”

	 	 	 	 	 
	TO:

	 	SILICON VALLEY BANK	 	 
	

	 	3003 TASMAN DRIVE
SANTA CLARA, CA 95054
	 	_________________________________
(INSERT NAME OF BENEFICIARY)
	

	 		 	 
	

	 	 	 	_________________________________
Authorized Signature

GUIDELINES TO PREPARE THE SIGHT DRAFT OR BILL OF EXCHANGE:

	1.  	DATE:     INSERT ISSUANCE DATE OF DRAFT OR BILL OF EXCHANGE,
	 
	2.  	REF. NO.     INSERT YOUR REFERENCE NUMBER IF ANY,
	 
	3.  	PAY TO THE ORDER OF:     INSERT NAME OF BENEFICIARY,
	 
	4.  	US$     INSERT AMOUNT OF DRAWING IN NUMBER ALS/FIGURES,
	 
	5.  	USDOLLARS INSERT AMOUNT OF DRAWING IN WORDS,
	 
	6.  	LETTER OF CREDIT NUMBER INSERT THE LAST DIGITS OF OUR STANDBY L/C
NUMBER THAT PERTAINS TO THE DRAWING,
	 
	7.  	DATED     INSERT THE ISSUANCE DATE OF OUR STANDBY L/C.

	 	 	 
	NOTE:

	 	BENEFICIARY SHOULD ENDORSE THE BACK OF THE SIGHT DRAFT OR BILL OF
EXCHANGE AS YOU WOULD A CHECK.

IF YOU NEED FURTHER ASSISTANCE IN COMPLETING THIS SIGHT DRAFT OR BILL OF EXCHANGE, PLEASE CALL OUR
L/C PAYMENT SECTION AND ASK FOR: ALICE DALUZ AT (408) 654-7120 OR EFRAIN TUVILLA AT (408) 654-6349.

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DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: HEALTH GRADES, INC.

	 	 	 
	_______________________________
	 	______________
	CLIENT’S SIGNATURE(S)
	 	DATE

 

Table of Contents

THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY.

IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO

SILICON VALLEY BANK APPLICATION FOR STAND BY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY

APPLICANT: HEALTH GRADES, INC.

IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF___

DATED: __________ ____, 2004

EXHIBIT “B”

DATE: _________________

	 	 	 
	TO:

	 	SILICON VALLEY BANK
	

	 	3003 TASMAN DRIVE
	

	 	SANTA CLARA, CA 95054
	 
	 	 
	

	 	ATTENTION: INTERNATIONAL DIVISION
	 
	 	 
	RE:

	 	SILICON VALLEY BANK, SANTA CLARA, CALIFORNIA
	

	 	IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF___
	

	 	DATED ___________ ____, 2004 AMOUNT US$_________.

GENTLEMEN:

FOR VALUE RECEIVED , THE UNDERSIGNED BRING A DULY AUTHORIZED REPRESENTATIVE OR OFFICER OF THE
BENEFICIARY (“BENEFICIARY”) HEREBY IRREVOCABLY TRANSFERS TO:

_____________________________________________________

(NAME OF TRANSFEREE)

_____________________________________________________

(ADDRESS)

(“TRANSFEREE”) ALL RIGHTS OF THE BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF CREDIT UP TO
ITS AVAILABLE AMOUNT AS SHOWN ABOVE AS OF THE DATE OF THIS TRANSFER.

BY THE TRANSFER, ALL RIGHTS OF THE UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE TRANSFERRED
TO THE TRANSFEREE. TRANSFEREE SHALL HAVE THE SOLE RIGHTS AS BENFICIARY THEREOF, INCLUDING SOLE
RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASE OR EXTENSIONS OR OTHER AMENDMENTS, AND
WHETHER NOW EXISTING OR HEREAFTER MADE. ALL AMENDMENTS ARE TO BE ADVISED DIRECTLY TO THE TRANSFEREE
WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY.

PAGE 5

DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: HEALTH GRADES, INC.

	 	 	 
	_____________________________
	 	_____________
	CLIENT’S SIGNATURE(S)
	 	DATE

 

Table of Contents

THIS DRAFT IS FOR DISCUSSION PURPOSES ONLY.

IT WILL BECOME AN INTEGRAL PART OF AND MUST BE ATTACHED TO

SILICON VALLEY BANK APPLICATION FOR STAND BY LETTER OF CREDIT WHEN APPROVED FOR ISSUANCE BY

APPLICANT: HEALTH GRADES, INC.

IRREVOCABLE STANDBY LETTER OF CREDIT NO. SVBSF___

DATED: __________ ____, 2004

THE ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO ENDORSE THE TRANSFER
OF THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF
TRANSFER.

SINCERELY,

[INSERT NAME OF TRANSFERER OR BENEFICIARY]

_____________________________

(AUTHORIZED SIGNATURE)

_____________________________

(PRINTED NAME AND TITLE)

SIGNATURE AUTHENTICATION:1

THE ABOVE SIGNATURE AND TITLE

CONFORMS WITH THAT ON FILE WITH US.

______________________________________________

(NAME OF BANK OF TRANFEROR OR BENEFICIARY)

_____________________________

(AUTHORIZED SIGNATURE)

_____________________________

(PRINTED NAME AND TITLE)

1 BY AFFIXING HIS/HER SIGNATURE, HE OR SHE IS CERTIFYING THAT THE BANK ON WHOSE BEHALF HE OR SHE IS
SIGNING IS REGULATED EITHER BY THE FED, THE OCC, OR THE FDIC, AND THAT THE BANK HAS IMPLEMENTED AML (ANTI-MONEY
LAUNDERING) PROCEDURES IN ACCORDANCE WITH THE BANK SECRECY ACT, AND THAT THE TRANSFEROR NAMED ABOVE
HAS BEEN APPROVED UNDER HIS/HER BANK’S OWN CIP (CUSTOMER INFORMATION PROGRAM). NOTE: VERIFICATION
OF TRANSFEROR’S SIGNATURE(S) BY A NOTARY PUBLIC IS NOT ACCEPTABLE.

PAGE 6

DRAFT LANGUAGE APPROVED FOR ISSUANCE BY: HEALTH GRADES, INC.

	 	 	 
	________________________________
	 	__________________
	CLIENT’S SIGNATURE(S)
	 	DATE

 

Table of Contents

EXHIBIT G

RULES AND REGULATIONS

For Lease Between

GR DEVELOPMENT ONE LLC, “Landlord”

and

HEALTH GRADES, INC., “Tenant”

As of September 2004

These rules and regulations have been adopted for the purpose of insuring order and safety in the
building, of maintaining the rights of Tenant, and of the Landlord.

	1.  	Security. Landlord may from time to time adopt systems and procedures for the security or
safety of the Building, any persons occupying, using or entering the same, or any equipment,
furnishings or contents thereof, and Tenant shall comply with Landlord’s reasonable
requirements relating thereto.

	2.  	Locks. Landlord may from time to time install and change locking mechanisms on entrances to
the Building and the Premises and (unless 24-hour security is provided for the Building) shall
provide to Tenant a reasonable number of keys and replacements therefore to meet the bona fide
requirements of Tenant. In these rules, “keys” include any device serving the same purpose.
Tenant shall not add to or change existing locking mechanisms on any door in or to the
Premises without Landlord’s prior written consent, nor duplicate any keys provided for access
to the Building or the Premises. If, without Landlord’s consent, Tenant installs lock(s)
incompatible with the Building master locking system:

	 	a.  	Landlord, without abatement of Rent, shall be relieved of any obligation under the Lease
to provide any service to the affected areas, which requires access thereto.
	 
	 	b.  	Tenant shall indemnify Landlord against any expense as a result of forced entry thereto,
which may be required in an emergency.
	 
	 	c.  	Tenant shall at the end of the Term and at Landlord’s request remove such lock(s) at
Tenant’s expense.

	3.  	Return of Keys. At the end of the Term, Tenant shall promptly return to Landlord all keys
for the Building and Premises, which are in the possession of Tenant.
	 
	4.  	Window Coverings. Tenant shall observe Landlord’s rules with respect to maintaining uniform
blinds on all windows in the Premises so that the Building represents a uniform exterior
appearance, and shall not install deflective film, window shades, screens, drapes, covers or
other materials on or at any window in the Premises without Landlord’s prior written consent.
	 
	5.  	Signs. Unless otherwise expressly agreed to in writing by Landlord:

	 	a.  	No signs will be allowed on the exterior of the Building or the interior or
exterior of windows.
	 
	 	b.  	No signs except in uniform locations and styles designated by Landlord will
be permitted in the public corridors or on corridor doors or entrances to Tenant’s
space.
	 
	 	c.  	The construction and/or installation of all authorized signs for Tenant will
be contracted for by Landlord at the rate fixed by Landlord from time to time, and
Tenant shall pay for such service promptly upon rendition of a bill therefore.

	6.  	Repair, Maintenance, Alterations and Improvements. Tenant shall perform Tenant’s repair,
maintenance, alterations and improvements in the Premises only during times reasonably agreed
to in advance by Landlord and in a manner, which will not interfere with the rights of other
tenants in the Building.

 

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	7.  	Water Fixtures. Tenant shall not use water closets or water fixtures for any purposes for
which they are not intended. Tenant shall pay any cost incurred as a result of any misuse of
water closets or fixtures by Tenant.
	 
	8.  	Damage to Premises. Except as permitted by Landlord, no tenant shall mark up, paint signs
upon, cut, drill into, drive nails or screws into, or in any way mar or deface the walls,
ceilings, partitions or floors of any premises or the Building. Notwithstanding the foregoing,
normal picture hanging is permitted within the Premises. Any defacement, damage or injury
caused by any tenant, its agents or employees shall be paid for by such tenant.
	 
	9.  	Explosives, Firearms and Hazardous Materials. Explosives and firearms of any type shall not
be brought into the Building or Office Park. The use or storage of inflammable liquids or any
hazardous material is expressly prohibited, except that small quantities of such materials
used for routine cleaning and maintenance of the Premises or in connection with Tenant’s
Permitted Uses of the Premises are not prohibited, so long as Tenant stores, uses and disposes
of such materials in strict accordance with all applicable laws and with the manufacturer’s
directions for such materials.
	 
	10.  	Antennas and Aerials. Except as specifically provided in the Lease, no antenna or aerial
shall be erected on the roof or exterior walls of the Building without the prior written
consent of Landlord. Notwithstanding that Landlord consents, Landlord reserves the right to
assess a reasonable charge for such use which shall be paid monthly as Additional Rent. Any
antenna or aerial so installed without prior consent shall be subject to removal without
notice at any time, and Tenant shall bear all costs of removal and any repairs necessitated by
virtue of its attachment to the Building.
	 
	11.  	Personal Use of Premises. The Premises shall not be used or permitted to be used for
residential lodging or sleeping purposes or for the storage of personal effects or property
not required for business purposes.
	 
	12.  	Heavy Articles. Tenant shall not place in or move about the Premises, without Landlord’s
prior written consent, any safe or other heavy article which in Landlord’s reasonable opinion
may damage the Building, and Landlord may designate the location of any heavy articles in the
Premises.
	 
	13.  	Carpet Pads. In those portions of the Premises where carpet has been provided directly or
indirectly by Landlord, Tenant shall, at its expense, install and maintain pads to protect the
carpet under all furniture having casters other than carpet casters.
	 
	14.  	Vehicles, Animals. Tenant shall not bring any animals or birds into the Building, and shall
not permit other vehicles inside or on the sidewalks outside the Building except in areas
designated from time to time by Landlord for such purposes.
	 
	15.  	Deliveries. Tenant shall insure that deliveries of materials and supplies to the Premises
are made through such entrances and corridors and at such times as may from time to time be
designated by Landlord, and shall promptly pay or cause to be paid to Landlord the cost of
repairing any damage in or to the Building caused by any person making such deliveries.
	 
	16.  	Furniture and Equipment. Tenant shall insure that furniture and equipment being moved into
or out of the Premises is moved through such entrances and corridors and at such times as may
from time to time be designated by Landlord. It shall be moved by movers or a moving company
approved by Landlord, and Tenant shall promptly pay or cause to be paid to Landlord the cost
of repairing any damage in or to the Building or Premises resulting there from.
	 
	17.  	Solicitations. Landlord reserves the right to restrict or prohibit canvassing, soliciting or
peddling in the Building or Office Park.
	 
	18.  	Food and Beverage. Only persons approved from time to time by Landlord may commercially, for
profit, prepare, solicit orders for, sell, serve or distribute foods or beverages in the
Building or Office Park, or use the Office Park Common

 

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	   	Areas for any such purpose. Except with Landlord’s prior written consent and in accordance
with arrangements approved by Landlord, Tenant shall not permit the preparation,
solicitation of orders for sale, serving or distribution of food or beverages at the
Premises.
	 
	19.  	Refuse. Tenant shall place all refuse in proper receptacles provided by Tenant at its
expense in the Premises or in receptacles (if any) provided by Landlord for the Building, and
shall keep the lobbies, corridors, stairwells, ducts and shafts of the Building free of all
refuse.
	 
	20.  	Obstruction. Tenant shall not obstruct or place anything in or on the sidewalks or driveways
of the Office Park or in the lobbies or corridors of the Building, or use such locations for
any purpose except ingress to and egress from the Premises without Landlord’s prior written
consent. Landlord may remove, at Tenant’s expense, any such obstruction or thing
(unauthorized by Landlord) without notice or obligation to Tenant.
	 
	21.  	Dangerous or Immoral Activities. Tenant shall not make any use of the Premises, which
involves any danger of injury to any person, nor shall the same be used for any immoral
purpose.
	 
	22.  	Proper Conduct. Tenant shall not conduct itself in any manner which is inconsistent with the
character of the Building as a first quality office building or which will impair the comfort
and convenience of other tenants in the Building.
	 
	23.  	Employees, Agents and Invitees. In these Rules and Regulations, “Tenant” includes the
employees, contractors, agents, invitees and licensees of Tenant and others permitted by
Tenant to use or occupy the Premises.
	 
	24.  	Extermination. If the Premises shall become infested with vermin, Tenant, at its expense,
shall cause the same to be exterminated as may be required by contractors approved by
Landlord.

End.<PAGE>

                                                                   Exhibit 10.54

                                 LOAN AGREEMENT

                                     Between

                    MISSISSIPPI BUSINESS FINANCE CORPORATION
                                 (the "Issuer")

                                       and

                       PRIORITY FULFILLMENT SERVICES, INC.
                                 (the "Obligor")

                                 Relating to the
                                   Issuance of

                                   $5,000,000

                    Mississippi Business Finance Corporation
                          Taxable Variable Rate Demand
                  Limited Obligation Revenue Bonds, Series 2004
                  (Priority Fulfillment Services, Inc. Project)

                          Dated as of November 1, 2004

            The interest (subject to certain specified exclusions) of the Issuer
            in this Loan Agreement has been assigned to U.S. Bank National
            Association, in its capacity as Trustee (the "Trustee") under a
            Trust Indenture dated as of November 1, 2004, between the Issuer and
            the Trustee.

<PAGE>

<TABLE>
<S>                                                                                                         <C>
ARTICLE I    REPRESENTATIONS..........................................................................       3

    Section 1.1   Obligor Representations and Covenants...............................................       3
    Section 1.2   Intentionally Omitted...............................................................       5
    Section 1.3   Issuer Representations..............................................................       5
    Section 1.4   Benefits Under the Act..............................................................       6

ARTICLE II   THE BONDS AND THE PROCEEDS THEREOF.......................................................       7

    Section 2.1   The Bonds...........................................................................       7
    Section 2.2   Issuer Action on Redemption.........................................................       7
    Section 2.3   Investment of Bond Fund and Project Fund............................................       8
    Section 2.4   Credit Facility.....................................................................       8
    Section 2.5   Tender..............................................................................       8
    Section 2.6   Remarketing Agent...................................................................       8
    Section 2.7   Right to Exercise Conversion Option.................................................       9

ARTICLE III  THE LOAN AND LOAN REPAYMENTS.............................................................       9

    Section 3.1   The Loan............................................................................       9
    Section 3.2   Loan Repayments; Credit Facility....................................................       9

ARTICLE IV   INSTALLATION OF THE PROJECT..............................................................      10

    Section 4.1   Project Fund Disbursements..........................................................      10
    Section 4.2   Obligation of the Obligor to Complete the Project...................................      11
    Section 4.3   Completion Certificate..............................................................      11
    Section 4.4   Use of Surplus Bond Proceeds........................................................      11

ARTICLE V    OTHER PECUNIARY OBLIGATIONS OF THE OBLIGOR...............................................      11

    Section 5.1   Taxes and Other Costs...............................................................      11
    Section 5.2   Issuer Fees and Expenses............................................................      12
    Section 5.3   Fees and Expenses of the Trustee and Remarketing Agent..............................      12
    Section 5.4   Indemnification of the Issuer.......................................................      12
    Section 5.5   Indemnification of the Trustee......................................................      13
    Section 5.6   Insurance...........................................................................      13

ARTICLE VI   PROJECT MAINTENANCE......................................................................      14

    Section 6.1   Maintenance and Operation...........................................................      14
    Section 6.2   Remodeling and Modifications........................................................      14

ARTICLE VII DAMAGE TO PROJECT AND CONDEMNATION........................................................      14

ARTICLE VIII ACTIONS AFFECTING OBLIGOR AND ISSUER INTERESTS IN THE  AGREEMENT AND THE PROJECT.........      14

    Section 8.1   Assignment of the Agreement.........................................................      14
    Section 8.2   Obligor's Interest in the Agreement.................................................      15
    Section 8.3   Liens by the Obligor................................................................      15
</TABLE>

                                        i

<PAGE>

<TABLE>
<S>                                                                                                         <C>
    Section 8.4   Security Interest in the Project Fund...............................................      15
    Section 8.5   Ownership of Project................................................................      15

ARTICLE IX   FURTHER OBLIGATIONS OF THE OBLIGOR.......................................................      15

    Section 9.1   Compliance with Laws................................................................      15
    Section 9.2   Ownership of Project................................................................      15
    Section 9.3   Access to Project and Records.......................................................      16

ARTICLE X    EVENTS OF DEFAULT AND REMEDIES...........................................................      16

    Section 10.1  Events of Default...................................................................      16
    Section 10.2  Remedies upon Event of Default......................................................      17
    Section 10.3  Payment of Attorneys' Fees and Other Expenses.......................................      18
    Section 10.4  Waivers and Limitation on Waivers...................................................      18

ARTICLE XI   OBLIGATIONS OF OBLIGOR UNCONDITIONAL.....................................................      18

    Section 11.1  Obligor Obligations.................................................................      18

ARTICLE XII  MISCELLANEOUS............................................................................      19

    Section 12.1  Amounts Remaining in Funds..........................................................      19
    Section 12.2  Obligor Bound by Indenture..........................................................      19
    Section 12.3  Consents Under the Agreement........................................................      19
    Section 12.4  Notices.............................................................................      19
    Section 12.5  Amendment...........................................................................      20
    Section 12.6  Binding Effect......................................................................      20
    Section 12.7  Severability........................................................................      20
    Section 12.8  Execution in Counterparts...........................................................      20
    Section 12.9  Captions and Table of Contents......................................................      20
    Section 12.10 Applicable Law......................................................................      20
    Section 12.11 Rights of the Bank..................................................................      20

EXHIBIT A - Description of Project....................................................................      A-1
EXHIBIT B - Requisition Certificate...................................................................      B-1
EXHIBIT C - Completion Certificate....................................................................      C-1
EXHIBIT D - No Act of Bankruptcy Certificate..........................................................      D-1
</TABLE>

                                       ii

<PAGE>

                                 LOAN AGREEMENT

      THIS LOAN AGREEMENT (the "Agreement") is made and entered into as of
November 1, 2004, by and between the Mississippi Business Finance Corporation
(the "Issuer") and Priority Fulfillment Services, Inc., a Delaware corporation
(the "Obligor").

                                   DEFINITIONS

      Except as provided herein, all capitalized terms shall have the meanings
ascribed to them in the Indenture (defined below). In addition to the words and
terms elsewhere defined in the Agreement, each of the following words and terms
as used in the Agreement shall have the following meaning unless the context or
use indicates another or different meaning or intent and shall refer to all or
part of the defined subject.

      "Additional Bonds" means the Additional Bonds which are authorized to be
issued in accordance with Section 112 of the Indenture in one or more series
from time to time to provide funds for the purposes contemplated by the
Agreement.

      "Completion Certificate" means the certificate provided for in Section 4.3
hereof, in the form of Exhibit C hereto.

      "Completion Date" means the date of completion of the Project as such date
shall be certified in the Completion Certificate.

      "Event of Default" means those events of default specified and defined in
Section 10.1.

      "General Limitations" means those general limitations on the Obligor
action or failure to act specified in Section 9.3 hereof, sometimes referenced
as a condition to a particular Obligor action, but applicable to any action by
the Obligor under the Agreement.

      "Improvements to the Project" means such additions, improvements,
modifications or relocations as the Obligor may deem necessary or desirable in,
on or to the Project, all of which shall become part of the Project.

      "Indemnified Persons" means the Issuer and its members, officers, agents
and employees.

      "Indenture" means the Trust Indenture between the Issuer and the Trustee,
dated as of November 1, 2004, as the same may be amended or supplemented in
accordance with its terms.

      "Inducement Date" means August 18, 2004, on which date a resolution of
intent or inducement to assist in the financing of the Project was adopted by
the Mississippi Business Finance Corporation.

      "Issuance Costs" means items of expense payable or reimbursable directly
or indirectly by the Issuer and related to the authorization, sale and issuance
of the Bonds and authorization and execution of the Agreement, which items of
expense shall include, but not be limited to, the Issuer's fee, application fees
and expenses, publication costs, printing costs, costs of reproducing documents,
filing and recording fees, Bond Counsel and Counsel fees, initial Trustee's
fees,

                                       1

<PAGE>

initial Remarketing Agent's fees, placement agents' fees, costs of credit
ratings, Credit Facility issuance fees and charges for execution, transportation
and safekeeping of the Bonds and related documents, and other costs, charges and
fees in connection with the foregoing.

      "Issuance Fee" means the Bond issuance fee payable to the Issuer on or
before the Effective Date in the amount of $15,000.

      "Municipality" means the City of Southaven, Mississippi.

      "Permitted Encumbrances" means and includes (a) the rights of the Issuer,
the Trustee and the Bank and the liens created under the Agreement; (b) the
rights of the Issuer, the Trustee and the Bank created under the Indenture and
assignment of the Agreement; (c) any lien, encumbrance or charge, which is
subordinate in all respects to the interest of the Issuer, the Trustee and the
Bank; (d) any liens granted to the Bank; and (e) liens permitted by the
Reimbursement Agreement or consented to by the Bank in writing.

      "Project" means the acquisition and installation of machinery, equipment
and fixtures in a distribution facility located in the Municipality, as more
fully described in Exhibit A hereto, including such modifications thereof,
substitutions therefor, and Improvements to the Project, and excluding such
deletions therefrom, as shall be made in accordance with the Agreement.

      "Project Costs" means (a) obligations of the Issuer or the Obligor
incurred for labor and materials and to contractors, builders and materialmen in
connection with the acquisition, construction, equipping and installation of the
Project; (b) the cost of contract bonds and of insurance of all kinds that may
be required or necessary during the course of construction of the Project which
is not paid by the contractor or contractors or otherwise provided for; (c) all
costs of engineering services, including test borings, surveys, estimates, plans
and specifications and preliminary investigations, and supervising construction,
as well as for the performance of all other duties required by or consequent
upon the proper construction of the Project; (d) Issuance Costs; (e) all other
costs which the Obligor shall be required to pay, under the terms of any
contract or contracts, for the acquisition, construction, equipping and
installation of the Project; (f) other costs of a nature comparable to those
described in clauses (a) through (e) above which the Obligor shall be required
to pay as a result of the damage, destruction, condemnation or taking of the
Project or any portion thereof; (g) interest on the Bonds or any interim
obligation during the period of construction of the Project; or (h) any other
costs incurred by the Obligor which are properly chargeable to the Project and
which may be financed by the Bonds under the Act.

      "Project Purposes" means use of the Project in connection with logistics
and distribution.

      The terms "redemption", "redeem" and "redeemed" when used with reference
to the principal of the Bonds, means, when appropriate, prepayment, prepay and
prepaid, respectively.

      "Requisition Certificate" means the certificate required by Section 4.1
hereof, in the form of Exhibit B hereto.

                                       2

<PAGE>

                                    PREMISES

      The Issuer is empowered under the Act to assist any person, firm or
corporation in the financing of certain projects and facilities, through the
issuance of its limited obligation revenue bonds. The Obligor has proposed the
acquisition, equipping and installation of the Project and as an inducement
therefor has requested the Issuer to assist in the financing of the Project and
certain other expenses incidental thereto, as provided in the Act.

      The Issuer has determined that making the Loan to the Obligor will promote
and serve the intended purposes of, and in all respects will conform to the
provisions and requirements of the Act. In order to grant the Loan and thereby
assist in the financing of the Project, the Issuer is issuing the Bonds. The
Issuer, the Trustee and the Obligor understand and intend that the financing of
the Project through issuance of the Bonds and the making of the Loan will be
structured in the following general manner, as detailed in the Indenture and in
the Agreement: The Issuer will issue the Bonds under the Act and use the
principal amount thereof to make the Loan to the Obligor. The Loan shall be
repaid by the Obligor in Loan Repayments sufficient to pay the principal,
premium, if any, and interest on the Bonds as the same become due. From the
proceeds of the Loan, the Obligor will acquire, equip and install the Project.
Under the terms of this Agreement, the Obligor will make Loan Repayments, and
will be responsible for paying any costs of the Project which exceed the
principal amount of the Bonds, for maintaining and insuring the Project, and for
paying all taxes and expenses relating to the Project. The Issuer's obligation
with respect to the Bonds is subject to the limitations herein contained, viz.,
that the principal, premium, if any, and interest on the Bonds and any other
costs or pecuniary liability relating to the Bonds, the Loan, the acquisition,
equipping and installation of the Project or any proceeding, document, or
certification incidental to the foregoing, shall never be payable from tax
revenues or public funds of the State or any agency thereof or general funds or
assets of the Issuer, but shall be payable with Available Moneys solely and only
from the Security. The Bonds shall not be secured by any interest in the Project
or other assets of the Obligor.

      In addition, as part of the Security for the Loan Repayments the Obligor
will cause to be delivered to the Trustee the Credit Facility of the Bank. The
Trustee is instructed in the Indenture to draw under the Credit Facility up to
(a) the principal amount of the Bonds (i) to enable the Trustee to pay the
principal amount of the Bonds when due at maturity, by acceleration of maturity
or otherwise or upon redemption or (ii) to enable the Trustee to pay the portion
of the Purchase Price of Bonds delivered to the Trustee and not remarketed by
the Remarketing Agent equal to the principal amount of such Bonds, plus (b) an
amount equal to 45 days' (or, if required pursuant to Section 208 of the
Indenture, 210 days') interest on the Bonds calculated at the Maximum Rate to
enable the Trustee to pay interest on the Bonds plus (c) if the Credit Facility
is so amended, any premium on the Bonds.

                                   ARTICLE I
                                 REPRESENTATIONS

      Section 1.1 Obligor Representations and Covenants. The Obligor makes the
following representations and warranties for the benefit and reliance of the
Issuer, the Trustee and the Bank:

                                       3

<PAGE>

      (a) The Obligor is a Delaware corporation and is duly organized, validly
existing, and in good standing under the laws of the State. The Obligor (i) has
full power and authority to own and/or lease the properties and assets
associated with the Project and to equip and install the Project, and (ii) has
full power and authority to execute and deliver the Agreement, the Reimbursement
Agreement, the Placement Agreement, the Remarketing Agreement and the Pledge
Agreement, and to perform the obligations as contemplated thereunder.

      (b) Neither the execution and delivery of the Reimbursement Agreement, the
Placement Agreement, the Remarketing Agreement, the Pledge Agreement or the
Agreement, nor the consummation of the transactions contemplated thereby, nor
the fulfillment of or compliance with the terms and conditions of the
Reimbursement Agreement, the Placement Agreement, the Remarketing Agreement, the
Pledge Agreement or the Agreement, will, to the best knowledge of the Obligor,
violate the Charter or By-laws of the Obligor, any provision of law, any order
of any court or other agency of government, or any indenture, agreement or other
instrument to which the Obligor is now a party or by which it or any of its
properties or assets is bound, or will be in conflict with, result in a breach
of, or constitute a default (with due notice or the passage of time or both)
under, any such indenture, agreement, or other instrument, the result of which
conflict, breach or default would result in a material adverse affect on the
Obligor.0

      (c) This Agreement, the Reimbursement Agreement, the Placement Agreement,
the Remarketing Agreement, and the Pledge Agreement have been duly authorized,
executed and delivered and are each valid and binding obligations of the Obligor
enforceable in accordance with their terms, except as such enforceability may be
limited by applicable bankruptcy, insolvency, reorganization, moratorium or
other similar laws in effect from time to time affecting the enforceability of
creditors' rights generally or by general principles of equity.

      (d) The Obligor intends to operate the Project or cause the Project to be
operated at all times during the term of the Agreement for Project Purposes and
does not know of any reason why the Project will not be so used by it in the
absence of supervening circumstance not now anticipated by it or beyond its
control.

      (e) The Project will be completed in such manner as to conform with all
applicable zoning, planning, building and other regulations of governmental
authorities having jurisdiction of the Project, all necessary utilities are or
will be available to the Project, and the Obligor has obtained or will obtain
all requisite zoning, planning, building, environmental or other permits
necessary for the construction and installation of the Project for Project
Purposes, and additional permits necessary for the use of the Project are
expected to be obtained upon application at the appropriate times.

      (f) The Obligor's estimates of Project Costs, the Completion Date and
period of usefulness of the Project which were supplied to the Issuer have been
made in good faith and are, to the best of the Obligor's knowledge, fair,
reasonable and realistic.

                                       4

<PAGE>

      (g) No litigation or governmental proceeding is pending or, to the best
knowledge of the Obligor threatened against the Obligor which could have a
material adverse effect on its financial condition or business, or its power to
borrow or repay the Loan.

      (h) The Obligor will operate the Project as an "economic development
project" under the Act during the term of this Agreement. The Project qualifies
as an "economic development project" under the Act.

      (i) All the net Bond proceeds from the sale of the Bonds will be expended
for Project Costs. No costs of the Project to be financed from the proceeds of
the Bonds were paid for or incurred prior to 60 days before official action was
taken by the Issuer on the Inducement Date. No portion of the Project has been
placed in service prior to the Inducement Date.

      (j) The Obligor expects to cause the Project to be utilized for
distribution activities for the term the Bonds will be outstanding.

      (k) No expenditures for the Project were made prior to 60 days before the
Issuer adopted its official intent resolution for the Project on the Inducement
Date.

Section 1.2 Intentionally Omitted.

Section 1.3 Issuer Representations.

      (a) Based upon the advice of Bond Counsel, the Issuer has the necessary
power under the Act, and has duly taken all action on its part required to
authorize, execute and deliver the Agreement and to issue the Bonds. The
execution and performance by the Issuer of its obligations under this Agreement
will not violate or conflict with any instrument by which the Issuer or its
properties are bound.

      (b) All of the proceedings approving the Agreement and the Indenture
relating to the Bonds were conducted by the Issuer at meetings which complied
with the Mississippi Open Meetings Act.

      (c) No member of the Board of Directors of the Issuer is directly or
indirectly a party to or in any manner whatsoever interested in the Agreement,
the Indenture, the Bonds or the proceedings related thereto.

            Additional Bonds. At the request of the Obligor the Issuer may, but
            shall not be required to, authorize the issuance of the Additional
            Bonds in accordance with Section 112 of the Indenture. Additional
            Bonds shall not be issued without the prior written consent of the
            Bank. The terms of any Additional Bonds shall be approved in writing
            by the Obligor. Additional Bonds may be issued only to finance any
            one or more of the following: (i) the costs of making Improvements
            to the Project; (ii) the refunding of all or any part of the Bonds;
            and (iii) the Issuance Costs relating to the Additional Bonds and
            other costs reasonably related to the financing as

                                       5

<PAGE>

            shall be agreed upon by the Obligor and the Issuer. Any Improvements
            to the Project acquired with the proceeds of the Additional Bonds
            shall become a part of the Project and shall be included under the
            Agreement. Refusal for any reason by the Issuer to issue Additional
            Bonds shall not release the Obligor from any provisions of the
            Agreement.

Section 1.4 Benefits Under the Act.

      (a) The parties hereto acknowledge that the Obligor has been induced to
proceed with the acquisition, equipping and installation of the Project in part
by the benefits conferred by the Act. The Issuer hereby agrees that the Obligor
shall be permitted to take advantage of all of the benefits provided by the Act
to the fullest extent therein set forth subject to the rules and regulations of
the Issuer and the provisions of the Act. The Issuer agrees that it will not
take any action to limit, curtail or otherwise make unavailable to the Obligor
any of the benefits available under the Act.

      (b) With respect to benefits conferred by the Act referenced in (a) above,
the following shall apply:

            (i)   the maximum benefits accruing in any calendar year with
                  respect to the income tax credit (other than any credits which
                  may be carried forward to future years pursuant to the Act)
                  shall not exceed the payments of the principal of, premium, if
                  any, and interest payments on the Bonds during such year, and
                  the fees and expenses of the Trustee and any other fees and
                  expenses referenced herein.

            (ii)  the deductibility of interest payments on the Bonds shall be
                  determined in accordance with applicable Mississippi law.

            (iii) the Obligor shall request the Trustee to provide the Issuer,
                  not later than ninety (90) days after the end of each calendar
                  year, with a certificate setting forth the amount of all
                  payments made to the Trustee with respect to the Bonds whether
                  for principal, premium, interest or the fees and expenses of
                  the Trustee.

      (c) the benefits accruing to the Obligor under this Section 1.5 shall
cease in the event:

            (i)   a Default should occur under this Agreement or an Event of
                  Default should occur under the Indenture; or

            (ii)  the Obligor should fail to operate the Project for a period of
                  nine (9) consecutive months following the initial start up of
                  the Project except for force majeure, strikes, lockouts,
                  damage, destruction, act of God, act of terrorism or in
                  general, reasons beyond the Obligor's reasonable control
                  excepting, however, general economic conditions.

                                       6

<PAGE>

            (d) the Obligor agrees to comply with the terms and provisions of
      the Act in all respects with respect to the benefits available under the
      Act.

            (e) the benefits or credits available under the Act shall cease to
      accrue on the date the principal and interest on the Bonds are paid in
      full whether at maturity or by way of redemption, except for any
      carryforward available under the Act.

            (f) the benefits accruing to the Obligor under this Section 1.5
      shall be limited to the annual debt service payments on the Bonds for
      qualified Project Costs and shall be reduced by the amount of surplus
      funds remaining after completion which shall be used to redeem Bonds as
      provided for in Section 4.4 of this Agreement.

            (g) the tax credits allowed as a benefit under the Act shall be
      further limited so that the credits allowed in any year shall not exceed
      eighty percent (80%) of the amount of taxes due to the State prior to the
      application of the credits (as directed in Section 27-7-22.3, Mississippi
      Code of 1972, as amended). To the extent that the payments of the
      principal of, premium, if any, and interest payments on the Bonds during
      any year and the fees and expenses of the Trustee and any other fees and
      expenses referenced herein exceed the amount of the tax credit authorized
      by Section 27-7-22.3, Mississippi Code of 1972, as amended, in any taxable
      year, such excess payment may be recouped from excess credits in
      succeeding years not to exceed three (3) years following the date upon
      which the credit was earned.

      The Issuer makes no warranty or guaranty concerning the availability or
application of the benefits granted or earned by the Obligor under this Section
1.5 or the Act.

                                   ARTICLE II
                       THE BONDS AND THE PROCEEDS THEREOF

      Section 2.1 The Bonds. The Issuer has authorized the issuance and sale of
the Bonds. Upon issuance and delivery, the proceeds of the sale of the Bonds
derived by the Issuer shall be deposited with the Trustee as follows: (a) in the
Bond Fund, a sum equal to the accrued interest, if any, on the Bonds and (b) in
the Project Fund the balance of the proceeds of the Bonds. The obligations of
the Issuer and the Obligor under the Agreement are expressly conditioned upon
delivery of the Bonds and receipt of the proceeds thereof.

      Section 2.2 Issuer Action on Redemption. The Issuer shall, at the request
of the Obligor in the case of an optional redemption or at the request of the
Trustee in the case of a mandatory redemption on expiration of the Credit
Facility, or mandatory redemption from Surplus Bond Proceeds, forthwith take all
steps as may be necessary under the Indenture to effect the earliest practicable
redemption, as provided under the Indenture, of any or all of the Bonds or
portions thereof as may be specified by the Obligor or Trustee, as the case may
be.

      In the event of an optional redemption, mandatory redemption from Surplus
Bond Proceeds (as defined in Section 4.4 hereof) or mandatory redemption on
expiration of the Credit Facility, unless such redemption is effected in
connection with a refunding, the Obligor will pay or cause to be paid pursuant
to a draw on the Credit Facility (or, with respect to any premium, if premium is
not covered by the Credit Facility, with Available Moneys) an amount equal to
the

                                       7

<PAGE>

applicable redemption price as a prepayment of the principal amount of the
Loan corresponding to such Bonds or portions thereof, together with premium, if
any, and interest accrued to the redemption date.

      In the case of an Extraordinary Optional Redemption, the Obligor's
direction to the Issuer to redeem shall be given, if at all, within six months
following the occurrence of the event giving rise to such redemption.

      Section 2.3 Investment of Bond Fund and Project Fund. Any moneys held as
part of the Bond Fund or Project Fund shall be invested, reinvested or applied
by the Trustee in accordance with and subject to the conditions of Article VII
of the Indenture. The Obligor acknowledges that regulations of the Comptroller
of the Currency grant the Obligor the right to receive brokerage confirmations
of the security transactions as they occur. The Obligor specifically waives such
notification to the extent permitted by law and will receive periodic cash
transaction statements which will detail all investment transactions.

      Section 2.4 Credit Facility. The Obligor shall cause the Credit Facility
to be delivered to the Trustee on or before the Effective Date. The Credit
Facility shall (a) be in an amount equal to the aggregate principal amount of
the Bonds outstanding from time to time plus 45 days' (or if required pursuant
to Section 208 of the Indenture, 210 days') interest thereon calculated at the
Maximum Rate, plus premium, if any; (b) provide for payment to the extent of the
amount specified in the preceding clause (a) in immediately available funds to
the Trustee (upon receipt of the Trustee's request for payment of the principal
of, premium, if any, and/or interest on the Bonds then outstanding on any Bond
Payment Date, proposed Conversion Date, Conversion Date, Substitution Date,
Purchase Date or redemption date pursuant to the Indenture); and (c) provide an
expiration date no earlier than the earliest of (i) the payment in full by the
Bank of funds authorized to be drawn thereunder so that there are no Outstanding
Bonds, (ii) the honoring by the Bank of a draft on the Credit Facility for all
Outstanding Bonds, (iii) a stated expiration date, (iv) the day after any Fixed
Rate Conversion Date if the Obligor so elects, or (v) the fifteenth day
following an Event of Default pursuant to Section 801(d) of the Indenture. The
Obligor will cause any extension of the Credit Facility to be deposited by the
Bank with the Trustee at least 60 days prior to the last Interest Payment Date
prior to the expiration of the Credit Facility or Substitute Credit Facility
then in effect. Each extension of the Credit Facility shall be satisfactory in
form and substance to the Trustee. Following the Fixed Rate Conversion Date, the
Bonds may, but need not, be secured by a Credit Facility. The Obligor shall have
the right to provide a Substitute Credit Facility in accordance with Section 210
of the Indenture.

      Section 2.5 Tender. The Issuer agrees to cause the Trustee in the
Indenture to act as tender agent for the Obligor in connection with certain
tenders of Variable Rate Bonds and as tender agent for the Bank in connection
with certain other tenders of Variable Rate Bonds, all as provided in Article II
of the Indenture.

      Section 2.6 Remarketing Agent. The Obligor hereby approves of the
appointment of Comerica Securities, as the initial Remarketing Agent and further
covenants and agrees that without prior written notice to the Trustee, and
without written approval by the Bank which approval shall not be unreasonably
withheld, it will not change the Remarketing Agent.

                                       8

<PAGE>

      Section 2.7 Right to Exercise Conversion Option. Subject to the ability of
the Obligor to satisfy certain conditions described in the Indenture, the right
is reserved to the Obligor, upon receipt of prior approval from the Bank (but
only if the existing Credit Facility will remain in effect following the
proposed conversion or, in any event, if a draw may be made on the existing
Credit Facility in connection with the proposed conversion), to exercise the
conversion option in accordance with the Indenture.

                                  ARTICLE III
                          THE LOAN AND LOAN REPAYMENTS

      Section 3.1 The Loan. Concurrently with the delivery of the Bonds, the
Issuer will, upon the terms and conditions of the Agreement, lend to the
Obligor, by deposit of the proceeds thereof with the Trustee in the Project
Fund, an amount equal to the principal amount of the Bonds for application to
Project Costs. The accrued interest, if any, received by the Issuer upon the
sale of the Bonds shall be deposited into the Bond Fund and shall be applied to
the first interest due on such Bonds.

      Section 3.2 Loan Repayments; Credit Facility. Except as hereinafter
provided, the Obligor shall pay or cause to be paid, in immediately available
funds, to the Trustee, for the account of the Issuer, loan repayments
corresponding to the principal, premium, if any, purchase price and interest
payments on the Bonds (the "Loan Repayments"); in lieu of such payments, the
Trustee shall draw on the Credit Facility, pursuant to Section 209 of the
Indenture, amounts equal to such Loan Repayments. So long as the Credit Facility
is in effect, the Loan Repayments representing principal of, premium, if any,
and interest payments on the Bonds shall be made from deposits of the proceeds
of drawings under the Credit Facility and the Obligor shall reimburse the Bank
in accordance with the Reimbursement Agreement. The Obligor shall pay or cause
to be paid Loan Repayments in installments equal to (a) the principal of the
Bonds maturing or subject to redemption on any Bond Payment Date, (b) the
interest on the Bonds at the interest rate then in effect, due on each Bond
Payment Date and (c) any premium required to be paid on the Bonds.

      Payments of the principal of, premium, if any, or interest on the Bonds
shall be made solely from the Security, including draws under the Credit
Facility (except with respect to premium, unless the Credit Facility has been
amended to cover premium on the Bonds). The Obligor's obligation to make Loan
Repayments is and shall remain unconditional regardless of the sufficiency and
availability of Available Moneys to make such payments.

      With written notice to the Issuer, the Bank and the Trustee, the Obligor
may prepay in whole or in part amounts due on account of the Loan Repayments or
for the redemption of Bonds prior to maturity or purchase, but such prepayment
shall not in any way alter or suspend any of the obligations of the Obligor
under the terms of the Agreement and the Obligor shall continue to perform and
be responsible for the performance of all other terms and provisions. Such
notice shall be given at least 10 Business Days before the Trustee is to give
notice of any related redemption pursuant to Article IV of the Indenture. The
Issuer agrees that the Trustee may accept such prepayments when the same are
tendered by the Obligor and that such prepayments may be directed by the Obligor
to be used for credit on Loan Repayments or for the

                                       9

<PAGE>

redemption or purchase of Bonds in the manner and to the extent provided herein
and in the Indenture.

      In the event the Obligor prepays Loan Repayments in the following manner
and in accordance with the provisions of the Indenture: (a) in Available Moneys,
after delivering the No Act of Bankruptcy Certificate attached hereto as Exhibit
D to the Trustee or (b) by causing the Trustee to draw on the Credit Facility,
for deposit in the Bond Fund in an amount of money (or in any other manner
satisfactory to the Trustee) which, together with amounts then on deposit in the
Bond Fund and available therefor, shall be sufficient (i) to retire and redeem
at the earliest date(s) permitted under the Indenture all of the then Bonds
outstanding and (ii) to pay any interest accruing on the Bonds to maturity or
redemption, and shall also make provision satisfactory to the Issuer and the
Trustee for all fees, costs and expenses specified in Article V hereof accruing
through the final payment of the Bonds, then the Loan shall be deemed fully
repaid and canceled, and the lien of the Indenture shall be discharged, except
for the provisions providing for payment of principal of, premium, if any, and
interest to the Bondholders.

                                   ARTICLE IV
                           INSTALLATION OF THE PROJECT

      Section 4.1 Project Fund Disbursements. There is established with the
Trustee under the Indenture the Project Fund, the moneys in which, subject to
the terms hereof and of the Indenture, and subject to the security interest
therein granted by the Obligor to the Issuer, shall be the property of the
Obligor. Unless an Event of Default has occurred and is continuing which the
Trustee is required to take notice of or is deemed to have notice of pursuant to
Section 901(h) of the Indenture, the Trustee, as authorized by the Indenture,
shall disburse to or for the benefit of the Obligor out of the Project Fund the
lesser of (a) the Project Costs, or (b) the proceeds of the Bonds deposited in
the Project Fund and investment income in the Project Fund. Such disbursements
shall be made from time to time to pay Project Costs, so long as there are
moneys in the Project Fund, upon presentation of Requisition Certificate(s)
executed by the Obligor and approved for payment in writing by the Bank. The
Trustee may also disburse moneys out of the Project Fund to or for the benefit
of the Issuer upon the Obligor's failure to pay the fees, costs and expenses of
the Trustee or Issuance Costs as required by Section 5.2 hereof.

      Disbursements from the Project Fund shall be made upon the Trustee's
receipt of an executed and approved Requisition Certificate.

      The Obligor shall also deliver or cause to be delivered to the Trustee
with a Requisition Certificate such other documents and certificates as may be
required by the Bank, it being understood that the Trustee shall have no duty to
review such documents and certificates nor shall it be required to approve same.

      Upon the occurrence of an Event of Default under the Indenture, any moneys
in the Project Fund shall be transferred by the Trustee to the Bond Fund.

      Upon request and with reasonable notice, the Obligor shall permit the
Trustee or the Issuer or its authorized agents to audit the records of the
Obligor relating to Project Costs during normal business hours.

                                       10

<PAGE>

      Section 4.2 Obligation of the Obligor to Complete the Project. The Obligor
shall proceed with reasonable dispatch to complete the Project.

      The Issuer makes no warranty, either express or implied, and offers no
assurance as to the condition of the Project or that the Project is or will be
suitable for the Obligor's purposes, or that the proceeds derived from the sale
of the Bonds will be sufficient to pay all Project Costs, and the Issuer shall
not be liable to the Obligor if for any reason the Project is not completed. In
the event moneys in the Project Fund are insufficient to pay all Project Costs,
the Obligor will complete the Project and pay the Project Costs in excess of the
sum of moneys available in the Project Fund. By reason of the payment of any
such portion of the Project Costs, the Obligor shall not be entitled to any
reimbursement from the Issuer, the Trustee or the holders of the Bonds in
respect thereof or to any diminution or abatement in the Loan Repayments payable
under the Agreement.

      Section 4.3 Completion Certificate. The Obligor shall as promptly as
practicable file with the Trustee, the Issuer and the Bank a certificate
substantially in the form of Exhibit C attached hereto when the Project is
complete. All moneys deposited in the Project Fund and not needed, as of the
Completion Date, to pay or reimburse Project Costs (which money shall be used
for such purposes if needed), shall, upon receipt of such certificate, and in
any event on the third anniversary hereof be deemed Surplus Bond Proceeds and
shall be immediately transferred to the Bond Fund to be applied by the Trustee
in the manner provided in Section 4.4 of this Agreement.

      Section 4.4 Use of Surplus Bond Proceeds. All moneys transferred to the
Bond Fund pursuant to the provisions of Section 4.3, Section 6.1 and Article VII
hereof ("Surplus Bond Proceeds") shall be applied by the Trustee for redemption
of the Bonds pursuant to mandatory redemption from Surplus Bond Proceeds or
Extraordinary Optional Redemption, as the case may be, as provided in the Bond
Form Appendix to the Indenture or reimbursement of the Bank for honoring a
drawing under the Credit Facility for such purpose, or may be used for any other
purpose approved in writing by the Bank which is permitted by the Act.

      In no event shall Surplus Bond Proceeds so transferred to the Bond Fund or
the investment income thereon be used to pay interest on the Bonds.

                                   ARTICLE V
                   OTHER PECUNIARY OBLIGATIONS OF THE OBLIGOR

      Section 5.1 Taxes and Other Costs. The Obligor shall promptly pay, as the
same become due, all lawful taxes and governmental charges of any kind
whatsoever, including without limitation income, profits, receipts, business,
property and excise taxes, with respect to any estate, interest, documentation
or transfer in or of the Project, the Agreement, the Loan or any payments with
respect to the foregoing, the costs of all building and other permits to be
procured, and all utility and other charges and costs incurred in the operation,
maintenance, use and upkeep of the Project. The Obligor shall furnish the Issuer
upon request proof of payment of any such taxes, charges or costs. The Obligor
may in good faith contest, and during such contest not pay, any such taxes,
charges and costs, unless limited by and subject to the restrictions provided in
the Reimbursement Agreement. The parties acknowledge that the Project will be

                                       11

<PAGE>

subject to ad valorem taxation unless the appropriate local taxing authorities
(County and City governing bodies) agree that the Project will be exempt in
whole or in part from such taxes.

      Section 5.2 Issuer Fees and Expenses. The Obligor shall pay all Issuance
Costs and other reasonable out-of-pocket costs and expenses of the Issuer
incidental to the performance of its obligations under the Agreement, the
Indenture and with respect to its authorization, sale and delivery of the Bonds,
including without limitation on or before the Effective Date the Issuer's
Issuance Fee, or reasonably incurred by the Issuer in enforcing the provisions
of the Agreement or the Indenture.

      Section 5.3 Fees and Expenses of the Trustee and Remarketing Agent. The
Obligor shall pay the reasonable fees, costs and expenses and advances of the
Trustee, and the Remarketing Agent under the Indenture for services rendered in
connection with the Bonds, the duties and services of such Trustee being set out
in the Indenture, and it shall pay the Trustee, in addition, all reasonable
out-of-pocket counsel fees, taxes and other fees, costs and expenses reasonably
incurred by the Trustee in performing its duties as Trustee and in entering into
the Indenture. All such payments shall be made as statements are rendered and
shall be made by the Obligor directly to the Trustee except to the extent fees
and expenses of the Trustee incurred in connection with the issuance of the
Bonds are paid from proceeds of sale of the Bonds.

      Section 5.4 Indemnification of the Issuer

            (a) The "Indemnified Persons" shall not be liable to the Obligor for
      any reason in connection with the issuance of the Bonds. The Obligor shall
      indemnify and hold the Issuer and the Indemnified Persons harmless from
      any loss, expense (including reasonable counsel fees), or liability of any
      nature due to any and all suits, actions, legal or administrative
      proceedings, or claims arising or resulting from, or in any way connected
      with:

                  (i)   the financing, installation, operation, use, or
                        maintenance of the Project,

                  (ii)  any act, failure to act, or misrepresentation by any
                        person, firm, corporation or governmental agency,
                        including the Issuer, in connection with the issuance,
                        sale, remarketing or delivery of the Bonds,

                  (iii) any act, failure to act, or misrepresentation by the
                        Issuer in connection with this Agreement or any other
                        document involving the Issuer in this matter, or

                  (iv)  the selection and appointment of firms providing
                        services to the Bond transaction.

If any suit, action or proceeding is brought against the Issuer or any
Indemnified Person, that action or proceeding shall be defended by counsel to
the Issuer or the Obligor, as the Issuer shall determine. If the defense is by
counsel to the Issuer which is the Attorney General of the State, or may in some
instances be private, retained counsel to the Issuer but which counsel shall not

                                       12

<PAGE>

have an existing conflict of interest with the Obligor in undertaking the
representation, the Obligor shall indemnify the Issuer and Indemnified Persons
for the reasonable cost of that defense including reasonable counsel fees. If
the Issuer determines that the Obligor shall defend the Issuer or Indemnified
Person, the Obligor shall immediately assume the defense at its own cost. The
Obligor shall not be liable for any settlement of any proceedings made without
its consent (which consent shall not be unreasonably withheld).

            (b) The Obligor shall also indemnify the Issuer for all reasonable
      costs and expenses, including reasonable counsel fees, incurred in:

                  (i)   enforcing any obligation of the Obligor under this
                        Agreement or any related agreement,

                  (ii)  taking any action requested by the Obligor,

                  (iii) taking action required by this Agreement or any related
                        agreement, or

                  (iv)  taking any action considered necessary by the Issuer and
                        which is authorized by this Agreement or any related
                        agreement.

            (c) The obligations of the Obligor under this section shall survive
      any assignment or termination of this Agreement.

            (d) The Obligor shall not be obligated to indemnify the Issuer or
      any Indemnified Person under subsection (a), if a court with competent
      jurisdiction finds that the liability in question was caused by the
      willful misconduct or sole gross negligence of the Issuer or the involved
      Indemnified Person(s), unless the court determines that, despite the
      adjudication of liability but in view of all circumstances of the case,
      the Issuer or the Indemnified Person(s) is (are) fairly and reasonably
      entitled to indemnity for the expenses which the court considers proper.

      Section 5.5 Indemnification of the Trustee. The Obligor shall indemnify
and hold the Trustee harmless against any loss, liability or expense, including
reasonable attorneys' fees, or costs incurred without breach of the required
standard of care set forth in the Indenture arising out of or in connection with
claims or actions taken under or pursuant to the Indenture, including the costs
and expenses of defense including counsel selected by the Trustee against any
such claim or action or liability. Notwithstanding anything to the contrary in
this Agreement, the Obligor expressly acknowledges and agrees that the
obligations and liabilities of the Obligor as set forth in this Section 5.5
shall survive the resignation or removal of the Trustee.

      Section 5.6 Insurance. The Obligor shall continuously insure against such
risks and in such amounts as are required under the Reimbursement Agreement.

                                       13

<PAGE>

                                   ARTICLE VI
                               PROJECT MAINTENANCE

      Section 6.1 Maintenance and Operation. The Obligor, at its expense, shall
maintain the Project in good condition, repair and working order, and shall make
or cause to be made from time to time all necessary repairs, renewals and
replacements, ordinary wear and tear and obsolescence excepted.

      Section 6.2 Remodeling and Modifications. The Obligor may remodel or
modify the Project as it, in its discretion, may deem to be desirable for its
uses and purposes. The cost of such remodeling, modifications or improvements
shall be paid by the Obligor.

                                  ARTICLE VII
                       DAMAGE TO PROJECT AND CONDEMNATION

      In the event (i) the Project is damaged or destroyed, or (ii) failure of
title to all or part of the Project occurs or title to or temporary use of the
Project is taken in condemnation or by the exercise of the power of eminent
domain by any governmental body or by any person, firm or corporation acting
under governmental authority, the Obligor shall promptly give written notice
thereof to the Issuer, the Trustee and, if the Credit Facility is in effect at
the time, the Bank. As soon as practicable the Obligor shall elect in writing to
the Issuer, the Bank and the Trustee, and with the written consent of the Bank
as required by the Reimbursement Agreement (or the Collateral Documents, as
defined in the Reimbursement Agreement), whether to deposit insurance or
condemnation proceeds in the Project Fund or in the Bond Fund. If the Obligor
shall elect to deposit such proceeds in the Project Fund, it shall proceed to
restore the Project with reasonable dispatch, and such moneys shall be disbursed
in accordance with Section 4.1 of this Agreement. If the Obligor shall elect to
deposit such proceeds in the Surplus Bond Proceeds Account in the Bond Fund,
such proceeds shall be used to redeem the Bonds to the extent of such proceeds
in the manner provided in the Indenture and in the Bond Forms Appendix under
Mandatory Redemption from Surplus Bond Proceeds. As long as any of the Bonds are
outstanding, all such funds shall be invested as directed by the Obligor.

                                  ARTICLE VIII
              ACTIONS AFFECTING OBLIGOR AND ISSUER INTERESTS IN THE
                            AGREEMENT AND THE PROJECT

      Section 8.1 Assignment of the Agreement. The Issuer shall assign its
rights under and interest in the Agreement (except Reserved Rights) and in all
moneys deposited in the various funds under the Agreement and the Indenture to
the Trustee pursuant to the Indenture as security for payment of the principal
of and interest on the Bonds, and such assignment shall entitle the Trustee to
enforce any obligation of the Obligor under the Agreement. The Obligor hereby
consents to any and all assignments described in the preceding sentence or set
forth in the Indenture. The Issuer shall not amend the Indenture without the
written consent of the Obligor, the Trustee and the Bank, as provided in the
Indenture.

      Pursuant to the Act, the assignment of the Issuer's rights and interests
pursuant to this Section 8.1 shall be valid and binding from the time this
assignment is made. The money or

                                       14

<PAGE>

property pledged and thereafter received by the Issuer immediately shall be
subject to a lien in favor of the Trustee without a physical delivery, filing,
or any further act. The lien of the Trustee shall be valid or binding as against
parties having claims of any kind in tort, contract, or otherwise, against the
Issuer irrespective of whether the parties have notice. Neither this Agreement,
the Indenture, nor any other instrument by which the assignment is made need be
filed or recorded.

      Section 8.2 Obligor's Interest in the Agreement. The Obligor shall not
assign or transfer its rights or obligations under the Agreement, except as
permitted in the Agreement or consented to in writing by the Bank (which consent
shall be governed by the Reimbursement Agreement) and as long as the General
Limitations are complied with.

      Section 8.3 Liens by the Obligor. The Obligor shall not create or permit
the creation of any lien, encumbrance or charge upon the Project except
Permitted Encumbrances.

      Section 8.4 Security Interest in the Project Fund. To better secure its
obligations hereunder, including the obligation to pay Loan Repayments, as and
when they are due, the Obligor hereby grants a security interest in the moneys
at any time held in the Project Fund, and any proceeds thereof, to the Issuer
and the Bank (to the extent the Trustee is directed to disburse such moneys to
the Bank pursuant to the Indenture) to be perfected by possession of such moneys
in the Project Fund by the Trustee and held therein for the benefit of the
Bondholders and Bank as provided in the Indenture.

      Section 8.5 Ownership of Project. The parties acknowledge that the Obligor
leases the real property on which the Project will be located, and that the
Obligor shall own the Project (which may constitute leasehold improvements to
such real property).

                                   ARTICLE IX
                       FURTHER OBLIGATIONS OF THE OBLIGOR

      Section 9.1 Compliance with Laws. The Obligor shall, throughout the term
of the Agreement and at no expense to the Issuer, promptly comply or cause
compliance with all legal requirements of duly constituted public authorities
which are applicable to the Project or to the repair and alteration thereof, or
to the use or manner of use of the Project. Notwithstanding the foregoing, but
subject to the General Limitations, the Obligor may exercise its rights to
contest the legality of any such legal requirement as applied to the Project
provided that in the opinion of Counsel such contest shall not in any way
materially adversely affect or impair the obligations of the Obligor under the
Agreement.

      Section 9.2 Ownership of Project.

            (a) So long as no Event of Default shall have occurred and be
      continuing hereunder, the Project may be conveyed and transferred and this
      Agreement assigned to a new owner with the prior written consent of the
      Issuer and the Bank (which consent shall be governed by the Reimbursement
      Agreement), and without the consent of the Trustee or any Bondholder;
      provided that (i) the new owner shall be an individual, a partnership,
      limited liability company or corporation duly organized and validly
      existing in good standing under the laws of any state and, if applicable,
      is qualified to do business in

                                       15

<PAGE>

      Mississippi and shall assume in writing the obligations of the Obligor
      under this Agreement and the other documents contemplated hereby and (ii)
      the Obligor shall, at least 30 days prior to any such assignment or
      transfer, provide the Issuer and the Trustee with written notice of such
      transfer accompanied by a copy of the assumption agreement.

            (b) The Obligor shall at all times operate or cause to be operated
      the Project in strict compliance with the terms of this Agreement so that
      it fulfills the public purposes of the Act.

      Section 9.3 Access to Project and Records. Subject to reasonable security
and safety regulations and reasonable requirements as to notice, the Issuer, the
Trustee, the Bank and their duly authorized agents shall have the right at all
reasonable times to enter the facility of the Obligor and inspect the Project.
The Issuer, the Trustee, the Bank and their duly authorized agents shall also
have the right to inspect the books and records of the Obligor pertaining to the
Project and the Security (as defined in the Indenture), subject to reasonable
requirements as to notice and during regular business hours.

                                   ARTICLE X
                         EVENTS OF DEFAULT AND REMEDIES

      Section 10.1 Events of Default. The term "Event of Default" shall mean,
whenever used in the Agreement, any one or more of the following events:

            (a) Failure by the Obligor to pay any Loan Repayments in the amounts
      and at the times provided in the Agreement, but if and only if the Bank
      has, after demand under the Credit Facility, failed to pay the amount of
      such Loan Repayment as and when due.

            (b) Failure by the Obligor to observe and perform any other
      obligations in this Agreement on its part to be observed or performed for
      a period of 30 days after written notice specifying such failure and
      requesting that it be remedied, given to the Obligor by the Issuer, the
      Bank or the Trustee; provided, however, that if such Default shall be such
      that it cannot be corrected within such period, it shall not constitute an
      Event of Default if correctable without material adverse effect on the
      Bonds and if corrective action is instituted by the Obligor within such
      period and is diligently pursued until corrected.

            (c) Any representation or warranty made by the Obligor in any
      document delivered by the Obligor to the initial purchasers, the Trustee,
      the Bank or the Issuer in connection with the issuance, sale and delivery
      of the Bonds is untrue when made in any material adverse respect.

            (d) The occurrence of an Event of Default under the Indenture.

            (e) Notice from the Bank of the occurrence of an Event of Default
      under the Reimbursement Agreement.

      The Events of Default described in subsection (b) above are also subject
to the following limitation: If the Obligor by reason of force majeure is unable
to carry out or observe the obligations described in such subsection (b), the
Obligor shall not be deemed to be in breach or

                                       16

<PAGE>

violation of this Agreement during the continuance of such inability. The term
"force majeure" as used herein shall include, without limitation, acts of public
enemies; insurrections; riots; epidemics; landslides; lightning; earthquake;
fire; hurricanes; tornadoes; storms; floods; washouts; droughts; arrests; civil
disturbances; labor disturbances or strikes; explosions; breakage or accident to
machinery, transmission pipes or canals; partial or entire failure of utilities;
or any other cause or event other than financial inability not reasonably within
the control of the Obligor. The Obligor agrees, however, insofar as possible to
remedy with all reasonable dispatch the causes preventing it from carrying out
its agreement; provided, however, that the settlement of strikes, lockouts and
other industrial disturbances shall be entirely within the exercise of the
reasonable discretion of the Obligor.

      Section 10.2 Remedies upon Event of Default. Whenever any Event of Default
shall have occurred and be continuing, the Issuer, with the consent of the
Trustee, or the Trustee acting alone, shall have and may exercise any one or
more of the following remedial powers:

            (a) If the principal of and interest accrued on the Bonds shall have
      been declared immediately due and payable pursuant to the Indenture, to
      declare all Loan Repayments payable under Section 3.2 for the remainder of
      the term of the Agreement to be immediately due and payable, whereupon the
      same shall become immediately due and payable; provided, however, that if
      the Trustee shall annul any such declaration pursuant to the Indenture,
      the declaration provided for in this clause (a) shall be deemed annulled;

            (b) If the principal of and interest accrued on the Bonds shall have
      been declared immediately due and payable pursuant to the Indenture, to
      institute any actions or proceedings at law or in equity for the
      collection of Loan Repayments or other sums due and unpaid under the
      Agreement, to prosecute any such action or proceeding to judgment or final
      decree, and to enforce any such judgment or final decree and collect in
      the manner provided by law any moneys adjudged or decreed to be payable;

            (c) In case there shall be pending proceedings for the bankruptcy or
      for the reorganization of the Obligor under the Federal bankruptcy laws or
      any other applicable law, or in case a receiver or trustee shall have been
      appointed for the property of the Obligor, to file and prove a claim or
      claims for the whole amount owing under the Agreement plus interest owing
      and unpaid in respect thereof and, in case of any judicial proceedings, to
      file such proofs of claim and other papers or documents as may be
      necessary or advisable in order to have the claims of the Trustee allowed
      in such judicial proceedings relative to the Obligor, its creditors, or
      its property, and to collect and receive any moneys or other property
      payable or deliverable on any such claims, and to distribute the same
      after the deduction of its charges and expenses.

      In case the Trustee or the Issuer shall have proceeded to exercise or
enforce any right or remedy under the Agreement and such proceeding shall have
been discontinued or abandoned for any reason, or shall have been determined
adversely, then and in every such case, the Obligor, the Issuer and the Trustee
shall be restored to its respective rights and positions hereunder and all
rights and remedies of the Obligor, the Issuer and the Trustee shall continue as
though no such proceeding had been taken, but subject to the limitations of any
such adverse determination.

                                       17

<PAGE>

      Any amounts collected pursuant to action taken under this Section shall be
paid into the Bond Fund and applied in accordance with the Indenture, except
amounts collected pursuant to Article V for the benefit of the Issuer or the
Issuer's Agents, which shall be paid to and retained by the Issuer.

      Section 10.3 Payment of Attorneys' Fees and Other Expenses. In the event
the Obligor should default under any of the provisions of the Agreement and the
Issuer and/or the Trustee should employ attorneys or incur other expenses for
the collection of the Loan or for the enforcement of performance or observance
of any obligation of the Obligor in the Agreement or any other document related
to the issuance of and security for the Bonds, the Obligor shall on demand
therefor pay to the Issuer or the Trustee, or both, as the case may be, the
reasonable fees of such attorneys and such other reasonable expenses so
incurred.

      Section 10.4 Waivers and Limitation on Waivers. By reason of the
assignment of the Issuer's rights and interest in the Agreement to the Trustee,
the Trustee shall have the power with the consent of the Bank to, and shall if
requested by the Bank, waive or release the Obligor from any Event of Default or
the performance or observance of any obligation or condition of the Obligor
under the Agreement, provided such waiver or release is not prohibited by the
Indenture and the Trustee and the Issuer receive an opinion of Counsel that such
action will not impose any pecuniary obligation or liability or adverse
consequence upon the Issuer or the Trustee and the Issuer and the Trustee shall
have each been provided such indemnification from the Obligor as the Issuer or
the Trustee shall deem necessary, and provided that, with respect to a waiver of
an Event of Default such waiver shall be limited to the particular Event of
Default so waived and shall not be deemed to waive any other Event of Default
hereunder nor a waiver of a similar Event of Default on a future occasion.

      No delay or omission to exercise any right occurring upon any Event of
Default shall impair any such right or shall be construed to be a waiver
thereof, but any such right may be exercised from time to time and as often as
may be deemed expedient. In order to exercise any remedy reserved to the Issuer
or the Trustee in this Agreement, it shall not be necessary to give any notice
other than such notice as may be herein expressly required. Notwithstanding
anything to the contrary contained herein, the Obligor does not waive any
statute of limitations under applicable law.

                                   ARTICLE XI
                      OBLIGATIONS OF OBLIGOR UNCONDITIONAL

      Section 11.1 Obligor Obligations. The obligation of the Obligor to make
Loan Repayments as provided in Article III hereof and the payments required by
Article V hereof and to perform its other covenants hereunder shall be absolute
and unconditional and shall not be subject to any diminution by right of
set-off, counterclaim, recoupment or otherwise. During the term hereof, the
Obligor (i) shall not suspend or discontinue its Loan Repayments, (ii) shall
perform and observe all of its other obligations contained herein and (iii)
except as explicitly permitted herein, shall not terminate the Agreement for any
cause including, without limiting the generality of the foregoing, defect in
title to the Project, failure to complete the Project, any acts or circumstances
that may constitute failure of consideration, eviction or constructive eviction,
destruction or damage to or condemnation of the Project, commercial frustration
of purpose, any

                                       18

<PAGE>

change in the tax or other law by the United States of America or the State or
any political subdivision of either, or any failure of the Issuer to perform and
observe any obligation or condition arising out of or connected with the
Agreement. This shall not be construed to release the Issuer from the
performance of any of its obligations under the Agreement; and in the event the
Issuer shall fail to perform any such obligation, the Obligor may institute such
action against the Issuer as the Obligor may deem necessary to compel
performance; provided, however, that no such action shall violate this Section
or diminish Loan Repayments. The Obligor may at its own cost and expense and in
its own name or in the name of the Issuer, prosecute or defend any action or
proceedings or take any other action involving third persons which the Obligor
deems reasonably necessary in order to secure or protect its rights under the
Agreement, and in such event the Issuer shall cooperate fully with the Obligor.

                                   ARTICLE XII
                                  MISCELLANEOUS

      Section 12.1 Amounts Remaining in Funds. Any amounts remaining in the Bond
Fund, the Purchase Fund or the Project Fund upon expiration or sooner
termination of the Agreement as herein provided, after payment in full of the
Bonds (or provision therefor) in accordance with the Indenture, and all other
costs and expenses of the Obligor specified under Article V, and all amounts
owing the Issuer, the Trustee, the Bank, and the Remarketing Agent under the
Agreement, the Indenture and the Reimbursement Agreement, shall be paid to the
Obligor.

      Section 12.2 Obligor Bound by Indenture. The Indenture has been submitted
to the Obligor for examination, and the Obligor, by execution of this Agreement,
acknowledges and agrees that it has participated in the drafting of the
Indenture and agrees that it has approved the Indenture and agrees that it is
bound by and shall have the rights set forth by the terms and conditions thereof
and covenants and agrees to perform all obligations required of the Obligor
pursuant to the terms of the Indenture.

      Section 12.3 Consents Under the Agreement. Unless otherwise expressly
provided herein, all consents permitted or required to be given under the
Agreement by the Issuer or the Trustee shall be reasonable and shall not be
unreasonably withheld or delayed.

      Section 12.4 Notices. All notices, certificates or other communications
hereunder shall be sufficiently given and shall be deemed given on the date
shown as delivered when mailed by registered or certified mail, postage prepaid,
return receipt requested, addressed to the Issuer, the Obligor, the Bank, or the
Trustee, as the case may be, at the Issuer's Address, the Obligor's Address, the
Bank's Address, or the Trustee's Address, respectively, or hand delivered to the
above at its respective addresses. A duplicate copy of each such notice,
certificate or other communication given hereunder to the Issuer, the Obligor,
the Bank, or the Trustee shall also be given to the others.

      The Issuer, the Obligor, the Bank, and the Trustee may by written notice
to the other parties, designate any further or different addresses to which
subsequent notices, certificates or communications shall be sent.

                                       19

<PAGE>

      Section 12.5 Amendment. The Agreement may be amended only as provided in
the Indenture, and no amendment to the Agreement shall be binding upon either
party hereto until such amendment is reduced to writing and executed by the
parties hereto.

      Section 12.6 Binding Effect. The Agreement shall be binding upon the
parties hereto and upon its respective successors and assigns, and the words
"Issuer" and "Obligor" shall include the parties hereto and its respective
successors and assigns and include any gender, singular and plural, any
individuals, partnerships or corporations.

      Section 12.7 Severability. If any clause, provision or section of the
Agreement be ruled invalid or unenforceable by any court of competent
jurisdiction, the invalidity or unenforceability of such clause, provision or
section shall not affect any of the remaining clauses, provisions or sections.

      Section 12.8 Execution in Counterparts. The Agreement may be executed in
several counterparts, each of which shall be an original and all of which shall
constitute but one and the same instrument.

      Section 12.9 Captions and Table of Contents. The captions or headings and
the Table of Contents in the Agreement are for convenience only and in no way
define, limit or describe the scope or intent of any provisions of the
Agreement.

      Section 12.10 Applicable Law. The Agreement shall be governed in all
respects, whether as to validity, construction, performance or otherwise, by the
laws of the State.

      Section 12.11 Rights of the Bank. Anything contained in this Agreement to
the contrary notwithstanding, all rights of the Bank to give consents or
approvals, to direct actions or otherwise exercise any rights or authority under
this Agreement, shall be suspended if the Bank wrongfully dishonors a draft
drawn under the Credit Facility, or the Credit Facility is for any reason
unavailable to the Trustee for the benefit of the holders of the Bonds other
than its expiration in accordance with its terms.

                      [THIS SPACE INTENTIONALLY LEFT BLANK]

                                       20

<PAGE>

Loan Agreement
Signature Page

      IN WITNESS WHEREOF, the parties hereto have caused the Agreement to be
duly executed as of the day and year first above written.

                                       MISSISSIPPI BUSINESS FINANCE
                                       CORPORATION
                                       (Issuer)

                                       By:____________________________________
                                            Bill Barry

                                       Its: Executive Director

Attest:

By: ______________________________
    Vernon Smith, Secretary

(SEAL)

                                       PRIORITY FULFILLMENT SERVICES, INC.
                                       (Obligor)

                                       By:____________________________________
                                       Its:___________________________________

                                       21

<PAGE>

                                    EXHIBIT A

The Project, located at 8474 Market Place, Southaven, Mississippi 38671,
consists of the acquisition and installation of machinery, equipment and
fixtures with respect to a logistics and distribution facility leased to the
Obligor. The real estate on which the Project is to be located is leased to the
Obligor.

                                      A-1

<PAGE>

                                    EXHIBIT B

                             REQUISITION CERTIFICATE

TO:      U.S. Bank National Association, as Trustee

FROM:    Priority Fulfillment Services, Inc. (the "Obligor")

SUBJECT: $5,000,000 Mississippi Business Finance Corporation Taxable Variable
         Rate Demand Limited Obligation Revenue Bonds, Series 2004 (Priority
         Fulfillment Services, Inc. Project)

      This represents Requisition Certificate No. _______ in the total amount of
$_________ to pay those costs of the Project detailed in the schedule attached.

      The undersigned does certify that:

      1.    The expenditures for which moneys are requisitioned hereby represent
            proper charges against the Project Fund of the subject bond issue,
            have not been included in a previous requisition and have been
            properly recorded on the Obligor's books.

      2.    The moneys requisitioned hereby are not greater than those necessary
            to meet obligations due and payable or to reimburse the Obligor for
            its funds actually advanced for Project Costs and do not represent a
            reimbursement to the Obligor for working capital.

      3.    To the best of our knowledge, no Event of Default exists under the
            Agreement and nothing has occurred to the knowledge of the Obligor
            that would prevent the performance of its obligations under the
            Agreement.

      4.    In the event moneys in the Project Fund after payment of moneys
            herein requested are insufficient to pay Project Costs, the Obligor
            will pay such additional Project Costs as are incurred from such
            other funds which are available for such purpose.

      5.    All of the property acquired with the moneys hereby requested will
            be owned by the Obligor.

      6.    Delivered herewith are the following requested certificates, sworn
            statements, waivers of lien, surveys, invoices, architect's
            certificates and other documents:

<PAGE>

      Capitalized terms used herein have the meanings given them in the Trust
Indenture for the Bonds.

Executed this ____ day of _______________, 20__.

                              PRIORITY FULFILLMENT SERVICES, INC.
                              (Obligor)

                              By______________________________________________
                              Its:____________________________________________

                              APPROVED BY:

                              COMERICA BANK, as Issuer of the Credit Facility

                              By______________________________________________
                              Its:____________________________________________

<PAGE>

               SCHEDULE TO REQUISITION CERTIFICATE NO. __________

<TABLE>
<CAPTION>
                    Description of Property or
Payee and Address       Services Provided         Amount
<S>                 <C>                           <C>
</TABLE>

<PAGE>

                                    EXHIBIT C

                             COMPLETION CERTIFICATE

TO:      U.S. Bank National Association, as Trustee

FROM:    Priority Fulfillment Services, Inc. (the "Obligor")

SUBJECT: $5,000,000 Mississippi Business Finance Corporation Taxable Variable
         Rate Demand Limited Obligation Revenue Bonds, Series 2004 (Priority
         Fulfillment Services, Inc. Project)

      The undersigned does hereby certify:

      1.    The equipping and installation of the Project have been completed in
            accordance with the Plans and in such manner as to conform with all
            applicable zoning, planning and building regulations of the
            governmental authorities having jurisdiction of the Project, as of
            the date of this Certificate (the "Completion Date").

      2.    The Project Costs have been paid in full except for those not yet
            due and payable, or which are being contested, which are described
            below and for which moneys for payment thereof are being held in the
            Project Fund:

            (a)   Cost of the Project not yet due and payable:

                  Description                               Amount

                                                            $______________

                                                 TOTAL      $______________

            (b)   Payments being contested:

                  Description                               Amount

                                                            $______________

                                                 TOTAL      $______________

      3.    The moneys in the Project Fund in excess of the totals set forth in
            2(a) and (b) above represent Surplus Bond Proceeds and the Trustee
            is hereby authorized and directed to apply such moneys pursuant to
            Section 4.4 of the Agreement.

      4.    No Event of Default has occurred under the Agreement or the
            Reimbursement Agreement nor has any event occurred which with the
            giving of notice or lapse of

                                      C-1

<PAGE>

            time or both shall become such an Event of Default. Nothing has
            occurred to the knowledge of the Obligor that would prevent the
            performance of its obligations under the Agreement or the
            Reimbursement Agreement.

      This certificate is given without prejudice to any rights against third
parties which exist at the date hereof or which may subsequently come into
being.

      Capitalized terms used herein have the meanings given them in the Trust
Indenture for the Bonds.

      Executed this ____ day of ____________, 200_.

                              PRIORITY FULFILLMENT SERVICES, INC.
                              (Obligor)

                              By______________________________________________
                              Its:____________________________________________

                                      C-2

<PAGE>

                                    EXHIBIT D

                        NO ACT OF BANKRUPTCY CERTIFICATE

TO:      U.S. Bank National Association, as Trustee

FROM:    Priority Fulfillment Services, Inc. (the "Obligor")

SUBJECT: $5,000,000 Mississippi Business Finance Corporation Taxable Variable
         Rate Demand Limited Obligation Revenue Bonds, Series 2004 (Priority
         Fulfillment Services, Inc. Project)

      The undersigned does hereby certify to the Trustee and the Bank that,
during and prior to the period beginning _____________ and continuing until the
date hereof, no Act of Bankruptcy (as defined in that certain Loan Agreement,
dated as of November 1, 2004, between the undersigned and the Mississippi
Business Finance Corporation) shall have occurred.

      The Obligor acknowledges that the Trustee and the Bank may conclusively
rely on this Certificate.

      Under penalties of perjury, this certificate has been executed this ___
day of _____________, 200_, by the Obligor.

                              PRIORITY FULFILLMENT SERVICES, INC.
                              (Obligor)

                              By______________________________________________
                              Its:____________________________________________

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