Document:

Exhibit 10.1.7

AMENDED
AND RESTATED FIFTH AMENDMENT TO OFFICE LEASE AGREEMENT

THIS AMENDED AND RESTATED FIFTH AMENDMENT TO
OFFICE LEASE AGREEMENT (“Amendment”) is made and entered into
as of the 18th day of January, 2005 (the “Effective Date”), by and between
AP-SOUTHEAST REALTY LP, a Delaware
limited partnership, successor by name change to Crocker Realty Trust, L.P.,
which, in turn, is successor-in-interest to Connecticut General Life Insurance
Company, (“Landlord”), and IMMUCOR, INC.,
a Georgia corporation (“Tenant”).

W I T N E
S S E T H:

WHEREAS, Tenant and Landlord
entered into that certain Office Lease Agreement, dated as of February 2, 1996,
as amended by that certain First Amendment to Lease Agreement dated as of March
8, 1998, as amended by that certain Second Amendment to Lease Agreement dated
as of August 18, 1998, as amended by that certain Third Amendment to Lease
Agreement dated as of August 19, 1999, as amended by that certain Fourth
Amendment to Lease Agreement dated as of August 8, 2002, and as further amended
by that certain Fifth Amendment to Lease Agreement dated as of November 8, 2004
(the “Former Fifth Amendment”) (as so amended, the “Lease”), with respect to
therein described space (the “Original Premises”) located as more particularly described
in the Lease in the buildings known as 2975 Gateway Drive, Norcross, Georgia,
3130 Gateway Drive, Norcross, Georgia, 3150 Gateway Drive, Norcross, Georgia,
and 7000 Peachtree Industrial Boulevard, Norcross, Georgia (each individually
and/or collectively, the “Building”) located in that certain office park known
as Colony Center Business Park (the “Building Project”); and

WHEREAS, Landlord and Tenant
desire to amend and restate the terms of the Former Fifth Amendment in its
entirety pursuant to the terms and conditions hereinafter set forth in this
Amendment.

NOW, THEREFORE, in consideration
of the foregoing and the mutual premises and covenants contained herein and in
the Lease, and for other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant hereby agree
as follows:

1.             Extended Term.

(a)           The demised Lease Term is hereby
extended for the period from December 1, 2007 through June 30, 2016 (the “Extended
Term”).  All terms and conditions of the
Lease shall be applicable to the Premises during the Extended Term, except as
expressly set forth herein to the contrary. 
This extension of the Lease Term supercedes and replaces any existing
extension or renewal option contained in the Lease, all of which are hereby
terminated, and, therefore, Section 38 of the Lease is hereby deleted and
deemed to be of no force and effect.

(b)           Provided no event of default by
Tenant then exists beyond any applicable notice and cure periods at the time of
the giving of Tenant’s notice and as of the commencement date of the applicable
Renewal Term, Tenant may extend the term of the Lease for two additional
periods  of five (5) years each (each a “Renewal
Term”), by delivering written notice of the exercise thereof to Landlord not
later than twelve (12) months before the expiration of the Extended Term, or
the expiration of the first Renewal Term, as applicable.  Time is of the essence with respect to the
foregoing.  Tenant may not exercise the option for the second Renewal Term unless it
exercised the option for the first Renewal Term.  The Base Rent payable for each month
during each Renewal Term shall be the equal to one-twelfth (1/12th) of the product of (i) the
total rentable square feet within the Premises as of the commencement of such
Renewal Term and (ii) the prevailing per square foot rental rate (the “Prevailing
Rental Rate”), at the commencement of such Renewal Term, for
renewals of space of equivalent quality, size, utility and location in the
Building Project and comparable buildings in the Market Area (as hereinafter
defined), taking into account all relevant factors including, without
limitation, the length of the Renewal Term and the credit standing of Tenant to
be taken into account, provided that the Prevailing Rental Rate shall in no
event be less than the rate of Base Rent applicable immediately prior to the
expiration of the Extended Term, or the first Renewal Term, as applicable.  Landlord shall, within twenty (20) days after
the receipt of Tenant’s notice of exercise, notify Tenant in writing of
Landlord’s reasonable determination of the Prevailing Rental Rate for the
Premises for the applicable Renewal Term. 
Thereafter, Tenant shall have ten (10) days from its receipt of Landlord’s
notice to notify Landlord

in writing that
Tenant does not agree with Landlord’s determination of the Prevailing Rental
Rate.  If Tenant fails to object as
aforesaid, Landlord’s determination shall be deemed to be the Prevailing Rental
Rate for such Renewal Term.  Upon receipt
of Tenant’s objection, Landlord and Tenant shall meet for a period of ten (10)
additional days (the “Negotiation Period”) to negotiate the Prevailing Rental
Rate with each acting in good faith.  If
such negotiations are successful, the rate so negotiated by the parties will be
deemed to be the Prevailing Rental Rate for the applicable Renewal Term.  If such negotiations are not successful, the
Prevailing Rental Rate will be determined in accordance with the following
arbitration procedure:

Within five (5) days
after the expiration of the Negotiation Period, Tenant shall notify Landlord of
Tenant’s selection of a real estate broker who shall act on Tenant’s behalf in
determining the Prevailing Rental Rate. 
After Tenant delivers its notice to Landlord as set forth above,
Landlord shall notify Tenant of Landlord’s selection of a real estate broker
who shall act on Landlord’s behalf in determining the Prevailing Rental
Rate.  Within twenty (20) days after the
selection of Tenant’s and Landlord’s broker, the two (2) brokers shall render a
joint written determination of the Prevailing Rental Rate, which joint
determination shall be final, conclusive and binding for the applicable Renewal
Term.  If the two (2) brokers are unable
to agree upon a joint written determination within said twenty (20) day period,
the two brokers shall select a third broker within such twenty (20) day period
and shall each submit a determination of the Prevailing Rental Rate to such
third broker.  In the event the two
brokers cannot agree on a third, Landlord or Tenant may request that the local
chapter of the Board of Realtors appoint a party to act as the third
broker.  Within ten (10) days after the
appointment of the third broker, the third broker shall render a written
determination of the Prevailing Rental Rate, which must be either the Landlord’s
broker’s determination as submitted or the Tenant’s broker’s determination as
submitted, but no other amount and no compromise between the two, with the
third broker’s determination being final, conclusive and binding on both
parties.  All brokers selected or
appointed in accordance with this subparagraph shall have at least ten (10)
years prior experience in the commercial office leasing market of the Northeast
Atlanta metropolitan area (“Market Area”). No brokers selected or appointed in
accordance with this subparagraph shall be or have been affiliated with either
party or employed by either party in the Market Area.  If either Landlord or Tenant fails or refuses
to select a broker, the other broker shall alone determine the Prevailing
Rental Rate.  Landlord and Tenant agree
that they shall be bound by the determination of Prevailing Rental Rate
pursuant to this paragraph.  Landlord
shall bear the fee and expenses of its broker; Tenant shall bear the fee and
expenses of its broker; and Landlord and Tenant shall share equally the fee and
expenses of the third broker, if any.

Notwithstanding
anything to the contrary contained herein, in the event the Prevailing Rental
Rate determined in accordance with this subsection (b) is less than the rate
payable upon the expiration of the Extended Term, the Prevailing Rental Rate
will be automatically adjusted to be the annual Base Rent in effect during the
last year of the Extended Term subject to
the same percentage rate escalation
on each anniversary of the commencement date of the Extended Term in place
during the original Term.  The
Prevailing Rental Rate determined in accordance with this subsection (b) shall
be final, binding and conclusive upon the parties and such determination shall
not be subject to dispute or challenge in court or otherwise.

(c)           Except for the Base Rent, which shall
be determined as set forth in subparagraph (b) above, leasing of the Premises
by Tenant for any Renewal Term shall be subject to all of the same terms and
conditions set forth in the Lease, including, but not limited to, the same base
year or expense stop; provided, however, that any construction provisions,
improvement allowances, rent abatements or other concessions applicable to the
Premises during the Extended Term shall not be applicable during the Renewal
Term(s) unless otherwise mutually acceptable to both Landlord and Tenant in the
sole discretion of each at the time Tenant exercises its option to extend.

 2
  
 

Landlord and
Tenant shall enter into an amendment to the Lease to evidence Tenant’s exercise
of these extension options.  If the Lease
is guaranteed now or at any time in the future, Tenant simultaneously shall
deliver to Landlord an original, signed reaffirmation of each guarantor’s
guaranty, in form and substance acceptable to Landlord.

(d)           Tenant’s
rights to exercise the foregoing renewal options hereunder shall terminate and
Tenant shall have no right to renew the Lease if (i) the Lease or Tenant’s
right to possession of the Premises is terminated, or (ii) Tenant’s
interest in the Lease is assigned to any party other than and Affiliate or more
than fifty percent (50%) of the rentable square footage contained in the
Premises as of the Expansion Effective Date (as hereinafter defined) is sublet
to any party other than an “Affiliate”. 
As used in this Amendment, the term “Affiliate” shall mean (i) any
partnership, corporation or other entity which controls, is controlled by, or
is under common control with Tenant or Tenant’s parent (control being defined
for such purposes as ownership of at least 50% of the equity interests in, and
the power to direct the management of, the relevant entity), or (ii) any
partnership, corporation or other entity resulting from a merger or
consolidation with Tenant, or to any person or entity which acquires
substantially all the assets or stock of Tenant as a going concern.

2.             Expansion.

(a)           As of the Effective Date, the
Original Premises consist of 72,384
rentable square feet.  Effective on December 1, 2004 (the “Expansion Effective
Date”), the Original Premises shall be increased for all purposes under the
Lease (other than the construction, work letter and improvement allowance
provisions thereof) by an agreed 6,459
rentable square feet known as Suite 300 of the Building known as 7000 Peachtree
Industrial and an agreed 29,794
rentable square feet known as Suites 100, 300 and 500 of the building known as
2990 Gateway Drive, Norcross, Georgia as more particularly shown cross-hatched
on Exhibit A attached hereto and made a part hereof (collectively, the “
Expansion Space”).  Following the
addition of the Expansion Space and thereafter during the remainder of the
Extended Term, the total space leased from Landlord to Tenant, and by Tenant
from Landlord, pursuant to the terms of the Lease as amended hereby (and
therefore, the “Premises” under the Lease) shall equal an agreed 108,637 rentable square feet.  Effective as of the Expansion Effective Date,
the term “Building” under the Lease shall mean, each individually and/or
collectively, those certain buildings located at 2990 Gateway Drive, Norcross,
Georgia, 2975 Gateway Drive, Norcross, Georgia, 3130 Gateway Drive, Norcross,
Georgia, 3150 Gateway Drive, Norcross, Georgia, and 7000 Peachtree Industrial
Boulevard, Norcross, Georgia. The number of rentable square feet in the
Expansion Space includes an add-on factor for common areas in the Building and
has been agreed upon by the parties as final and correct and not subject to
challenge or dispute by either party.

(b)           For purposes hereof, “Required Delivery Condition” shall mean (1)  the Expansion Space is vacant and free of all
tenancies; (2) the structural and non-structural components of the Expansion
Space existing as of the Effective Date (exclusive of any modifications or
improvements made by Tenant) are in good condition and all electrical, sewer,
water, heating, ventilation and air conditioning systems serving the Expansion
Space are in good working order; (3) the Expansion Space is served by
electrical, sewer, water, heating, ventilation and air conditioning at the base
Building level of such service for such systems; and (4) the Expansion Space
and all electrical, sewer, water, heating, ventilation and air conditioning
serving the Expansion Space existing as of the Effective Date (exclusive of any
modifications or improvements made by Tenant) are in compliance (or legal
noncompliance) with all laws, regulations, codes and ordinances (including, but
not limited to, the Americans with Disabilities Act and any laws, codes,
regulations and ordinances relating to Hazardous Substances and Materials)
in effect as of the Effective Date and as reasonably interpreted by Landlord,.  In
the event that Landlord has not delivered the Expansion Space to Tenant in
Required Delivery Condition on the Effective Date, and such failure results in
the delay in completion of the Tenant Improvements by Tenant, Landlord shall
not be in default; however, (i) the Expansion Effective Date, Rent Reduction
End Date (as defined in Section 4(c) below), Full Rent Commencement Date (as
defined in Section 4(c) below), the expiration of the Extended Term (as
described in Section 1(a) above) and Expansion Term (as described in Section 3
below) shall be extended one (1) day for each day after the Effective Date that
Landlord has not delivered the Expansion Space to Tenant in Required Delivery
Condition and such failure results in the delay of the completion of the Tenant
Improvements by Tenant.

(c)           In the event that
Landlord has not delivered the Expansion Space to Tenant in Required Delivery
Condition within ninety (90) days after the Effective Date, Landlord shall give
Tenant a good faith estimate of the period of time required in order for
Landlord to cause the Expansion Space to be in Required Delivery
Condition.  Within thirty (30) days after
the later to occur of (x) the expiration of such 90-day period, or (y) the date
on which Tenant

 3
  
 

receives such estimate from Landlord, Tenant, at Tenant’s option, shall
have the right to terminate this Amendment by giving notice to Landlord within
such thirty (30) day period, time being of the essence with respect to the
foregoing.  If Tenant timely terminates
this Amendment pursuant to the preceding sentence, Landlord, at Tenant’s option,
shall lease to Tenant the 6,459
rentable square feet known as Suite 300 of the Building known as 7000 Peachtree
Industrial on the same terms and conditions set forth in the Lease (without
regard to this Amendment), except that Tenant shall receive a Tenant
Improvement Allowance equal to $96,885.00 (i.e., $15.00 per rentable square
foot of Suite 300).   If Tenant elects to
lease such space, Landlord and Tenant shall enter into a formal amendment to
the Lease to memorialize such amendment to the Lease.  In the event that Tenant fails to timely
elect to terminate this Amendment in accordance with this subsection (c),
Tenant shall no longer have the right to terminate this Amendment and this
subsection (c) shall be of no further force and effect.

3.             Expansion Term.  The
demised term with respect to the Expansion Space shall commence on the
Expansion Effective Date and shall continue through June 30, 2016, coterminous
with the expiration of the Extended Term.

4.             Base Rent.

a.             Except as set forth herein, commencing
on the Expansion Effective Date, all obligations for Common Area Costs, Real
Estate Taxes, Landlord’s Insurance Costs and all other charges applicable to
the Original Premises during the Lease Term shall be applicable to the
Expansion Space during the Expansion Term calculated at the same rates, amounts
and timing of increases and using the same Base Year.

b.             Notwithstanding
the foregoing to the contrary, Base Rent for the Original Premises for the
remainder of the current Term and for the entire Extended Term shall be
calculated in accordance with the following:

	
  Time Period

  	
   

  	
  Square Footage

  	
   

  	
  Base Rent PSF per Annum

  	
   

  	
  Monthly Base Rent

  
	
  Effective Date - 11/30/05

  	
   

  	
  72,384

  	
   

  	
  $9.07

  	
   

  	
  $54,710.24

  
	
  12/1/05-11/30/06

  	
   

  	
  72,384

  	
   

  	
  $9.44

  	
   

  	
  $56,942.08

  
	
  12/1/06-11/30/07

  	
   

  	
  72,384

  	
   

  	
  $8.14

  	
   

  	
  $49,100.48

  
	
  12/1/07-11/30/08

  	
   

  	
  72,384

  	
   

  	
  $6.52

  	
   

  	
  $39,328.64

  
	
  12/1/08-11/30/09

  	
   

  	
  72,384

  	
   

  	
  $6.76

  	
   

  	
  $40,776.32

  
	
  12/1/09-11/30/10

  	
   

  	
  72,384

  	
   

  	
  $7.01

  	
   

  	
  $42,284.32

  
	
  12/1/10-11/30/11

  	
   

  	
  72,384

  	
   

  	
  $7.28

  	
   

  	
  $43,912.96

  
	
  12/1/11-11/30/12

  	
   

  	
  72,384

  	
   

  	
  $9.22

  	
   

  	
  $55,615.04

  
	
  12/1/12-11/30/13

  	
   

  	
  72,384

  	
   

  	
  $9.50

  	
   

  	
  $57,304.00

  
	
  12/1/13-11/30/14

  	
   

  	
  72,384

  	
   

  	
  $9.79

  	
   

  	
  $59,053.28

  
	
  12/1/14-11/30/15

  	
   

  	
  72,384

  	
   

  	
  $10.08

  	
   

  	
  $60,802.56

  
	
  12/1/15-6/30/16

  	
   

  	
  72,384

  	
   

  	
  $10.38

  	
   

  	
  $62,612.16

  

 

Base
Rent for the Expansion Space for the entire Extended Term shall be calculated
in accordance with the following:

	
  Time Period

  	
   

  	
  Square Footage

  	
   

  	
  Base Rent PSF per Annum

  	
   

  	
  Monthly Base Rent

  
	
  Expansion Effective Date - 11/30/05

  	
   

  	
  36,253

  	
   

  	
  $3.75

  	
   

  	
  $11,329.06

  
	
  12/1/05-11/30/06

  	
   

  	
  36,253

  	
   

  	
  $7.73

  	
   

  	
  $23,352.97

  
	
  12/1/06-11/30/07

  	
   

  	
  36,253

  	
   

  	
  $6.28

  	
   

  	
  $18,972.40

  
	
  12/1/07-11/30/08

  	
   

  	
  36,253

  	
   

  	
  $6.52

  	
   

  	
  $19,697.46

  
	
  12/1/08-11/30/09

  	
   

  	
  36,253

  	
   

  	
  $6.76

  	
   

  	
  $20,422.52

  
	
  12/1/09-11/30/10

  	
   

  	
  36,253

  	
   

  	
  $7.01

  	
   

  	
  $21,177.79

  
	
  12/1/10-11/30/11

  	
   

  	
  36,253

  	
   

  	
  $7.28

  	
   

  	
  $21,993.49

  
	
  12/1/11-11/30/12

  	
   

  	
  36,253

  	
   

  	
  $9.22

  	
   

  	
  $27,854.39

  
	
  12/1/12-11/30/13

  	
   

  	
  36,253

  	
   

  	
  $9.50

  	
   

  	
  $28,700.29

  
	
  12/1/13-11/30/14

  	
   

  	
  36,253

  	
   

  	
  $9.79

  	
   

  	
  $29,576.41

  
	
  12/1/14-11/30/15

  	
   

  	
  36,253

  	
   

  	
  $10.08

  	
   

  	
  $20,452.52

  
	
  12/1/15-6/30/16

  	
   

  	
  36,253

  	
   

  	
  $10.38

  	
   

  	
  $31,358.85

  

 

 4
  
 

c.             So long as the Lease is in full force and effect
and no event of default has occurred beyond any applicable notice and cure
periods, Landlord will pay to Tenant, within five (5) days following the
Expansion Effective Date, the sum of One Hundred Thirty-Five Thousand Nine
Hundred Forty-Eight and 75/100 Dollars ($135,948.75) (the “Expansion Inducement
Fee”).  In the event Landlord fails to
timely pay to Tenant the Expansion Inducement Fee as set forth in this Section
4(c), such fee shall bear interest at the lesser rate of eighteen percent (18%)
or the maximum lawful rate and Tenant shall be entitled to offset the
next installments of Base Rent against such Expansion Inducement Fee until
exhausted.

d.             From the Effective Date and until
the Expansion Effective Date, Tenant’s Share (“Tenant’s Share”) of the Building
Project shall be 32.82%.  From the Expansion
Effective Date and thereafter for the remainder of the Extended Term, Tenant’s
Share shall be adjusted to 49.26% of the Building Project to reflect the
addition of the Expansion Space.

5.             Taxes and Operating Expenses.  Sections 3(a), 3(b) and 3(c) of the Lease are
hereby deleted in its entirety and replaced with the following:

“a.           Tenant shall pay to Landlord Tenant’s
Share of all Common Area Costs.

b.             If Landlord’s
Insurance Costs for any Comparative Year shall be greater than the cost of
Landlord’s Insurance Costs for the Base Year, Tenant shall pay to Landlord an
amount equal to Tenant’s Share of the excess of Landlord’s Insurance Costs for
the Comparative Year over Landlord’s Insurance Costs for the Base Year.

c.             If Real Estate Taxes for any Comparative
Year shall be greater than the cost of Real Estate Taxes for the Base Year,
Tenant shall pay to Landlord an amount equal to Tenant’s Share of the excess of
Real Estate Taxes for the Comparative Year over the Real Estate Taxes for the
Base Year.

d.             Definitions.  As used herein, the following terms shall
have the meanings below:

“Base Year” shall mean calendar
year 2005.

“Comparative
Year” shall mean each calendar year subsequent to the Base
Year.

Real
Estate Taxes.  The term
“Real Estate Taxes” shall mean the total
of all of the taxes, assessments, excises, levies, and other charges by any
public authority, whether general or special, ordinary or extraordinary,
foreseen or unforeseen, or of any kind and nature whatsoever, assessed, levied,
charged, confirmed, or imposed upon the Building or appurtenances or facilities
used in connection with the Building. 
Real Estate Taxes shall specifically include all ad valorem taxes,
personal property taxes, transit taxes, special or extraordinary assessments,
government levies, business license taxes and all other taxes or other similar
charges, if any, which are levied, assessed, or imposed upon, or become due and
payable in connection with the Building or appurtenances or facilities used in
connection with the Building; provided, however, that, except as set forth
above, the following taxes are excluded from Real Estate Taxes:  any franchise, excise, income, gross
receipts, profits, capital levy, estate, gift, inheritance and transfer.  However, if because of a future change in the
method of taxation or in the taxing authority, or for any other reason, a
franchise, income, transit, gross receipts, profits, or other tax or
governmental imposition, however designated, shall be levied against Landlord
in substitution in whole or in part for any exaction included in Real Estate
Taxes, then the franchise, income, transit, gross

 5
  
 

receipts, profits, or
other tax or governmental imposition shall be deemed to be included within the
definition of “Real Estate Taxes”.  As to
special assessments that are payable over a period of time extending beyond the
Lease Term, only a pro rata portion of the special assessments, covering the
Lease Term, shall be included in “Real Estate Taxes”.  If, by law, any assessment may be paid in
installments, then, for the purposes of the Lease, (a) the assessment shall be
deemed to have been payable in the maximum number of installments permitted by
law, and (b) there shall be included in Real Estate Taxes, for each year in
which the installments may be paid, the installments so becoming payable during
that year, together with any interest payable on the assessments during the
year.  “Real Estate Taxes” shall also
include all reasonable costs and expenses incurred by Landlord in contesting
the amount of the assessment of the Building made for Real Estate Taxes,
including attorneys’, accountants’, consultants’, and appraisers’ fees.

Landlord’s
Insurance Costs.  The term “Landlord’s
Insurance Costs” shall mean all insurance carried by Landlord
with respect to the Building so long as such insurance is of a type customarily
carried by owners of comparable buildings or required by any mortgagee of the
Building.

Common
Area Costs.  The term “Common Area Costs” shall mean the reasonable expenses
incurred by Landlord at its discretion, for the operation and maintenance of
the common areas, including, without limiting the generality of the foregoing,
costs for lighting, painting, cleaning, traffic control, policing, inspection,
landscaping and repairing and replacing the common areas, or any part thereof
together with a reasonable allowance for Landlord’s direct overhead for such
services, and any and all water consumed on the Premises which is not
separately metered to Tenant.

Common Area Costs
shall exclude:  (i) leasing commissions,
rent concessions to tenants, and tenant improvements; (ii) executive’s salaries
above the grade of building/property manager;(iii) expenditures for capital
items, except as provided in the next paragraph; (iv) cost of repairs or replacements
necessitated by the exercise of the power of eminent domain, or incurred by
reason of fire or other casualty, except to the extent of a commercially
reasonable deductible amount; (v) costs for which Landlord is reimbursed by
insurance proceeds or pursuant to warranties; (vi) depreciation; (vii) rent
under any underlying ground lease; (viii) interest and principal due under any
mortgages encumbering the Building; (ix) costs incurred in negotiating or
enforcing leases against tenants, including attorneys’ fees; (x) interest and
penalties for the late payment of any Real Estate Taxes; (xi) advertising and
promotional expenditures; and (xii) cost of furnishing services to any tenant
to the extent materially in excess of the services provided to Tenant or to
which Tenant is entitled under the Lease.

The costs for
capital equipment and capital expenditures may be included within the
definition of Common Area Costs (x) if incurred to comply with laws or other
governmental requirements, (y) if incurred to achieve savings or reductions in
other Common Area Costs and (z) if incurred to make a replacement with respect
to any equipment or component with respect to which Landlord reasonably
determines that repairs are no longer commercially reasonable.  The annual amortization (including interest
as described below) of such capital costs shall be included in Common Area
Costs for the year in which the costs are incurred and subsequent years.  Any such includable capital costs shall be
deemed amortized, in equal monthly installments over the useful life of the
item in question, as reasonably determined by Landlord, with an interest factor
equal to the Prime Rate.  If Landlord
leases any item of capital equipment designed to result in savings or
reductions in Common Area Costs, then the rentals and other costs paid under
the leasing arrangement shall be included in Common Area Costs for the year in
which they are incurred.

If during any period
covered by a statement of Common Area Costs, Landlord shall not furnish any particular
item(s) of work, services, or utilities (which would constitute an Operating
Cost under this section) to portions of the Building Project because those
portions are not occupied or leased or for any other reason, the amount of the
Common Area Costs, for that item for that

 6
  
 

period, shall be “grossed
up” to the amount that would reasonably have been incurred during that period
if Landlord had furnished the applicable item of work, services, or utilities
to the applicable portion of the Building Project.  If the provisions of this subsection are
applied in any calendar year the Base Year Amount shall likewise be adjusted
for the calendar year on which it is based.

e.             Payment.  Landlord
shall reasonably estimate the Common Area Costs, Landlord’s Insurance Costs and
Real Estate Taxes that will be payable for each calendar year during the Lease
Term in advance and Tenant shall pay one twelfth of Tenant’s Share of such
estimate monthly in advance, together with the payment of Base Rent.  After the end of such each calendar year,
Landlord shall furnish Tenant a detailed statement of the actual Common Area
Costs, Landlord’s Insurance Costs and Real Estate Taxes for the year.  If the actual Common Area Costs, Landlord’s
Insurance Costs and Real Estate Taxes exceed the monthly estimates, Tenant
shall pay the shortfall to Landlord within thirty (30) days of Landlord’s
invoice.  If the actual Common Area
Costs, Landlord’s Insurance Costs and Real Estate Taxes are less than the
monthly estimates, the excess will, at Landlord’s election, either be promptly
refunded to Tenant or be credited against Tenant’s monthly Common Area Costs,
Landlord’s Insurance Costs and Real Estate Taxes obligations.  Tenant waives and releases any and all
objections or claims relating to Common Area Costs for any calendar year
unless, within 90 days after Landlord provides Tenant with the annual statement
of the actual Common Area Costs for the calendar year, Tenant provides Landlord
notice that it disputes the statement.

f.              Audit.  Provided no event of default then exists
beyond any applicable notice and cure periods, after receiving an annual Common
Area Costs statement and giving Landlord not less than five (5) business days
prior written notice of the date on which Tenant desires to conduct the audit,
Tenant may, at Tenant’s expense, inspect or audit Landlord’s records relating
to Common Area Costs for the period of time covered by such Common Area Costs
statement in accordance with the following provisions.  If Tenant fails to notify Landlord in writing
within ninety (90) days after the statement has been delivered to Tenant that
Tenant desires to conduct an audit, or if Tenant fails to conclude its audit or
inspection and notify Landlord of any objections within one hundred twenty (120)
days after the statement has been delivered to Tenant, then Tenant shall have
waived its right to object to the calculation of Common Area Costs for the year
in question and the calculation of Common Area Costs set forth on such
statement shall be final and binding on both Landlord and Tenant.   Tenant’s audit or inspection shall be
conducted where Landlord maintains its books and records, shall not
unreasonably interfere with the conduct of Landlord’s business, and shall be
conducted only during business hours reasonably designated by Landlord.  Tenant may not conduct an inspection or have
an audit performed more than once during any calendar year.  Tenant or the accounting firm conducting such
audit shall, at no charge to Landlord, submit its audit report in draft form to
Landlord for Landlord’s review and comment before the final approved audit
report is submitted to Landlord, and any reasonable comments by Landlord shall
be incorporated into the final audit report. 
If such inspection or audit reveals that an error was made in the Common
Area Costs previously charged to Tenant, then Landlord shall, at Landlord’s
option, either refund to Tenant any overpayment of any such costs or apply such
overpayment as a credit to the next installments of Common Area Costs due under
the Lease, or Tenant shall pay to Landlord any underpayment of any such costs,
as the case may be, within thirty (30) days after notification thereof.  If Tenant audits Landlord’s books and such
inspection or audit reveals that Landlord’s itemized statement overstated the
Common Area Costs for the period in question by more than five percent (5%)
then, in addition to reimbursement from Landlord as aforesaid for any such
excess, Landlord shall reimburse Tenant for the reasonable, actual costs of
such audit.  Provided Landlord’s
accounting for Common Area Costs is consistent with the terms of the Lease,
Landlord’s good faith judgment regarding the proper interpretation of the Lease
and the proper accounting for Common Area Costs shall be binding on Tenant in
connection with any such audit or inspection. 
Tenant shall maintain the results of each such audit or inspection
confidential and shall not be permitted to use any third party to perform such
audit or inspection, other than an independent firm of certified public
accountants (1) reasonably acceptable to Landlord, (2) which is not
compensated on a contingency fee basis or in any other

 7
  
 

manner which is dependent
upon the results of such audit or inspection (and Tenant shall deliver the fee
agreement or other similar evidence of such fee arrangement to Landlord upon
request), and (3) which agrees with Landlord in writing to maintain the
results of such audit or inspection confidential.  Nothing in this provision shall be construed
to limit, suspend or abate Tenant’s obligation to pay any Rent when due,
including Common Area Costs.

g.             Proration.  If the demised term of the Lease expires
other than on December 31, then the Common Area Costs for the first or last
calendar year of the Extended Term, as the case may be, shall be appropriately
prorated.  The proportionate share shall
be based on the number of days that the Lease shall have been in existence
during the year.

h.             Delay in Billing.  Any
delay or failure of Landlord in billing for any Rent under this article shall
not constitute a waiver of or in any way impair the continuing obligation of
Tenant to pay the Rent.  If any statement
of Common Area Costs, Landlord’s Insurance Costs or Real Estate Taxes should
not be determined on a timely basis, Tenant shall continue to make payments at
the rate in effect during the preceding period, and promptly following the
final determination by Landlord there shall be an appropriate adjustment and
payment by Tenant of all amounts on account of Common Area Costs that would
have been payable if the Common Area Costs, Landlord’s Insurance Costs or Real
Estate Taxes had been timely determined.”

6.             Condition of Expansion Space.  Except as set expressly set forth in this
Amendment and the Work Letter attached hereto as Exhibit B and by this
reference made a part hereof, (a) the Expansion Space shall be delivered to
Tenant by Landlord “AS IS, WHERE IS AND WITH ALL FAULTS” and (b) Landlord is
not obligated to perform any tenant improvements therein or to provide any tenant
improvement allowances with respect thereto.

7.             Right of Offer.

a.             During the Extended Term (excluding
any holdover period), so long as the Lease is in full force and effect and no
event of default has occurred, beyond any applicable notice and cure periods
either at the time of the Offer (as defined below) or as of the effective date
of the proposed expansion of the Premises to include the Offer Space as set
forth herein, Landlord hereby grants to Tenant a one-time right of offer (the “Right of Offer”) to expand the Premises to
include any space within the buildings located at 2975 Gateway Drive, Norcross,
Georgia, 2990 Gateway Drive, Norcross, Georgia, 3130 Gateway Drive, Norcross,
Georgia, 3150 Gateway Drive, Norcross, Georgia, and 7000 Peachtree Industrial
Boulevard, Norcross, Georgia (the “Offer
Space”) when it “becomes available,” subject to the terms and
conditions set forth herein and subject and subordinate only to the specific
prior rights of other tenants identified on Exhibit C attached hereto and made
a part hereof.

b.             After any part of the Offer Space
has or will “become available” or if any Offer Space leased to a third party
hereafter “becomes available” (as defined herein) for leasing by Landlord,
Landlord shall not lease to a third-party tenant or market for lease the Offer
Space or any portion thereof without first offering (the “Offer”) Tenant the right to lease such
Offer Space as set forth herein.  The
Offer Space shall be deemed to “become available” when Landlord intends to
lease or market for lease all or a portion of the Offer Space.   Notwithstanding the foregoing sentence, the
Offer Space shall not be deemed to “become available” if the space is assigned
or subleased by the current tenant of the space, is re-let by the current tenant
of the space by renewal, extension, or renegotiation or is subject to another
tenant’s expansion rights existing prior to the date of this Amendment and
identified on Exhibit C attached hereto. 
The Offer shall contain (i) a description of the Offer Space and an
attached floor plan that shows the Offer Space; (ii) the date on which Landlord
expects the Offer Space to become available; (iii) the increase in Tenant’s
Share, (iv) the amount of Base Rent attributable to the Offer Space, which
shall include an amortization component for any tenant improvement allowance
included within the Offer pursuant to subsection (v) below, (v) the terms for
any available tenant improvement allowance, if any, and (vi) such other terms
as may be acceptable to Landlord.  Upon
receipt of the Offer, Tenant shall have the right, for a period of ten (10)
calendar days after receipt of the Offer, to exercise the Right of Offer by
giving Landlord written notice that Tenant desires to lease the Offer Space
(but not any lesser portion) upon the same terms and conditions contained in
the Lease, as modified by the terms of the Offer; provided, however, that any
construction provisions, improvement allowances, rent abatements or other
concessions applicable to the Premises shall not be applicable to the Offer
Space unless expressly included in the Offer. 
Time is of the essence with respect to the foregoing.  Unless otherwise stated in the 

 8
  
 

Offer, the term of
the Lease with respect to the Offer Space shall be coterminous with the demised
term of the Lease and shall be leased to Tenant in its “as-is” condition.

c.             If, within such ten (10)-day
period, Tenant exercises the Right of Offer, then Landlord and Tenant shall
amend the Lease to include the Offer Space subject to the same terms and
conditions as the Lease, as modified by the terms and conditions of the Offer;
provided, however, that any construction provisions, improvement allowances,
rent abatements or other concessions applicable to the Premises shall not be
applicable to the Offer Space unless expressly included in the Offer.  If the Lease is guaranteed now or at any time
in the future, Tenant simultaneously shall deliver to Landlord an original,
signed reaffirmation of each Guarantor’s guaranty, in form and substance
acceptable to Landlord.

d.             If, within such ten (10)-day
period, Tenant declines or fails to exercise the Right of Offer, Landlord shall
then have the right to lease the applicable portion of the Offer Space
described in the Offer in portions or in its entirety to any third party or
parties without regard to the restrictions in this Right of Offer and on
whatever terms and conditions Landlord may decide in its sole discretion provided that the financial terms thereof are not
materially more favorable than the financial terms of the proposed terms
offered to Tenant (if such standard is not met, the provisions hereof will
again be triggered requiring Landlord to deliver a notice of the proposed terms
as modified by such materially more favorable financial terms whereupon the
offer and response process described herein shall begin again).  Financial terms and conditions that are less
than ninety percent (90%) of the financial terms offered to Tenant as part of
the proposed terms of the Offer shall be considered to be “materially more
favorable” for purposes of this Right of Offer  If Tenant so declines or so fails to
exercise, this Right of Offer with respect to the applicable portion of the
Offer Space shall terminate and shall be of no further force and effect, and
Tenant shall have no further Right of Offer on the applicable portion of the
Offer Space.

e.             Tenant’s Right of Offer hereunder
shall terminate if (i) the Lease or Tenant’s right to possession of the
Premises is terminated, (ii) Tenant’s interest in the Lease is assigned to
any party other than an Affiliate or more than fifty percent (50%) of the
rentable square footage contained in the Premises as of the date Tenant
exercises the Right of Offer is sublet to any party other than an Affiliate, or
(iii) Tenant fails to timely exercise its option hereunder, time being of
the essence with respect to Tenant’s exercise thereof.

8.             Reduction.             Tenant
shall have the one-time-only option to decrease the rentable square footage of
the Premises effective as of November 30, 2009 to an amount equal to not less
than ninety percent (90%) of the number of square feet contained within the
Premises as of May 30, 2009 (the “Retained Space”) by delivering Landlord
written notice of its election to reduce the Premises no later than May 30,
2009, along with (a) plans setting forth the proposed size, location and
configuration of Tenant’s Retained Space as separated from the remainder of the
original Premises (the “Released Space”), (b) a reduction fee in good and
collectable funds equal to  $4.22 x the
rentable square footage of the Released Space, and (c) reimbursement for any
then remaining unamortized Tenant Improvement Allowance (as defined in Exhibit
B) and unamortized brokerage commission paid by Landlord in connection with
this Amendment which are attributable to the Released Space.  All Tenant Improvement Allowance and
brokerage commission shall be deemed amortized over the entire Extended Term in
equal monthly installments at an interest rate of 8% per annum.  Any Released Space shall, in Landlord’s
reasonable discretion (i) not constitute less than 5,000 rentable square feet;
(ii) comprise a commercially leaseable space; and (iii) comply with all
applicable building code requirements without requiring the construction of any
new corridors (unless such costs are paid by Tenant and Landlord approves the
plans for such construction, which approval shall not be unreasonably withheld
or delayed). Tenant shall be solely responsible for all reasonable costs
incurred by Landlord to separately demise the Released Space as a stand-alone
suite.  Once Tenant’s plans for the
Retained Space have been approved by Landlord, the revised number of rentable
square feet so determined for the Retained Space shall be deemed to be the
number of rentable square feet in the “Premises” for all purposes under the
Lease (and thereafter not subject to contest by either party), which shall
include, as applicable, an appropriate adjustment in the definition of Tenant’s
Share and the calculation of Base Rent hereunder.  If Tenant does not timely exercise its rights
pursuant to the terms of this Section 8, the reduction right set forth in this
Section 8 shall be of no further force or effect, and the rentable square
footage set forth in Section 2 above shall be deemed to have been conclusively
determined and to not be subject to contest by either party.  If Tenant does exercise its rights pursuant
to this Section 8, the parties shall enter into an amendment which
appropriately reflects the reduction in the size of the Premises.

 9
  
 

9.             Alterations.          Notwithstanding Section 16 of the
Lease to the contrary, without Landlord’s consent, Tenant shall have the right
to make non-structural alterations, modifications and improvements to the
Premises which do not materially affect any Building systems existing as of the
date hereof and do not affect any other tenant’s leased premises so long as the
cost of such alterations does not exceed $100,000 in the aggregate during the
Extended Term.  Tenant shall not make any
other alterations, modifications and improvements to the Premises without
Landlord’s consent, which consent shall not be unreasonably withheld,
conditioned or delayed.  In the event
that Landlord grants such consent, at the time Landlord grants such consent,
Landlord shall notify Tenant whether or not Tenant must remove such
alterations, modifications or improvements at the expiration of this Lease
(such notice is referred to herein as the “Removal Notice”).  If Landlord fails to provide a Removal Notice
at the time Landlord consents to any proposed alteration, modification or
improvement, Tenant shall have no obligation to remove such alteration,
modification or improvement.  Upon the
expiration of the Lease, Tenant shall remove (and restore damage resulting from
such removal) all alterations, modifications and improvements that Tenant made
to the Premises without Landlord’s consent and all alterations, modifications
and improvements described in any applicable Removal Notice.

10.           Subordination.     Notwithstanding anything to the contrary contained in the Lease,
Tenant shall not be required to subordinate or to execute any subordination
document, unless, following Tenant’s written request delivered to Landlord, the
party seeking such subordination executes a document which includes a
commercially reasonable non-disturbance agreement stating substantially that,
so long as Tenant is not in Default under this Lease, Tenant’s right to
possession of the Premises shall not be disturbed.  On or prior to the Expansion Effective Date,
Landlord shall deliver to Tenant a subordination, non-disturbance and
attornment agreement from Principal Financial (“Principal’) reasonably
acceptable to both Tenant and Principal.

11.           Parking.

a.             As long as Tenant is entitled to
the possession of the Premises, at no additional cost to Tenant, or any of
Tenant’s principals, employees or guests, Tenant shall be entitled to use the
number of parking spaces in the areas available for automobile parking in
connection with the Building Project as those areas are shown on Exhibit D
attached hereto (the “Parking Areas”) that corresponds to the Parking Ratio (as
defined below), rounded down to the nearest whole number.  Tenant shall not have the right to lease or
otherwise use more than the number of parking spaces set forth above.  The parking spaces may only be used by
principals, employees, and guests of Tenant. 
As used herein, the term “Parking Ratio” shall mean two and nine-tenths
(2.9) parking spaces per 1,000 rentable square feet.

b.             Except
for particular spaces and areas reasonably designated from time to time by
Landlord for visitor and/or reserved parking, if any, all parking in the
Parking Areas shall be on an unreserved, first come, first served basis.

c.             Landlord
reserves the right to (a) reduce the number of spaces in the Parking Areas as
long as the number of spaces remaining is in compliance with all applicable
governmental requirements and does not reduce the number of spaces Tenant may
use below Tenant’s Parking Ratio; (b) to reserve spaces for the exclusive use
of specific tenants, visitors or other parties; and (c) change the Parking
Areas or access thereto, provided that such change does not materially alter
the size or location of the Parking Areas or Tenant’s access thereto, and some
manner of reasonable access to the Parking Areas remains after the change; and
none of the foregoing shall entitle Tenant to any claim against Landlord or to
any abatement of Rent.

12.           Acknowledgement.  Tenant hereby acknowledges that, to Tenant’s
current knowledge (without inquiry) 
Landlord is not in default of its obligations arising pursuant to the
Lease as of the date of this Amendment and that, except as set forth on Exhibit
B attached hereto, Landlord has fully performed any tenant improvement,
buildout or construction allowance obligations set forth in the Lease.  This expansion of the Premises supercedes and
replaces any existing contraction and expansion options, and any rights of
first offer or refusal to expand, contained in the Lease, all of which are
hereby terminated.  Landlord hereby
acknowledges that, to Landlord’s actual knowledge (without inquiry), Tenant is
not in default of its obligations arising pursuant to the Lease as of the date
of this Amendment.

 10
  
 

13.           Brokers.  Tenant warrants and represents to Landlord
that except for Newmark Southern Region, no broker, finder, real estate agent
or other person is entitled to a commission, fee or other compensation in
connection with or as a result of this Amendment or the transactions
contemplated hereby or hereunder.  The
commission of the broker identified above shall be paid by Landlord pursuant to
a separate agreement.  Tenant hereby
indemnifies and holds harmless Landlord from any and all claims, losses, costs
and damages (including reasonable attorneys’ fees) arising in connection with
any claims against Landlord for broker commissions, fees, or other
compensation; the foregoing indemnity shall not include the fees of the
broker(s) identified above.

14.           Authority.  Landlord and Tenant affirm and covenant that
each has the authority to enter into this Amendment, to abide by the terms
hereof, and that the signatories hereto are authorized representatives of their
respective entities empowered by their respective entities to execute this
Amendment.  Upon Landlord’s request,
Tenant shall provide evidence of the foregoing to Landlord.

15.           Miscellaneous.  To the extent the provisions of this
Amendment are inconsistent with the Lease, the terms of this Amendment shall
control.  Except as expressly amended or
modified herein, all other terms, covenants and conditions of the Lease shall
remain in full force and effect and this Amendment shall be binding upon the
parties hereto and their respective successors and assigns.  This Amendment shall be governed by the laws
of the State in which the Building is located. 
Any terms used in this Amendment as defined terms, but which are not
defined herein, shall have the meanings attributed to those terms in the Lease.  The submission of this Amendment to Tenant
for examination or consideration does not constitute an offer to amend the
Lease, and this Amendment shall become effective only upon the execution and
delivery thereof by both Landlord and Tenant. 
The Lease, as amended hereby, contains the entire agreement between the
parties with respect to the space demised by the Lease, as amended, and no
representations, inducements, promises, agreements, oral or otherwise, between
the parties not embodied in the Lease, as amended hereby, shall be of any force
and effect.  Time is of the essence as to
all of the obligations of Tenant under the Lease and this Amendment.  This Amendment has been negotiated “at arm’s
length” by Landlord and Tenant, each having the opportunity to be represented
by legal counsel.  Therefore, this
Amendment shall not be more strictly construed against either party by reason
of the fact that one party may have drafted this Amendment.  This Amendment may be executed by the parties
signing different counterparts of this Amendment, which counterparts together
shall constitute the agreement of the parties.

16.           Notices.  As of the date hereof, Landlord’s notice
addresses is hereby updated to the following: Crocker Realty Trust, L.P., 1301 Avenue of the Americas, New York, NY
10019, with a copy to Parthenon Realty, LLC, 11700 Great Oaks Way, Suite 200,
Alpharetta, GA 30022, with a copy to the building management office at
the Building Project, attention:  On-Site
Property Manager.

17.           Landlord
Default.    If Landlord
fails to observe or perform any term or covenant required to be observed or
performed by it under the Lease which failure materially, adversely affects
Tenant’s use and occupancy of or access to the Premises, and Landlord does not
cure such failure within thirty (30) days (or within a reasonable time
thereafter if necessary under the circumstances so long as Landlord is diligent
in its prosecution of the cure of such failure), or within five (5) days if
such failure on behalf of Landlord creates an emergency situation immediately
threatening persons or property or rendering all, or substantially all of the
Premises untenantable, after receipt of written notice from Tenant specifying
such failure and requesting that it be remedied, then, subject to the
provisions of Section 30 of the Lease, Tenant shall be entitled, at its
election, to exercise concurrently or successively, any one or more of the
rights available in law or equity under the laws of the State of Georgia.  Notwithstanding the foregoing to the
contrary, Tenant shall have no right, and hereby expressly waives any right to,
perform any work on behalf of Landlord or otherwise exercise “self help” and
any right to deduct or withhold any amounts from any rentals due
hereunder.  Tenant acknowledges and
agrees that all of its covenants and obligations contained herein are
independent of Landlord’s covenants and obligations contained herein.  Tenant shall neither be relieved from the
performance of any of its covenants and obligations (including, without
limitation, the obligation to pay Rent) nor entitled to terminate the Lease,
due to a breach or default by Landlord of any of its obligations covenants or
obligations, unless expressly permitted to the contrary by the terms of the
Lease.

18.           Mutual Waiver of
Subrogation. 
Notwithstanding anything to the contrary set forth in the Lease,
Landlord and Tenant do hereby waive any and all claims against one another for
damage to or destruction of real or personal property to the extent such damage
or destruction can be covered by ISO Causes of Loss — Special Form property
insurance.  Each party shall also be
responsible for the payment of any deductible amounts required to be

 11
  
 

paid under the
applicable ISO Causes of Loss — Special Form fire and casualty insurance
carried by the party whose property is damaged. 
These waivers shall apply if the damage would have been covered by a
customary ISO Causes of Loss — Special Form insurance policy, even if the party
fails to obtain such coverage.  The
intent of this provision is that each party shall look solely to its insurance with
respect to property damage or destruction which can be covered by ISO Causes of
Loss — Special Form insurance.  To
further effectuate the provisions of this Section 18, Landlord and Tenant
both agree to provide copies of the Lease, as amended by this Amendment (and in
particular, these waivers) to their respective insurance carriers and to
require such insurance carriers to waive all rights of subrogation against the
other party with respect to property damage covered by the applicable ISO
Causes of Loss — Special Form fire and casualty insurance policy.

19.           Monument Signage.  Subject to compliance with all applicable
laws, ordinances and governmental approvals (the compliance with which,
including the procurement of all necessary permits and licenses, is Tenant’s
responsibility), Tenant shall have the right to install, at Tenant’s sole cost
and expense, a monument sign bearing Tenant’s name (“Tenant’s Monument Signage”)
in accordance with the location(s), size, color, design, material, content,
lighting and other characteristics reasonably approved in advance, in writing
by Landlord.  At Tenant’s sole cost and
expense, Tenant shall maintain Tenant’s Monument Signage in good condition,
subject to Landlord’s reasonable approval as to Tenant’s maintenance plan and
implementation.  Upon either: (i) an
event of default, which has not been cured within the applicable cure period,
if any; (ii) the expiration or earlier termination of the Lease, (iii) the
assignment of the Lease or sublet of the Premises, to any party other than an
Affiliate or (iv) the occurrence of an event which causes the rentable square
feet leased to Tenant to fall below 95,000 rentable square feet, Landlord shall
have the right, but not the obligation, to remove Tenant’s Monument Signage, to
repair all injury or damage resulting from such removal, and Tenant shall
reimburse Landlord for all actual costs incurred in connection with such
removal and repair.  Landlord hereby
approves the design of the initial Tenant’s Monument Signage described on Exhibit
E attached hereto, and Landlord shall not unreasonably withhold its consent
to the proposed size and other characteristics of Tenant’s Monument Signage so
long as such proposed signage is substantially similar to other monuments
located on the Property.

20.           Exterior Façade Signage.   Subject to compliance with all applicable
laws, ordinances and governmental approvals (the compliance with which,
including the procurement of all necessary permits and licenses, is Tenant’s
responsibility), Tenant shall have the right to install, at Tenant’s sole cost
and expense, Tenant’s name on the exterior façade of the  Buildings (“Tenant’s Building Signage”) in
accordance with the location(s), size, color, design, material, content,
lighting and other characteristics to be reasonably approved by Landlord.  At Tenant’s sole cost and expense, Tenant
shall maintain Tenant’s Building Signage in good condition, subject to Landlord’s
reasonable approval as to Tenant’s maintenance plan and implementation.  Upon either: (i) an event of default, which
has not been cured within the applicable cure period, if any, or; (ii) the
expiration or earlier termination of the Lease, Landlord shall have the right,
but not the obligation, to remove Tenant’s Building Signage, to repair all
injury or damage resulting from such removal, and Tenant shall reimburse
Landlord for all actual costs incurred in connection with such removal and
repair.  Landlord hereby approves the
design of the initial Tenant’s Building Signage described on Exhibit F
attached hereto, and Landlord shall not unreasonably withhold its consent to
the proposed size and other characteristics of Tenant’s Building Signage so
long as such proposed signage is substantially similar to Tenant’s existing
signage for the Original Premises.  

21.           Use.        Landlord hereby acknowledges and agrees
that, subject to the terms of the Lease (including, without limitation, the
obligation to comply with all laws and ordinances), Tenant shall be permitted
to occupy and use the Premises for the following uses in addition to those uses
otherwise permitted by the Lease:  light
manufacturing, distribution, and a small animal colony in connection with
Tenant’s research and development laboratory.

22.           Restatement.        This Amendment operates to amend and restate
the Former Fifth Amendment in its entirety; accordingly, this Amendment supersedes
and replaces the Former Fifth Amendment. 
The Former Fifth Amendment is hereafter deemed to be of no further force
and effect.

[SIGNATURES APPEAR
ON NEXT PAGE]

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

	
  

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
  AP-SOUTHEAST REALTY, LP,

  A Delaware limited
  partnership

  
	
   

  	
   

  	
   

  
	
   

  	
  By:   AP-SOUTHEAST GP

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ WILLIAM F. FUSEMAN III

  
	
   

  	
  Print Name:

  	
  William F. Fuseman III 

  
	
   

  	
  Title:

  	
  Senior Vice President

  
				

 

	
  

  	
  TENANT:

  	 

	
   

  	
   

  	
   

  	 

	
   

  	
  IMMUCOR, INC., a Georgia
  corporation

  
	
   

  	
   

  	
   

  	 

	
   

  	
  By:

  	
  /s/ RALPH A. EATZ

  	 

	
   

  	
  Print Name:

  	
  Ralph A. Eatz 

  	 

	
   

  	
  Title:

  	
  Senior Vice President

  	 

					

 

 13
  
 

Exhibit A

[ATTACH FLOOR PLAN FOR EXPANSION SPACE]

 14
  
 

Exhibit
B

TENANT
IMPROVEMENTS

1.             The
following terms shall have the following definitions:  (a) “Plans” shall
mean a permit set (final construction drawings) of plans and specifications for
the improvements to the Premises desired by Tenant and shall include the
following:  fully dimensioned
architectural plan; electric/telephone outlet diagram; reflective ceiling plan
with light switches; mechanical plan; furniture plan; electrical power
circuitry diagram; plumbing plans; all color and finish selections; all special
equipment and fixture specifications; and fire sprinkler design drawings; (b) “Tenant Improvements” shall mean all of the work described in
the Plans and any extra work or changes performed under revisions to the Plans;
and (c) “Work Cost” shall mean the aggregate of
(i) engineering and architectural fees for the Plans and the Tenant
Improvements, plus (ii) filing fees and permit costs incurred for the Tenant
Improvements, plus (iii) all costs of demolition of any existing improvements
in the Premises, plus (iv) the actual cost of all labor and materials furnished
in connection with the Tenant Improvements, including all costs associated with
extra work or change orders, (v) the cost of wiring and cabling for the
Premises, plus (vi) 3% of the tenant improvement allowance, representing
Landlord’s fee for overhead and supervision.

2.             If and for as long as Tenant is not
in default under the Lease beyond any applicable grace period, Tenant shall be entitled
to a fixed price tenant improvement allowance in the amount of $1,448,594.00
(i.e. $12.50 per rentable square foot of the Original Premises and $15.00 per
rentable square foot of the Expansion Space). In the event of such default
under the Lease which is not cured by Tenant within the applicable grace
period, Tenant shall pay to Landlord the Work Cost within five (5) days of
receipt of a notice from Landlord as to the amount.  The tenant improvement allowance shall be
applied to the Work Cost.  Tenant shall
pay the entire amount of the Work Cost which is in excess of the
allowance.  If the entire tenant
improvement allowance is not exhausted to pay the Work Cost (when Landlord
reasonably determines that the entire Work Cost has been fully paid), any
unused portion of the tenant improvement allowance (not to exceed the amount of
$543,185.00, i.e. $5.00 per rentable square foot of the Premises) (the “Allowance
Credit”) may be applied as a credit towards future tenant improvements within
the Premises during the first thirty-six (36) months during the Extended Term,
until exhausted, payable upon the same terms and conditions as the initial
tenant improvement allowance provided herein. 
If the amount of the tenant improvement allowance that is not used for
Work Cost exceeds $543,185.00, Tenant will have no rights whatsoever to such
excess amount.  Other than the Allowance
Credit, The improvement allowance set forth herein shall be available to Tenant
only for application to Work Cost attributable to Tenant Improvements performed
by Tenant pursuant to this Exhibit B on or before the date which is one
hundred eighty (180) days after the Expansion Effective Date.

3.             Tenant shall deliver to Landlord
preliminary space plans, prepared by Gensler, (“Preliminary Plans”) showing the
improvements Tenant desires to construct in the Expansion Space (and, to the
extent applicable, in the Original Premises). 
Landlord will cooperate fully with Tenant and Ginzler and Associates,
Tenant’s architect and the Building engineer to facilitate the preparation of
the Plans, which Tenant will cause it architect and the Building engineer to
prepare and which shall be consistent with the Preliminary Plans.  Landlord will respond promptly to any
requests for information submitted by Tenant and Tenant’s architect and the
Building engineer. Upon request by Tenant, Landlord will meet promptly with
Tenant’s architect and the Building engineer to review and discuss the Plans.
Promptly following the completion of the Plans, Tenant shall cause the Plans to
be delivered to Landlord for Landlord’s written approval.  Landlord’s approval of the Plans shall not be
unreasonably withheld, except for any elements of the Tenant Improvements which
may affect the Building’s structure or systems, in which event Landlord may
withhold its approval in its sole discretion. 
Landlord must notify Tenant of its approval or disapproval of the Plans
within ten (10) days of Tenant’s delivery thereof to Landlord. Landlord’s
failure to respond to the Plans submitted by Tenant for Landlord’s approval
within such ten (10) day period shall be deemed to be Landlord’s approval of
such Plans.  The Plans shall be prepared
by the Tenant’s architect, except for the electrical and mechanical plans,
which shall be prepared by the approved Building licensed professional
engineer, Leapley Construction Group of Atlanta, LLC.  Both the architect and Building engineer will
be employed by Tenant pursuant to written contracts between Tenant and each of
them.  The Plans shall comply with all
applicable laws, ordinances,

 15
  
 

directives, rules,
regulations, and other requirements imposed by any and all governmental
authorities having or asserting jurisdiction over the Premises.

4.             If Landlord validly disapproves any
portion of the Plans, Tenant shall cause the Plans to be revised and
resubmitted to Landlord as soon as possible and Landlord shall have three (3)
business days to review and notify Tenant of Landlord’s approval or disapproval
of the revised Plans, which approval shall not be unreasonably withheld based
on the same standards set forth above. 
Any approval by Landlord of any similar plans and specifications for any
other Alterations or the supervision by Landlord of any work performed on
behalf of Tenant shall not:  (a) imply
Landlord’s approval of the quality of design or fitness of any material or
device used; (b) imply that the Plans are in compliance with any codes or other
requirements of governmental authority; (c) impose any liability on Landlord to
Tenant or any third party; or (d) serve as a waiver or forfeiture of any right
of Landlord.  Landlord hereby approves
those plans prepared by Gensler & Associates dated January 19, 2004 with
respect to 6459 rentable square feet located at 7000 Gateway Drive.  Landlord further agrees not to unreasonably
withhold, condition or delay its approval as to any Plans presented by Tenant
for the Expansion Space which provide for the installation of substantially
similar improvements as were installed by Tenant and approved by Landlord for
the Original Premises.

5.             Tenant shall select a general
contractor to perform the Tenant Improvements and shall enter into a contract
with such general contractor, subject to Landlord’s prior written approval of
such Contractor, which approval shall not be unreasonably withheld or delayed,
for the construction of the Tenant Improvements.

6.             Tenant shall perform the Tenant
Improvements in a good and workmanlike manner, using Building Standard
materials.  Other than as set forth in
this Work Letter or in the Amendment to which this Work Letter is attached, (a)
Landlord has made no representation or promise as to the condition of the
Premises, (b) Tenant has inspected the Premises and is fully familiar with the
physical condition of the Premises, and shall accept the Premises in its then
existing “as is,” “where is” condition, (c) 
Landlord shall not perform any work and shall not perform any work as to
any portions of the Premises, (d) Landlord has made no warranty, express or
implied, or representation as to fitness or suitability, and (e) Landlord will
not be liable for any latent or patent defect in the Premises.

7.             Tenant shall have the right to
request changes from time to time in the Plans if approved by Landlord, which
approval shall not be unreasonably withheld so long as Tenant pay all increases
in the Work Cost (subject to Landlord providing the tenant improvement
allowance)

8.             Tenant shall perform all work not
shown on the Plans.

9.             The tenant improvement allowance
shall be paid within twenty-one days after all of the following events have
occurred:  (a) the Tenant Improvements
have been Substantially Completed; (b) Tenant has delivered to Landlord final
releases of lien from Tenant’s general contractor and all subcontractors and
material suppliers and a final contractor’s affidavit from the general
contractor in accordance with the laws of the State where the Premises are
located, and in a form and substance reasonably acceptable to Landlord; (c)
Tenant has moved into the Expansion Space and opened for business in the
Expansion Space; and (d) Tenant has paid the Rent due for the first month of
the demised term with respect to the Expansion Space.  Tenant shall provide Landlord with true
copies of bills paid by Tenant for the Tenant Improvements, and Landlord shall
reimburse Tenant for the amount set forth in the bills up to the amount of the
tenant improvement allowance.  At
Landlord’s option, the tenant improvement allowance or any portion of it may be
paid by Landlord directly to the general contractor, subcontractor or material
supplier performing the Tenant Improvements who notifies Landlord that it has
not been paid.  If Tenant is in default
under this Lease beyond any applicable notice and cure period, Landlord may, in
addition to all its other available rights and remedies, withhold payment of
any unpaid portion of the tenant improvement allowance.  If Tenant makes an appropriate request, prior
to the expiration of such one hundred eighty (180) day period as provided in
Section 2 above, for disbursement of the tenant improvement allowance and has
satisfied the requirements of items (a) — (d) above, Landlord will be obligated
to make the disbursement of the requested portion of the tenant improvement
allowance even though Landlord’s twenty-one (21) day period to make the
disbursement occurs more than one hundred eighty days after the Expansion
Effective Date.

This exhibit shall
only apply to the Expansion Space and the Original Premises and shall not apply
to any additional space added to the Original Premises or Expansion Space at
any time after the date of this Amendment, whether

 16
  
 

under any options
under the Lease or otherwise, or to any portion of the Premises or any
additions to the Premises in the event of a renewal or extension of the
Extended Term, whether under any options under the Lease or otherwise, unless
expressly so provided in the Lease or an amendment to the Lease.

 17
  
 

Exhibit C

[attach list of
superior rights to Offer Space]

none

 18
  
 

Exhibit D

[attach
description of Parking Areas]

 

 19Exhibit 10.1.8

SIXTH
AMENDMENT TO OFFICE LEASE AGREEMENT

THIS SIXTH AMENDMENT TO OFFICE LEASE AGREEMENT (“Amendment”)
is made and entered into as of the 31 day of March, 2006 (the “Effective
Date”), by and between AP-SOUTHEAST REALTY LP,
a Delaware limited partnership, successor by name change to Crocker Realty
Trust, L.P., which, in turn, is successor-in-interest to Connecticut General
Life Insurance Company, (“Landlord”), and IMMUCOR,
INC., a Georgia corporation (“Tenant”).

W I T N E
S S E T H:

WHEREAS, Tenant and Landlord
entered into that certain Office Lease Agreement, dated as of February 2, 1996,
as amended by that certain First Amendment to Lease Agreement dated as of March
8, 1998, as amended by that certain Second Amendment to Lease Agreement dated
as of August 18, 1998, as amended by that certain Third Amendment to Lease
Agreement dated as of August 19, 1999, as amended by that certain Fourth
Amendment to Lease Agreement dated as of August 8, 2002, and as further amended
by that certain Amended and Restated Fifth Amendment to Lease Agreement dated
as of January 18, 2005 (the “Fifth Amendment”) (as so amended, the “Lease”),
with respect to therein described space (the “Original Premises”) located as
more particularly described in the Lease in the buildings known as 2975 Gateway
Drive, Norcross, Georgia, 3130 Gateway Drive, Norcross, Georgia, 3150 Gateway
Drive, Norcross, Georgia, and 7000 Peachtree Industrial Boulevard, Norcross,
Georgia (each individually and/or collectively, the “Building”) located in that
certain office park known as Colony Center Business Park (the “Building Project”);
and

WHEREAS, Landlord and Tenant
desire to amend the Lease pursuant to the terms and conditions hereinafter set
forth in this Amendment.

NOW, THEREFORE, in consideration
of the foregoing and the mutual premises and covenants contained herein and in
the Lease, and for other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, Landlord and Tenant hereby agree
as follows:

1.             Expansion.

As of the
Effective Date, the Original Premises consist of 108,637 rentable square feet. 
Effective on April 1, 2006
(the “Expansion Effective Date”), the Original Premises shall be increased for
all purposes under the Lease (other than the construction, work letter and
improvement allowance provisions thereof) by an agreed 2,606 rentable square feet known as Suite
100 of the Building known as 7000 Peachtree Industrial as more particularly
shown cross-hatched on Exhibit A attached hereto and made a part hereof
(the “Expansion Space”).  Following the
addition of the Expansion Space and thereafter during the Expansion Term (as
hereinafter defined), the total space leased from Landlord to Tenant, and by
Tenant from Landlord, pursuant to the terms of the Lease as amended hereby (and
therefore, the “Premises” under the Lease) shall equal an agreed 111,243 rentable square feet.  The number of rentable square feet in the
Expansion Space includes an add-on factor for common areas in the Building and
has been agreed upon by the parties as final and correct and not subject to
challenge or dispute by either party.

2.             Expansion Term.  The
demised term with respect to the Expansion Space (“Expansion Term”) shall
commence on the Expansion Effective Date and shall continue through June 30,
2016, coterminous with the expiration of the demised term for the Original
Premises.

3.             Base Rent.

a.             Except as set forth herein,
commencing on the Expansion Effective Date, all obligations for Common Area
Costs, Real Estate Taxes, Landlord’s Insurance Costs and all other charges
applicable to the Original Premises during the Lease Term shall be applicable
to the Expansion Space during the Expansion Term calculated at the same rates,
amounts and timing of increases.

b.             Notwithstanding the foregoing to
the contrary, Base Rent for the Expansion Space shall be calculated in
accordance with the following:

	
  Time Period

  	
   

  	
  Base Rent PSF per Annum

  	
   

  	
  Monthly Base Rent

  
	
  4/1/06-11/30/06

  	
   

  	
  $7.73

  	
   

  	
  $1,678.70

  
	
  12/1/06-11/30/07

  	
   

  	
  $6.28

  	
   

  	
  $1,363.81

  
	
  12/1/07-11/30/08

  	
   

  	
  $6.52

  	
   

  	
  $1,415.93

  
	
  12/1/08-11/30/09

  	
   

  	
  $6.76

  	
   

  	
  $1,468.05

  
	
  12/1/09-11/30/10

  	
   

  	
  $7.01

  	
   

  	
  $1,522.34

  
	
  12/1/10-11/30/11

  	
   

  	
  $7.28

  	
   

  	
  $1,580.97

  
	
  12/1/11-11/30/12

  	
   

  	
  $9.22

  	
   

  	
  $2,002.28

  
	
  12/1/12-11/30/13

  	
   

  	
  $9.50

  	
   

  	
  $2,063.08

  
	
  12/1/13-11/30/14

  	
   

  	
  $9.79

  	
   

  	
  $2,126.06

  
	
  12/1/14-11/30/15

  	
   

  	
  $10.08

  	
   

  	
  $2,189.04

  
	
  12/1/15-6/30/16

  	
   

  	
  $10.38

  	
   

  	
  $2,254.19

  

 

Notwithstanding
the foregoing to the contrary, Base Rent for the Expansion Space only shall be
conditionally abated from April 1, 2006 until August 31, 2006.  Commencing upon September 1, 2006, Tenant
shall make Base Rent payments for the Expansion Space as otherwise provided
above.  Notwithstanding such abatement of
Base Rent (a) all other sums due under the Lease, including Base Rent for
the Original Premises and Additional Rent and Operating Costs for the entire
Premises shall be payable as provided in the Lease, and (b) any increases in
Base Rent set forth in the Lease shall occur on the dates scheduled therefore.  The abatement of Base Rent provided for in
this provision is conditioned upon Tenant’s full and timely performance of all
of its obligations under the Lease.  If
at any time during the Expansion Term an Event of Default by Tenant occurs,
then the abatement of Base Rent provided for in this provision shall immediately
become void, and Tenant shall promptly pay to Landlord, in addition to all
other amounts due to Landlord under the Lease, the full amount of all Base Rent
herein abated.

c.             The Base Year with respect to the
Expansion Space only shall be deemed to be calendar year 2006.

d.             Tenant’s Share with respect to the
Expansion Space shall be 1.19%.

4.             Condition of Expansion Space.  Except as set expressly set forth in the Work
Letter attached hereto as Exhibit B and by this reference made a part hereof,
(a) the Expansion Space shall be delivered to Tenant by Landlord “AS IS, WHERE
IS AND WITH ALL FAULTS” and (b) Landlord is not obligated to perform any tenant
improvements therein or to provide any tenant improvement allowances with
respect thereto.

5.             Right of Offer.  The Right of Offer set forth in the Fifth
Amendment is hereby revised so that the Offer Space shall be defined as “any
space within the buildings located at 2975 Gateway Drive, Norcross, Georgia,
2990 Gateway Drive, and 7000 Peachtree Industrial Boulevard, Norcross, Georgia”
only.  

6.             Acknowledgement. 
Tenant hereby acknowledges that, to Tenant’s current knowledge (without
inquiry)  Landlord is not in default of
its obligations arising pursuant to the Lease as of the date of this Amendment
and that, except as set forth on Exhibit B attached hereto, Landlord has fully
performed any tenant improvement, buildout or construction allowance
obligations set forth in the Lease.

7.             Brokers.  Tenant
warrants and represents to Landlord that except for Newmark Southern Region, no
broker, finder, real estate agent or other person is entitled to a commission,
fee or other compensation in connection with or as a result of this Amendment
or the transactions contemplated hereby or hereunder.  The commission of the broker identified above
shall be paid by Landlord pursuant to a separate agreement.  Tenant hereby indemnifies and holds harmless
Landlord from any and all claims, losses, costs and damages (including
reasonable attorneys’ fees) arising in connection with any claims against
Landlord for broker commissions, fees, or other compensation; the foregoing
indemnity shall not include the fees of the broker(s) identified above.

 2
 

8.             Authority.  Landlord
and Tenant affirm and covenant that each has the authority to enter into this
Amendment, to abide by the terms hereof, and that the signatories hereto are
authorized representatives of their respective entities empowered by their
respective entities to execute this Amendment. 
Upon Landlord’s request, Tenant shall provide evidence of the foregoing
to Landlord.

9.             Miscellaneous.  To
the extent the provisions of this Amendment are inconsistent with the Lease,
the terms of this Amendment shall control. 
Except as expressly amended or modified herein, all other terms, covenants
and conditions of the Lease shall remain in full force and effect and this
Amendment shall be binding upon the parties hereto and their respective
successors and assigns.  This Amendment
shall be governed by the laws of the State in which the Building is
located.  Any terms used in this
Amendment as defined terms, but which are not defined herein, shall have the
meanings attributed to those terms in the Lease.  The submission of this Amendment to Tenant
for examination or consideration does not constitute an offer to amend the
Lease, and this Amendment shall become effective only upon the execution and
delivery thereof by both Landlord and Tenant. 
The Lease, as amended hereby, contains the entire agreement between the
parties with respect to the space demised by the Lease, as amended, and no
representations, inducements, promises, agreements, oral or otherwise, between
the parties not embodied in the Lease, as amended hereby, shall be of any force
and effect.  Time is of the essence as to
all of the obligations of Tenant under the Lease and this Amendment.  This Amendment has been negotiated “at arm’s
length” by Landlord and Tenant, each having the opportunity to be represented
by legal counsel.  Therefore, this
Amendment shall not be more strictly construed against either party by reason
of the fact that one party may have drafted this Amendment.  This Amendment may be executed by the parties
signing different counterparts of this Amendment, which counterparts together
shall constitute the agreement of the parties.

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

	
  

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
  AP-SOUTHEAST REALTY, LP,

  A Delaware limited
  partnership

  
	
   

  	
   

  	
   

  
	
   

  	
  By:   AP-SOUTHEAST GP

  

 

	
  

  	
  By:

  	
  /s/ WILLIAM F. FUSEMAN III

  	 

	
   

  	
  Print Name:

  	
  William F. Fuseman III 

  	 

	
   

  	
  Title:

  	
  Senior Vice President

  	 

	
   

  	
   

  	
   

  	 

	
   

  	
  TENANT:

  	 

	
   

  	
   

  	
   

  	 

	
   

  	
  IMMUCOR, INC., a Georgia
  corporation

  	 

	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ RALPH A. EATZ

  
	
   

  	
  Print Name:

  	
  Ralph A. Eatz 

  
	
   

  	
  Title:

  	
  Senior Vice President

  
						

 

 3
 

Exhibit A

[ATTACH FLOOR PLAN FOR EXPANSION SPACE]

 4
 

Exhibit
B

TENANT
IMPROVEMENTS

[Tenant
Builds]

Landlord
has made no representation or promise as to the condition of the Expansion
Space.  Landlord shall not perform any
alterations, additions, or improvements in order to make the Expansion Space
suitable and ready for occupancy and use by Tenant.  Tenant has inspected the Expansion Space, is
fully familiar with the physical condition of the Expansion Space, and shall
accept the Expansion Space “as is,” “where is,” without any warranty, express
or implied, or representation as to fitness or suitability.

Tenant
shall perform all work necessary or desirable for Tenant’s occupancy of the
Expansion Space (the “Tenant Improvements”).  Tenant shall furnish to Landlord, for
Landlord’s written approval, a permit set (final construction drawings) of
plans and specifications for the Tenant Improvements (the “Plans”).  The Plans shall include the following:  fully dimensioned architectural plan; electric/telephone
outlet diagram; reflective ceiling plan with light switches; mechanical plan;
furniture plan; electric power circuitry diagram; plumbing plans; all color and
finish selections; all special equipment and fixture specifications; and fire
sprinkler design drawings.

1.             The Plans will be prepared by the
approved Building architect, except for and the electrical and mechanical
plans, which shall be prepared by the approved Building professional
engineer,.  Both the architect and the engineer
will be employed by Tenant pursuant to written contracts between Tenant and
each of them.  The Plans shall be
produced on CAD.  Tenant shall be
obligated to cause the Plans to comply with all applicable laws, ordinances,
directives, rules, regulations, and other requirements imposed by any and all
governmental authorities having or asserting jurisdiction over the Expansion
Space.  Landlord shall review the Plans
and either approve or disapprove them within a reasonable period of time.  Landlord further agrees not to unreasonably withhold,
condition or delay its approval as to any Plans presented by Tenant for the
Expansion Space which provide for the installation of substantially similar
improvements as were installed by Tenant and approved by Landlord for the Original
Premises. Should Landlord disapprove them, Tenant shall make any necessary
modifications and resubmit the Plans to Landlord for approval or disapproval
following receipt of Landlord’s disapproval of them.  The approval by Landlord of the Plans and any
approval by Landlord of any similar plans and specifications for any other
Alterations or the supervision by Landlord of any work performed on behalf of
Tenant shall not:  (a) imply Landlord’s
approval of the quality of design or fitness of any material or device used;
(b) imply that the Plans; are in compliance with any codes or other
requirements of governmental authority; (c) impose any liability on Landlord to
Tenant or any third party; or (d) serve as a waiver or forfeiture of any right
of Landlord.  The Tenant Improvements
shall be constructed by a general contractor selected and paid by Tenant and
approved by Landlord.  A copy of the
contractor’s license(s) to do business in the jurisdiction(s) in which the
Expansion Space are located, the fully executed contract between Tenant and the
general contractor, the general contractor’s work schedule, and all building or
other governmental permits required for the Tenant Improvements shall be
delivered to Landlord before commencement of the Tenant Improvements.  Tenant shall cooperate as reasonably
necessary so that its general contractor will cause the Tenant Improvements to
be completed promptly and with due diligence. 
The Tenant Improvements shall be performed in accordance with the Plans
and shall be done in a good and workmanlike manner using new materials.  All work shall be done in compliance with all
other applicable provisions of this Lease and with all applicable laws,
ordinances, directives, rules, regulations, and other requirements of any governmental
authorities having or asserting jurisdiction over the Expansion Space.  Before the commencement of any work by
Tenant, Tenant shall furnish to Landlord certificates evidencing the existence
of builder’s risk, commercial general liability, and workers’ compensation
insurance complying with the requirements of this Lease.  Any damage to any part of the Building
Project that occurs as a result of the Tenant Improvements shall be promptly
repaired by Tenant.  Tenant shall pay to
Landlord 3% of the total actual costs of the Tenant Improvements, including
extra work or change orders, representing Landlord’s fee for overhead and
supervision.

Tenant
shall also ensure compliance with the following requirements concerning
construction:

1.             Tenant and all construction
personnel shall abide by Landlord’s job site rules and regulations and fully
cooperate with Landlord’s construction representatives in coordinating all
construction activities in the Building Project, including rules and
regulations concerning working hours, parking, use of the construction elevator
and restrictions on the hours during which noisy or disruptive work may be
performed.

 5
 

2.             Tenant shall be obligated to obtain and deliver to
Landlord all forms of approval provided by the appropriate local governmental
authorities to certify that the Tenant Improvements have been completed and the
Expansion Space are ready for occupancy, including a final, unconditional
certificate of occupancy.  Tenant shall
also be obligated to obtain and deliver to Landlord a certificate of
substantial completion executed by the architect who prepared the Plans.

3.             At all times during construction, Tenant shall allow
Landlord access to the Expansion Space for inspection purposes.  On completion of the Tenant Improvements,
Tenant’s general contractor shall review the Expansion Space with Landlord and
Tenant and secure Landlord’s and Tenant’s acceptance of the Tenant
Improvements.

If,
but only as long as Tenant is not in default under this Lease beyond any
applicable grace period, Tenant shall be entitled to a fixed price tenant
improvement allowance in the amount of $34,581.62.  The tenant improvement allowance shall be
paid to Tenant in reimbursement for the total out of pocket costs paid by
Tenant for the design professional fees and the “hard costs” of construction of
the Tenant Improvements.  The allowance
may not be applied to any other costs such as, but not limited to, the costs of
Tenant’s furniture, trade fixtures, and equipment, cabling and wiring costs,
and moving expenses.  If the total amount
paid by Tenant for the Tenant Improvements is less than the tenant improvement
allowance, Tenant shall not receive cash or any credit against Rent for the
unused portion of the allowance.  The
tenant improvement allowance shall be paid within twenty-one days after all of
the following events have occurred:  (a)
the Tenant Improvements have been Substantially Completed; (b) Tenant has
delivered to Landlord final releases of lien from Tenant’s general contractor
and all subcontractors and material suppliers and a final contractor’s
affidavit from the general contractor in accordance with the laws of the State
where the Expansion Space are located, and in a form and substance reasonably
acceptable to Landlord; (c) Tenant has moved into the Expansion Space and
opened for business in the Expansion Space; and (d) Tenant has paid the Rent
due for the first month of the Expansion Term. 
Tenant shall provide Landlord with true copies of bills paid by Tenant
for the Tenant Improvements, and Landlord shall reimburse Tenant for the amount
set forth in the bills up to the amount of the allowance.  At Landlord’s option, the tenant improvement
allowance or any portion of it may be paid by Landlord directly to the general
contractor, subcontractor or material supplier performing the Tenant
Improvements who notifies Landlord that it has not been paid.  If Tenant is in default under this Lease
beyond any applicable grace period, Landlord may, in addition to all its other
available rights and remedies, withhold payment of any unpaid portion of the
tenant improvement allowance.  The tenant
improvement allowance shall be available to Tenant only for Tenant Improvements
performed by or on behalf of Tenant and completed on or before the date which
is one hundred eighty (180) days after the date of this Lease.  If Tenant has not requested payment of all of
the tenant improvement allowance on or before that date, Tenant shall have no
further rights whatsoever to use any portion of the undisbursed tenant improvement
allowance.  If Tenant makes an
appropriate request, prior to the expiration of such one hundred eighty (180)
day period, for disbursement of the tenant improvement allowance and has
satisfied the requirements of items (a) — (d) above, Landlord will be obligated
to make the disbursement of the requested portion of the tenant improvement
allowance even though Landlord’s twenty-one (21) day period to make the
disbursement occurs more than one hundred eighty days after the date of this
Lease.

The
tenant improvement allowance provisions of this exhibit shall not apply to any
additional space added to the Premises at any time after the Date of this
Amendment, whether by any options under the Lease or otherwise, or to any
portion of the Premises or any additions to the Premises in the event of a
renewal or extension of the Expansion Term, whether under any options under the
Lease or otherwise, unless expressly so provided in the Lease or an amendment
to this Lease.

The “Expansion Effective Date” shall mean April
1, 2006.

 6

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